952 24 26018 https://digitalcollections.library.gvsu.edu/files/original/7fae899f4a200bc04a498de0bb9a3edb.jpg 6aec213143688f8e348c52b012f4031a Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS3512 .C65 1904 c.2 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0269 Title A name given to the resource The Common Lot Creator An entity primarily responsible for making the resource Brennan, Alfred (Designer) Description An account of the resource Binding of The Common Lot, by Robert Herrick. published by the Macmillan Company, 1904. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1904 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/5e9330ecb66ca3ec62410e549de1110d.jpg 02cb0dabc91563acaa5cca14a93d1cfe Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection The Commons 1990s Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Date A point or period of time associated with an event in the lifecycle of the resource circa 1990s Title A name given to the resource The Commons. A student and professor sitting outside Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_001668 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Description An account of the resource A student and professor sitting at a picnic table outside The Commons on campus. Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Faculty Students Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In copyright - Non-commercial use permitted.</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives black and white photo https://digitalcollections.library.gvsu.edu/files/original/268353a4ffefe46aa0350d5e18208354.jpg b696402f836cd0b765af64fbd5196be3 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Grand Valley State University Photographs Subject The topic of the resource Aerial photographs Universities and colleges Michigan Grand Rapids (Mich.) Allendale (Mich.) Building Facilities Dormitories Students Events 1960s 1970s 1980s 1990s 2000s Description An account of the resource People, places, and events of Grand Valley State University from its founding in 1960 as a 4-year college in western Michigan. Creator An entity primarily responsible for making the resource News & Information Services. University Communications Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Date A point or period of time associated with an event in the lifecycle of the resource 2017-03-03 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In Copyright - Non-Commercial Use Permitted</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource image Identifier An unambiguous reference to the resource within a given context GV012-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s-2000s Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Local Subject Subject headings specific to a particular image collection The Commons 1980s Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Date A point or period of time associated with an event in the lifecycle of the resource circa 1980s Title A name given to the resource The Commons. Daniel Kovats directing outside The Commons Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context GV012-01_UAPhotos_001703 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/41">News &amp; Information Services. University Photographs. (GV012-01)</a> Description An account of the resource Daniel Kovats directing the GVSC Concert Band outside The Commons building. Format The file format, physical medium, or dimensions of the resource image/jpeg Language A language of the resource eng Subject The topic of the resource Grand Valley State University Michigan Allendale (Mich.) Universities and colleges Facilities Students Music ensembles Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC-NC/1.0/?language=en">In copyright - Non-commercial use permitted.</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives 1980s black and white photo https://digitalcollections.library.gvsu.edu/files/original/e9b97e19fc44d03e2be56e33b287ed2f.pdf 8cb6e629a9ed43783b3493f31c7019da PDF Text Text Communion of Saints–Love, Forgiveness, and Freedom From the Eastertide series on the Apostles’ Creed: Credo Text: Genesis 21:9; I John 4:12, 18; Matthew 20:25-26 Richard A. Rhem Christ Community Church Spring Lake, Michigan Mother’s Day, May 8, 1994 Transcription of the spoken sermon "... Sara saw the son of Hagar the Egyptian playing with her son Isaac..." Genesis 21:9 ".. .if we love one another, God lives in us, and his love is perfected in us." I John 4:12 "There is no fear in love, but perfect love casts out fear..." I John 4:18 "You know that the rulers of the Gentiles lord it over them... It will not be so among you; but whoever wishes to be great among you must be your servant." Matthew 20:25-26 As someone has said, the art of life is to cooperate with the inevitable ... and so let us talk about mothers. Mother's Day is not a holy feast day in the calendar of the Christian church, but it has become rock solid in the culture of our society. And as a matter of fact, it gives us a good occasion to honor our mothers, something that we have all had, and if we have had it well, then there's no praise too high. Mother's Day at Christ Community gives us an occasion to focus a bit more broadly, and to think about the family, and to recognize the critical importance of the family not only for the nurture of individuals but for the wellbeing of society itself. And so on this beautiful Lord's day in Eastertide our focus is on the family, and to offer "Oh, Hail" to our mothers. It is right and proper so to do. There are a couple of qualifications I think that are always important to make on a day like this. For though Mother's Day can be a beautiful day with much to commend it, it is not an unmixed blessing. While it is a beautiful experience for so many, it is also an occasion for some sadness and pain for others, those who perhaps longed to find fulfillment in that role but were denied it, or those who feel that it was not fulfilled with all of its potential. There can be so much hurt and pain in human relationships. And so a day like this is a day to honor, to give thanks, to recognize, but also a day in which we are sensitive to the fact that within the human community there is also brokenness and pain. A second qualification is this: As we celebrate it here at Christ Community we talk about the festival of the Christian home. And that's right and proper too, for we © Grand Valley State University   �The Communion of Saints–Love, Forgiveness, Freedom Richard A. Rhem Page 2   are Christians and therefore we think of the home and the family in the context of our Christian tradition. But we ought not think of it as though all of the wonderful potential about the family is uniquely Christian. There are other cultures, and other societies, and other religious faiths that also have wonderful values of family. And so when I speak of the Christian family or the Christian home I want to acknowledge that what we're talking about is something that is a broader human phenomenon. The best context perhaps then in which to talk about interpersonal relationships, community, family, human bonding, human ties is maybe to borrow an article of faith from the Apostle's Creed, which we have been considering in the season of Eastertide. "I believe in the communion of saints," states the Creed. The "communion of saints." That's another designation for the church, and it's really perhaps the best and the broadest understanding of what we really want to talk about when we talk about family, to talk about the relationships that bind us together in communion, in community, the community of the saints, for a really Christian community is a community that is far more complex than simply the nuclear family. There is a lot in the press of the religious right that talks about family values and about the disintegration of the family. And certainly the family is a concern to us all. But we ought not to make an idol of the nuclear family consisting of father, mother, and child. Scott Peck, the psychologist writer, says certainly no one would argue that the finest situation in which to nurture a child is with a father, and a mother, and a stable home setting, and yet that is not the only setting in which there can be genuine family. So I suppose that we could say to Dan Quayle yes, you certainly have a point, but Murphy Brown has a point too. (In a presidential campaign, Dan Quayle, incumbent Vice-President, derided the television character, Murphy Brown, for choosing single parenthood.) I think it's important for us in the Christian community to affirm the family and marriage, and affirm that context for the nurture of children, but to avoid any self-righteousness or any arrogance, and to recognize that by the grace of God, human community is possible in a variety of forms, and that the grace of God and the love of God are operative in a diversity of circumstances. So if we talk about the communion of the saints we can be inclusive of the broader context. We think about those interpersonal relationships that bond us together with another and with a community, a bonding that transcends biology and bloodlines, though we value those and give God thanks for those. The communion of the saints is a creation of the Holy Spirit. Talk of "the communion of the saints" comes in the third section of the Apostles’ Creed. And the third section of the creed begins: I believe in the Holy Spirit. Human community is not a human possibility. Human community is a miracle. Human community is a gift. Human community is a gift of the grace of God effected by © Grand Valley State University �The Communion of Saints–Love, Forgiveness, Freedom Richard A. Rhem Page 3   the Spirit of God. Human community is a living together in love, and love is of God. I love the first letter of John I in the fourth chapter. For there so simply and so clearly it is stated that God is love. And further, that we love because God first loved us, and that when we love one another we experience the love of God. The love of God is not some abstract idea, nor is the love of God some mystical, emotional, spiritual, out-of-the-body experience. The love of God is as radically concrete as our love for another human being. That is really quite an amazing claim. I think, in the church, I can still hear being preached the sermons of all of my childhood, and my youth, and probably much of my own early ministry where we talked about the love of God as something that was given to us and that was obligatory on our part to give back to God. Those sermons stressed (still stress) something that was a purely vertical kind of thing, an individual kind of experience. But for the life of me, the older I grow, the more I experience, the more I fail to know how to love God, in this way. I'm really helped when I read this passage from John where he says, don't go looking for it. Love your brother or your sister. Love that significant other in your life and in that human relationship where love abounds, there God dwells. The one who abides in love, abides in God, and God abides in that one so that human community is not a human possibility. It is the creation of the spirit of God who ushers us into the love of God to be experienced as we love one another. There is a statement in this context where John says, If God so loved us ..." Now how would you finish that sentence, if God so loved us ... ? Well, again I'm thinking in terms of all of my Christian nurture and training and early experience, I would finish that sentence this way: If God so loved us, then we ought also to love God, right? No, not according to John. If God loved us then we ought also to love one another. That vertical love becomes experienced and expressed in our horizontal human relationships. So the communion of the Holy Spirit in the Apostle's Creed follows the article "I believe in the Holy Spirit." For human community is not a human possibility. It's a miracle. It's a gift. It's a grace. It's grounded in God who is love. I don't need to go searching for the experience of God. It is as close to me as you are. In the concreteness of human loving relationships is the possibility of experiencing the reality of the presence of God in our lives. The love of God is not other than our love one for another. You read through that fourth chapter in John I, once again. Human love, divine love, God's love for us, our love for God, our love for one another, they are all intertwined. John's very blunt. He doesn't pull any punches. He says, "You tell me, you love God and hate your brother or sister?" Then he says a hard word. He says, "You're a liar." Because, says John, it's simply not possible to be in love with © Grand Valley State University �The Communion of Saints–Love, Forgiveness, Freedom Richard A. Rhem Page 4   God and to be out of love with our brothers and sisters. And he is not speaking of simply biological brothers and sisters. I called my dear aunt, whom I call every Saturday night, and I wished her a happy Mother's Day. She is eighty-two, never been married, no children, yet she is the matriarchal center of our Rhem clan. She is the warm heart and center. She is the pulse beat. She cared for her parents into their old age until she buried them. She continued to care for two sisters who were invalids until she buried them. And she came night after night, weekend after weekend, to my parents to nurture them until she buried, we buried my mother. And then she moved in and took care of my father until we buried him. She has nieces and nephews, grandnieces and grandnephews, grand-grand nieces and nephews, and we all know there is no more giving, loving, caring, nurturing, family-centered, family-rooted, person than Aunt Florence who has never married. Last night, we had a nice chat about that. She said, "Dick, I've not missed anything." I said, "Of course, you haven't because you've given everything." Salomee was a Jewish mother. Out of the Jewish community come wonderful stories about Jewish mothers. Like" How many children does it take to change a light bulb for a Jewish mother?" None. Because she just says, "It's O.K. I'll just sit here in the dark." But Salomee, the mother of the disciples James and John, had ambitions for them. She knew there were twelve disciples, but she thought positions one and two were not too much for her sons. After all, weren't they cousins of Jesus? Wasn't there a little special break here or a privilege? Couldn't she cut to the front of the line? " Oh, Lord when you come into your kingdom may my boys be number one and number two?" she asks. Jesus said, 'That's not mine to give." James and John, or Salomee, wherever the blame might lie, were wrongly ambitious. What she asked for angered the other disciples. The other ten would just as soon have been one or two as well, and so they were really only angry because James and John had an ambassador to make their appeal. The resentment and the anger and the tension within that disciple band is evidence of what happens when human community is not grounded in humility and service. And look at the story of Abraham and Sarah and Hagar. This is the first family of faith, isn't it? Did not God start out with the whole human race and for eleven chapters of Genesis saw the continual failure to live up to the calling, so in the eleventh of Genesis, God says, "I will start over. There will be a resurrection, new life. We'll start with barrenness of Sarah's womb and start something new. We'll start with one family in order, eventually, to reach all families of the earth." Remember the story? Abraham and Sarah go out. “And I'll make your family as many as the stars of the heavens and the sands of the sea.” But Abraham and Sarah were growing older and becoming less confident of the promise of God. And so Sarah, thinking to take things in her own hands, said, "Here take Hagar, © Grand Valley State University �The Communion of Saints–Love, Forgiveness, Freedom Richard A. Rhem Page 5   my slave girl from Egypt and begin the new line with a child from her womb." Which Abraham did. And Hagar conceived. And, now you have a situation so characteristic of the human situation. Hagar, full of Abraham's child, looks at Sarah with contempt. But can't you understand? The slave girl had the chance to look down her nose, just a little bit, at Sarah the barren one. And Sarah, of course, responding in kind, treated Hagar harshly. Hagar flees out into the wilderness. She is ready to die when the angel of the Lord says, "Hagar, rise up. Go back. Submit. I will make of the child you are carrying a great nation." Hagar goes back. She has the child. Abraham says to the Lord, "How about Ishmael. Will Ishmael do?" God says, "No, it's going to be from the seed of you and Sarah." And so eventually, doddering old fool that he was, at a hundred, Sarah at ninety, to them is born Isaac, a name that means laughter. What a joke. Then one day, little Isaac and Ishmael are playing in the back yard. Sarah suddenly thinks, " Ishmael just might cut in on my Isaac's promised blessing." No way. She demands that Abraham send Hagar and Ishmael away. Abraham is distressed because he loves Ishmael as he loves Isaac. Do you feel the threat that Sarah felt? Do you sense perhaps that she was retaliating now for the contempt for which Hagar had held earlier? Do you see how fraught and fragile we are, how human relationships so easily sour, how hate creeps in and brokenness becomes the order of the day? In deep distress Abraham sends Hagar and Ishmael away into the wilderness which, to do so, meant to send them both to their death. But again there is the intervention of the Lord. Hagar has set the child a bit away from her, so as not to watch the child die of thirst and starvation. An angel of the Lord hears the cry of the child and says to Hagar, "Rise up. Hold the child in your arms." Hagar opens the eyes she has closed to shut out the horror of what is happening. She sees a well! And the promise of before is reiterated to her: This child shall become a great nation. (Which, by the way, is the Arabic Nation, it is believed.) What human drama! Aren't we fragile with all of our insecurities, our jealousies, our proud ambitions, our wounded egos, the anger, and the resentment, and the hostilities? Friends, we're talking about the first family of faith! Is it any wonder that the covenant into which God entered with this family and through this family, all of us, is called a covenant of grace? Is there any hope, apart from grace? Is there any community possible apart from miracle? Not with the likes of Salomee, James and John. Not with the likes of Abraham and Sarah. Not with the likes of you and me. I couldn't help but think about it when one of Isaac's children went in with a machine gun and massacred Ishmael's children. Jews and Christians claimed Abraham through Isaac, but the Muslim world claims Abraham through Ishmael. © Grand Valley State University �The Communion of Saints–Love, Forgiveness, Freedom Richard A. Rhem Page 6   I thought to myself, well, what might have happened if, in the first family of faith somehow or other, there could have been more love and forgiveness. What if Sarah could have forgiven Hagar, understanding that within Sarah too were the same kinds of feelings and emotions that caused Hagar to break community? And what if Hagar could have forgiven Sarah and understood her sense of threat and her insecurity? And what if there could have been reconciliation in the first family of faith maybe, what, thirty-five hundred years ago, thirty-five, thirty-seven hundred years ago? We're talking about the dynamics, the brokenness within the family millennia ago that still manifests itself in the horror of the Hebron massacre, when Isaac's child shoots Ishmael's children, and Ishmael's children retaliate by blowing up cars with bombs in the midst of Isaac's children. For some decades our world was poised on the brink of disaster through great ideological confrontation between east and west, and then suddenly that confrontation broke down. There was much rejoicing. And then underneath we see simmering, breaking out now in terrible violence and bloodshed and human pain. Bosnia and Herzegovina, and all the places in the world where there are ancient blood feuds, tribal feuds, and ethnic hostility. Dear God. Do you see what I mean? Human community is not a human possibility. It is the creation of the spirit of God by the grace of God. Is there anything we can do? There is something. I've got to start with me. You've got to start with you. Sounds like a rather meager beginning when you're thinking about a world being torn apart and bleeding. But I've got to start with me. I've got to recognize how my ego gets crushed and what I do in response. I've got to recognize that terrible need within me to be right and repent of it. I've got to recognize my tendency to be right by making you wrong. I've got to recognize that I tend to be loving and giving to you as long as it can be through the patronage of one in the superior position. I've got to recognize my pride, my jealousy, my insecurities that cause me to do the things that I despise, and I have to hear the gospel, that God is love and God loves me. And because God loves me, if it could ever get through to me, I could love. We could love. And God forgives us, and so we can forgive. And in that forgiveness we can find freedom, and we can set others free... In cooperation with the grace of God we can be part of a miracle in the making. What are the things that you ought to be letting go of this morning? What kind of baggage are you hauling around at the great expenditure of energy and emotional strength? What are you harboring? What are you holding onto? What continues to fester? What do you have to let go of? Today, here and now, by the miracle of grace, your life could be changed. That's the promise of the gospel. That's the possibility of the spirit of God. That's the foundation of the communion of the saints. People with all the stuff that we carry, flawed and fragile that we are, will you hear me? God loves you, and in that love we can love one another. © Grand Valley State University � https://digitalcollections.library.gvsu.edu/files/original/cd7298771f0fdcb7950a30568d642c40.mp3 d781405cd4e81e87b8447c4e43dc6792 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Mother's Day, Eastertide VI Series Credo: A Series For Eastertide Scripture Text Genesis 21:9, I John 4: 12, 18, Matt. 20: 25-26 Location The location of the interview Christ Community Church, Spring Lake, MI Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context KII-01_RA-0-19940508 Date A point or period of time associated with an event in the lifecycle of the resource 1994-05-08 Title A name given to the resource The Communion of Saints - Love, Forgiveness, and Freedom Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Text Format The file format, physical medium, or dimensions of the resource audio/mp3 application/pdf Description An account of the resource A sermon given by Richard A. Rhem (Dick) on May 8, 1994 entitled "The Communion of Saints - Love, Forgiveness, and Freedom", as part of the series "Credo: A Series For Eastertide", on the occasion of Mother's Day, Eastertide VI, at Christ Community Church, Spring Lake, MI. Scripture references: Genesis 21:9, I John 4: 12, 18, Matt. 20: 25-26. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives Community of Faith Eastertide Grace of God Inclusive Mother's Day https://digitalcollections.library.gvsu.edu/files/original/4582d168510ec15cc83d33628a1fb339.mp3 2fb73f220b88d194b889df199bb51491 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Midweek Lenten Service Series Christian Hope in Life and Death Scripture Text I Peter 3:18-22 Location The location of the interview Christ Community Church, Spring Lake, MI Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context KII-01_RA-0-19870401 Date A point or period of time associated with an event in the lifecycle of the resource 1987-04-01 Title A name given to the resource The Communion of the Saints: Prayer and Those Beyond the Death Experience Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on April 1, 1987 entitled "The Communion of the Saints: Prayer and Those Beyond the Death Experience", as part of the series "Christian Hope in Life and Death", on the occasion of Midweek Lenten Service, at Christ Community Church, Spring Lake, MI. Scripture references: I Peter 3:18-22. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ef2bc629c896e8abb44b348a3ff6a3ce.mp3 d576946061958593df09c8e603e6ae9b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event All Saints Day Scripture Text Hebrews 10:35-39, 11: 1-10, 32-40, Hebrews 12: 1, 2, 12-13 Location The location of the interview Christ Community Church, Spring Lake, MI Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context KII-01_RA-0-19881106 Date A point or period of time associated with an event in the lifecycle of the resource 1988-11-06 Title A name given to the resource The Communion of the Saints: The Story Goes On Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on November 6, 1988 entitled "The Communion of the Saints: The Story Goes On", on the occasion of All Saints Day, at Christ Community Church, Spring Lake, MI. Scripture references: Hebrews 10:35-39, 11: 1-10, 32-40, Hebrews 12: 1, 2, 12-13. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8a800367eb00ba7b9afd59803487c79e.pdf 04cd209c1f2b2a5da8fa8af3ec231caf PDF Text Text �A Report on the COMPREHENSIVE PLAN Prepared for the Planning Commission of the Charter Township of Pittsfield, Michigan Prepc:.red by Harland Bartholomew and .Associa-ces Pl ann~ng - Engi~eering - Landscape A.rc ~ itectu~e St. Louis, Missouri October , 19:-5 �TABLE OF CONTENTS INTRODUCTIO:t-: . 1 . SUMMARY OF MAJOR RECOMMENDATIONS OF THE PLAN Economy and Population Land Lses . • . • . • . Major Thoroughfares . . . . Community Facilities • • • • 3 3 3 4 5 DEVELOPMENT STRATEGIES • • Overall Strategy •......••. Residential Strategy • . • . . . . • . Agricultural Strategy • • . • . . Commercial Strategy • • • Office Strategy. . . . .• Industrial Strategy • • . . . . • . . • . Open Space Strategy. . . • Community Facilities Strategy •.•. Transportation Strategy • . . • . • . 7 • ECONOMY AND POPULATION Regional Economy Population . • . 0 • • 7 13 15 15 17 18 18 20 21 ••••o••c.•oOo•••o 23 23 24 LAND USE . • • • The Existing Pattern . . • • • . . . • . . . • • Basic Land Use Prin c iples .....• Land Use Plan • . • . . . . . . . Details of the Land Use Plan .•. Residential Densities . • • . . . .•...• Rate of Growth • • . • • • . • . . . . . Land Use and the Municipal Airport •.. Land Use and the Guidance Center .... Towns h ip Center and Identity • • • . . . • . • . 2010 Land Use Recommenda ~ ions . • . • . . . . • . 27 27 29 TRANSPORTATION FACILITIES Existing Street and Highway Facilities Transportation Plan • . . . • . Airport Facilities • • • • Railroad Facilities • . . . . . . TranEit Facilities 51 51 52 COMMUNITY FACILITIES . . Parks and Recreation Public Schools . . . Public ~Jildings .. Sewer and Water Facilities 61 61 67 72 73 ~ • • C O O • • a • 30 35 37 41 43 43 44 48 58 58 59 �INDEX TO PLATES Plate 1 Future Urban Area . 2 Identity Areas 11 3 Residential Strategy 14 4 Commercial Strategy 16 5 Industrial Strategy • • 19 6 Generalized Land Use - 1973 • . 26 7 Land Use Plan . • . • . • 31 8 Residential Components 38 9 P~ iority Areas 1975-1990 42 10 Pittsfield Town Center 45 11 Traffic Volumes - 1973 12 Trans ✓ ortation 13 Community Facilities Plan. 65 14 Water Distribution System • . 75 15 Sanitary Sewer System . . . 77 16 Storm Drainage and Surface Water 84 9 • • 0 0 • 53 0 Plan • . • 55 INDEX TO TABLES Table Pag e 1 Population and Community Facilities Equivalents 39 2 Enrollment Trends for Ann Arbor Area Schools Serving Pittsfield Tow n ship 1969-1973 . 70 Enrollment Trends for Saline Area Schools 70 3 . . . . . �INTRODUCTION The Comprehensive Plan for Pittsfield Township is designed to serve as a general guide for future physical growth and development of the area and is comprised of a land use plan, transportation plan and community facilities plan. The Plan should reflect goals and desires of the present residents, recognize environmental limitations of the physical site and, at the same time, provide for inevitable growth that is anticipated for the Township. The Plan is purposefully general in nature; it attempts to set forth the basic major framework fo r orderly community development and recognizes the need for in-depth studies in all aspects of community growth. It identifies use areas, sets limitations on population and dwelling units, provides a basic framework of major thoroughfares and identifies community facility requirements for various components within the planning area. The Comprehensive Plan provides a first step in the Township's planned development process. It should be followed by the appropriate detailed plans for public works such as major streets and highways, utilities, and site plans for private residential, commercial and industrial projects. The Comprehensive Plan not only affects Township and private facilities, but the facilities of other public agencies. Thus, the plan is essentially providing a general framework for not only Pittsfield Township, but also for the School Districts, County officials, and State and regional agencies. The plan is purposefully all inclusive in its scope so as to provide an understanding of relationships and, at the same time, it is general in nature so as to provide the basic framework from which more detailed studies can be carried forth. The implementation of the Township Plan is a separate task and will be accomplished through capital improvement programs both by the Township and other agencies, through regulatory measures such as zoning and subdivision regulations, and through cooperation with other governmental agencies. The implementation of the plan will also require the continued support and input from the residents of the Township. �-3SUMMARY OF MAJOR RECOMMENDATIONS OF THE PLAN The Comprehensive Plan for Pittsfield Township recommends a wide variety of public improvements that will require many years for their realization. Following is a summary of the major recommendations contained in the plan and in related planning documents. Economy and Population 1. The WCMPC 1990 population estimate for Pittsfield Township is 38,800. The SEMCOG projection for 1990 is 32,483. The Township Plan is designed to serve a future population of 39,000; however, the maximum population which could be accommodated by the land use plan density designations would be nearly 75,000 or double the population forecast of 39,000. This will make certain that a choice is available and prevent monopoly conditions. 2. The SEMCOG employment forecasts indicate a total 1990 employment of 18,210. The distribution of employment is expected to be 26 percent professionals, 25 percent retail trade, 15 percent automotive manufacturing, 15 percent services, with the balance in agriculture and other employment areas. Land Uses 1. A Township Center consisting of a concentration of commercial, public, semi-public and limited high density residential uses is proposed in the Michigan-Platt Road area. Similar sub-centers are proposed at Ellsworth and State Road and at Ellsworth and Carpenter Road. 2. Major commercial developments would be located (a) along Carpenter Road north of I-94, along Michigan Avenue from Carpenter Road to Platt Road; (b) in the vicinity of State Road at I-94 and Ellsworth Road; (c) on Ellsworth Road at State Road; (d) on Michigan Avenue at the intersection of Moon Road; (e) on the Ann Arbor-Saline Road at 1-94; and (f) on Washtenaw Avenue at Golfside. A total of 1,176 acres of commercial is indicated on the land use plan. 3. Two multi-use areas are proposed; on e north of the airport and one in the vicinity of Michigan and Carpenter Road. Commercial, office research and industrial uses would be permitted in these areas. �-44. Re sidential growth is expected throughout the To .m ship with b;g- h .and moderate density residential developments generally n orth of Textile Road and east of State Road . Some moderate density areas are expected to deve lop on the south side of Textile Road in the vicinity of Michigan and Platt. A total of 11,390 acres of residential development is designated on the land use plan. 5. Industrial uses are anticipated in three major areas: (a) in the vicinity of the airport along State Road from Eisenhower Parkway down to the Penn Central Railroad tracks; (b) on the south side of I-94 to the east and west of Highway 23; and (c) in the southeast part of the Township adjacent to the City of Saline. The industrial acreage would be 1,621 acres with the greater part of this around the airport. Major Thoroughfares 1. Changes in t h e major street system would include: (a) the extension of Stone School Road to the intersection of Michigan Avenue-Warner Road; (b) the realignment of State Road into Moon Road at Michigan Avenue; (c) the extension of Lohr Road to Bemis Road; (d) the realignment of Ellsworth Road in the vicinity of I-94 combined with a proposed interchange at Platt Road and I-94; (e) the extension of Morgan Road from State Road to Maple Road; and (f) the realignment of Textile Road from west of Platt Road across U.S. 23 to Carpenter Road. Major arterials would be as fo l lows: North-South Major Routes East-West Maj o r Routes Maple Road and Ann ArborSaline Road Washtenaw Avenue State-Moon Roads Eisenhower-Waters-Packard Roads Stone School Road E\lsworth Road Platt Road Textile Road Carpenter Road Secondary t wo-lane roads would include Lohr Road, Warner Road, Munger-Golfside, Morgan, Merritt, Bemis and part of Platt Road. 2. The existing Ann Arbor Municip a l Airport would be maintained a s a general utility (Stage One) airport. Bus routes would be on Michigan Avenue, State Road, Platt Road and Carpenter Road. The Ann Arbor railroad should eventually have grade separations with all major arterial routes. �-5Community Facilities 1. A total of 34 major open spaces would be preserved in the plan. Many of these open spaces are wooded or marsh areas that are important elements of the natural environment and should not be urban i zed. Ten neighborhood park facilities are proposed in the plan, many in conjunction with elementary schools. A total of 2,562 acres is proposed in the plan to be set aside as permanent parks and open spa ce. 2. The plan recommends seven additional elementary schools in addition to the existing Carpenter School (not within the Ann Arbor city limits). There would be a total of two new intermediate schools and one new senior high school. 3. The plan recommends the estab lishment of a Township Administrative Center at the intersection of Michigan and Platt Roads which would provide township administrative offices and a new fire station. The existing f ire station at Ellsworth and State Road would be retained and a new fire station would be developed on Ellsworth, just to the east of Carpenter Road. 4. The area north of Textile Road, the intersection of Platt and Michigan, and generally south of the Penn Central Railroad should be served by the Ypsilanti Township water and sewer systems. The area to the north of the Penn Central Railroad, generally east and north of the airport, may be served by either Ann Arbor or Ypsilanti water and sewer systems. Sanitary and water lines could be extended from Ypsilanti Township to serve southern portions of the Township. Also, the City of Saline could provide sanitary and water services to developments in the southwest portion of the Township in the vicinity of Michigan Avenue. �-7- DEVELOPMENT STRATEGIES The planning process involves making decisions between alternatives in various phases of township development. Therefore, it is logical that an overall strategy be established to measure the factors which influence these choices. The Comprehensive Plan is primarily concerned with the preparation of plans for the physical development of the community; however, some studies go beyond this and delve directly into ~conomic, population and environmental problems which supplement the physical plan decisions. This effort may become excessively wide ranging and include all the policies of government, since the plan touches on many of them. Therefore, it is important to establish some rather logical limits for these plan determinations and develop a fairly straightforward and logical strategy for the development of the community. This strategy then serves as a basis for preparing more detailed studies as a part of the Comprehensive Plan for Pittsfield Township. Overall Strategy 1. Pittsfield Township is in the process of changing from a predominantly rural area to a predominantly urbanized community. This change is created by the growth of the Ann Arbor and Ypsilanti urban areas and to a lesser extent, by the growth of the Saline community. It is also influenced by the outward migration of the Detroit metropolitan area into Washtenaw County. These forces have resulted in a rapid increase in land values in Pittsfield Township to the extent that land previously used for agricultural purposes is now assessed at values that are too high to be supported by permanent agricultural activities. Thus, in almost the entire Township, agriculture is a temporary use until the land can be used for urban development purposes. Therefore, one of the principal strategies of the Comprehensive Plan is to provide for the orderly conversion of agricultural and rural land to urban use. 2. The economic growth of the Township should be balanced between residential development and expansion of the industrial and commercial base. Industrial and commercial development is encouraged not only for tax base purposes, but also for employment opportunities for Township residents, and for the convenience of Tov:nship and area consumers. The strategy is intended to prevent the Tovrnship from becoming a bedroom-type community which merely serves the residential needs of adjacent communities. Economic growth is thus considered to be desirable and inevitable within Pittsfield �-8- TownEhip. The Township will attempt to maintain the rate of growth at a level ~hich is reasonable with respect to the capabilities of Pittsfield Township and other governmental units in the area to provide necessary police, fire and utility services. 3. Another principal strategy of tbE p:an is flexibility. This concept is based upon the jdea that major commitments to development patterns, densities, extension of serv::.ces, and various limitations associated with commitments will be made when they are essential. This strategy is followed for two primary reasons: (1) to make certain that choice is available to decision-makers in the future when co:nmitments must be made; and (2) to make certain that enough land is available for urban uses at any particular time to avoid creating monopoly positions for land sellers and the resulting excessive land prices that result =rom such monopoly positions, Therefore, the strategy is to designate, in the General Development Plan, an amount of land to be converted to urban uses that is sufficiently in excess of the amount of land needed to serv~ the exp0cted population. The strategy calls for at leas~.: twice as much acreage designated for urba!.1 development on the plan as will be needed t o provide residential, commercial, open space, industrial and other activities necessary to serve the population projected fo~ that same period. (See Plat:e 1.) The Township will cons10er new proposals for land de velopment in light of possib : e c hanges in the conditions ttat were assumed when the plan was prepared. The Compreher,si,·e Plan will be revised accordingly whef new proposals are found ~o be acceptable within the context of the assumptions and strategies of the plan , or with revisions to ~he plan when changed conditions warrant modif ic ation. 4. h reasonable 1990 population estimate for Pittsfie ld Township is between 32,000 and 32,000 peopl - (accord~ ng to studies ... ade br the Wa!: :: ... enav- County Metr :i::-c... 2.::. tan. Planning Commission and Southeastern Michigan Council of Governments ( SEMCOG). It ~1as also been determined, :.'.:-ir pu!:'poses of the Pittsfield Tov:,~ ship General Development P:::.an, that the estimate cf 39,000 peo;le by 1990 is the most reasonabl~. On the basiE of the ~oregoing strategy that excess land be designated as �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN I URBAN AREA 1975 TO 1990 RURAL AREA~ 1990 ~ " URBAN ~ AREA ~ 1980 TO 1990 « w ........ < _, a. u / BEMIS ir FUTURE URBAN AREA =>L ATE 1 �-10a reserve for choice and for land availability, the General Development Plan should designate an amount of urban land sufficient to serve the needs of 75,000 people. The population that will reside in the agricultural and rural lands of the Township during this period will not be counted in the 1990 population because of the relatively small numbers involved. Population growth of the Township will be monitored periodically through population estimates to check the relationship between the estimates and the projections. At such time as the population estimates appear to be diverging significantly from the projections, the Planning Commission will reevaluate growth and determine whether or not changes in the projections or in the General Development Plan are justified. 5. Urban development will be organized around identity centers. At present, portions of Pittsfield Township relate, in terms of identity, to three significantly different communities - Ann Arbor, Ypsilanti and Saline. These identity relationships will be strengthened in appropriate influence areas by centers of urban development that relate to the dominant community. Remaining portions of the Township which do not relate strongly to the adjacent communities will contain their own identity centers. The purpose of creating identity centers is to strengthen organization of new urban development and to pr event monotonous sprawl so characteristic of older suburban areas. All new urban development will be organized around activity centers to give new development focal points for its organization. (See Plate 2.) 6. Relatively undisturbed na bitats - primarily consisting of marshes along streams and drains, and beech-maple climax forests are located in Pittsfield Township. These areas will be preserved in their natural condition to the maximum extent possible in order to create a sense o~ openness in and around urban developments. Public purchase or permanently dedicated private reservations will be used to preserve such open space. Habitat areas along stre ams and open drains will be made a part of drain corridors as open space and will provide, where feasible, for natural water storage if such storage is compatible with preservation of their natural character. 7. Ava~lable information on soil types and drainage indicate that Pittsfield Township has a number of areas in which the soil and drainage conditions present physical obstacles to urban development. These areas should be developed if they are located strategically and if they are provided properly with measures to overcome their natural deficiencies. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ANTI NCE A TEXTILE MAJOR IDENTITY AREAS FOR PITTSFIELD \ IDENTITY AREAS PLATE 2 �-12These measures, such as heavy road bases, large storm drains, retention basins and land fill are expensive but essential for sound development in such locations. 8. Densities of development will be determined for various parts of Pittsfield Township so that the desired character and quality of the area are either retained or obtained, whichever applies. Densities so determined will provide appropriate spaces for streets, parks, schools and other public facilities and will be selected so that public facilities are not overloaded. 9. Pittsfield Township will time location and rate of urban development in relation to principal sanitary sewer, storm drainage and water service districts as established by the Township. The Township will permit urban development to occur outside these established urban service districts when development trends indicate clearly that the service district involved is on a sound financial footing for the remainder of its development life, or when the developer can satisfactorily guarantee financial integrity of the service district from which services are to be extended. This strategy is made within the context of strategy flexibility previously identified herein. 10. Urban development will be permitted and concentrated within several development centers at any one time. This will maintain the strategy of flexibility previously discussed and will be made within the context of a reasonable rate of overall growth. 11. Density of development will be limited to the population capacity (including equivalents) of major sanitary sewer and water service districts, storm drainage capacity, street capacity, capacity of schools and recreation areas and a consideration of the "natural" carrying capacity of the lando A single land owner would not get all the assigned population in a given area. 120 The General Development Plan will be used to guide land use decisions and capital improvements of Pittsfield Township. Major proposals for development of land which are contrary to the plan will be considered if conditions justify changes in the plan. Changes could be approved coincident with appropriate amendments to the General Development Plan. 130 Rates of growth desired for Pittsfield Township will be controlled to the extent that the Township has such control, and will be established at a level sufficient to �-13amortize the Township's commitment for public services. The Township will make every effort to control rates of growth within a range that meets this criterion and at a rate which recognizes forces of urban growth which emanate from the Ann Arbor-Ypsilanti-Saline urban areas and the Southeast Michigan region. 14. Pittsfield Township should retain jurisdictional control of all areas of the Township south of I-94 and east of U.S. 23, except for the present corporate area of Saline. Residential Strategy 1. New residential development will be of such density and character to be compatible with existing residences; existing stable and sound residential areas will be p rotected. Where a change in density and/or land use is proposed, the change will be timed so that stability and residential character can be retained for the longest possible time. (See Plate 3.) 2. The Township plan will allow for a variety of housing types so as to satisfy the needs of persons of various interests, occupations, ages, and income levels. A mixture of housing types in larger developments will be encouraged with 40 percent low-density single-family, 20 percent moderate density and 40 percent high density. 3. A high quality of site design and architectural design will be encouraged to create residential areas of lasting value and stability. 4. Areas with severe environmental limitations will be designated for rural agricultural or low density use where topography, soil characteristics and drainage problems preclude intense urban development. 5. High-density residential developments should be limited to areas wih adequate street access, sufficient capacity in public utility systems, appropriate open space areas; and access to public transportation routes. Such developments should properly relate to adjacent land, so that values will not be disrupted. 6. A ~ix of housing types and densities will be provided in the plan to encourage a wide choice of housing among different elements of the population and to reflect local housing market needs as projected. Information available at this time indicates that a reasonable mix of housing densities �CHARTER TOWNSHIP OF PITTSF IELD, MICHIGAN LIMITS OF MODERATE AN LOW DENSITIES 1975 TO 1990 TEXTIL E RURAL AND AGRICULTURAL °' LIMITS OF ----~ LOW DENSITIES ~ 1980 TO 1990 ...< w .... II) j \ BEM IS ir RESIDENTIAL STRATEGY / �-15is in the range of 40 percent low density (single-family detached dwellings); 20 percent in moderate density areas (such as single-family attached, modular housing, townhouses and mobile homes); and the remaining 40 percent in higher density categories (such as townhouses, walk-up apartments, and highrise dwellings). Agricultural Strategy · 1. Since much more land is available for urban use than will be required to serve the expected urban population of 1990, the plan will provide for interim uses and land use patterns which are reasonable in terms of land values and location but which will permit later extension of sanitary sewer and water facilities and other urban services, and development at urban densities. Orderly conversion will be e~phasized so that agricultural uses will be permitted, indeed encouraged, as one interim use during the conversion period. 2. Designation of areas in the General Development Plan for residential uses applies to an ultimate development condition. Such designation will not preclude agricultural activities as interim uses during the period of transition from rural use to urban development. 3. Agricultural activities include uses of land other than for crops, including nurserys, game preserves and wildlife areas, hunting and stables. Commercial Strategy 1. The Township will require compact, unified centers for commerce and services in strategic locations at intersections of major streets and will discourage indiscriminate scattering of these uses along major streets throughout the Township. The Township intends to prevent strip commercial development along major and secondary streets. (See Plate 4.) 2. Existing commercial developments on Carpenter Road and Washtenaw Avenue, at Carpenter and Packard Roads, and at Carpenter and Ellsworth Roads, should be contained within their present general development areas and should not be expanded in a linear fashion along the street on which they front. Existing commercial developments at Carpenter Road and Michigan Avenue should be enlarged somewhat in~o adjacent areas but should not be further extended along Michigan Avenue. New general commercial centers should be located on Michigan Avenue at Platt Road and at State Road, at the Ann Arbor Saline interchange south of I-94, and on the west side of State Road between I-94 and El l sworth Road. �CHARTER TOWNSHIP OF PITTSFIELD, TOWNSHIP ELLSWORTH COMMERCIAL TEXT IL E °' .... z w w ~ .... ....< .,, w BEM IS COMMERCIAL STRATEGY 0 L ATE .d °' < u �-173. Multi and vertical uses (including office and residential) in the commercial areas are anticipated. 4. General commercial developments should be precluded from other areas unless part of an approved development plan for large residential, office or industrial complexes. Commercial centers should contain a combination of retail, office and service uses. 5. Neighborhood commercial service centers, in the range of five to 10 acres, should be provided so as to serve completely urban-residential areas within Pittsfield Township. These centers should be accessible from collector or arterial streets, and by pedestrian/bicycle paths. 6. The General Development Plan will recognize availability of commercial sales and services within adjacent communities, in order to determine necessary coverage of the future residential area within Pittsfield Township. Likewise, the Plan will also recognize existence of residential complexes in adjacent communities which might be served by commercial centers within Pittsfield Township. 7. All freeway interchange areas, where commercial use is considered to be an appropriate use, will be limited to highway service-type commercial uses. Such areas are scarce and the land is too valuable to be used by activities which can locate properly elsewhere. 8. Where commercial parcels are developed individually, vehicular and pedestrian connections will be r e quir9d for adjacent parcels to permit pedestrian and vehicular travel between such properties so as to reduce traffic flow and turning movements on adjacent streets. Office Strategy 1. Office and research parks will be encouraged to create well designed and spacious uses of this type, with landscaping, setbacks, ample parking and good building design. These parks will also be encouraged so as to create employment opportunities within the Township. 2. Office and research parks also will be encouraged so as to create buffer areas between reside n tial, industrial and areas throughout the Township and als o to prevent continuous residential development. �-18Industrial Strategy 1. Future industrial development within Pittsfield Township will be limited to areas that are provided with ad~quate transportation and which can be serviced properly by public utilities or with acceptable on-site sanitary sewage and water systems. Industrial uses will be concentrated within existing and proposed industrial areas and should not be permitted on separate tracts and in isolated locations throughout the Township. (See Plate 5.) 2. Office, research and supporting commercial uses will be permitted within industrial areas. 3. The airport industrial complex, presently developing in the vicinity of State and Ellsworth Roads, will be expanded to include areas north of the airport and in a general corridor along State Road, south to the Penn Central Railroad. Portions of the airport-owned property which are not needed for airport uses will also be considered as possible locations for industrial activities. 4. A second major industrial area will be planned generally to include existing industrial development along Carpenter Road from I-94 south to Michigan Avenue and in a new area bounded by U.S. 23, I-94, Platt Road and Morgan Road. 5. Expansion of industrial uses on the eastern edge of the City of Saline will be incorporated into the Plan. The Plan will recognize the northeastward direction of development of the industrial corridor out of the City of Saline, and the southward development of the State Road industrial corridor. 6. Industrial (commercial) uses are encouraged in Pittsfield Township, not only for tax base potential but also to provide, in appropriate locations, e~ployment opportunities for residents of Pittsfield Township and surrounding communities. Open Space Strategy 1. All areas identified as having important ecological value such as wooded areas, wetlands, natural wildlife habitats, and similar areas will be preserved permanently through public purchase or private reservation for some type of open space use. Such areas will be protected from adverse impacts of adjacent developments and uses by proper location of paved areas and buildings, drainage and similar considerations. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN INDUSTRIAL AND RESEARCH AREAS .. ...... . ... . ....... .. .... .. .. TEXTILE O< w .... ...z w O< ......, < u BEMIS INDUSTRIAL STRATEGY PLATE 5 �-202. In planning and design of development projects, areas must be set aside as common open spaces for passive recreation purposes. 3. A system of Township park and recreational facilities will be continually developed over a period of time at a ratio of one acre of park land for every 100 persons of resident population. Based upon densities, the Plan should include conveniently located neighborhood recreational facilities as well as larger parks which provide more extensive recreational opportunities for the larger community. 4. The Pittsfield Township Park Commission Plan will be incorporated into the Comprehensive Plan to establish a schedule of priorities for recreational space. 5. The Plan establishes a system of open space corridors, linkages and trails throughout Pittsfield Township to interconnect public and semi-public open spaces in the planning area and, at the same time, provide open space areas for wildlife and preservation of significant _ plant communities. 6. The open space system is correlated with the storm drainage stytem to provide natural water storage areas and to utilize natural creek corridors as a means of storing and conveying storm water to appropriate outlets. Community Facilities Strategy 1. Construction of new public buildings will be located with respect to existing public facilities and to intended future identity centers. Where possible, such public buildings and services should be provided within major community centers for convenience of users and employees and in order to strengthen such centers. 2. Additional school facilities ~ill be required to serve the growing population. School sites should be located adjacent to future parks and open spaces. To this end, the Township will work closely with school officials of the Ann Arbor, Saline and Milan school districts in developing schools in relation to other community facilities and population growth. Walkways, trails and bike paths should be provided so children can safely reach neighborhood schools and playgrounds. 3. The Township will encourage continued or similar use, ownership, and operation of existing semi-public and quasipublic open space areas so as to retain their open character and their function of creating breaks in the urban patterno �-22- 2. Major routes with direct alignmen t s f or i nter nal traffic should generally include Carpenter Road, Plat ~ Road, Stone School Road, State Road, Munger-Golfside and Ma p le Road providing north-south routes; and Washtenaw, Packard . El l sworth, Textile, Michigan and Ann Arbor-Sal ine Roads p roviding east-west routes. Wherever possible, the ~e routes shoul d cross I-94 and U.S. 23 to p r ovide maximun: c,pportuni ti e s fo r circulation within the Township. 3. A series of secondary streets should be developed and obtained through d d ication by subdivisions an d planned unit developments. 4. Developers will be required to provide easements for future access to large land areas so they are not "land locked" or restricted to a single me ans of access. 5. The land area of the Ann Arbor Airport should not be expanded and the airport should continue to function as a general aviation airport, with necessary improvements. Develop ment of industrial and residential uses in the vicini ~y of the airport should be designed and controlled to be compatible with flight patterns of the airport. The Township will cooper a te in the pl a nning of the airport and supporting areas with the City o f Ann Arbor so th a t the facility serves loc a l and bus i ness flying needs. 6. The Township wi l l cooperate in the planning of tr a nsit facilitie s as a part of a metropolitan public tra ns p ortation network. Bus routes should be crea ted in the areaE" of t he Towns h ip where densities are sufficien t to support s uc h s e rvice. 7. The existin g railroads s hou: ct be c ontinuec so as to provide rail service t o industries within th e Township. �-214. The Township will plan for the development of an administrative center for the Township which will include a system of fire stations in appropriate locations as well as a Department of Public Works and P0lice facilities. 5. The Township will plan and cooperate ~ith other jurisdictions in the development of sanitary sewer and ·w ater systems within the Huron River, Stoney Creek and Saline River drainage basins. Early priorities should be given to extension of services in the Stoney Creek Basin (Ypsilanti) into the eastern sectors of Pittsfield Township and for extension of the Ann Arbor systems into the northwest and north central portions of the Township. Secondary priorities should be given to extending the Saline systems into the southwest portion of Pittsfield Township and construction of a sanitary sewer trunk and water main from the east into the southern sector of Pittsfield Township. 6. Sanitary sewer and water services are provided on the basis of user or developer financing. Ad valorem taxes are not to be used to f~nance these services. 7. Urban developments are permitted only where public services are available. Sanitary sewer, water and storm sewer services will be considered as having equal importance in opening an area for urban development. 8. Extension of sewer and water services out o:!' a service area will be permitted only after analys::.s shows that such extension will not adversely affect the financial integrity of the sewer and water district. Such extension might require an amendment to the Plan. 9. Private residential, commercial, industrial ~nd semipublic developments must be provided with on-site storm drainage facili~ies adequate to deliver storm water off the site to public facilities and natural stor~1 drainage ways. Transportation Strategy 1. The Plan will establish a network of major and minor streets to serve all sections of the Township. Major routes should b e designed to carry 80 percent of all traffic, with through traffic discouraged fro~ minor streets and residential areas. I-94, U.S. 23 and U.S. 12 primarily serve external traffic origin and destinations and do not materially serve internal movemen~s within the Township. �-23ECONOMY AND POPULATION Urban growth occurs as the economy of an area expands, creating new employment opportunities which attract new population. In a society which is highly mobile, economic growth in one location often generates urban development in neighboring communities. An important part of the planning process is to determine why growth has occurred and the influence this growth has had on the community. Regional Economy Pittsfield Township is part of the more intensely urbanized portion of Washtenaw County, immediately adjacent to · both Ann Arbor and Ypsilanti which are the large economic centers in the County. Proximity to the employment opportunities which exist in Detroit, Ann Arbor and Ypsilanti have contributed to increasing urbanization of the Township. Employment estimates have been prepared by Southeast Michigan Council of Governments (SEMCOG) for five-year intervals through 1990. The SEMCOG Small Area Forecasts for Pittsfield Township include a very small portion of Ypsilanti Township and a small portion of Ann Arbor, as the minor civil divisions established for the projections do not necessarily correspond to existing corporate limits of the various municipalities. The SEMCOG estimate for 1970 total employment in Pittsfield Township was 3,432 persons. Of this number, 24 percent, or 818 persons, were expected to be employed as professionals; 22 percent (754 persons) employed by the retail trade industry; 15 percent (514 persons) in manufacturing; and 12 percent (408 persons) in agricultural industry. These industries were expected to employ 73 percent of the total labor force in 1970. The remaining 27 percent of the labor force was to be employed in utilities; wholesale trade; financial, real estate and insurance; services; and public administration industries. These estimates do not necessarily coinside with Pittsfield Plan estimates; however, they are presented as a basis for discussion. A total employment of 18,210 persons in Pittsfield Township is expected by 1990. This represents an anticipated increase of 430 percent during the period 1970-1990. The 1990 distribution of employment is expected to be: professionals, 26 percent; retail trade, 25 percent; manufacture of automotive equipment, 15 percent; and services , 15 percent. While employment by agricultural industry is forecasted to decrease from 12 percent of the 1970 total employment to six �-24- percent of the 1990 total employment, the actual number of jobs in this classification is expected to increase from 408 persons in 1970 to 1,173 persons in 1990. This employment includes persons engaged in agricultural services, sales, repairs, etc. However, as urbanization continues to move into the rural areas of Pittsfield Township, less land would be devoted to cultivation because of taxes and prohibitive land costs and, therefore, fewer persons would be employed in agricultural activities. Employment estimates are predicated on regional trends and, therefore, provide the greatest accuracy for a regional perspective. To estimate employment accurately for a small area such as Pittsfield Township is extremely difficult and undependable. The local economy may not be as predictable as that of the overall region and the location within Pittsfield Township of one large unexpected industry (as the Ford plant in Saline) can render an employment forecast invalid. Future growth and development in Pittsfield Township will be influenced by many economic generators within the immediate and surrounding area. The University of Michigan in Ann Arbor and surrounding colleges have been and will continue to have a positive effect upon growth of the regional area and on Pittsfield Township. Such factors as the potential for growth and development at the Willow Run Airport, Fairlane and other metropolitan and regional developments will influence the urbanizing corridor through Ypsilanti and Ann Arbor. Within the ~ownship, the Washtenaw County Criminal Justice Center, the Women's Prison and Guidance Center, and the Ann Arbor Airport are institutional activities that wi ll influence growth and development in the ~ownship and certainly the Briarwood Shopping Center will have a very obvious and major impact on future decisions to locate within Pittsfield Township. Population \ Characteristics and distribution of population within a given area affect the type and character of land developed for urban purposes. Population also determines the area required for residential neighborhoods, commercial centers, and the location of school and recreational facilities. The population of Pittsfield Township has increased from 6,043 persons in 1960 to an estimated 12,000 persons in July, 1973 (estimated by SEMCOG). This represents an increase of 99 percent. During the period between April, 1970 and July, 1973, the population growth rate in Pittsfield Township (46.6 percent) was the highest of any municipality �-25within Washtenaw County. ~he population increase for Pittsfield ·rownship can be related to increased employment opportunities within the Ann Arbor-Ypsilanti area and commercial and industrial development that has occurred in the Detroit metropolitan area. According to the 1970 census data, most of the population within Pittsfield Township was located in the northeast portion of the planning area. Approximately 56 percent of the 1970 population of Pittsfield Township was located within the area bounded by Clark Road on the north, Interstate 94 on the south, U.S. Route 23 on the west, and Golf· side Road on the east. This area is the only part of the Township served with both water and sewer facilities. ~· • • I. Population estimates prepared by Washtenaw . County Metropolitan Planning Commission (WCMPC) and SEMCOG indicate steady population growth for . Pittsfield Township through 1990. Estimates developed for WCMPC indicate a total population of 38,800 by 1990. This represents an overall increase of 380 percent from 1970 to 1990. The SEMCOG estimates indicate a total population of 32,483 by 1990 for an overall increase of 302 percent. However, because of the pattern of development in the Ann Arbor-Ypsilanti area, the growth elsewhere in the Detroit metropolitan area and the vast amount of undeveloped land in Pittsfield Township, the population could conceivably be much higher. The WCMPC studies indicate that migration, which is perhaps the most difficult of the three factors to predict, will become the most important influence on the future population growth of Washtenaw County. Because of Pittsfield Township's geographic and economic position within Washtenaw County, the WCMPC findings on factors affecting population will probably prove to be relatively accurate for the future population growth of the Township. Specifically, birth and death rates will decline and in-migration brought about by increased employment opportunities in the Ann Arbor-Ypsilanti area and improved routes of transportation connecting Pittsfield Township with other employment centers in the Detroit metropolitan area will have the greatest effect on the population growth. The p_Ian has a "design population" of about 78,000 which is double the WCMPC projection of 38,800. The plan anticipates 38,800 but designates enough urban land for 75,000 so as to allow a choice to decisionmakers and not create monopoly positions. · The characteristics of the population within Pittsfield Township will gradually change as family size will decline, the percent of elderly population will increase, and family income will be greater. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN + \ LEGEND RESIDENTIAL - PUBLIC AND 56MI-PUBLIC COMMERCIAL INDUSTRIAL :REl/1S!ON DATE WASMTENAW COUNTY METROPOLITAN PLANN!NG COMJ.I ISSION PLATE 6 GENERALIZED LAND USE 1973 ~EVISED BY �-27- LAND USE For many years, the pattern of development in Pittsfield Township was largely determined by topography, surface drainage, the road network, and activities of developers. In recent years, zoning, planning and availability of utilities and services have influenced the location of urban land uses. The Existing Pattern The overall pattern of development in Pittsfield Township is characterized by urbanized areas adjacent to Ann Arbor and Ypsilanti where water and sewer facilities are provided and linear development along roads in the Township. Generally, the intensity of development decreases from the urbanized areas in the northern portion of the Township, southward to Bemis Road. (See Plate 6.) Approximately three-fourths of the planning area is vacant and undeveloped in an urban sense, or is under cultivation. With the exception of the Ann Arbor Municipal Airport, relatively small areas of non-residential development and the scattered rural farm and non-farm residences, almost 90 percent of the land south of Ellsworth Road, north of Bemis Road, west of U.S. 23, and east of Maple Road, is vacant or agricultural land. As the necessar y utilities for urban development become available, the increasing pressure for development of vacant areas will have a substantial effect on the arrangement of land uses in Pittsfield Township. Residential land within the Township is devoted to both single-family and multiple uses. Large lot single-family homes exist throughout the Township. Generally, these uses are located in small subdivisions and along County and Township roads. The development pattern provides little continuity between residential areas as they are scattered throughout the Township. Multiple-family and small lot, singlefamily dwellings (less than one acre in size) are primarily located in the northeast corner of the Township served by sewer and water facilities. As land increases in value and urban services are extended, the Township will experience higher density developments elsewhere in the Township. The predominance of multiple-family construction in recent years is revealed by the following building permit records: �-28- Residential Construction Year 1950 1951 1952 1953 1954 1955 1956 1957 1958 1959 1960 1961 1962 1963 1964 1965 1966 1967 1968 1969 1970 1971 1972 1973 Average 1964-1973 Single-Family 80 125 56 57 7 18 48 65 55 35 23 21 16 50 67 49 55 25 16 23 42 71 92 51 Multiple-Family 12 Total 92 125 56 57 7 18 48 2 10 48 484 568 48 292 202 358 456 338 443 324 65 55 37 23 31 16 98 551 617 103 317 218 381 498 409 535 375 Commercial uses are generally confined to strip development along Carpenter Road, north of Interstate 94; and Washtenaw Avenue, between Carpenter an~ Golfside Roads. Most of these commercial uses are general highway commercial establishments, including automotive-oriented establishments. Meijers and Topps shopping centers are both located on Carpenter Road north of I-94. The Briarwood regional shopping center is located immediately to the north of the Township in Ann Arbor. With the exception of Hoover Ball Bearing Company, which is located on State Road, most industrial uses are located along Carpenter Road, north of Michigan Avenue, and in a small industrial center just south of Interstate 94 at State Road. In addition to manufacturing establishments, there are at least four areas of 10 acres or more where surface mining operations are located. These operations involve �-29- extraction of sand and gravel and it is difficult to determine whether or not they are being used. Because large industrial operations usually require public water and sewer facilities, they have located in or near areas provided with these urban services. Unavailability of such services in most portions of the Township has contributed to the lack of industrial development in these areas. Recent developments in the Township.include the Women's Prison and Men's Guidance Center, Criminal Justice Center, and Clover Lane Farm housing development, parts of which are under construction. Basic Land Use Principles The purpose of the Land Use Plan is to guide future development so that efficient and desirable community patterns result. These include relationships which occur between land use areas and effectiveness of major streets in providing adequate transportation routes throughout the community. Residential Neighborhoods The Township's residential areas should be organized into neighborhood units, wherever possible not interrupted by major streets. The population of each unit will depend on the density, but a range of 2,000 to 5,000 would be the most logical for elementary schools and parks. Neighborhood shopping facilities should not be allowed at major street intersections. Traffic arteries should go around and not through neighborhoods. Commercial Areas There are three general types of commercial areas, largest of which is the regional center, which contain the community's major shopping facilities, professional and governmental offices and public buildings. The second type of commercial use is the community or neighborhood commercial area serving convenience needs of residential areas. Such facilities preferably should be grouped together into shopping centers providing ample parking areas and interfering as little as possible with adjacent residential uses. The third type of commercial use is the general highway commercial area including automotive-oriented establishments such as motels, filling stations, restaurants, etc., catering to both local and transient business. �-30- Industrial Areas Location of transportation facilities such as the railroads and major highways influence industrial locations. Modern industries need large areas for their onelevel operations, for adequate off-street parking, and for future expansion. Many industrial processes have been improved and emission of smoke, gas, dust and noise have been eliminated or greatly reduced, so that they are not as objectionable as they were some years ago. Residential areas should be buffered from industrial uses with green strips, easements and t ree screens wherever possi b le. The Land Use Plan should provide for industrial sites which are adequate in area, have convenient . access and pleasant surroundings. Public and Semi-Public Uses and Park Areas Scenic areas within the community, and par ticularly substantial parts of streams and marshes, should be preserved and enhanced as part of the park system. Such open spaces should be linked along streams and easements and these links provided with walking and bike trails. Neighborhood parks should be developed in conjunction with elementary schools. Public and semi-public uses such as churches, institutions, clubs and golf courses provide the community with necessary open spaces. Land Use Plan Existing land use areas in the Township and adjoining municipalities, topograph y , soils, drainage, access, and the availability of sewer and water serv ices, have been considered in the Land Use Plan. The Plan provides areas for residential, commercial, industrial, public and semi-public, and parks and open space. (See Plate 7.) \ Land use determinations are based upon existing land use, topography, feasibility of providing utilities, access and other factors. This allows the principle of developing generally adjacent to the Ann Arbor and Ypsilanti urbanized sections, with more spacious development in the fringe areas of the Township. Numerous advantages are found in developin g a compact community. These include: less total street and utility mileage resulting in lower maintenance; more efficiency and less expensive provisions for public services such as schools, police and fire protectio n , garbage collection, ci t y facilities , public buildings, institutions and park and recreation areas ma y be developed to serve local needs. ----- �LAND USE PLAN I llllifilD f:: ~ c::J r.cmJ C:Z:21 E I s ~ RURAL-AGRICULTURAL LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS, PUBLIC & PRIVATE OPEN SPACE PUBLIC AND SEMI - PUBLIC ELEMENTARY SCHOOL INTERMEDIATE HIGH SCHOOL SENIOR HIGH SCHOOL COMMERCIAL OFFICE AND RESEARCH INDUSTRIAL COMMERCIAL, OFFICE RESEARCH, AND INDUSTRIAL MULTI - USES • /, :: PLATE 7 �----.. -33- Residential Uses Residential uses have been divided into four separate categories, each having a different density range: those being (1) rural-agricultural, (2) low density residential, (3) medium density residential, and (4) high density residential. The rural-agricultural areas have been assigned an overall density of zero to one dwelling unit per gross acre. The low density residential areas would have a density of 1.0 to 4.0 dwelling units per acre and wou-d primarily consist of single-family and detached residential units. Lot sizes would range from one acre down to 10,000 square feet. Medium density residential areas have been assigned an overall density range of 4.0 to 8.0 dwelling units per gross acre, and would primarily include singlefamily and some townhouses and mobile homes. High density residential areas have been assigned an overall density range of 8.0 to 15.0 dwelling units per gross acre for higher density townhouses and apartments. Low density residential would be located in four areas: in the northwest sector adjacent to the Ann Arbor-Saline Road and I-94 Interchange; the established single-family areas north of Ellsworth at Golfside; in the area between Morgan and Textile Roads east of State Road; and in the area south of Textile Road east of Platt Road. Medium density residential areas would be located generally in two distinct areas: in the central portion of the Township east of U.S. 23 generally along Morgan and Platt Roads; and in t h e extreme eastern part of the Township along the south side of Michigan Avenue. High density residential uses would be limited to the town center and subcenters and retained in areas where such development is presently occurring. Commercial Uses Commercial uses would be developed in the State-Ellsworth Road area to capitalize on the regional attr a ction of the Briarwood Center, and to provide diversified and convenient services to the community. The Plan includes commercial centers at the Ann Arbor-Saline and In t erstate 94 Interchange and at the U.S. Routes 23 and 12 I n terchange. The commercial area along Carpenter Road north of Interstate 94 would be expanded. Commercial uses wou ld be located along Michigan Avenue at Platt and at State Roads, adjacent to the southwest industrial area, and at Bemis Road and �-34Michigan Avenue. Office and research areas are generally adjacent to commercial areas. Multi-use areas are recommended north of the airport and north of the Michigan and Platt intersection. These multi-use areas could contain combinations of commercial, office, research or industrial. The Plan recognizes the need for neighborhood convenience commercial centers, the locations to be determined as the area urbanizes. Locations for these smaller centers are not shown on the Land Use Plan. Industrial Uses The Plan provides three major industrial areas: the largest along State Road, another south of I-94 along U.S. 23, and a third area on Michigan Avenue adjacent to Saline. All of these industrial areas have excellent highway access and are relatively level sites. The State Road industrial area has direct access from State Road onto the interchange on I-94, as well as into the City of Ann Arbor (potential employees). Proximity to the airport, railroad facilities and commercial facilities should make this industrial area highly competitive with other sites in the Ann Arbor-Ypsilanti area. The U.S. 23 area is actually in two parts - the first being the existing industrial area along Carpenter Road from I-94 to Michigan Avenue, and the second part is the land on the east side of Platt Road south of Ellsworth. This area is low and will require filling and drainage facilities around structures. The proposed interchange at I-94 and Platt Road, along with existing access to Michigan Avenue, provides good transportation. The Saline industrial area i ' in Pittsfield Township on the north side of Michigan Avenue. The Ford plant is a sound anchor for additional growth in this area and rail access is available. Public and Semi-Public Uses Proposed new public and semi-public sites include 15 elementary school sites, four new junior high school sites, and new senior high school sites for Ann Arbor area schools. One new elementary school site has been proposed for Saline area schools. The new Township fire station and proposed �-35- Township Center would be located on the same site at Platt Road and Michigan Avenue. The existing Township Hall would be utilized as a sub-center housing fire fighting equipment and additional administrative offices as needed. The State Women's Prison and Men's Reception Guidance Center are to be located at the intersection of Bemis and Platt Roads. The largest public and semi-public use shown on the Plan is the Ann Arbor Municipal Airport. Parks and Open Space In order to capitalize on natural characteristics within the Township, many areas of environmental concern are proposed to remain as natural open spaces. These sites are unique because of vegetation, wildlife, surface water, soils and geologic features which are found in these areas. Wherever possible, parks and recreation areas should be developed in conjunction with these open space areas. In the more densely populated areas of the Township where open space opportunities do not exist, neighborhood parks should be provided adjacent to school sites. Parks, open spaces and natural areas should be linked along streams or on easements. These open space corridors should then contain hiking, riding and bike trails. Details of the Land Use Plan The Land Use Plan represents the correlation of existing development, development strategies and environmental limitations. The Plan provides a long-range guide for the development of Pittsfield Township, meeting future needs of the community as described in the development strategies. It preserves natural features identified in environmental studies, protects present character and quality of development, and provides a logical basis for location of new facilities which will be needed to serve the design population of 39,000. So as to allow a choice for decisionmakers and to prevent ownership monopolies, the Plan has a density provision for a population of 78,000 or double to actual anticipated population of 39,000. Computations were made to determine the amount of land proposed for each of the eight land use categories. Following is a summary of the acres of land in each of the urban use categories. This does not include land not shown on the map north of I-94 or rural-agricultural areas. �-36- Land Use Classification Acres of Land Low Density Residential 3,969 Medium Density Residential 2,384 High Density Residential 1,045 Public and Semi-Public 1,210 Park and Open Space 2,266 Commercial 887 Industrial 1,255 Office Research 63 Multi-Use 437 The total urban acreage shown on the Plan, excluding those areas of the Township north of I-94 and west of U.S. 23 in Ann Arbor and the corporate area of Saline, amounts to 13,516 acres, or 22 square miles. There is a direct relationship between population and land use. In most communities, there is usually one-third to one-half acre per 100 persons of population used for commercial uses. The proposed plan for Pittsfield provides for a ratio of 2.2 acres of commercial land per 100 persons of the future population of 39,000. However, Pittsfield Township has more in the way of major commercial opportunities than the average community. The four existing and one proposed interchange and proximity of a regional shopping center are all major factors for consideration in locating commercial facilities; and it is anticipated that there will be a demand for the commercial areas shown on the Plan. \ As to industrial land, there is usually one to one and one-half acres of industrial land per 100 persons of population in the average community. The Plan provides for a ratio of 3.2 acres per 100 persons, which is more than adequate and allows a choice for new industries. General accepted standards suggest one acre of park space per 100 persons of population, which would mean a total of 800 acres within Pittsfield Township based upon the design population of the Plan. The provision of nearly 2,700 acres and a higher ratio of about six is due to the need to preserve many natural areas in the Township. Actual park land requirements are estimated at 365 acres. �-37- Residential Densities Based upon previously identified residential density ranges, a specific density (expressed in terms of dwelling units per gross acre) was determined for each residential component of the Plan. (See Plate 8 and Table 1.) Thus, by calculating the number of acres in each component and applying a specific density to each area, the number of dwelling units, population and (because of their relationship to population) school classroom needs and park land requirements can be determined for each residential component. These residential densities, listed in Table 1, are established as the maximum density permitted on any tract of land within the given component. Rural-agricultural areas and areas north of I-94, west of U.S. 23, are not included in the computation in Table 1. A density for each residential component is listed in Table 1. These densities are established for overall planning purposes only. Specific densities for individual tracts of land will be determined by the Planning Commission based on detailed development policies for individual sections of the Township; however, they will be within the range as indicated in Plate 7, Land Use Plan. Components which have been assigned the highest densities are those around town centers or where higher density developments already are developing. Densities assigned to medium density residential components vary considerably within the allowable range of 4.0 to 8.0 dwelling _units per acre. None of the areas shown as rural-agricultural on the plan are served by sanitary sewer facilities. Assigning a very low maximum density to these low density residential components is intended to discourage any type of large-scale subdivision. Extensive development in these areas before 1990 might at some future time preclude extension of necessary urban services into these areas after 1990. The density determines the number of dwelling units that can be constructed on any tract of land. Thus, on a 100-acre tract of land which is in the 4.0 to 8.0 units per acre density range (medium) and an assigned density of 5. 0 dwelling units per gross acre, the total number of dwelling units that would be allowed is 500. (The range is 400 to 800 but 500 is used for calculations in Table 1.) The maximum density does not prescribe or dictate housing type or necessarily lot sizes; the plan intends only to determine the maximum number of dwelling units to be considered. The Planning �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ·- ··vi J,;.. 11 I \ 13 14 15 + 19 '" 16 -D~;~=~~~====~~d= -~-~-·::'r:\! - •I _+----• - 32- yp.~ •• 33 'r'ORI( TWP i \ REVISION DATE W4 SHTEN" A.W METROPOLI TAN PLATE 8 COU NTY PLAN NING COMM ISSION RESIDENTIAL COMPONENTS RE"VJSE:0 BY 1-- - - - - - - --' .. 1-- - - - - - - --' . _,6, . . -v ·\/ �-39Table 1 POPULATION AND COMMUNITY FACILITIES EQUIVALENTS Residential Component 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Totals Gross Acreage 220 151 225 233 38 22 222 229 140 373 84 330 172 316 109 276 152 152 210 162 207 260 185 157 163 10 37 33 91 90 129 308 227 1,137 Dwelling Units Population Equivalent 220 453 675 233 304 88 2,664 916 1,680 1,119 168 660 688 1,264 545 552 456 760 1,260 1,944 1,656 2,080 925 942 652 80 148 132 546 450 645 308 227 1 2 137 660 1,359 2,025 699 760 246 7,459 2,565 4,704 3,357 504 1,980 1,926 3,539 1,526 1,656 1,368 2,128 3,528 4,860 4,637 5,824 2,590 2,638 1,826 200 370 330 1,529 1,260 1,806 924 681 3 1 411 26,577 74,875 School Classroom Equivalent(l) Park Land Requirement(l) 4 7 34 3.3 6.0 10.1 3.5 3.7 1.2 3.7 12.8 23.5 16.8 2.5 9.9 9.6 17.6 7.6 8.3 6.4 10.7 17.6 24.3 23.2 29.1 13.0 13.2 9.1 1.0 1.9 1.7 7.8 6.3 9.0 9.2 6.8 34.1 403 364.5 7 10 3 4 1 38 13 24 17 3 10 10 18 8 8 7 11 18 24 23 29 13 13 9 1 2 2 8 6 9 9 Density 1 3 3 1 8 4 12 4 12 3 2 2 4 4 5 2 3 5 6 12 8 8 5 6 4 8 4 4 6 5 5 1 1 1 (l)Based on an actual population of 39,000 rather than the "density population equivalent" of 74,875. �-40Commission and Town Board will make the final decision within the range of 4.0 to 8.0. On the previously mentioned 100-acre tract of land with 500 dwelling units, all units could be located theoretically in one apartment building, they could be constructed as clusters of townhouses, or they could be single-family homes situated on 8,000 square foot lots. The density assigned to this 100-acre tract prescribes a maximum and it, of course, would be possible for the property to be developed at a lower density. Assigning maximum densities to residential components enables the Township to make judgements as to long-range needs for schools, parks, sewer and water facilities, and other public services. The Land Use Plan establishes density ranges for the four residential use categories, three of which are "urban residential". The residential density assigned to each residential component provides a specific single maximum density. Using these densities, future calculations were prepared on dwelling units and population in order to provide an overall indication of total future development by component for the entire Township. Thus, in component number 19, the 210 acres would have a maximum density of 6.0 dwelling units per gross acre. This density would apply to all land within that component. The total area of any parcel is multiplied by the density assigned to that component in which the parcel is located; in this case, 6.0 dwelling units per acre. Thus, on a 100-acre parcel located within component 19, a total of 600 dwelling units would be the maximum permitted. There would be a total of 1,260 dwelling units permitted on the 210 acres that comprise the entire component. This would produce a total population* of 3,528 persons in component number 19. Based on densities established, the maximum urban population which would be accommodated by the plan would be approximately 75,000 (74,875 persans in 26,577 dwelling units). The number of dwelling units by residential category would be as follows: Low Density Medium Density High Density 1,619 units 23,859 units 5,532 units *For densities of 4.0 or more, the household size utilized was 2.5 persons. For densities of less than 4.0, the household size utilized was 3.0 persons. The 1973 average household size was 2.93 persons. �-41A calculated population of 75,000 persons on this basis represents an increase of nearly 66,000 persons over the estimated 1973 population of 12,000 persons (provided by SEMCOG). It should be pointed out that the rural agricultural areas will also have some residential development in addition to the above, but it is not included in the calculation. Rate of Growth During the preparation of the Comprehensive Plan, the Plan Commission and Township Board decide proposals and recommendations to be included in that plan. These recommendations are then subjected to public hearing and citizen input. This "public" decision making ceases to exist, however, when the time comes to implement the plan. The burden of actually transforming proposals and recommendations of the plan into physical reality is left to the activities of land developers and private corporations. Actions of these people will, to some extent, be governed by their assessment of the capability of the market to absorb a specific type of development - whether it is a residential project or shopping center. It is sometimes difficult to determine accurately when and where development is going to occur. What can be done is to prepare projections based on a logical sequence of growth which is in turn based on the plan and certain known factors such as availability of urban services and commitments made by the Township to provide facilities and services. There is a basic policy which should be agreed upon before a sequence of growth can be established. The basic policy is that urban services, sewer and water facilities should be extended on a priority area basis and that efforts to encourage development should be focused in those areas where urban services are available. If a growth policy is not adopted and priority areas not established, the Township faces the problem of a "checker board" pattern of development throughout the Township. By adopting a growth policy and establishing priority areas, the Township can work to fill up the spaces in one area before encouraging development in another. Suggested priority areas for Pittsfield Township are shown on Plate 9. The time period for each priority area should be five years. In other words, within the 1990 plan, there are three five-year plans. Priority area number one includes all areas east of U.S. 23 and along Michigan Avenue that are intended to be urbanized by 1980. This area contains all portions of the Township served by sewer and water facilities. This area is the 1975 to 1980 priority area and includes 446 acres of high-density residential, 1,645 acres of �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN __j-~:; 2 B ., --;-' BY '1985 """"""'"' ; \--.i~ 1 BY 1980 1 3A ! L ~~ +2A ' BY 1990 _____. .----· I•, .. ,,1., 111 "' it? ;,,,. ... .r.-_:, 1 + BY 1985 J -~- + + 3B BY 1990 V.ASHTENAW COUtlT'r' ~ETROPOllTAN PLANN ING COMMlS:SIO N PLATE 9 PRIORITY AREAS 1975-1990 . . A. - - - - - - - - - ----i . v ·- �-43medium-density residential, 391 acres of commercial, 90 acres of public and semi-public, and 226 acres of industrial. Priority area number two is in two separate parts of the Township. Area 2A includes all areas intended to be urbanized by 1985 and would be served by se~er and water facilities from the Ypsilanti Township system. Area 2B includes the northwest corner of the Township. Priority area number three includes the central portion of the Township. This is the 1985 to 1990 priority area. It must be recognized that Pittsfield Township may develop at a faster rate; thus, the 1990 level of development may occur before 1990. The plan is flexible and the 2010 proposals would be initiated sooner. Land Use and the Municipal Airport The Land Use Plan for Pittsfield Township supports continued use of the Ann Arbor Municipal Airport as a general aviation facility. If the airport remains as a general aviation facility, land uses indicated on the plan are realistic. If the Master Plan for the airport concludes that the facility should cease operation as an airport, the land will probably be subject to redevelopment in some combination of uses. An appropriate alternative use of the airport property would include combination of industrial and low-density residential uses. The flatness of the land is well suited to requirements of modern industrial facilities. Industrial uses could be located on the eastern portion of the property along State Road. Low-density residential uses could be developed on the western one-half of the airport property adjacent to other proposed low-density residential areas. As the City of Ann Arbor owns the airport property, there would be a unique opportunity to provide an adequate buffer between residential and industrial areas which could also be used for recreational purposes. If a redevelopment of the airport is proposed, the Township should re-evaluate amounts of industrial land and level of community facilities included in the 1990 plan. If the Master Plan for the airport concludes that the facility should be expanded and level of service increased to accommodate scheduled commercial flights, the Township will oppose such a proposal. Serious consideration would have to be given to the fact that such a proposal would necessitate large expanses of vacant land beneath the approach zones to the airport. Here again, a careful review of the land use proposals included in the 1990 plan would have to be undertaken. Land Use and the Guidance Center Planning around a maximum security institution, such as the proposed Reception Guidance Center and Women's Prison, is �-44- dependent upon the design of the particular facilities and proper buffer areas. Generally, to successfully incorporate such facilities into an area, a large amount of open space should be reserved around the perimeter of the site. The site in Pittsfield Township is not of a sufficient size to provide buffers on the site. Experience has shown that a substantial open space, or physical barrier such as a river, or an expressway, tend to minimize the effect on land uses opposite the prison, and good quality development will occur. U.S. Route 23 provides that type of barrier on the east side of the prison site. The Township should encourage the State of Michigan to acquire the narrow land area that remains between U.S. Route 23 and the prison site. Township Center and Identity The concept of the Township Center is to create a concentration of public and private uses that all together form an "urban center" that is easily identifiable and recognized as the focal point of Pittsfield Township. Such an area needs the following characteristics t0 be successful; (1) There should be a significant number of supporting uses, including semi-public uses such as churches, lodges and the like, a governmental office such as the Town Administrative Center and fire station facilities, as well as a concentration of residential uses. (2) There should be a substantial commercial area. The commercial facilities should include a shopping center, service establishments, a bank and offices. (3) The Township Center should be well served by major streets and highways whi~h provide easy access to this area from all sections of Pittsfield Township and even the surrounding urbanized areas. (4) There should be an adequate and convenient internal circulation system that is not entirely dependent upon the major routes, as well as sufficient offstreet parking facilities within the area. Also, the area would be stronger if public transportation facilities are available. The location recommended for the Township Center is along Michigan Avenue in the vicinity of U.S. Highway 23 and Platt Road. This site offers the greatest potential within the Township for development of a modern compact center. (See Plate 10.) �MORGAN =====::.::.::.-=.-.--_-_-_-_-_-_-_-_-_-_, ,-.--_-_-_-_- ---=. "'T"-_ -_ -_ - r LOW DENSl~Y ~ RE SI DEN Tl Al 1 ROAD ~====:;:::====::;:===:::;;::=====::;:======:::) r-_J 0 I <{ MEDIYM 0 a:: DENSITY I ~7.'.J.-::-¼·.L 3 __ J _J ·. --rRE~IDENTIAL § .. II I ... ELEMENTARY: ·: .... : Q.. . · SCHOOL • · · • ·• . . . ......... . .. ~~THWAY . •• . • ' . ' • WILDLIFE •. · . : . . . , .. ' ·..•.. STUDY AREA · · • ·. _i_:S TE M ·.'Ir~...:.:_[;.:.~-~ : ~ • I ••• ·f.::t . ,... • I •• • · u·. EXIST. . ·,.. ·. SINGLE ';· .':. FAMILY .- ~,• .--· · --, ...· . - - - -~-L...... --. ,--, •,_, .· . --,1:::= - . ~AT~~AYS . • ..,... ~ :{ M N i J: <-' J: V') ::> 0 <{ 0 a:: a:: UJ ~ z UJ a.. a::: <{ u 1 . . HIGH DENSI RESID .. .. . . : FOREST . · ·PRESERVE · .. . . . . . . .. . .. ·. .:. G°a~~i~iL] ~~~~E~ .'. ·/.":: . ·, . . L·_: __;:~~7Jtr::)( /1:/1 1 I AGRICULTURE --7 AGRICULTURE 11 1 11/ I 1/t('' i-_,/1/ - - I/ io/i'L. T J.--" . I\ rI ~ I PUBLIC OPEN SPACE \ ,J --- I _L a:: M N ~ ~ Q.. LOW DENSITY RES I DENT I AL MERRITT PITTSFIELD TOWN CENTER PLATE 10 - -- -- -- - �-46- Within the Township Center, there should be located a variety of governmental and public and semi-public buildings, including the Township Hall which could house all of the Township administrative functions, the new fire station, major police facilities, a library, and even county and state branch offices. Churches and facilities for various quasi-public organizations should also be encouraged. This combination of commercial, governmental and semi-public uses could be referred to as the Pittsfield Plaza area. The proposed Township Center would include lands in a corridor along the north and south side of Michigan Avenue from a point east of Carpenter Road extending westerly to the proposed new interchange of Textile Road and Michigan Avenue. The Center would include a variety of commercial uses including general retail and service oriented establishments. With the anticipated population growth within Pittsfield Township, it is logical that another major shopping facility could be supported. Such a facility containing 200,000 square feet might include what are described as junior department stores, a supermarket, a large home improvement center, and supporting retail and service uses. The Center should also contain recreational and amusement oriented uses which will generate activity in the area after normal store hours and on weekends. Such uses might include a theater and an entertainment arcade. A bank facility would also be highly desirable. In order to stimulate support for commercial and semipublic functions and overall use of the Township Center, medium and high density areas are proposed around the core of the area. The area should be zoned for high-density residential, with densities ranging from 8 to 15 dwelling units per gross acre. No more than 10 percent of the commercially zoned area of a town cen~er area should be used for densities over 15 units per acre. This would allow for high- density high-rise residential structures with the commercial areas. The Center should include adequate facilities to accommodate those persons who will be using the proposed public transportation on Michigan Avenue. There should be several transit stations along Michigan Avenue within the Center where riders can wait for buses. These stations need not be more than attractive and well lighted shelters that offer a reasonable degree of comfort to waiting passengers. �-47- In order for the Center to be a success, it will have to be accessible and convenient for pedestrians. Wherever possible, vehicular and pedestrian traffic routes should be separated. Keeping the points of conflict between these two types of traffic at a minimum will enhance movement of both. This could be accomplished by establishing pedestrian walkways under roads at key locations from various residential areas into the center of the commercial area. Concentrating parking for the Center in strategic locations will allow persons to move conveniently within the Center, rather than driving from store to store or point to point within the Center. The Ellsworth-State Road Subcenter One present identity area in Pittsfield Township is the use at the intersection of Ellsworth and State Road, primarily centering upon the Township Administrative Building. Existing and proposed commercial uses in this area, Research Park, and the Township fire station and park site provide an excellent nucleus for what should be a strong subcenter for the Township. The plan proposes that the present Township property be retained as a fire station, park and possible public works headquarters. The Ann Arbor airport and existing and proposed industrial uses along State Road to Morgan Road would also contribute to the strength of this subcenter. Consideration should be given to development of a Pittsfield Industrial Park in areas on the east side of State Road between Morgan Road and Ellsworth Road. This tract of land is contiguous to the Ann Arbor railroad tracks and contains nearly 200 acres of undeveloped land. Appearance of the area could be improved by a larger setback of industrial buildings along State Road, proper landscaping, screened storage and loading and other amenities. A loop road system could be developed from State Road on the north extending east and south to Morgan Road. A similar industrial loop could be developed on the west side of State Road. An extension of Industrial Drive from Ellsworth south to Morgan is also proposed. Carpenter Road-Ellsworth Road Subcenter A second subcenter is proposed at the intersection of Carpenter Road and Ellsworth Road. This subcenter would �-48incorporate the existing shopping center, Montibeller Park, and the proposed fire station. New commercial uses and high-density residential developments could create a major center in this general location. An elderly housing highrise structure is now under consideration at the north end of the shopping center. The Ann Arbor Transit Authority has located their facilities in on the west side of Carpenter Road, which contributes to the concept of a sub-center. Another method of increasing residential densities within the sub-center, without increasing the overall holding capacity of the Township, would be to use the procedure of transfer of development rights. Thus, for example, a developer of land within the sub-center could obtain properties on the south side of Morgan Road and east of the proposed Stone School Road. The developer could set these areas aside for the proposed open space and school and take the density from this area and transfer it to the Ellsworth Road site. At the same time, the developer might dedicate the right-of-way for the extension of Stone School Road southerly to Textile Road and Michigan Avenue. This would increase the density over the eight to 15 units per acre. No more than 10 percent of the commercially zoned area of the town sub-center should be used for densities over 15 units per acre. Combination of high-rise residential structures, the existing shopping center with expanded commercial facilities at the intersection, and Montibeller Park should all create a very attractive and exciting sub-center in this location. 2010 Land Use Recommendations General recommendations for land use between 1990 and 2010 include the expansion of industrial uses along the railroad corridor connecting the i~dustrial area along State Road and the industrial area adjacent to the Ford plant in Saline. The commercial area at the intersection of State Road and Michigan Avenue would be enlarged as would the commercial area in the extreme southwest corner of the Township. Provisions for additional high-density residential should be included in considering land use after 1990. Generally, these additional high-density residential areas should be located in close proximity to the Township Center �-49- and the commercial area at State Road and Michigan Avenue. Medium-density residential uses would extend south along the U.S. 23 corridor and along Michigan Avenue. �-51TRANSPORTATION FACILITIES The street and highway net~ork is one of the most critical elements of the physical structure of a community, as residents depend heavily upon a sound street network to provide for efficient use of the area. Lack of sufficient laneage and traffic control leads to congestion and delay, which in turn reduces the viability and desirability of a communit y . With the significant growth anticipated in the Township, a street and highway system should be planned that: (1) is adequate for present needs, (2) would accommodate future requirements of the planning area, and (3) would be a part of the regional highway network. It is important that the system be planned so that rights-of-way are obtained well in advance of area development, and that construction and financing take place in advance of actual needs to avoid undue congestion and inefficiency over a long period of time. In many suburban communities throughout the country, provided street and highway capacity has lagged far behind demand. Experience has shown that the best way to accommodate traffic within a community is to concentrate a majority of the movements on a relatively few direct and strategically well located major thoroughfares. Traffic and circulation within residential areas is then directed to secondary arterials which provide reasonably direct access to major arteri als . The remaining minor streets can then be improved with relatively narrow, less expensive pavements which can be more indirect in alignment - designed only to serve adjoining property. On such a system of major thoroughfares, traffic control is easier, movement is relatively continuous, and the bulk of the traffic is routed to the major thoroughfares. Residential streets, then, are quieter, safer, and more private. Under these conditions, the street system as a whole is less expensive to develop and maintain. Existing Street and Highway Facilities The planning area is served by several major thoroughfares: U.S. Route 23, Carpenter and State Roads, which traverse the Township in a north-south direction; U.S. Route 12, which passes through the Township on a northeast-southwest alignment; and Interstate 94 which traverses the Township in an east-west direction. Parkard and Washtenaw also provide important east-west service in the northeast section. One major problem of the existing thoroughfare system is the lack of improved major streets. The surfaced County �-52- roads are State-Moon, Carpenter, portions of Ellsworth, Textile, Ann Arbor-Saline, Packard Road, Washtenaw, Clark and Golfside. Other problems include physical barriers created by the limited-access characteristics of Interstate 94 and U.S. Route 23 which restrict options for location of future thoroughfares. An equally important problem is lack of grade separations where major thoroughfares intersect railroads. Grade separations and bridges are extremely costly improvements which will have to be considered in the planning program. Traffic Flow Major traffic movements in Pittsfield Township occur on thoroughfares which connect the planning area with commerce and employment centers elsewhere in the region. Interstate 94 and U.S. Routes 12 and 23 are the principal thoroughfares for movement to and from the planning area. Washtenaw and Packard pass through the Township with high volumes of through traffic. The other thoroughfares in the planning area carry much lower traffic volumes and are utilized primarily for movement within the planning area. (See Plate 11.) Ann Arbor-Ypsilanti Urban Area Transportation Study A comprehensive transportation study is currently being prepared for the Ann Arbor-Ypsilanti urban area. All of Pittsfield Township is located within the planning area for this study. The transportation study is, at this writing, still in a very preliminary stage. As information becomes available from this study, it will be incorporated into the Township planning program. SEMCCXi 1990 Transportation Plan \ SEMCOG prepared the highway ·network for the 1990 Transportation Plan in July, 1973. The Plan makes no proposals for any new major thoroughfares in Pittsfield Township. However, some of the existing major thoroughfares are recommended for improvement to a higher level of service roadway. Transportation Plan The Transportation Plan, as an element of the Comprehensive Plan, is concerned with designating locations for major streets and identifying general location of new routes required to serve the future population and development of the planning area. There are a number of major streets, highways, �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN ,.." I -½ ,) e:----('· + / + • .i.. "'7 =-'-~=--~ .&. YORI( r wP AVERAGE DAILY TRAFFIC VOLUMES WASHTENAW COUNTY METROPOLI TAN PLANN ING COMMISS ION TRAFFIC VOLUMES 1973 I - - -- - -1· A . v - - - - --1 ..... PLATE 11 �-54and rural roads in existence at the present time that basically provide a sound network for the future. The Comprehensive Plan, then, designates locations where new rights-of-way are required to complete the network, incorporating previous and future plans for the regional highway network. (See Plate 12.) Expressways 'l\vo expressways, Interstate 94 and U.S. Route 23, presently serve the Township. No plans to alter these routes have been included in the Plan. Major Arterials A system of major arterial routes is proposed, using the existing pattern of roads to the greatest extent possible. The major arterials are intended to accommodate a capacity in excess of 10,000 vehicles in 24 hours. This would require increasing the capacity with improvements such as widenings, traffic controls or the like. Rights-of-way should be established in accordance with the Inter-County Highway Commission recommendations. Ellsworth Road. As a major east-west thoroughfare, Ellsworth Road would serve as a major arterial for its entire length through the Township. A realignment across I-94 is essential if this route is to be an arterial. This improvement is a priority item and is necessary to accommodate additional traffic that will be generated by current developments in this area. Textile Road. This road should be an improved arterial for its entire length within the Township. Construction of a separate Textile crossing of U.S. 23 is proposed in the Plan. As such, Textile would funcfion, with Ellsworth, as a major east-west arterial within the developing areas of the Township. Michigan Avenue. Continuing development of Michigan Avenue (U.S. Route 12) emanating from the Detroit area, clearly dictates that the segment through Pittsfield Township will have to be improved. Further, while there are other major arteries that require four major lanes, the design for Michigan Avenue will be for greater volumes of traffic - much of which will be operating at higher speeds due to the through nature of some of the vehicular trips along this route. This indicates the need for such improvements as additional lanes, a median, or turning lanes at intersections. �H ' " !i 120 -.. TRANSPORTATION PLAN i L. __ 1_ .:,---- \l. ~!! t -- PROPOSED EXISTING 0 120 EXPRESSWAY MAJOR ARTERIAL SECONDARY ARTERIAL INTERCHANGE RECOMMENDED RIGHT - OF - WAY WIDTH IN FEET ..... ,-) ,_,, 0 !:l j. w 18 .J Q. 0. l,. ... ,. <( 16 7 t l; GI 0 "' 0 0 .:D g ..,lll "'... 14 "' w z 0 i5 I- C> V, 120 MORGAN -------------Rous DPAtN "'I 0 .J 24 20 "' g :i: 0 N 120 TEXTILE 120 ROAD TEXTILE 0 '\) ll 0 < 0 "' c:::= 25 26 "' w "'z ::, w z :, <( "'u MBRA1' 1l" T 0 "" w Iz w ... 0 "' < ~ u 35 34 ... ...~ ROAD eEMIS _. , r :. il 36 -· ~ 120 f,f I_ _ "" I__ PLATE 12 �-57- Washtenaw Avenue. This major arterial serves a vital function in providing for east-west traffic movements in the corridor between Ann Arbor and Ypsilanti. Only a onemile segment of this route is located within the Township planning area, and the route has already been constructed to four moving lanes. No further improvements of this route are envisioned. Waters-Packard Roads. As with Washtenaw Avenue, only a mile of this route is located within the Township planning area. With the completion of the Eisenhower Parkway, connecting Waters and Packard Roads, this route will provide for major east-west traffic movements north of I-94, again, primarily within the Ann Arbor city limits. Carpenter Road. Carpenter Road carries the heaviest volume of traffic of all major north-south thoroughfares within the Township - with, of course, the exception of U.S. 23. As the Township develops, Carpenter Road will serve as the major north-south route for internal traffic movements within the eastern portion of the Township, therefore, laneage or intersection improvements will be required. Platt Road. At the present time, Platt Road carries relatively low volumes of traffic, is unimproved, and has very little physical development. The potential for this road, however, is quite substantial. It should be an improved arterial for its entire length in the Township and an interchange constructed at I-94. This would accommodate proposed industrial and office-research areas along its eastern side, provide internal north-south travel, and serv e the prison facilities at Bemis Road. Stone School Road. This route would require a new rightof-way in the Major Thoroughfare Plan. The plan proposes that this road be improved to a four-lane major thoroughfare from Packard Road in Ann Arbor south to Michigan Avenue. This proposal includes the extension of Stone School Road from its present terminus at Morgan Road and a new right-of-way to Michigan Avenue - a distance of about 1½ miles. State-Moon Roads. This is one of three highways that has an interchange with I-94 within the Township. The plan proposes that State Road be improved as a major arterial for its entire length through the Township. This will require a realignment at Michigan Avenue into Moon Road which extends south of Michigan Avenue. This route provides a direct connection to Briarwood and to the University. Maple Road. Maple Road should be improved from the Ann Arbor-Saline Road south to Mjchigan Avenue. An increase in laneage may be required toward the end of the planning period. �- 58- Ann Arbor-Saline Road. This route has only a very limited lineal distance through the Township area; however, it does provide the major north-south connection to Saline and Milan. As such, it should be improved as an arterial. Secondary Arterials Secondary arterials are required to collect and distribute traffic within large or intensely developed areas. They are utilized primarily for internal trips within the planning area, as well as carrying local traffic to and from the major arterials. Secondary arterials are intended to usually accommodate two lanes of traffic. Those roads which have been designated as secondary arterials include portions of Morgan, Merritt, Bemis, Munger, Golfside, Warner and Lohr Roads. Bemis extends along the entire south edge of the Township and provides the only link (other than Textile Road) to areas in Ypsilanti Township south of Ford Lake. Morgan Road would be extended to Maple Road and Lohr Road to Bemis. Airport Facilities The Ann Arbor Municipal Airport, situated in the northwest portion of the Township, provides a significant transportation resource for the Township and, in turn, has a direct impact on future development of the planning area. As previously state d, the Comprehensive Plan for Pittsfield Township supports continued use of this facility as a general utility airport. The plan discourages any change in the function of the airport. A need has been established for additional NAVAIDS and resurfacing and realignment of the crosswind runway. Pittsfield Township believes that these improvements will allow for significant increase in operating capacity to meet the needs of a General Utility (Stage One) Airport. The main runwa y should be improved but should not be extended beyond its present 3,500-foot length. Pittsfield Township's opinion is that these improvements will increase the airport's capacity to a point well within the range of demand projected by the study for 1995. Use of this facility for commercially scheduled flights, or for large jet aircraft, would be in direct opposition to the Comprehensive Plan for Pittsfield Township, as stated in the development strategies. Railroad Facilities Pittsfield Township is served presently by two railroads - the Ann Arbor Railroad and a spur line of the Penn Central Railroad. The Comprehensive Plan anticipates increased use of these facilities as large industrial areas as �-59- the central and southwestern portions of the Township begin to develop. The plan recommends that grade separations be constructed wherever a railroad intersects a major arterial, except on the Penn Central line from the Ann Arbor track to Saline, as it accommodates only one train per day. Transit Facilities The Comprehensive Plan proposes that there be fixed schedule bus service connecting major economic centers in the metropolitan area. Specifically, bus routes should be located along Michigan Avenue, State Road, Platt Road and Carpenter Road. The Michigan Avenue route could serve as a segment in a future system linking Saline and Ypsilanti. The Platt Road route could be extended on a regional basis to link Ann Arbor and Milan. The State Road route is essential to provide access to the Briarwood Center. Preliminary alternatives developed thus far in the Ann Arbor-Ypsilanti Urban Area Transportation Study indicate that the only transit facilities being considered for Pittsfield Township are surface route bus services. The most recent alternatives indicate only three thoroughfares in Pittsfield Township have been considered for bus routes: Michigan Avenue, State Road and Platt Road. In all cases, proposed bus routes would provide access to the regional rail facility in Ann Arbor and connections with Ann Arbor Transportation Authority facilities. No mention has been made of any fixed route transit facilities serving Pittsfield Township in the urban area plans. �-61COMMUNITY FACILITIES Community facilities, such as parks, schools, public buildings and utilities, are integral parts of the physical structure of every community. The y have a very definite influence on the community's appearance and livability providing not only essential educational, recreational and other public services, but also essential open spaces arid often serving as focal points for community activities of all kinds. Availability and adequacy of various public facilities are definite measures of the quality and desirability of a community. Because much of Pittsfield Township has retained a nonurban character, provision of a full range of community facilities has not been necessary in much of the Township. However, as the community is faced with significant population growth, it will be more difficult to maintain a quality environment with a large population. It is, therefore, essential to prepare long-range plans for such facilities and to begin construction during the years of growth. Parks and Recreation In any community, public, semi-public, private parks, and open spaces serve a threefold purpose: they provide facilities for outdoor recreation, they enable historic and scenic values in the community to be preserved, and they offer the opportunity to preserve natural areas within an urban settlement. The first of these purposes is the most widely accepted, as all types of people of all ages have different recreational demands. The second and third purposes of scenic value and natural preservation are only recently becoming recognized as valid public land use activities. The plan for Pittsfield Township proposes retention of unique habitats: including marshes and mature forests. These lands could logically become part of the park and recreation system. Elements of a Park System Following is a brief discussion of four main types of parks that comprise the modern system, together with recreational areas of special significance. Small Parks. Small parks of two acres or less can be valuable assets in a heavily populated area, such as high density residential areas. Such areas may p r ovide some space for active recreation, but serve mainly an ornamental function. �-62- The number of small ornamental parks should be relatively low, since their value is in their location and appearance rather than in use, and maintenance cost is high. Such parks are often developed and maintained privately. Neighborhood Parks. The neighborhood park is an area for passive and active recreation for all ages. Because these parks serve roughly the same area as the elementary school, they should adjoin and be coordinated with school property. This neighborhood "park-school" should comprise 25 to 50 acres and provide facilities for all season indoor and outdoor education and recreation activities. By using both school building and the park area year-round, better play facilities can be provided for school children and, at the same time, recreational opportunities that are of interest to the entire neighborhood can be offered. Playfields and Community Parks. With increasing interest in competitive games and sports, there is a growing need for playfields where practically the entire area can be utilized intensely for competitive games. Where possible, these should adjoin high school grounds but, in some instances, they can be located in a separate portion of a neighborhood or a large park. Adequate parking and spectator seating must be provided to accommodate active and passive users who may travel considerable distances to these areas. Such athletic fields, fully developed with all types of facilities, should occupy 20 to 40 acres. Large Parks. In addition to the three types of facilities mentioned above, there is a need for large parks which serve the entire area. These areas are selected normally because of their physical advantages, and occupy 100 acres or more. Locations on rivers are especially desirable as are areas containing rugged topography and heavily wooded sections. Although some large parks might\be improved with public golf courses and other facilities for active recreation, the major part of the area should be maintained in its natural state to afford opportunities for picnicking, walking, riding, boating and various types of passive recreation. Natural Habitats. Significant wetlands, wildlife habitats, breeding areas, migratory wildlife areas, areas necessary to protect above sites from encroachment, marshes, wooded areas, and other undeveloped natural areas deemed irreplaceable if destroyed or devoted to intense use should be identified in the plan and preserved. Other Park Possibilities. There are several important types of recreational areas in addition to those described above. Among these are parkways where vehicular traffic is �-63usually restricted to passenger vehicles, and which afford access to some feature of exceptional scenic merit. The Outdoor Recreation Resources Review Commission (the Laurance Rockefeller Committee), in its report to the President dated July 31, 1962, reported that pleasure driving was the most popular of all recreational activities. Other activities that rated high in the report were overnight camping, hiking and the like. These activities should be provided in large outlying forest preserves and other larger facilities. They are usually the responsibility of state or county agencies, rather than by municipalities. Parks may also be established to protect important drainage courses from building encroachment and to preserve wooded or rugged areas as belts of permanent open space. These park strips provide haven for wildlife, require only minimum maintenance, and offer a pleasant contrast in the urban scene. Area Standards Accepted minimum park standards call for one acre of park land for each 100 persons on an areawide basis. Approximately one-half of this should consist of local or neighborhood parks with the remainder in large parks. Other "rules of thumb" call for the 10 percent of suburban area to be set aside for parks or open space. To this requirement, there is frequently added an additional one acre of park in outlying areas for each 100 persons. These areas should be selected for their scenic value and require less intensive development than the usual urban park. Existing Facilities At present, there are two publicly owned and operated recreation facilities within the Township. l\1ontibeller Park on Ellsworth Road has recently been improved and the park immediately adjacent to the Township Hall has improvements and is extensively used. Based upon the maximum densities recommended for each residential component, dwelling unit and population equivalents were calculated. These population equivalents were used to develop community facility equivalents for each subcomponent. Park land requirements (PLR) and school classroom equivalents (SCE) were computed for each component within the entire planning area. These equivalents are summarized in Table 1. �-64Park Plans The park land requirement for each component was based upon an estimated need of one acre of park for each 100 persons of population. A desirable ratio for distribution of total acreage would be approximately 50 percent of this requirement to be met in large park facilities, with the remaining 50 percent in nei g hborhood park facilities. Wherever possible, neighborhood park facilities would be accommodated in adjacent large parks or in combined school-park facilities. In many places, it would be necessary to combine park requirements since the area required is not large enough to support the necessary range of recreation activities. The pattern also may be modified since natural and ma n -made barriers such as streams and highways may .affect the service areas. (See Plate 13.) Although the accepted standard for park land is one acre for each 100 persons of population, the plan proposes enough park and open space land to increase that ratio to 2.8 acres per 100 persons in Pittsfield Township. Reasons for including this large amount of open space are directly related to the number and quality of prime natural areas in Pittsfield Towns hip. All open space areas designated on the plan were identified as va luable natural areas during the ecological evaluation of the Township. All of these open space areas should be cons e rved. Communities do not terminate their efforts to protect or acquire unique natural areas just because the national standard of open space related to population has been achieved. If the location is a valuable natural area, the Township should endeavor to conserve it. Once these natural areas are gone, they are not likely to be recreated ever again in Pittsfield Township. It is emphasized all proposals for open space must either be purchased for public use or maintained as a part of a private development. \ Specific recommendations for park and recreation facilities are: Northeast Urban Residential Area (north of I-94; east of U.S. 23). The major open space proposed in this area would be located north of Ellsworth Road along a tributary of Paint Creek. This area of approximately 130 acres includes Montibeller Park. Proposed parks and open space in these components total slightly over 150 acres. �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN .... 17:\ -.:::,;J Q v· ANN ARBOR .,c• PUBLIC SCHOOL DISTRICT t .J MILAN AREA SCHOOL DISTRICT ... U iSTING ~ @ r~ 1N1 fi,,.·,;ta . ,_0,0UO PARKS AND OPEN SPACE ~ ELEMENTARY SCHOOL @ INTERMEDIATE HIGH SCHOOL t. -,: 1 ::;-.1 SENIOR HIGH SCHOOL t:-.-:s,:,:..J TOWNSHIP CENTER f,:-,,c .,.J FIRE STATION k:,,,.:-:,·j OTHER PUBLIC USE !.:-·:: ...,1 ~[VI$.,:)!, r:.c.·r WASHTENAW METROPOI.ITAN COUNTY PLANNING COM~ S'i1ot1 COMMUNITY FACILITIES PLAN PLATE 13 �-66Southeast Urban Residential Area (south of I-94; east of U.S. 23). The major open space in this area is the existing commercial golf course between Crane and Munger Roads. A community facility could be about 60 acres in size and could be developed for complementary recreation uses. Three neighborhood parks of 10 acres each are also proposed. Proposed parks and open space in these components total 90 acres. South Central Urban Residential Area (south of I-94; between U.S. 23 and the Ann Arbor Municipal Airport). Because considerable new urban growth is planned for these components, a number of park and open space sites are proposed in this area. Prime natural areas occur along Thomas Road and three sites, totaling 350 acres, are proposed as natural preserves. Another large natural area is proposed along Ellsworth Road; approximately 135 acres of this area is located in Pittsfield Township, with an equal acreage being located in Ann Arbor. The Ann Arbor landfill will be converted to a recreational area as per existing agreements. Smaller areas of natural significance are located west of Stone School Road and Morton Road, and south of Textile Road. These areas would also serve as local parks. Two neighborhood parks of 10 acres each are proposed to serve the residential areas along Platt Road. The proposed parks and open space in these components total approximately 725 acres. Northwest Urban Residential Area (south of I-94: west of Lohr Road). Two neighborhood parks are proposed for this relatively small residential area and would be located as part of park-school sites. The proposed parks in these components total 20 acres. Non-Urban Residential Area (generally west of State and south of Textile Road)o Because only limited residential development is proposed for these components, no intensive recreation facilities are proposed. Ho~ever, this broad band of non-urban development contains some of the most valuable natural assets in the Township; the plan proposes retention of substantial areas as permanent open space. The total of 1,370 acres includes wetland habitats with streams, ponds and marshes; mature oak-hickory for e st areas and upland brush; and a variety of wildlife habitats. The largest proposed natural areas are south of U.S. 12 along Fosdick Road and south of Merritt Roa~. These are the areas least disturbed by ·urban development or agricultural activities. �-67Public Schools The location, size and adaptability of school sites are major concerns in the planning program. Long-range planning can substantially benefit a school system by improving relationships between the schools and the community and by identifying adequate sites before development occurs. Principles and Standards Enrollment of elementary schools may vary within a range of 400 and 600 pupils. The elementary school site should contain a minimum of ten acres plus five acres for a park. In a fully developed residential area, this would serve an area with a radius of one-quarter to one-half mile. A central location enables the school playground to be used during the summer as well as during the school year as a part of a community-wide, organized recreational program. Junior high, intermediate or middle schools should serve an area within a radius of approximately one mile with a maximum size of 800 pupils. A site of 25 to 30 acres, plus five acres for a park, should be provided. Senior high schools should have a site of 40 to 45 acres plus five acres for a park. A maximum enrollment of 1,250 is the present criteria. The necessity for large sites results from current trends for more playfield area, spacious one-story building arrangements, and more parking space. Accessibility of high school sites is an important location factor, particularly if a large area is to be served. The large, modern high school is a major traffic generator with a daily influx of buses and numerous student and faculty automobiles, and with periodic largescale attendance at sporting events and other community activities. Secondary school sites require even more acreage than elementary schools for the building and to insure that the site provides for the educational requirements of the students. Not only are secondary buildings larger than elementary facilities, but spaces provided for parking and play areas are necessarily larger because of the larger faculties, the greater number of visitors to the campus, because high school students drive cars to school which necessitates more parking: and because spaces devoted to team sports must be larger in area because of the nature of the activities and the sizes of the groups involved. �-68During recent decades, more and more school districts have collaborated with city and/or township groups to acquire additional land for a school park to be situated adjacent to the school site. If about five acres are made available for the park on each school site, this area can be used by the public after school, during weekends, and during vacation periods for recreational purposes. Facilities for picnicking and for games can serve adults and children alike. Schoolpark sites not only enhance the quality of living for residents but they help to pay for themselves in the increased value they add to homes in the surrounding areas. The school-park combination with shared facilities can effectuate a mutual gain for both the school and community and is the more traditional example of positive program use of ~djacent open space. Measurable mutual gains are reduced land costs, shared maintenance costs, and reduction of required land areas because of shared open space. The more critical gain for the school is the ability to expand sometime even beyond foreseeable predictions. Joint long range school-park planning considerations should allow for this flexibility without pre-empting basic park area demands. Existing Facilities Schools serving Pittsfield Township are divided into three school districts: Ann Arbor Area Schools in most of the northern half of the Township; Saline Area Schools in the southwest portion of the Township; and Milan School District in Sections 35 and 36 of the Township's extreme southeast corner. Ann Arbor Area Schools operate five elementary schools, two intermediate schools and two high schools which serve students from Pittsfield Township. Only one of these schools, Carpenter Elementary, is located within\Pitts f ield Township. With one exception, these schools have all been constructed since 1953 and, consequently, the quality of these facilities is quite good. Slauson School, which was constructed in 1937, was partially renovated in 1973. Saline Area Schools operate two elementary schools each serving grades K-3; one elementary school which serves grades 4-5; one middle school; and one high school which accommodates students froni Pittsfield Township. None of the schools in the Saline system are located within Pittsfield Township. With the exception of Union Elementary School, all of the schools in the district were constructed after 1954. Union Elementary School was constructed in 1930 and remodeled completely in 1971. �-69All of the schools in the Milan district are located in Milan and York Township. A small number of students from Pittsfield Township attend schools in the Milan District. Enrollment Trends With the exception of Huron High School, enrollments at all of Ann Arbor schools serving Pittsfield Township have either decreased or remained relatively unchanged for the last five years. (See Table 2.) Carpenter and Lawton Elementary Schools and Pioneer High School have experienced very slight increases in enrollment since 1969. The Slauson School and Clinton Elementary School have experienced noticeable declines since 1970 because of the construction of new schools which have affected the attendance areas of these schools. The addition of a sixth grade at Carpenter will cause an immediate increase at this facility. As in the Ann Arbor District, the schools in the Saline and Milan Districts have not experienced a great increase in enrollments since 1965. (See Table 3.) While none of the Saline Schools has experienced enrollment declines, enrollment increases have been relatively small. A greater part of the residential growth and resultant school needs will occur in the Ann Arbor District, as portrayed by the land use plan. Public School Plan Although there have been no rapid changes in enrollment patterns within Pittsfield Township, projected residential development indicates that the Township will be faced with greater demands in the future. Therefore, it is essential that long-range needs be identified as a basis for general planning and more detailed school planning programs. Community facility equivalents include projections for school classrooms for each residential component in the Township. Assuming that 25 percent of the total population will be of school age (K-12), the total student population was then divided by 25, at a ratio of 25 students per room, to produce the number of classrooms required. Thus, in a residential component, there might be an estimated 150 students. Dividing this by 25 would indicate the need for six classrooms. Thus, the SCE (school classroom equivalent) for the residential component would be six. The future estimated actual population of 39,000 would produce a total enrollment of 9,750, with a ratio of 50 percent �-70Table 2 ENROLLMENT TRENDS FOR ANN ARBOR AREA SCHOOLS SERVING PITTSFIELD TOWNSHIP 1969 - 1973 Schools Bryant Carpenter Clinton · Lawton Mitchell Scarlett Intermediate Slauson Intermediate Huron High School Pioneer High School 1969 1970 -- 1971 -- 534 358 444 571 1,062 1,209 555 449 492 542 1,192 1,176 1,537 2,310 1,632 2,330 505 567 479 499 1,081 1,055 1972 302 518 340 494 429 914 690 1973 447 564 266 459 384 922 653 1,814 2,453 2,264 2,562 2,370 2,548 Table 3 ENROLLMENT TRENDS FOR SALINE AREA SCHOOLS 1969 - 1973 Schools 1969 - Houghton (K-6)* 804 Jensen Union Middle School 1970 - 1971 1972 - 1973 (K-6)* 882 (K-4)* 625 (K-3)* 517 (K-3)* 526 (K-6)* 633 (K-6)* 665 (K-4)* 550 (K-3)* 446 (K-3)* 451 (7-8) * 366 (7-8)* \ 389 (5)* 252 (4-5)* 514 ( 4-5) * 517 (6-8)* 664 (6-8)* 742 (6-8)* 772 (9-12)* 702 Saline High School (9-12) * 730 816 *Grades served. Note: Source: All enrollments are September enrollments. Saline Area Schools. 828 864 �-71- in K-6; 22 perc~nt in 7-8; and 28 percent in 9-12. This converts into need f'or a total of 390 classrooms based upon 25 students per classroom. There would be a need, then, for 195 K-6 classrooms (4,875 students), 86 intermediate classrooms (2,145 students in grades 7-8) , and 109 high school classrooms (2,730 students in grades 9-12). The 195 elementary school cla....,sro~ms wou l d 11Jean 28 1111i ts of K-6. Assuming that each sch o c, l w j_ 1 1 accommuda te fou1· uni ts of K-6 (i.e. four kindergarte n classrooms > four first grade classrooms, etc.), the maximum enrollment at such an elementary school would be 700 students. Thus, the long-range need would be for seven elementary schools) each with four units of K-6 or 28 primary rooms in e&ch school. The double use of kindergarten roo:ms would reduce this total by 14. This would serve a future total K-6 population of 4,900 (700 times 7). The intermediate school classroom equivalent of 86 would probably best be served by 20 units of grades 7 and 8 in each school. Thus, each school would have a total of about 40 classrooms to serve the 25 units of grades 7 and 8. On this basis, there would then be two intermediate schools - one with 44 classrooms and one with 42 classrooms. The total intermediate enrollment and capacity would be 2,150. The 109 high school classroom equivalent would produce a total senior high school enrollment of 2,725 which could be provided in a single school. Long-range site requirements for publjc schools are significant. Assuming the need for seven elementary schools, two intermediate schools and one senior high school (a total of 10 schools), each school should Lave a basic site of five acres, plus one acre per 100 students of enrollment. Thus, there would be a need for 35 acres of basic site, plus 100 (97.5) acres on the basis of one acre per 100 students. Thus, the total school site needs to serve the estimated population would be a minimum of 135 acres. Recommended sites for fut11re schools are all located within or adjacent to the proposed area of urban development and, with the exception of an elementary school at Saline, are located within the Ann Arbor area schools' service area. ( See Plate 13.) The Vaca tional School on Textile Road would serve as an elementary school in the future. Develo~ers of l a rge projects sh~uld consider the dedication of school sit e s to the respective school districts; however, the district involved should be given the opportunity to study its suitability in terms of location, accessibility, safety and environmental qualities. �-72Three elementary schools would serve the future urbanized area bounded by I-94, U.S. 23, State Road and Textile Road. Two elementary schools are proposed for the area east of U.S. 23, one to the north on Ellsworth and one south near Textile Road. The sixth school would serve the area northwest of the Airport, with a site near the Ann Arbor-Saline Road. One intermediate school is proposed east of U.S. 23, just north of Textile Road. The second school would be located on Stone School Road. A recommended location for the Senior High School is in the vicinity of Morgan and Thomas Roads. The future senior high school should be south of 95 and west of Platt Road. Also, it should be east of State Road and north of Michigan. Any location within this general area would be the most appropriate. Public Buildings The quality of a site for a public building and its location in relation to other physical elements of the community should be properly inte 6 rated with the Comprehensive Plan. The usefulness of a public building is measured through the quality of its design and construction, and the accessibility of its location. Each public building serves a certain population in a community. While public schools are usually distributed to serve local neighborhoods, such buildings as the town hall, post office and the public library function as community-wide services and, therefore, should be located within the community center. The police and fire departments should be located within equal time and distance to all developed areas of the community. Since public buildings involve considerable public investments, their construction and location should allow for necessary future expansion, and locations should be selected in regard to population distribution, land use, transportation fa~ilities and similar planning factors. Many communities find it advantageous to group public buildings in a central arrangement. This provides public convenience, easy contact between government officials and, in addition, a harmonious composition of buildings. Such a center may then become a symbol of civic interest and cultural attainment of the citizens of a community. Existing Facilities The major local public building in Pittsfield Township is the Township Hall, containing the Township offices and the fire station. The building is located on a large tract of �-73- land which also accommodates a seven-acre publ 1 ~ pa:.: l~. The building is in good condition and adequate parking space is available. The main problem with the building is that there is insufficient space available for the storage of the fire department equipment. This problem will be remedied upon the completion of the new fire station located on Michigan Avenue west of Platt Road. The plan recommends establishment of a Tow11ship Center at the intersection of Michigan Avenue and Platt Road. (See Plate 13.) Although not in the geographic center of the Township, this site has access to all parts of the corrununity and offers adequate area to centralize most municipal functions. The present municipal site at State and Ellsworth Road should be retained as a fire station location to serve the north and western portions of the Township and, particularly, the proposed industrial areas nearby. This site would also be suitable for a Township public works garage. In addition to the new fire station at the Township Center , a site for a fire station is recommended near the intersection of Ellsworth and Carpenter Roads. This location would provide better fire protection in the eastern portion of the Township. Sewer and Water Facilities Availability of potable water and collection and treatment of sewage is essential to the health, safety and welfare of all citizens of the community. In many communities, a practice for the sake of economy has been to construct segments of utility lines only large enough to serve separate isolated growth areas. Eventually, a sufficient amount of development occurs to place demands on the system that cannot be met. To provide for these conditions, it is necessary to evaluate present facilities and numerically project growth and services required in 15 to 20 years. In many cases relating to underground utilities, a planning period of as long as 40 years is considered desirable to obtain full monetary value from the cost to construct such facilities. The key to implementing a sound program for the provision of water and sewer facilities is the guidance of development through a land use plan and accompanying regulations to direct growth to areas where adequate services can be provided and at densities which will not exceed the capacities of each system. While some differences can be expected regarding any plan or regulation, need for an overall guide to future development is very important to utility planning if the most beneficial and economical systems are to be constructed . �-74Absence of such planning produces inefficiency in utility development or unnecessary oversizing to provide for the most extreme conditions that could occur where no controls exist. A new system or area of service would not be developed until existing systems are nearing financial stability. Water Facilities The area in Pittsfield Township that is served by a public water system is located north of Interstate 94 and east of U.S. Route 23. Water for this area is provided by Ypsilanti Township as Pittsfield Township does not have facilities for drawing or treating water. (See Plate 140) Construction of new water facilities south of Interstate 94 is in progress and will be completed in 1975. The water distribution system shown on Plate 14 proposes that there should be two separate water systems serving the Township by 1990. Priority areas 1, 2A and 3B, which contain all areas of the Township that have water service, are to continue as extensions - of the Ypsilanti Township system. Priority areas 2B and 3A are proposed to receive water service from the City of Ann Arbor" Water supply for areas 3 and 2B could be provided by the Ypsilanti water service. The rationale for having two water systems is based on the sanitary sewer system shown on Plate 15. The proposed sanitary sewer system indicates the Township area presently served by the City of Ann Arbor, and that portion of the Township which, because of natural drainage pattern, should be served by the Ann Arbor system. Priority areas 2B and 3A are within the proposed Ann Arbor service area shown on Plate 15. The plan recommends that, since priority areas 2B and 3A should be served by the Ann Arbor sanitary sewer system, then those areas should also receive water service from the City of Ann Arbor. 'There should not be any overlapping of service areas where expensive improvements such as E4:'wer and water facilities are concerned. Extension of water se1~vice to the pr-opostd industrial and commercial areas will influence their rate of development. Detailed review of water service requirements, potential users and volumes expected on a priority area basis should be made so that proper extensions of utilities can be programmed during the planning period. Sanitary Sewer Facilities A complete sanitary sewer system is necessary in the urban areas of a community in order to avoid ha~ards to public �,.,.,.,.,_,..,,,..,,..,.,,,.,J..~ ' I I Cf-lAR TER TOWNSHIP OF P11·r )f IELD, MI CH IGA ' ,. "'r.l·. ••f ,- 1 • ' Il t J. •in , lai"' ~.._, ' '' lO" 12" f I1 WATER DISTRIBUTION SYSTEM I L L -16" !f'. ■ E G E N D WATER MAIN ANN ARBOR WATER MAIN METER VAULT PROPOSED D NOTE , WATER MAINS ARE 6" UNLESS OTHERWISE NOTED. 16" ...... ~ ' POTENTIAL ANN ARBOR WATER SYSTEM SERVICE AREA YPSILANTI TOWNSHIP WATER SYSTEM SERVICE AREA 16" BASE MAP PREPARED BY : AYRES, LEWIS, NORRIS & MAY, INC. 3 HARLAND BARTHOLOMEW AND ASSOCIATES PLANN ING EN GI NEERIN G LANDSC APE AR CH ITECTURE UR&AN l!ENE WAl NORTHIR OO K ILllNOIS PLATE 14 �CHARTER TOWNSHIP SANITARY SEWER SYSTEM L E G E N D PROPOSED SANITARY SEWER F.M, SANITARY TRUNK SEWER FORCE MAIN LIFT STATION ANN ARBOR SERVICE AREA . e:. ll'OTENTIAll ••• .... AVAILABLE CONNECTIONS TO THE ANN ARBOR SYSTEM -- ~ NOTE I SANITARY SEWERS ARE 8" UNLESS OTHERWISE NOTED. DRAINAGE DIVIDES YPSll,ANTI SERVICE AREAS BASE MAP PREPARED BY : AYRES, LEWIS, NORRIS & MAY , INC. dB ( A{ \/JI HARLAND BARTHOLOMEW AND ASSO CI ATES ANNING ENGINEERING LANOSCAPf ARCHl!ECTURE URBAN llfNEWAl Pl NORTHIROOK llllNOIS PLATE 15 �-79 health and cont mi11atio;1 of groundwater .supplies. The areas of the TowDship which are served by sanitary sewer facilities correspond with those areas which are . served by water facilities. (See Plate 15.) Water for the eastern portion of the Township is provided by Ypsilauti Township, and sewer service is provided by the City of Ann A::.·bor and Ypsilanti Township. The Ypsilanti Township i..,erv:i ce area within Pittsfield Township is being expanded v: ith construction of sanitary sewer facilities along Michigan Avenue from Munger Road to just west of Platt Road. This extension of the system will be completed in 1975. The sanitary sewer system shown on Plate 15 indicates that the Township should continue to be serviced by two separate sev:er systems from the City of An ;·1 Arbor and Ypsilanti Township. The proposed Ann Arbor service area shown on Plate 15 includes generally that portion of the Township which, because of the natural drainage pattern, drains to the north. Thus, logically, this area should be served through an extension of the Ann Arbor system. An alternate would be to direct these sewers to the Stoney Creek Basin by lift stations. The proposed Ann Arbor service area corresponds to priority areas 2B and 3A. Priority areas 1, 2A and 3B, except for the existing Ann Arbor service area, are to be served by the Ypsilanti Township system. As a basic Township policy, one sewer service area should be nearing financial stability before the Township starts another major service area. Priority areas 1 and 2A are the areas in the Township which have or will have sewer service by 1975. In area 2A and that part of area 1 which will be served by the Michigan Avenue extension, the sewer facilities have been designed to accommodate a specific maximum capacity or population equivalent of 36,000 persons. The plan assumes a 1990 population of about 29,000 persons for the areas served by the Michigan Avenue extension, leaving additional capacity for a population equivalent of about 7,000 persons. However, the plan also proposes apptoximately 820 acres of non-residential uses, including commercial and industrial areas, which will need sewer service. Depending upon the types of industrial and commercial facilities that are constructed, that additional capacity for a population equivalent of 7,000 persons could and probably will be utilized for the non-residential areas. Therefore, t~e Township will be careful when considering any temporary extension of services from th& Michigan Avenue system which has a fixed capacity that has been committed to priority areas 1 and 2A. By providing temporary service to areas outside of the Michigan Avenue service area, the Township �-80would be committing itself to a future service area - the facilities for which will have to be constructed as a totally new extension of the Ypsilanti Township system when the Michigan Avenue Service Area approaches its design capacity. Service to the south portions of Pittsfield Township could be provided by the extension of a line along Bemis Road from the Ypsilanti Township system. This line has been proposed, but no definite plans have been prepared. The Bemis Road sewer would have to be on the north side of the Bemis Road right-of-way. Also, the southwest area of the Township should be served by an extension of the Saline water and sanitary sewer system along Michigan Avenue. Storm Drainage Minimal storm drainage facilities exist in the urban areas of the Township. This is not to say that storm drainage facilities are absent since they do occur in small areas, collecting drainage through curb and gutter or piped systems discharging to nearby ditches, creeks and ravines. This practice becomes unsatisfactory as homes are built at greater densities and in closer proximity to each other. Increasing densities not only require more adequate provision of storm drainage, but intensify the volume of runoff from areas previously in crops or grassland. To achieve some control of drainage as the community continues to grow, and particularly in the urbanizing area, the addition of standards similar to the following are suggested: 1. Use standard rainfall criteria so that all segments of a system or several systems are compatible. This is particularly important for development of a subdivision or area located at a lower point in a watershed which will receive runoff from areas at higher elevations. A "design" rainfall is based on the maximum recorded rain in~ certain period of years. For storm drains, ten years is used; for a retention facility, 100 years for a 12-hour duration, and the discharge rate should not exceed that from a maximum runoff rate caused by a ten-year rainfall on the property prior to development. 2. Construct streets with curbs to carry storm water from adjacent properties. An adequate system of this type can handle sizable amounts of storm drainage while eliminating roadside ditches. Care should be exercised to avoid overloading the streets with excessive depth of water by establishing maximum distances at which inlets or catch basins will be placed. �-813. Establish easement widths and character of improvement for major drainage channels or ditches. This will reserve sufficiently wide strips to widen channels (where necessary) and keep buildings far enough away from the channels. Channel improvements will be minimized so as to maintain their natural character and that man-made improvements should supplement and not dominate natural drainage. 4o Develop standard design criteria such as minimum street grades for drainage, minimum and maximum pipe sizes for storm sewers, material to be submitted for review of the plans, maximum velocities permitted in ditches (with and without channel lining) and similar criteria to aid in the coordination of projects and development of neighborhoods with adequate storm drainage systems. 5. Define areas along streams subject to flooding and establish restrictions for building in these areas. Regulate development within and adjacent to natural storage and recharge areas. The foregoing criteria applies to both individual small locations as well as overall drainage conditions in the Town~ ship as a whole. For most efficient drainage of a relatively flat area, such as that existing in much of Pittsfield Township, it is important to have standards for both streets and off-street drainage that occurs within a subdivision, as well as analysis and development criteria relating to larger channels and waterways that carry the water away from each subdivision. Storm drainage improvements are usually quite expensive, thus it is important that criteria be developed to keep costs as low as possible while also providing standards that can be developed as subdivisions are growing. This will then minimize expenditures at a later date when overall major improvements are being accomplished. As an area changes from one of a generally rural nature to a growing urban area, actions occur that are frequently detrimental to a natural stream's water quality. These include sediment flowing into streams from construction projects such as highways, roads, subdivisions, shopping centers, etc.; fertilizers, pesticides, grass clippings and street debris (such as sand, salt and rubber granules from tires) as the area builds up; and paper, dirt, rubber granules, salt, oil and similar matter from commercial and industrial areas that have been built. �-82- To prevent streams from becoming polluted from such manmade activities, several steps can be taken. These can include, first of all, utilization of regulations controlling the amount of sediment and other material that will be permitted to flow from a site when it is under construction. Secondly, working with State agencies to regulate how areas may be · plowed and fertilized so as to minimize or eliminate fertilizers or pesticides entering streams due to groundwater or rainfall. Third, to control the urban runoff that includes most of the deleterious items noted above requires a more concentrated effort on the part of the local government. This includes regular street sweeping operations to collect most of the debris that gets flushed down storm sewers and into waterways, controlling deicing chemicals or eliminating them completely by relying on snowplows alone or through the use of storm water detention facilities collecting some of this pollutional load. Storm water detention facilities can be used to trap sediment or other urban debris that is flushed down the storm sewer, or can be used to temporarily hold the first flush of runoff from an urban area for later treatment at the municipal wastewater treatment plant at night when the plant is only lightly used. Various studies have shown that the first flush of rainfall through an urban storm drainage system contains much of the ground debris laying on the street and trapping and treating this material can improve water quality in adjacent streams. An example of some of the overall improvements being considered are those presently under review by the Township in the Pittsfield-Ann Arbor and Swift Run drain areas. Each of these are rather sizable projects and not only require careful scrutiny of the expenditure of funds but also an evaluation of their impact on the development of the Township. With regard to these projects, tl\e following will summarize some of the considerations that should be given to these storm drainage improvements as they affect the growth and development of the Township. 1. The portion of the Swift Run District lying east of U.S. 23 carries a high priority if development is not to be unduly delayed because of lack of adequate drainage. Some development is already occurring there and developers are considering interim systems that may not be suitable in the long run and.are expensive in the short run. The southern portion of the Swift Run District appears to have a lower priority inasmuch as development in that area will probably be delayed until public water and sanitary sewer services are extended to it. This latter point emphasizes the importance �-83of coordinating the development of all utilities with the Comprehensive Plan. It is of little value to provide adequate water service while disregarding or delaying sanitary sewers and drainage and, likewise, of little value to provide adequate drainage while being deficient in these other services. The interrelationship of drainage and sanitary sewer services is further discussed in this section under the heading "Groundwater". Inasmuch as a sizable portion of the Swift Run Drain Study Area is outside of Pittsfield Township, it is important that priority scheduling of expenditures and improvements be carefully evaluated. This has been discussed in a memorandum prepared by the Township Engineer dated May 29, 1975. This memorandum emphasizes the importance of scheduling improvements during time periods commensurate with expected development of the Township as programmed by the Comprehensive Plan. 2. The proposed Pittsfield-Ann Arbor Drainage District can provide valuable drainage improvements; however, a sizable acreage of the Pittsfield Township portion is in an area which may be annexed to the City of Ann Arbor (north of I-94 in the Main Road corridor). The possibility of such an annexation may affect the priority of this project, as well as a commitment of funds by the Township. Three sub-areas in this Drainage District are worthy of consideration. These are: a. The area southwest of I-94. This area requires public water and sanitary sewer services, thus the assignment of a priority to storm drainage facilities for this area should be cooridnated with the extension of water and sanitary sewer lines to it. b. The area between Ellsworth Road and I-94, west of State Road. This area is proposed for industrial and commercial use and apparently has minor drainage problems due to sand and gravel deposits beneath the surface. However, the development of this area for industrial and commercial uses may pave over an important sand-gravel aquifer and affect the groundwater conditions in the Township. This is described more fully in the section under "Groundwater". c. The area soutb of Ellsworth Road east of State Road. This also is an area that will require public water and sanitary sewer services as well as drainage improvements, thus again a priority scheduling of all utility services is paramount. �-84Coordination of street improvements with storm drainage facilities is vital when using the street system for drainage purposes. Such coordination can improve drainage and minimize pipe costs and can avoid having one facility block the functioning of ano ther. Bridges and culverts which may be adequate for street needs, may not be hydraulically adequate to carry the drainage. Conversely, a hydraulically satisfactory channel could block the extension of a needed street. (See Plate 16.) While standards noted heretofore can solve or eliminate many storm drainage problems, an additional method of retarding flow from areas is suggested. In view of the relative flatness of some areas, draining through other areas of pronounced topographic change, it may be desirable to develop a series of detention basins to store water during periods of extreme rainfall. These would primarily be necessary in the areas used for multiple or industrial such as the industrial area on Platt Road. Such storage has a number of advantages: 1. The flow downstream is reduced to a volume commensurate with the capacity of the natural waterways. Inasmuch as these natural waterways developed on the basis of forest or agricultural runoff, their capacity is not adequate to take intense urban developm ~nt. 2. Reducing the flow downstream permits bridges, culverts and pipes to be smaller in size, providing an appreciable saving in the cost of these facilities. 3. While land for the detention basins must be purchased, graded and maintained, they can provide very worthwhile recreational benefits in the form of ponds or grassy areas. \ The natural drainage s ystem as shown on Plate 16 and the parks and open spaces in the Community Facilities Plan on Plate 13 are contiguous in most places. The natural waterways, marshes, and water areas should all be included in the open space system. Ground water Most water supply wells in Pittsfield Township tap aquifers in unconsolidated deposits. Yields of different wells may be highly variable due to the irregularity of glacial deposits. Groundwater exploration and experience with individual �CHARTER TOWNSHIP OF PITTSFIELD, MICHIGAN .... _. ,,. -- - -----. '·) \ . . ~ ,' . J ,....__ t .. j -l I ;-· . . '--., ' ,. -~· • •:-., ,. ,.•• ' -,...-=;:- ' • II _, . , t I I /L-, : (· i .( J I ~ , - ~~-·J STORM DRAINAGE AND SURFACE WATER - C:3 - STREAMS AND LAKES MARSHES MAJOR DRAINAGE DIVIDES SUB- DRAINAGE AREA DIVIDES PLATE 16 �• -86wells in different parts of the Township have yielded some general information on the location of aquifers in unconsolidated sediments in Pittsfield Township. Little detailed information is available about the location or recharge of aquifers in the Washtenaw County area. All fresh water in aquifers comes ultimately from precipitation. Direct local recharge is most important where the glacial drift is relatively thin and permeable. Since groundwater moves within an aquifer and, to some extent, even between aquifers, important areas of recharge do not necessarily overlie the aquifer near the point of water withdrawal. This may be especially true where groundwater travels in permeable fills of bedrock channels. Aquifer recharge in Pittsfield Township is probably important throughout the area since most wells are shallow and do not penetrate bedrock or bedrock channels. In the western part of the Township, the productivity of the Steere Farm Aquifer may depend, to a large extent, on the degree of open space remaining in the general area. All precipation falling in an area eventually winds up as surface runoff, groundwater, evaporation, or is exported artifically. Storage of precipitation water occurs for varying lengths of time in aquifers; in surface ponds, marshes, or retention basins; and within the vegetation. The longer surface water is stored over permeable surfaces, the greater is the opportunity for it to recharge groundwater aquifers. Because of the storage of water, especially in aquifers, supplies of fresh water are available during periods of low precipitation. Wells tap this source, but aquifers may also discharge to surface streams so that during dry months, surface water resources are sometimes sustained by the release of stored groundwater. \ Most of the development related to urbanization has the effect of reducing the quantity of water stored in aquifers especially the more superficial aquifers of unconsolidated deposits. Construction of buildings, roads and parking lots replace permeable natural surfaces with surfaces which do not absorb water and which speed the rate of runoff. Natural retention basins such as puddles, marshes, bogs, etc., are usually eliminated. Stream channels are often enlarged, straightened, · or replaced by drains in order to more rapidly remove the excess runoff. The decreas e in surface area available for absorption of runoff and the decrease in contact time of runoff with remaining permeable surfaces result in decreased recharge of aquifers. �-87At the same time that the recharge of aquifers is decreasing due to urbanization, withdrawal of groundwater is increasing through the use of wells to serve residential a~d industrial needs. Unless groundwater is inflowing rapidly from another region, an area where recharge is continually reduced while withdrawal is continually increased, will eventually experience a shortage of groundwater. This would mean decreased base flow in rivers during dry periods, a lowered water table, and probably shortages of available water in at least some wells. According to Kunkle's dissertation work, the Upper Huron River Basin as a whole, is expected to experience widespread declines in the water table by the year 2010. The northeast sector of Pittsfield Township had already experienced declines in 1960, and other localized declines in areas of high groundwater withdrawal can be expected well prior to 2010. Several techniques for retaining surface runoff and enhancing recharge are compatible with urban development. Detention basins can be constructed with a capacity sufficient to store the runoff from impermeable surfaces for a storm of a given magnitude. This water then has an opportunity to soak into the ground and is not lost from the area. Permeable paving surfaces are available that could be used instead of asphalt in some areas. Densities of dwelling units can be controlled and detention basin requirements applied to all installations with impermeable surfaces or to cases where coverage exceeds a given limit. The use of collected rainwater for many domestic and agricultural purposes also should be considered. The preceding sections outline the importance of considering storm drainage, groundwater, and recharge of aquifers. Each of these, together with provision of water and sewer facilities, must be carefully programmed with the comprehensive development of the Township as well as a careful scheduling of priorities to most efficiently utilize available funds or those that can be provided through State and Federal sources. The interrelationship of these utilities emphasizes the value of both comprehensive planning and the coordination between municipalities and governmental units that must share in the development and the costs of these items. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pittsfield-Charter-Twp_Comprehensive-Plan_1975 Creator An entity primarily responsible for making the resource Harland Bartholomew and Associates Date A point or period of time associated with an event in the lifecycle of the resource 1975-10 Title A name given to the resource The Comprehensive Plan Description An account of the resource The Comprehensive Plan for Pittsfield Charter Township was prepared by Harland Bartholomew and Associates in October 1975. Subject The topic of the resource Comprehensive plan publications Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a36b91c03f13d9e13d63e57797549180.pdf 48f27f3956395d82aca87c0830987762 PDF Text Text PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAl'l' THE COMPREHENSIVE PLAN AS PREPARED BY THE PITTSFIELD TOWNSHIP PLANNING COMMISSION ADOPTED APRIL 20, 1995 DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MI CID GAN AVENUE ANN ARBOR, MICIDGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP wASHTENA w com TY, MICHIGAN THE COMPREHENSIVE PLAN AS PREPARED BY THE PITTSFIELD TOWNSHIP PLANNING COMMISSION ADOPTED APRIL 20, 1995 DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MICHIGAN AVENUE ANN ARBOR, MICHIGAN 48108 (313) 94-'-4440 �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN BOARD OF TRUSTEES Douglas R. Woolley, Supervisor Judith C. Walter, Clerk Robert J. Skrobola, Treasurer James E. Aldrich, Trustee Patricia M. Lennington, Trustee Marjorie K. Shelton, Trustee Judy A. Bocklage, Trustee PLANNING COMMISSION Al W. Paas, Chair Richard G. Timmons, Vice-Chair Mike G. Last, Secretary Marjorie K. Shelton, Member Margaret R. Busch, Member Robert C. Macek, Member Terrence A. Bertram, Member �PITTSFIELD CHARTER TOWNSIDP WASHTENAW COUNTY, MI CID GAN COMMUNITY DEVELOPMENT DEPARTMENT John L. Enos, Director Community Development & Utilities Jack R. Williams Building & Zoning Administrator Carl V. Schmult Jr., AICP Planning Consulant Roger B. Gaugler, P.E. Ayers, Lewis, Norris & May, Inc. Township Engineer �PITTSFIELD CHARTER TOVVNSHIP WASHTENAW COUNTY, lVIICHIGAl'i RESOLUTION ADOPTING THE COMPREHENSIVE PLAN FOR PITTSFIELD CHARTER TOWNSHIP Minutes of a Regular Meeting of the Pittsfield Charter Township Planning Commission held at the Pittsfield Charter Township Hall, 701 W. Ellsworth, in said Township on the 20th day of April, 1995, at 7:30 p.m. The following resolution was offered by Commissioner Timmons, and supported by Commissioner Last: WHEREAS, the Pittsfield Charter Township Planning Commission has undertaken a study and prepared a Comprehensive Plan (Plan) for the future development of the Township, also know as a General Development Plan, in accordance with the provisions of the Township Planning Act (Act), Public Act 168 of 1959, as amended; and WHEREAS, the purpose of said Plan is to promote public health, safety and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; and to facilitate provision for a system of transporation, sewage disposal. safe and adequate water supply, recreation and other public improvements; and WHEREAS, the Pittsfield Charter Township Planning Commission utilized the assistance of a Professional Community Planner in the preparation of the said Plan; and WHEREAS, the Pittsfield Charter Township Planning Commission has solicited public comment throughout the plan preparation process and has held a public hearing on the proposed Plan on February 9, 1995 as required by the said Act, notice of which hearing was published in the Ann Arbor News, a newspaper of general circulation in the Township, on January 10, 1995 and January 29, 1995, and the Commission has duly considered comments made by residents, property owners of the Township, and others at and following that hearing; and WHEREAS, The Pittsfield Charter Township Planning Commission held joint meetings with the Pittsfield Township Board to discuss elements of the plan; NOW THEREFORE BE IT RESOLVED, on this 20th day of April, 1995, that the Pittsfield Charter Township Planning Commission adopts in the whole the Comprehensive Plan for Pittsfield Charter Township, to be dated April 20, 1995, consisting of the following parts: �* Parts l through 11 dated December 1994, together with associated maps, with revisions as indicated in a memorandum dated April 13, 1995 from Carl V. Schmult, Jr., A.I.C.P., to the Pittsfield Township Planning Commission except that Item 3 is not presently adopted, the second sentence ofltem 9 should end at the words "high density uses," and Item 14 should be instead added to Page 5-5, Section 5.04, as a new Subsection G, and with a further revision on Page 6-2, Section 6.01, Subsection H by adding the following sentence to the end of that subsection: "In existing residential areas with grid street patterns, the street system should be revised where possible to discourage arterial traffic from cutting through neighborhoods." * Part 12 dated January 27, 1995; and BE IT FURTHER RESOLVED, that the Pittsfield Charter Township Planning Commission hereby refers its adopted Plan to the Washtenaw County Metropolitan Planning Commission as required by the said Act; and BE IT FURTHER RESOLVED, that the Pittsfield Charter Township Planning Commission directs the Director of Community Development to transmit a copy of its adopted Plan to the Pittsfield Charter Township Board in accordance with the said Act. ROLL CALL VOTE: AYES: NAYES: ABSENT: ABSTAIN: Bertram, Busch, Last, Macek, Paas, Timmons. None. Van Nest None. RESOLUTION DECLARED ADOPTED. Mich1fler!Y= Planning Commission Secretary rescomp �PITTSFIELD CHARTER TOW~SHIP WASHTENAW COUNTY, ~llCIDGAl'f RESOLUTION SUPPORTING THE COl\-IPREHENSIVE PLAl~ FOR PITTSFIELD CHARTER TOWNSHIP Minutes of a Regular Meeting of the Pittsfield Charter Township Board of Trustees held at the Pittsfield Charter Township Hall, 70 l W. Ellsworth Road, in said Township on the 9th day of May, 1995, at 7:30 p.m. The following preamble and resolution were offered by Member Skrobola and supported by Member Van Nest: WHEREAS, the Pittsfield Charter Township Planning Commission has prepared a Comprehensive Plan for Pittsfield Charter Township, which plan was adopted by the Commission on April 20, 1995; and WHEREAS, the Planning Commission has transmitted a copy of its adopted Plan to the Township Board in accordance with the Township Planning Act, Public Act 168 of 1959, as amended; and WHEREAS, the Township Board recognizes that this plan was prepared and adopted after substantial study and after several public meetings at which many in attendance expressed their views; and WHEREAS, the Township Board recognizes that many of the views and concerns expressed by the public, before the Planning Commission, have been incorporated into the Plan; and WHEREAS, The Planning Commission met with the Township Board during the development of the Plan and incorporated comments then and there received into the Plan; and WHEREAS, the purpose to the Plan is to promote the health, safety, and general welfare of the people of Pittsfield Charter Township; NOW, THEREFORE BE IT RESOLVED, that the Township Board of Pittsfield Charter Township, duly assembled at a Regular Meeting on this 9th day of May, 1995, hereby endorse the Comprehensive Plan for Pittsfield Charter Township . ROLL CALL VOTE: A YES: Aldrich, McMullen, Peer, Shelton, Skrobola, Varu"'-l'est, Wooley . NA YES: None. ABSENT: None. ABSTAIN: None. RESOLUTION DECLARED ADOPTED. �TABLE OF CONTENTS Page PART 1 - INTRODUCTION 1.01 1.02 1.03 1.04 1.05 Relation to the 1976 plan Principal characteristics of the plan Structure of the Comprehensive Plan Planning Commission and Township Board roles in the planning process The Planning Area 1-1 1-1 1-3 1-4 1-4 PART 2 - EXISTING CONDITIONS - THE PLA.J.'fNING AGENDA 2.01 2.02 2.03 2.04 2.05 2.06 2.07 2.08 2.09 2.10 2.11 2.12 2.13 2.14 2.15 2.16 2.17 2.18 2.19 2.20 2.21 Introduction Natural features Regional setting From agriculture to an urban culture The remaining rural area Population projections Housing projections Future land area requirements Identity as a community Composition of the housing stock An over supply of land zoned for multiple-family residential use Neighborhood schools Municipal boundaries are stable A center for Township government Major commercial centers Public recreation land Public water and sanitary sewer services Ann Arbor Airport Ann Arbor landfill Streets Public transportation 2-1 2-1 2-3 2-3 2-4 2-4 2-4 2-4 2-6 2-6 2-6 2-7 2-7 2-7 2-7 2-8 2-8 2-8 2-9 2-9 2-12 PART 3 - OBJECTIVES 3.01 3. 02 3.03 3.04 3.05 3.06 3.07 3.08 Strengthen the identity of Pittsfield Township as a community. Preserve the natural resources in the planning area. Restore a balance in the community's housing inventory between ownership and rental units, and between single family detached houses and all other types of dwelling units. Preserve a portion of Pittsfield Township for rural uses. Streets should be consistent with, and subservient to, the character of the community. The township's employment base, especially in the light industrial and research/development sectors, should be expanded. The stability of residential areas should be preserved. Provide expanded recreation opportunities in the community. 3-1 3-1 3-1 3-2 3-2 3-2 3-2 3-2 �Table of Contents TABLE OF CONTENTS (CONT.) PART 3 - OBJECTIVES (Cont.) 3.09 3 .10 3 .11 3.12 3.13 3 .14 3.15 Open space areas should be conveniently located for all residents of the township. Residential areas should be interconnected with streets, sidewalks, and pedestrian/bicycle paths. Streetscapes of existing major streets should be improved. New development should be of high quality. Growth should be managed. The public costs of growth should be minimized. The policies of Pittsfield Township should be closely coordinated with those of neighboring communities. .., .., .J-.J .., .., .J-.J 3-3 3-3 .., .., .J-.J 3-4 3-4 PART 4 - BASIC CONCEPTS OF THE PLAJ.~ 4.01 4.02 4.03 4.04 4.05 4.06 4.07 4.08 4.09 4.10 4.11 4.12 4.13 4.14 4.15 The foundation of the plan has two elements The planning area has permanent boundaries. The plan establishes urban and rural/suburban boundaries. The plan establishes a service area boundary. Three categories of residential uses are proposed. Residential areas will be allocated to attain a balance in the housing stock between single-family detached and all other dwelling unit types. Residential areas will be protected from destabilizing forces. Commercial uses will be concentrated in major centers. Industrial uses will be concentrated in two major corridors. Streets will follow the established pattern. Water and sanitary sewer services will be extended throughout the service area. Public facilities. Public schools. Public recreation. Natural features. 4-1 4-1 4-1 4-1 4-1 4-2 4-2 4-2 4-2 4-3 4-3 4-3 4-4 4-4 4-4 \ PART 5 - LAND USE POLICIES 5.01 5.02 5.03 5.04 5.05 5.06 5.07 Rural area policies Residential area policies - general Suburban residential areas policies Urban residential areas policies Commercial area policies Industrial area policies Office area policies II 5-1 5-2 5-4 5-4 5-5 5-8 5-9 ., �Tab le of Contents TABLE OF CONTENTS (CONT.) PART 6 -TRANSPORTATION POLICIES 6.01 6.02 6.03 6.04 Streets - General policies Policies for specific streets Public transportation Pedestrian/Bicycle facilities 6-1 6-2 6-5 6-6 PART 7 - PUBLIC UTILITY POLICIES 7.01 7.02 7.03 Sanitary sewer system policies Water supply system policies Storm drainage and management policies. 7-1 7-4 7-5 PART 8 - CO~IUNITY FACILITIES POLICIES 8.01 8.02 8.03 8.04 8.05 8.06 8.07 8.08 Public schools Recreation facilities in the planning area Township government facilities Public safety facilities Washtenaw County Service Center Huron Valley Correctional Center Ann Arbor Landfill Composting Facility 8-1 8-3 8-5 8-5 8-5 8-6 8-6 8-6 PART 9-NATUR<\L FEATURES POLICIES 9.01 9.02 9.03 9.04 9.05 9.06 9.07 9.08 9-1 General policies Woodlands and trees Wetlands Stream corridors Fence rows Flood plains Topography Ground water recharge 9-2 9-2 9-3 9-4 9-4 9-5 9-5 PART 10-IMPLEMENTATION POLICIES 10.01 10.02 10.03 10. 04 10-1 10-1 10-3 10-4 Introduction Zoning regulations Regulation ofland division Infrastructure III �Table of Contents TABLE OF CONTENTS (CONT.) PART 11 - PLAN lVIONITORING PROGRANI 11.01 Introduction 11 .02 Benefits of a monitoring program 11 .03 Description of the program 11-1 11-1 11-1 PART 12-LOCAL PLANNING AREAS 12.01 12.02 12.03 12.04 Carpenter Road Corridor Clark - Golfside Area Section 15/16 Policies Northwest Area Plan 12-1 12-3 12-6 12-13 \ IV �PARTl (t INTRODUCTION 1.01 RELATION TO THE 1975 PLAN The township's most recent comprehensive plan was adopted in 1975. That plan replaced the township's first master plan adopted in 1968. Thus, Pittsfield Township has 26 years of experience with preparing and using comprehensive plans in making decisions on land use, streets, and public facilities and services. The 1975 plan was used extensively in guiding Township Planning Commission and Township Board decisions, and was amended six times. These amendments, however, only added detailed policies to the overall plan; the basic elements of the plan were not changed after it was adopted. The age of the plan, together with its continued use and changed conditions, both within and outside the township, resulted in a decision to update and revise the 1975 Plan. Review of the 1975 plan showed that much of the plan was still valid. In fact, many of the policies in that plan have their own momentum, since new developments, some of which are still in process, have followed these policies. Nevertheless, some of the data in the plan was out of date and some policies were made obsolete by evolving events. The new plan is therefore a refinement as well as an update of the 1975 plan. The time of revising and updating is also an opportunity to improve, and this was also the intent of the Planning Commission and the Township Board in revising the comprehensive plan. This plan, upon adoption, replaces the 1975 Plan and all amendments thereto . 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAJ.~ Experience in using the comprehensive plan over the past 18 years has proven the utility and wisdom of that plan and that the principal characteristics of the 1975 plan should be retained. The following are the principal characteristics of the 1995 plan. A. The plan is a policy type plan; that is, it describes the township's policies regarding the future nature and development of the township. The policies are aimed at the fundamental issues that the township expects to face in the future. These basic issues are those that are expected to have enduring effects on the township, and that will affect the future character of the township in the years ahead. The plan focuses on a limited number of issues in order to concentrate attention and effort on those issues that can truly make a difference in the township's future. B. Since the plan concentrates on policies, it follows that the plan is general in nature. That is, the plan shows how the Township Board and Planning Commission intend to respond to various issues, and the approaches that will be followed in those responses. The plan does not prescribe nor predict uses for specific parcels of land, except in a few circumstances. Instead, the plan describes the intended uses of general areas. The plan is not intended, nor is it designed, to be a "blueprint" or a picture of the township at some future date and it should not be interpreted in this fashion . Similarly, the plan does not state that a certain action will be taken at a future time. To use the plan in either fashion would require that decisions be made today concerning future events, something that is impossible to do and, if attempted, would give the plan an unworkable rigidity. April 20, 1995 1-1 �Part I - Introduction C. The plan provides guidelines for making decisions or recommendations in the future. For example, the plan will provide the framework for Planning Commission recommendations on rezoning petitions and subdivision plats to the Township Board and for Board decisions on those matters. It will provide guidelines for Planning Commission decisions on site plans. Decisions will be made on a case by case basis at the time necessary and within the context of the plan. The plan will be amended if the analysis generated by the required decision indicates that a change is appropriate. D. The plan recognizes that the future is uncertain and cannot be predicted, and that current perceptions of future conditions might change. The major issues also might change over time, and policies designed to respond to them might have to be modified or replaced with new ones. The Planning Commission intends to periodically review, refine, and otherwise modify the plan as events unfold. Refinement might be in the form of restating, deleting, or adding to the issues, goals, or policies set forth in the following pages. It might also be in the form of detailed policies for specific areas of the township. These changes might result from an analysis of a specific development proposal, such as a rezoning petition, a capital improvement proposal by Pittsfield Township or other government entity, a periodic review of the plan by the Planning Commission, or from the detailed study of a part of the township by the Planning Commission. This approach can be viewed as a series of successive attempts to adapt the plan as well as the planning process to changing conditions. The plan is therefore designed, by concept, organization, and method of publication, to be easily amended. E. The plan is an overall guide to decisions, but continual use of the planning process, not just use of the plan itself, will assure that decisions regarding land uses, development, and facilities will be better than they would be in the absence of such a process. It is the Township Board's and Planning Commission's intent to continually improve the planning process as well as the plan. F. In preparing this plan two conditions became readily apparent: 1) that various forms of development had occurred or were in the process of occurring in all parts of the township's planning area; and 2) that population projections with the necessary safety factors, when translated into the acreage required for various land uses, utilized all but three to four square miles of the twenty-seven square mile planning area. The projections and land use requirements \indicated that only fifteen percent of the planning area would not require a future designation for developed uses. Therefore, the Planning Commission decided to indicate "ultimate" uses for all parts of the township's planning area, even though such a designation would extend well beyond the normal fifteen to twenty year time frame for the comprehensive plan. Thus, the plan designates future land uses for the entire planning area rather than a projected requirement of land area for a specific time period. G. The maps in the plan are intended only to illustrate some of the policies described in the plan. The maps are generalized and show general locations of uses and features. The text of the plan should be consulted for a description of policies that apply to specific areas, features, or subjects. April 20, 1995 1-2 �Part I - !ncroduction 1.03 STRUCTURE OF THE COMPREHENSIVE PLAN The following is a summary of the key parts of the comprehensive plan. . 'I A. Existing and Future Conditions - This part of the plan, Part 2, identifies the key conditions, existing and future, as viewed at the present time, that will significantly affect the township. Some of these, such as the physiographic features of the planning area and existing land use patterns, are factual in nature. Others, such as emerging trends, are subjective. Together however they form the planning agenda - the conditions that the comprehensive plan must provide for in one way or another. B. Objectives - These are described in Part 3 and are the significant, closely held feelings regarding the future direction and character of Pittsfield Township. To some extent they result from the conditions that are described in Part 2 of the plan, but, for the most part, they reflect the values and aspirations of the public. These form the other part of the planning agenda - the comprehensive plan must reflect the important objectives of the public as well as respond to the existing and emerging conditions of the township's environment. C. Strategy - This part of the plan identifies and describes the major policies with which the township will face the future. These major policies are strategic in nature, since they will have primary effect on the future of the township . This part of the plan is basically a summary of the plan's major policies. D. Policies - The bulk of the plan is presented in Parts 5 through 10, which describe policies regarding land use, streets and transportation, public utilities, community facilities, natural features, and implementation. Policies are expressed primarily in text form, although maps are included to illustrate some of the policies. E. Monitoring - Part 11 describes the program that will be followed to keep the plan up to date. F. Detailed Policies for Local Planning Areas - Part 12, This document presents policies for certain areas of the Township that require more detailed attention than is appropriate in the basic policy part of the comprehensive plan. These policies are consistent with the overall framework polices of the plan. G. Land Development Standards-Part 13, Appendix l - This document is published separately and is available to prospective developers or other interested people along with the zoning and subdivision ordinances. The standards describe Township requirements for plans, plats , utilities, paving, landscaping, and similar developmental matters. They are available for inspection or may purchased seperately. H. Working Papers- Part 14, Appendix 2 - These papers were the basis for the comprehensive plan- inventories of existing conditions, detailed analyses, proje_ctions, etc. They are not published but are available for inspection and copymg. I. Land Use Plan Atlas- Part 15, Appendix 3 - The atlas is a collection of ta,'( maps at scales of l" = l 00' and l" = 400' for all sections and quarter sections in the planning area, with the designated land uses on them. The at~as will not be published or otherwise reproduced but will be available for inspect10n. 1-3 �Part I - Introduction 1.04 PLANNING COMMISSION Ai'fD TOWNSHIP BOARD ROLES IN THE PLANNING PROCESS The Township Planning Act gives the Township Planning Commission sole authority to prepare and adopt the comprehensive plan. However, the Township Board is an equally or even more important part of the plan preparation and overall planning process, since the Board makes all land use and development decisions via the rezoning and the subdivision review processes; approves expenditures for public improvements; provides funds for Planning Commission activities, and appoints Planning Commission members. Most importantly, however, the Board is elected by the citizens of Pittsfield Township and is therefore directly responsible to the public for planning decisions and represents the public's interest in planning matters. It therefore follows that the Township Board should play a key role in preparing the comprehensive plan and in keeping it up to date. This comprehensive plan was prepared using this approach and it reflects Township Board policies as well as those of the Planning Commission. 1.05 THE PLANNING AREA The planning area for the comprehensive plan is delineated on Map l. This area includes all portions of Pittsfield Township that lie outside the boundary agreement areas with the cities of Ann Arbor and Saline. The planning area also excludes the 40 acres in Section 32 that have been temporarily released by Pittsfield Township to the City of Saline for industrial development. The total acreage of the planning area thus defined is 17,330 acres or 27.09 square miles. The area of the original survey township was 22,784 acres or 35.6 square miles. Therefore the planning area, as a result of annexations over the years and the more recent boundary agreements with the two adjacent cities, has been reduced to 76% of the original township area. (See Map 1) \ April 20, l 995 l-4 �11 1 I l\ ~p 1 ~ ir PLANNING AllEA =~ I :;~;~ ., ,~ ·-~ "'X' ,,; ------ " Q:i ~ .: AUil !ARBOR MUIUCll'Al AIAPORf ...... ,,~ ~ /~I . \9rt ...~ X ~. . If a0 ...z I 111= I 11 VI •• .: "::"'. MORGAN . /" .•-c':,::::• c::J Original Township Boundary □ ~,\~i;:·~: ~g Area ~11!1~~ <( :i; 0 ... ,: 11 - 19 / __,II I • '<o '"'" -·" t ··H~I, .'!,I~'."" l(11l11 IIUOS p11 II IU( Cf 11 OOlllM>t Cf p \) I) c;:-=1F t 26 in 11l. . •!CI Ill ~ ~"' .,1\< 0 . ;---. \M I Ill ...e 2 ~ " Q ~ 34 I · J~ Ill ,.,< - • 0 11 ~r. - A 1"=4 , 000' LJ �PART2 EXISTING CONDITIONS -THE PLAl'iNING AGENDA 2.01 INTRODUCTION Existing conditions form one of the two primary foundations for the comprehensive plan, the other being the community's objectives for the future. Existing conditions fall into two general categories: those which are factual, they are "on the ground now", such as natural features, existing land uses and streets; and those conditions that are anticipated to exist in the future. These conditions are somewhat uncertain but must be accounted for in planning policy. Careful monitoring of both types of conditions in the comprehensive plan over time will result in revisions that will bring conditions and policies closer together. This part of the plan identifies and discusses conditions that are expected to exert significant influence on the future of the township, the policies of the comprehensive plan, and the nature and content of the township's planning process. The conditions are not listed in any order of importance. 2.02 NATURAL FEATURES These are generally fixed conditions that have had major influences on land use and development patterns in the township in the past and will continue to do so in the future. In earlier periods of development these were frequently considered to be obstacles to be overcome. Now these are, in many cases, considered to be visual amenities and perhaps essential to the welfare of the community. These features offer the township opportunities to provide the planning area with the physical basis for a unique identity. A. Topography - Surface topography - the land form - of the planning area can be generalized as flat to moderately rolling with no pronounced hills or valleys. Overall the land form slopes down from the northwest to the southeast, with contrasting ridges running in northeast to southwest directions. There are three drainage basins in the planning area. The Saline River Basin drains to the south and southwest into the Saline River and has an area of 14 square miles (52% of the planning area). The Stoney Creek Basin, which drains the east side of the planning area to the east into Lake Erie, is 9 square miles in area (33% of the planning area). The north part of the planning area, 4 square miles ( 15% of the planning area) is in the Huron River Basin, which drains to the north and northeast into the Huron River. Subsurface topography has little significance for land use or other aspects of physical planning in Pittsfield Township. B. Ground Water Recharge - Several areas within the planning area have potential for permitting surface water to percolate into the ground water system. (These are defined as areas that have rapid permeability to the depth of 50 feet, or that have moderate permeability to a depth of 25 feet and rapid permeability between 25 and 50 feet). Most are located in the public water and sanitary sewer service district. Therefore the principal concerns 'will be preserving permeable surfaces where possible for recharge of aquifers, and protecting permeable surfaces from inflow of pollutants. April 20, 1995 2-1 �Part 2 - Existing Conditions Much of the south edge of the planning area also has characteristics for potential recharge. Since this area is outside the water and sewer service boundary, development densities will be relatively low, thereby offering opportunity for preserving much of the ground surface in a permeable condition. C. Streams - There are several stream systems within the planning area. These provide the only surface water in the Township, other than that provided by some wetlands and constructed ponds. These streams and their associated corridors are not only important natural drainage facilities; they take on added significance in the planning area as visual and natural amenities. In addition, most of the wetlands are associated with stream corridors, which suggests that the viability of these wetlands depends to some extent on the continued viability of the stream corridors. The streams will play an increasingly important role in surface water drainage, as development and resulting surface water runoff increase. D. Wetlands - Wetlands comprise a relatively small part of the land area in Pittsfield Township. The wetlands we do have are generally concentrated in the central and west parts of the planning area, in the Saline River Basin. Wetlands perform several important functions: control of surface water runoff; filtration of sediments and pollutants; stabilization of downstream drainage flows, especially during periods of heavy runoff, and provision of wildlife habitat. E. Soils - Soils in the planning area occur in three associations. The features of these associations generally do not have significant impacts on planning policy in the township. However, there are several areas of wet soil, which are defined as soils which have the water table within one foot of the ground surface. Most of these soils are located in the Saline River Basin part of the planning area. These soils affect location, type, and density of development. All identified wetlands are located in or adjacent to these wet soil areas. The officially designated 100 year and 500 year flood hazard areas are also located in these areas. F. Flood Hazard Areas - From the perspective of the entire planning area, Pittsfield Township does not have significant flooding problems. Where flooding or the potential of flooding does occur, the affected areas are localized and relatively narrow. A potential for flooding occurs along stream corridors, and flood plain boundaries generally follow stream channels. The major exceptions are the Wood Outlet Drain, where the flood plain is as much as 1,700 to 2,500 feet wide; and along the Pittsfield-Ann Arbor drain, between State and El\sworth Roads, where the flood plain is up to 1,000 feet wide. The township has nine official flood hazard areas, as delineated by FEMA. There are other areas also subject to flooding. The Township regulates development in the l 00 year flood hazard areas by an overlay zone in the zoning ordinance. G. Woodlands - The original woodland that covered Pittsfield Township prior to settlement in the 1800's has been removed - initially to open the land for agriculture and later for construction of houses, shops, places of employment, and roads. Only scattered woodlots remain. Even though scattered and small, they can still be important features in the landscape and the environment, especially where they occur in association with other natural features. April 20, 1995 2-2 �Part 2 - Existing Conditions H. Composite of features - The coincidence of several natural features in one area suggests a sensitive environmental area. The more features located in one area, the more important that area will be to protect and preserve. 2.03 REGIONAL SETTING The future of Pittsfield Township is to a great extent a function of its setting in two economic regions - the Southeast Michigan region and the Ann-Arbor-Ypsilanti urban area. The Southeast Michigan region has been growing primarily to the north and northwest, especially in the I-75 and I-96 corridors, along with fill-in between the two corridors. In recent years regional growth has moved in a more westerly direction, in the M-14 corridor, to Plymouth and toward Ann Arbor. During this time growth along the I94 corridor has been relatively less pronounced. Whether these growth trends continue or growth begins to focus on the I-94 corridor is speculation at this time. But in either case Pittsfield Township will be influenced to a considerable extent by the regional growth pattern that is already established. Now, more than previously, Pittsfield Township is an integral part of the Southeast Michigan economy. Ready accessibility between the township and the region is provided by the freeway system. People living in Pittsfield Township have relatively easy access to employment centers to the east and northeast. Likewise people living in Wayne, Oakland, and Livingston Counties have easy access to jobs that are located in Pittsfield Township. The township is also totally integrated into the Ann Arbor-Ypsilanti urban area. People living in the township might work in the township or in jobs located in other parts of the urban area. The reverse condition also exists. Similarly, shopping centers located in the township as well as those in Ann Arbor, Ypsilanti, and Saline serve residents of all the communities. Most of the agencies of Washtenaw County government are located in the County Service Center in Pittsfield Township. These are only examples of the already established relationships among communities in the urban area. These interrelationships among the urban area's communities and among the communities in the larger region are expected to grow in intensity and complexity in the corning years. The result will be a tendency to blur community identities and to increase the growth pressures on Pittsfield Township. Forces that determine demand for housing, jobs, retail sales, and other economic conditions will be increasingly beyond the reach of township citizens and officials to control and in some cases, to even influence in any significant way. 2.04 FROM AGRICULTURE TO AN URBAN CULTURE The township has changed from a primarily rural, agricultural community that existed through the 1960's to a predominantly urban one. While the township still has thousands of acres of land in some form of agricultural use, such use is, for the most part, temporary pending gradual conversion to residential and other uses. 2-3 �Part 2 - Existing Conditions 2.05 THE REMAINING RURAL AREA With the evolution of the township from an agricultural to an urban community, there are no large fanns remaining to provide a true rural environment. Yet there are portions of the township, namely in the south tier of sections north of Bemis Road, in which reasonably large parcels, many of which are 5 to 10 acres in area, are considered rural by their owners. The concentration of these lots presents an opportunity to protect and maintain a modified rural environment. It is a specialized one, given the fact that large farms are missing. With careful planning and regulation this character can be preserved in the foreseeable future. Existing agricultural operations can be encouraged to continue, and new ones encouraged to start, to preserve this important element of rural character. 2.06 POPULATION PROJECTIONS Projections for the year 2010, using a variety of assumptions, result in a range of potential population from 25,000 to 32,000 people, in rounded numbers. The high number is the official SEMCOG projection for Pittsfield Township; the smaller projections result from township projections based on three different assumptions regarding growth in housing development. A projection of 29,400 people by the year 2010 was selected by the Planning Commission as a reasonable number and is based primarily on a rate of housing growth that the township experienced in the 1980-90 period. It is also based on an assumption that single-family detached housing units will increase somewhat as a percentage of all housing units that will be constructed by 2010. The projection of 29,400 people represents an annual increase of about 2.5%, which is lower than the 3 .1 % annual population increase of the 1980-90 period, and the 4. 7% annual increase that the Township experienced in the 1970-80 period. Thus a fairly moderate rate of population growth is assumed for the next 16 years. 2.07 HOUSING PROJECTIONS Projections for additional housing units required by 2010 are closely related to the additional population growth of 11,732 people projected by 2010. The housing projections are based on two assumptions: 1) that the rural and suburban areas will be more or less completely developed by 201 O; and 2) that single-family detached units will comprise about 50 percent of the housing stock in the planning area in 2010. The projection shows 12,034 housing units existing in the p l ~ area by 2010, of which 6,017 will be single-family detached and 6,017 will be other types of dwelling units. Since the township had 7,794 housing units in 1990, the projection indicates an addition of 4,240 dwelling units between 1990 and 2010, an average of 212 new units per year. Of these additional units, 2,976 would be single-family detached (70 percent of the additional units) and 700 of these would be located in the rural and suburban areas. The remaining 1,264 units would be single-family attached, multiple-family, and other higher density residential units. These projections are presented in rounded numbers in Table 1. 2.08 FUTURE LAND AREA REQUIREMENTS Studies conducted by the Planning Commission reached several significant conclusions regarding future land area requirements. April 20. 1995 2--4 �h~P2 REGIONAL SETTING Ann Arbor fj Pittsfield !:f{fft Township ....... ..... Planning Area --l V\ 194 C (/) l-0 w C. ... - . - . - ___ . _. 2,"_:lsht_e~,~~?-_. _. _ Lenawee Co. . tyf ilan .- . Wayne Co. - . - Monroe . - ... _. - . - . - . - . - . - . - . - . Co. I 1,,=l mil es Ii �Part 2 - Existing Conditions A. Suburban and Rural Residential Land - The suburban and rural areas of the township (the areas with one acre and larger lots that are outside the public water and sanitary sewer service area) will be more or less completely developed bv 2010. In the eleven year period of 1980 through 1990 about 50% of the buildin~ permits issued for single-family detached residences in the township were for lot~ located in suburban/rural residential areas. The undeveloped land in the suburban and rural areas has a capacity of an additional 700 dwelling units. These 700 new houses in the suburban and rural area would constitute less than 25% of the 3,000 single-family detached houses projected to be constructed by 20 l 0. B. Urban Residential Land - Urban dwelling units (single-family detached, singlefamily attached, and multiple-family units) at densities of I DU/acre and higher are projected to total about 3,550 additional units by the year 20 l O (2,300 singlefamily detached with the remaining 1,250 units in all other types of dwellings). These dwelling units will utilize a projected area of 1,130 acres of land. The undeveloped land within the public service area (the area that has public water and sanitary services) is 7,500 acres; thus the projected number of urban dwelling units to be added by 2010 will require only 15% of this area. Not all the undeveloped area will be available for residential use; substantial portions will be designated for industrial and other non-residential uses. Nevertheless, the supply of ur?an residential land is expected to exceed the 20 IO projection by a significant margm. Undeveloped land with potential for single-family detached housing, because of location, zoning, and other factors, has capacity for 6,000 dwelling units, which is 2.6 times the projected addition of 2,300 such units by 2010. Undeveloped land with potential for the other types of urban housing has capacity for 4,600 to 7,700 dwelling units, depending on the density used in the calculation. Capacity is 3. 7 to 6.2 times the number of such units projected to be added by 2010. C. Commercial Land - Based on commercial developments in the township in 1980 through 1990, the township can expect an average annual demand of 10 acres of new commercial land per year, or about 200 additional acres by 2010. This land area translates into a commercial floor area of 87,000 s.f. per year or 1.7 million s.f. of additional commercial floor area by 2010. D. Office Land - Office developments averaged only 2 acres of additional land per year from 1980 through 1990. This rate, projected to 20 l 0, results in a requirement of 40 additional acres of office land. With 180 acres of undeveloped land with potential for that use, the supply of future office land is 4.6 times the estimated requirement. E. Industrial Land - Industrial land was developed at an average rate of 34 acres per year from 1980 through 1990. This rate, projected to 20 l 0, results in an industrial land area requirement of 680 acres. The township currently has 1,450 acres of undeveloped land with potential for industrial use. This area is slightly more than two times the projected need. F. Total Land Requirements - In the past the t0\1.ITIShip doubled the projected land area required for each category of land use for purposes of designating future land uses. The factor of two was used to provide locational flexibility for new uses and to recognize the difficulty of predicting future land area needs and specific locations of those uses with a reasonable degree of accuracy. If the projected acreage required for urban uses (urban residential, commercial office, and 2-5 �Part 2 - Existing Conditions industrial) by 2010 is multiplied by a factor of two, the total area that would be designated for new urban uses (those not existing in 1990) would be in the range of 6 square miles . (Note: These calculations do not include the suburban and rural areas because those areas are assumed to be fully developed by 2010.) The undeveloped land area within the public service boundary is 11. 7 square miles. The lands that comprise the 11.7 square miles are scattered throughout the planning area, but all will have access to public water and sanitary sewer services. There are no reasonable criteria for designating specific lands in this area for development by 2010 . Consequently, the comprehensive plan designates urban uses for the entire 11. 7 square mile area. It should be recognized however, that only 3 square miles (26 percent) of this area will be needed for urban use during that time period. The land area that will not be needed for urban use can continue in rural and agricultural uses. Total land area projections are presented in Table 2. 2.09 IDENTITY AS A COMMUNITY The township has had a divided identity over the years. A portion of the township identified with the Ann Arbor area. The east side identified partially with Ann Arbor but also with the Ypsilanti area. The south and southwest parts of the township identified with Saline. This three way identity was the result of a number of factors location/proximity, school district boundaries, location of employment and shopping areas, postal and telephone districts, etc. This three way orientation meant a lack of a strong identity of the township as one community. There is reason to believe that the three way division of the township's identity has weakened somewhat in recent years. Growth in the township has brought development areas closer together. The township has an opportunity to consciously strengthen its identity as one community. 2.10 COMPOSITION OF THE HOUSING STOCK Prior to urbanization of the township, and in the early years of its urban development, the township was a community of single-family homes - both those in the urban area and those in the countryside. In the late 1960's and through the 1970's apartments became the dominant type of dwelling unit. In 1970, for example, renter occhpied units (most of which were apartments) already comprised 45% of the housing stock; by 1980 they comprised 65%. By 1990 rental units had declined slightly to 60% of the total number of occupied dwelling units. From 1970 through 1990, a period of 21 years, only 33% of the building permits issued for residential units were for single-family detached houses. 2.11 AN OVER SUPPLY OF LAND ZONED FOR l\'fULTIPLE-FA1'1ILY RESIDENTIAL USE The township currently has approximately 765 acres of land zoned for higher density residential use (6 DU's per acre and higher) of which about 330 acres are undeveloped. The undeveloped land has a capacity of 2,000 to 3,300 dwelling units, depending on development density . However, only 1,250 to 1,300 higher density units are projected to April 20, 1995 2-6 �Part 2 - Existing Conditions be needed by 2010. This number of units would require only 125 to 210 acres of land, at densities of 6 to 9 DUs/acre. 2.12 NEIGHBORHOOD SCHOOLS Neighborhood schools have been one of the conceptual bases for planning of residential areas and for public school facilities for decades. However time and the evolution of society have made the concept obsolete, except for residents who happen to live within a reasonable walking distance of a school. For example, 41 % of the planning area is in the Saline School District. All school facilities in this district are and will continue to be located fn the City of Saline. This means that all Saline school students living in Pittsfield Township will be bussed to those schools. Similarly, 11 % of the planning area is in the Milan School District and Pittsfield students in this district are bussed to the school facilities located outside the township. Therefore there will be no neighborhood schools in at least 52% of the planning area. The remaining 48% of the planning area is in the Ann Arbor School District. This district presently has one elementary school in the planning area - Carpenter - and the possibility exists for another two or three elementary schools to be added in_the planning area as the township's population grows. Thus the neighborhood school concept, if it is to remain alive in Pittsfield Township, will do so only in the Ann Arbor School District portion of the planning area. The concept will be limited in scope even in that area to students who will happen to live within walking distance of an elementary school. Furthermore, some students will be bussed to various schools in the district to maintain enrollment and racial balances. There are no plans by the school district to construct a junior or senior high school in the planning area. Therefore all secondary students in the Ann Arbor School District part of the planning area, and many of the elementary school children in the future, will be bussed. 2.13 MUNICIPAL BOUNDARIES ARE STABLE Pittsfield Township and the neighboring cities of Ann Arbor and Saline have negotiated boundary agreements and the planning area boundaries are coincident with the agreed municipal boundaries. Consequently, planning policy can proceed, in both the planning area and the two cities without annexation as an issue. 2.14 A CENTER FOR TOWNSIDP GOVERNNIENT - The 20 acre parcel at Michigan/Platt, which is the location of Fire Station #1 and the headquarters of the Department of Public Safety, is to be developed as a township government center. It is intended to be the site for the township's administrative offices, meeting facilities, and a park. 2.15 l.VIAJOR COMMERCIAL CENTERS The township will likely have four major commercial centers as the future unfolds. The pattern is already set. Three centers - Oak Valley, at Ann Arbor-Saline Road/I-94 ; Carpenter/Packard; and Carpenter/Ellsworth are well established, with a possible fourth center at Michigan/Moon/State Roads. The three existing centers together have a million or more square feet of retail floor area. with additional retail floor area possible in the Carpenter/Ellsworth area. The major commercial center of the Ann Arbor-Ypsilanti 2-7 --- ,- ~ -- - - - - - - -- - ~~- �Part 2 - Existing Conditions region, Briarwood, with over 1,000,000 square feet of floor area is located on the north boundary of the planning area and is readily accessible to all residents of Pittsfield Township. Sub-regional centers at Arboriand on Washtenaw Avenue and Wal-Mart on Ellsworth Road in Ypsilanti Township round out the shopping and commercial service opportunities in this area. The presence of these centers, plus the undeveloped land that is zoned for commercial use, which has a capacity of one to two million square feet of retail floor area, means that no additional major commercial centers are anticipated in the planning area by 2010. 2.16 PUBLIC RECREATION LA.i'{I) A. Additional recreation land and facilities will be needed - local or neighborhood, the walk-to facilities close to residences; and the large community parks with major facilities and recreation programs. B. Financing for acquisition of additional recreation land and operation/maintenance of recreation facilities will be major budgetary considerations. The financing issue suggests that the township's role in providing recreation facilities in the future might be limited to community parks, such as Montibeller Park which is largely developed, and Lillie Park, which is undeveloped. Private parks and privately owned natural open space as parts of residential developments could be relied upon to provide neighborhood recreation areas and facilities. Playgrounds at Carpenter School and at future elementary school sites in the Ann Arbor School District portion of the township will augment private parks. C. Public park land is the most difficult of all public facilities to acquire by developer dedication or financing, in comparison with water, sanitary sewer, and street improvements. Park land usually involves off-site land or improvements, or it confers substantial benefits that fall beyond a development project's boundaries and thus cannot be fairly charged to any one residential project. 2.17 PUBLIC WATER A.i'{I) SAl~T ARY SE'1VER SERVICES The designated service area, in which public water and sanitary sewer services are or will be provided, comprises 18 square miles or 67% of the planning area. Approximately two-thirds of the service area is undeveloped as of 1990. During the planning period the area outside the service boundary is expected to be developed to its \lpproximate capacity with suburban residential lots (one to two acres) and rural residential lots (2 1/2 acres or larger). Thus the limit of water and sanitary sewer services in the planning area can be considered fixed. 2.18 A.i'ffi ARBOR AIRPORT The airport is classified by the FAA as a basic utility stage II airport, which means that it is designed to serve single-engine aircraft and small air ta'G and business type twinengine aircraft, including those that are jet powered. The airport is owned and operated by the City of Ann Arbor but is located entirely within Pittsfield Township. The annexation agreement between the city and township provides that the airport will not be annexed. April 20, 199 5 2-8 �Part 2 - Existing Conditions 2.19 Al'ffl" ARBOR LAJ.'IDFILL The city owns 210 acres of land in Pittsfield Township, east of Stone School Road, between Ellsworth and Morgan Roads. This area was to have been phases 3 and 4 of the landfill. The 210 acres is to remain, by agreement, in Pittsfield Township. The city's decision to permanently close the landfill means that no landfill operations will occur in the township part of the property. However, the city operates a compost facility in the city part of the property and has township approval to expand the compost operation into the 55 acres that it owns, in Pittsfield Township, east of the Swift Run Drain. With the closure of the landfill, there are no known plans for future use of the township portion of the property west of Swift Run Drain. Original plans called for the landfill property to be converted to public park land upon completion of landfill operations. 2.20 STREETS With a few obvious exceptions, and with the township's large geographic area considered, the township has relatively few problem areas in its street system. Problems which exist can be grouped into the following categories. • • • • • A. Congestion - lack of capacity. Paving of existing gravel roads. Bridges that should be replaced. Alignment of streets. Configuration and operation of intersections. Congestion - The most obvious and serious street problem is congestion, which is the result of a lack of adequate street capacity at peak hours of travel. Congestion is quantified as level of service (herein after refered to as LOS). An LOS of E or F is considered unacceptable and is an indication that improvements are needed. The planning area has eleven streets, or segments of streets, that will have an LOS of E or F by 2010. Two of these - Michigan A venue and Ann Arbor-Saline Road - operate at an LOS of F, and another four - Clark Road, Washtenaw Avenue, Ellsworth Road, and Packard Road - operate at an LOS of E. Two of the eleven future capacity deficient streets are freeways - I-94, between Jackson Road and US-23, and US-23, between I-94 and the Geddes Road interchange. A third lane in each direction would reduce these problems. The existing and future capacity deficiencies on Washtenaw Avenue and Packard Road are probably not treatable by major road improvements. Both roads are in virtually fully developed corridors and each already has five lanes. Intersection improvements on each street, as well as conversion of some of the traffic to public transportation, might reduce congestion to some extent. However, the principal source of relief, at least from future increases in traffic flows, will be provided by additional east-west capacity on other arterials. Ellsworth Road in the planning area is the major candidate for this role. Ann Arbor-Saline Road has five lanes with additional turning lanes between Oak Valley Drive and I-94, but remains a two lane road south to Saline. The imminent paving of Maple Road between Ann Arbor-Saline Road and Textile Road offers 2-9 �Part 2 - Existing Conditions promise of diverting some of the current and future north-south traffic to Maple Road. Additional lanes might still be needed on Ann-Arbor Saline Road, especially between Maple Road and Oak Valley Drive, a distance of two-thirds of a mile, but the paving of Maple Road is expected to delay the need for additional lanes south of the Maple Road intersection. Ellsworth Road east of Platt Road has an LOS of E and a projected LOS of F by 2010. However the improvements scheduled through 1995, together with the I94 bridge improvements that will eliminate the offset at Platt Road, will make east-west travel much more attractive and convenient on Ellsworth Road. These improvements should upgrade the road to an LOS of D or better during the planning period. State and Platt Roads, north of Michigan A venue, are both north-south arteries that are growing in importance in the urban area. Both have a current LOS of D and are projected to have an LOS of F by 2010, unless improvements are made. Widening to four lanes, with additional turn lanes at major intersections should assure an LOS of D or better to the year 2010. The widening of State Road appears to be more needed than Platt Road, at least south of Ellsworth Road. Hogback Road is a continuatio,n of the Carpenter Road alignment north of Washtenaw Avenue but is not on the list of projected congested routes. However, the Planning Commission believes that the segment of this road between Washtenaw and Clark will carry an increasing volume of traffic and will require four driving lanes by 2010. The two most seriously congested streets in the planning area, both currently and projected by 2010, are Clark Road, east of Hogback, and Michigan Avenue. Both will require four driving lanes with additional turning lanes at important intersections. A five lane section might be required for Clark Road. Michigan A venue is a special case. It is already operating at an LOS of F. The Michigan Department of Transportation (MDOT) is studying possible widening of the road, but is considering treating the future road as a rural trunk line, which would require a 250 to 300 foot wide right-of-way and a divided roadway with a median at least 80 feet wide. Such a right-of-way would have devastating effects on the existing development in the Michigan Avenue corridor, where much of the right-of-way is currently 100 feet. It would also create a major barrier between the parts of the township on either side. A right-of-way, of 300 feet would be the same as the existing right-of-way as the two freeways in th~ township. There is general agreement between township and MDOT officials that four driving lanes will be needed, with additional lanes at major intersections. There are several important points of disagreement however, namely: 1) the township believes that the road is now and will increasingly be an urban, not a rural arterial; 2) that the road should not become a six or eight lane super highway in the future; and 3) that a maximum right-of-way of 150 feet will be sufficient for the future road. The future character and the dimensions of this road constitute a planning issue of the utmost importance for Pittsfield Township, as well as for the City of Saline. Extensive negotiations with MDOT will be required to resolve this issue in a way that will meet state interests and, at the same time, protect the residents and the future character of Pittsfield Township. April 20 , 1995 2-10 �Parr 2 - Existing Conditions B. Paving of Existing Roads - A number of streets in the planning area have gravel surfaces, and these are inadequate to handle traffic that will be generated by development expected by 2010. The most important of these is Maple Road; the County Road Commission plans to pave this road between Textile and Ann Arbor-Saline Road by 1995. Other paving projects that will be required by 2010 are: • • • • • Ellsworth Road west of Lohr Road, to Ann Arbor-Saline Road, in Lodi Township; 1.5 miles Stone School Road, between Morgan and Ellsworth; one mile. Morgan Road, between Crane extended and Carpenter, and between US 23 and State; 2.8 miles. Warner Road, between Bemis Road and 'tvlichigan Avenue; 1.5 miles. Textile Road, between Platt and State Roads; 1.7 miles. Other existing gravel roads, such as Marton and Thomas Roads, might require paving during the planning period if development occurs in the area served by these roads. Paving of all gravel roads would be desirable from the standpoint of convenience for adjacent residents and reducing the costs of maintaining these roads. C. Bridges - There are eleven bridges in the planning area for surface street crossings of freeways. Only one of these bridges presents traffic flow problems - the Platt Road bridge over I-94 - because it substitutes for an Ellsworth Road bridge over the freeway. This offset will be removed by a new bridge over I-94 for Ellsworth Road. The new bridge will create a direct alignment for Ellsworth Road over the freeway and will permit unobstructed flow of east-west traffic in the urban area. D. Alignment Problems - There are three street alignment problems in the planning area. Ellsworth Road at Platt Road and I-94 - The offset is a major obstacle in the continuity of Ellsworth Road. The offset prevents the road from becoming the third major east-west arterial road in the urban area and thus from relieving the other two east-west arterials - Washtenaw and Eisenhower/Packard - of some of the future increases in east west traffic volumes. The offset is to be removed by constructing a new bridge across I-94 and widening of Ellsworth Road, scheduled through the 1995 construction season. Maple Road at Textile Road - The offset is to be removed when Maple Road is paved in 1995. Ellsworth Road at Maple Road - Ellsworth is offset at this intersection; but the segment between Maple and Ann Arbor-Saline Road is an important link in the future east-west traffic flow between Ann Arbor-Saline Road and the urban area to the east. The offset will be removed by realigning Ellsworth to the south, east of Maple Road. E. Intersections - Three intersections are problem areas because of high accident ratings- Packard / Carpenter, Washtenaw / Carpenter / Hogback, and Michigan / Carpenter. All three have large turning movements. Other intersections with a large number of turns are Hogback / Clark (not signalized), Washtenaw / Golfside , and Michigan / Moon / State. 2- 11 �Pare 2 - Existing Conditions The :tvlichigan/Crane and Michigan/:tvforgan intersections are problem areas because of their acute angles and their proximity to each other. The Michigan/f extile intersection (east of Michigan) also has acute angles. The acute angle problem is aggravated in all three instances by the high traffic volumes on Michigan A venue. Toe :tvlichigan/Platt/Textile intersection is a major problem area created by the acute angles on Michigan Avenue, and the proximity of all three intersections to each other. Toe Textile/Platt and Platt/Michigan intersections are only 300 feet apart; the other two are 650 feet apart. 2.21 PUBLIC TRANSPORTATION Public transportation services are provided in the planning area by the Ann Arbor Transportation Authority in the form of regularly scheduled bus routes. The services are currently limited to the area north of Ellsworth Road and provide access to the central areas of Ann Arbor and Ypsilanti and points between. The service area will likely be expanded as urban development, especially residential, occurs in areas south of Ellsworth Road. Toe transportation plan adopted by the City of Ann Arbor contains a number of proposals for public transportation that either are located in or affect the Pittsfield planning area Toe plan proposes express bus service on Washtenaw Avenue, between the central areas of Ann Arbor and Ypsilanti; on Main Street/Ann Arbor-Saline Road, between I-94 and dovmtown Ann Arbor; and on State Road, between Briarwood and the U of M central campus. Toe plan also proposes high occupancy vehicle routes (dedicated lanes for buses or vans) on the Ann Arbor Railroad right-of-way, between I-94 and downtown Ann Arbor; and on Washtenaw Avenue, between Golfside and Stadium Boulevard. The plan also proposes three general locations for park and ride lots in the planning area: on Ellsworth Road, at the Ann Arbor Railroad; and at the Ellsworth/Carpenter and Carpenter/Packard intersections. \ April 20, 1995 2-12 �Part 2 - Existing Conditions TABLE 1 HOUSING PROJECTIONS Type of Dwelling Units # Existing Units 1990 # Additional Units 1990-2010 TOTAL# Units 2010 S ingle-F amil y Detached: ~ Rural (0.4 DUs/Ac) * 400 * Suburban (0.4-0.5 DUs/Ac) * 300 * Urban (2.5 DUs/Ac) * 2,300 * 3,000 3,000 6,000 4,750 1,250 6,000 7,750 4,250 12,000 Sub-Total Other Urban Single-Family Attached, MultipleFamily, etc., (6-9 DUs/AC) Total All numbers are rounded. * The number of DUs existing in these areas in 1990 is not readily available. 2-13 �Part 2 - Existing Conditions TABLE2 PROJECTED ADDITIONAL LAl'ffi AREA REQUIREMENTS FOR YEAR 2010 Residential Single-Family Detached Rural@ 0.2 to 0.4 DU/ Ac Suburban@ 0.5 to 1.0 DUI Ac Urban @2.5 DU/ Ac 1000 to 2,000 Ac 300 to 600 Ac 920Ac Single-Family Attached, MultipleFarnily, etc.@ 6 to 9 DU/Ac 125 to 208 Ac Total Residential 2,345 to 3,728 Ac Commercial 180 Ac Office 40Ac Industrial 680 Ac Total 4,245 to 4,628 Ac or 6.6 to 7.25 Sq. Mi. April 20, 1995 2-1 ➔ �PART3 OBJECTIVES Objectives are the heart of the comprehensive plan. They provide the framework for establishing policies and are the measures against which policies are evaluated. Objectives are derived from an assessment of existing and future conditions that the township faces, and from citizens' desires for their community in the future. The order of listing of the following objectives does not imply relative importance. 3.01 Strengthen the identity of Pittsfield Township as a community. A community's identity can be established and maintained in a number of ways. Comprehensive plan elements such as land use patterns, streets and public transportation systems, parks and other public areas and facilities, and natural features individually and in combination strengthen a community's identity. They help to define a sense of place that is unique among neighboring communities. 3.02 I I Preserve the natural resources in the planning area. The natural features in the township consist of its topography, wetlands, stream corridors, fence rows, and wooded areas. The latter are small and scattered, and they are but a small reminder of the woodlands that once covered the area before agricultural settlement occurred in the l 800's. Wetlands and stream corridors are interrelated; they are frequently found together. Stream corridors, and to some extent fence rows, provide an opportunity to tie the various natural features together, to preserve and in some cases establish continuity among natural areas. Continuity is important to the objective of preserving natural features. Natural features are important as visual amenities and are critical elements in establishing and maintaining the township's identity. Most communities have these features to varying degrees, but the patterns that they collectively create are somewhat unique to each community. Protection and preservation of these features have an even more important purpose: they are vital elements in the natural system. They perform many interconnected functions and disruption of one can have adverse effects on the others and subtract something from the quality of life in both the township and its neighboring areas. 3.03 I Restore a balance in the community's housing inventory between ownership and rental units, and between single family detached houses and all other types of dwelling units. A balanced mixture of these types of dwelling units is an essential ingredient for a stable community. The mix of housing units in Pittsfield Township shifted strongly to the rental/apartment segment of the housing supply in the early l 970's. A housing stock mix with at least 50% single-family detached/owner occupied dwelling units is a reasonable and attainable objective by the year 2010. A balanced housing supply such as this would be a major support for strengthening the community's identity and for providing ma"<imum variety in the township's housing stock. April 20, 1995 Ii 3-1 I :; �Part 3 - Objectives 3.04 Preserve a portion of Pittsfield Township for rural uses. In the not too distant past Pittsfield Township was an agricultural community. That character started to change in the 1950's. The extension of public water and sanitary sewer services into the Township, construction of the two freeways, and the economic and population growth in Ann Arbor, Ypsilanti and Saline areas meant that most of the Township would eventually loose its rural character. However the south edge and the southwest corner of the Township have been able to maintain a generally open, somewhat rural character in spite of the urbanizing forces to the east, north and southwest. This area of the Township presents an opportunity to preserve some of the rural, agricultural heritage, to preserve a more rural lifestyle and environment for both current and future residents, as a counterpoint to the eventual urban and suburban character in neighboring areas. The area also provides a location for agricultural activities for people who wish to continue or establish them. 3.05 Streets should be consistent with and subservient to the character of the community. The street pattern is well established in Pittsfield Township. To some extent, the character of the community as it evolved has adapted to the framework established by the freeways and other major streets. Many of these streets will require improvements in the future and it is these improvements that must now be adapted to the existing and future community. The system should be managed and improved in such a way as to serve, not dominate, the people of Pittsfield Township and neighboring communities. I 3.06 The township's employment base, especially in the light industrial and research/development sectors, should be expanded. The township has an excellent opportunity to achieve this objective - ample undeveloped land suitable for such uses, good access to the freeway system, available public water and sanitary sewer services, and an educated and skilled labor force in the area. By doing so the township will achieve major benefits, such as increased job opportunities, expansion of the tax base, and support for community identity and stability. 3.07 The stability of residential areas should be preserved. \ Residential neighborhoods are the foundation of the community. Yet in a growing community, such as Pittsfield Township, they can face destabilizing forces . These forces might be in the form of an increase in density in the vicinity of existing lower density housing, or development of open land in adjacent areas. The township intends to establish policies that will protect existing residential areas from the adverse impacts of changing conditions and thereby secure the stability of residential areas. 3.08 Provide expanded recreation opportunities in the community. Recreation opportunities will have to expand to meet the needs of a growing and changing population. There will be an increased need for senior citizen recreation facilities as well as additional parks and playgrounds for children. The expanded opportunities will be in the form of land, such as parks or playgrounds and facilities. April 20 . 1995 3-2 �,. Part J - Objectives Both land and facilities will developments. 3.09 be provided by public agencies and private residential Open space areas should be conveniently located for all residents of the township. Some of the open space will be in recreation areas, either public or private, and thus accessible for use. However, not all open space need be accessible to be of benefit to residents. Its presence by itself provides visual and environmental benefits. Preservation of existing natural features will generally assure a relatively close proximity to existing and proposed residential areas. 3.10 Residential areas should be interconnected with streets, sidewalks, and pedestrian/bicycle paths. Interconnection of streets, sidewalks, and paths provide convenience for residents arid helps establish a sense of community that is elusive if individual residential areas are physically isolated from each other. This is a very important objective for a growing community such as Pittsfield Township, because it requires long-range planning for extensions of such facilities in new developments. It is of course essential that interconnection of streets be planned so that through or non-residential traffic is not attracted into residential areas. 3.11 Streetscapes of existing major streets should be improved. Streetscapes, especially those of major streets, convey an image of a community to visitors and even impart a self-image to the residents of the community. Such images might not be wholly accurate, but accurate or not, they have their effect. In Pittsfield Township the streetscapes of major concern, and which should be the target of an ongoing improvement program, are Washtenaw Avenue, Packard Road, Michigan Avenue, and State Road. The streetscapes of the first two streets are almost totally developed and improvement will require gradual remedial actions. The latter two streets are only partially developed and much of their appearance and character can be established by the development review process and by careful planning and implementation of street improvement projects. Entrance zones are an important part of the overall streetscape. Such zones as freeway interchange areas and where major streets intersect the Township's boundaries, such as Michigan Avenue at it's east and west ends offer special opportunities to express the image or character that the community wishes to convey. 3.12 New development should be of high quality. Quality development helps prevent physical and economic deterioration. The township has pursued quality of development in the past and intends to pursue it even more aggressively in the future. April 20 . 199 5 .) - .) �Parr 3 - Objectives 3.13 Growth should be managed. It is clear that Pittsfield Township is growing and it is not difficult to envision a time when the township will be fully developed with urban and rural uses. Furthermore, most of the township has public water and sanitary sewer services available. Growth management involves policies that will make growth orderly, that will adapt gro\\'th to existing development patterns and character. The challenge is to minimize the adverse effects of growth on neighboring properties and the community at large. 3.14 The public costs of growth should be minimized. Developers should pay for the initial costs of growth. The township has pursued this objective in the past for infrastructure elements. This will continue to be an objective in the future. 3.15 The policies of Pittsfield Township should be closely coordinated with those of neighboring communities. The increasing integration of the social and economic life of Pittsfield Township with the neighboring communities, together with the growing proximity of new development, requires coordination of land use, transportation, and other policies. Pittsfield Township will continue to coordinate its policies with those of neighboring communities and to recognize the interests of those communities while promoting and protecting it's own interests in the formulation and implementation of it's policies. \ April 20. 1995 3-➔ �r PART4 BASIC CONCEPTS OF THE PLAl'f 4.01 The foundation of the plan has two elements. A. The plan structure starts with an overall view of the basic policies for the entire planning area (Part 4), continues with a comprehensive set of policies for major policy areas (Parts 5. l l ), and concludes with detailed policies for specific parts of the planning area, such as the Northwest Area and the Carpenter Road corridor (Part 12). B. Future uses are assigned to all parts of the planning area without regard to a target year or a projected population. The plan contains projections of 29,400 people and 12,000 dwelling units by the year 2010, but these are guidelines for monitoring purposes; they are not targets for allocation of land use acreage or facilities. 4.02 The planning area has permanent boundaries. The boundaries of the planning area are assumed to be the permanent municipal boundaries of the future township. These boundaries are established in the township's agreements with the cities of Ann Arbor and Saline. 4.03 The plan establishes urban and rural/suburban boundaries. The planning area consists of urban and rural/suburban areas, with the urban area coinciding with the public water/sanitary sewer service area. All urban residential, office, commercial, and industrial uses will be located in the urban area Rural residential/agriculture and suburban residential uses will be located in the designated rural/suburban area. 4.04 The plan establishes a service area boundary. The southern limit to public water and sanitary sewer services has been established and is the same as the boundary between the urban and rural/suburban area. The township does not intend to extend water and sanitary sewer services south of this line. All parts of the planning area that are north of this line will eventually be connected to the township's water mains and sanitary sewers. 4.05 Three categories of residential uses are proposed. A. The rural residential area is a low density residential area in which limited agricultural operations will be permitted. The area is intended to protect existing residences on large lots and agricultural activities from intrusion of higher density uses. The maximum density for this area is 0.4 DU's/acre, which translates into a minimum lot area of 2 1/2 acres. B. The second major category of residential use is suburban residential. This type of residential use is located in the remainder of the planning area that is outside the service area boundary and that is not included in the rural residential class. The minimum lot area for this type of housing is l acre. Agricultural activities are not considered to be compatible with this density of housing. April 20 , 1995 4-1 �Part -I - Basic Concepts of the Plan C. The third major category is urban residential. Urban residences range in density from 1 to 9 dwelling units per acre and in type of housing from single-family detached units to apartment type units. All urban residential units will be located in the service area. 4.06 Residential areas will be allocated to attain a balance in the housing stock between single-family detached and all other dwelling unit types. The township would like single-family detached dwelling units to attain a 50% share of the total housing stock by the year 2010 and to maintain that balance for subsequent periods. 4.07 Residential areas will be protected from destabilizing forces. Outside traffic and intrusion of uses that are not compatible with residences will be prevented. Special treatment will be required along boundaries between residential and non-residential uses. Uncertainty about future policies as they affect residential areas will be avoided. Infrastructure in residential areas, such as streets, sidewalks, and street lighting, will be maintained to encourage neighborhood stability. Establishing and maintaining neighborhood identity will be encouraged. 4.08 Commercial uses will be concentrated in major centers. Commercial uses will be concentrated in nine commercial centers, located at intersections of major streets or freeway interchanges. The nine centers are: • • • • • • • • • Ann Arbor Saline Road/I-94 State and Ellsworth Roads State/Moon/Michigan Platt/Michigan Carpenter/Michigan/US-23 Carpenter/Ellsworth Carpenter/Packard Carpenter/Washtenaw Washtenaw/Golfside These concentrations of commercial uses will have definite edges. Creeping/strip commercial development will not be permitted. Local (conveclence), commercial services might be permitted outside these major centers where necessary to serve neighboring residents. Commercial uses will be permitted only in the urban area where public water and sanitary sewer services are available. 4.09 Industrial uses will be concentrated in two major corridors. The primary industrial corridor is the State Street corridor, between I-94 and N1ichigan Avenue. A secondary corridor is the US-23 corridor between I-94 and Michigan Avenue. Industry will be limited to fabrication and assembly types of operations (so-called light industry) and research and development operations. Only industrial operations that do not consume significant amounts of water in their processes will be permitted in the township. Industrial activities will be limited to locations within the urban area, where public water and sanitary sewer services are available. April 20 , 1995 �Part-+ - Basic Concepts of the Plan 4.10 Streets will follow the established pattern. The major street pattern has already been established in the planning area. Additional lanes will be provided based on demand. Surface streets should be limited to a ma'(IBlum of two driving lanes in each direction, to prevent major surface streets from becoming barriers to neighborhood and community identity and interaction. The freeway system is set, although additional lanes might be needed on I-94 and parts of US-23. With the completion of the Platt/Ellsworth realignment at I-94, no additional construction, other than replacement of existing structures, is anticipated for surface streets that interface with the freeway system. Secondary street extensions and interconnections will be required as development proceeds; all such construction will be at the expense of developers. Streets in residential areas will be interconnected for efficiency in delivering public services and to help promote an integrated community. Private streets will be discouraged. 4.11 \iVater and sanitary sewer services will be extended throughout the service area. The system of water mains and sanitary sewer trunks is basically complete. Some extensions remain to be completed; these will be constructed as development demands warrant. Extensions will be financed by property owners. A ground reservoir will complete the anticipated improvements to the water system. An interceptor sewer will eventually be needed to relieve the Golfside Road interceptor sometime in the future. 4.12 Public Facilities. The Township administrative offices and meeting facilities will be relocated to the Platt/Michigan site. The Department of Public Safety will continue to be headquartered at the Platt/Michigan site, for both police and fire fighting services. Two fire substations will be provided - one on Ellsworth Road east of Montibellier Park (existing), and one in the northwest area, probably at the State/Ellsworth site. The Township plans to eventually have a facility for the Department of Public Works, which will be located on the site of the water booster station on Morgan Road, east of Stone School Road. The Department's vehicles, equipment, materials, and supplies will be stored at that facility. The Recreation Department ~ill continue to be headquartered at the State/Ellsworth facility when the township's administrative offices are relocated to the Platt/Michigan site. The Senior Citizens' Center will be provided at the State/Ellsworth facility , as part of the Recreation Department. The County Service Center and the Huron Valley Correctional Center will continue at the present locations. No expansion of either site is expected. The recycling center will continue on the landfill property and a materials recovery facility will be developed on a site in the part of the landfill that is within the City's boundaries. A composting center will be located on a site north of Morgan Road, in Pittsfield Township. The Ann Arbor Municipal Airport is expected to continue as a general aviation facility . April 20 , 1995 �Parr~ - Basic Concepts of the Plan r--.. 4.13 Public Schools. The plan is based on the assumption that there will be no public school facilities in the Pittsfield Township part of the Nlilan and Saline School Districts. Up to three new elementary schools might be located in the pan of the planning area that is in the Ann Arbor School District by the year 2010. No Ann Arbor district secondary schools are expected to be located in the planning area in that time period. 4.14 Public Recreation. The public recreation system will consist of several community parks, such as Montibeller Park; existing smaller parks such as Pittsfield Township Park at State and Ellsworth Roads, and a park at the future township administrative center at Platt/Michigan; and playgrounds at elementary schools. The township does not anticipate acquiring additional land for small, neighborhood parks; these facilities will be provided as private parks in residential developments. Natural areas to be preserved will provide open space for passive recreation. Pedestrian path linkages among open space areas, public and private recreation areas, and street sidewalks will provide an extensive pedestrian-bicycle system. 4.15 Natural Features. The remaining woodlands in the planning area will be preserved to the maximum feasible extent. Stream corridors and wetlands, with few exceptions, will be preserved in their present extent and condition. Stream corridors and fence rows, where feasible, will be used as connecting links among wetlands, woodlands, and other open space areas. New connection corridors will be created where needed and possible. Stream corridors and wetlands will be used as parts of the natural drainage system and to help recharge groundwater aquifers. The system will be augmented where possible with open drainage courses and storm water retention facilities. Open drainage courses and retention areas will be developed as part of the natural landscape. Groundwater recharge areas in general, and in particular the well head protection area for the Ann Arbor well field, will be protected to the extent consistent with sound land development policies. \ April 20 , 1995 �- -=-----=----.,-------------------------~,, 1~AP 3 LAND USE CONCEPTS •□ fr-- ii ~ R MUNICIPAL ., /J~ I J . \ ~v [~ . ■ II VI !II ~CT "l:_:,1':,:,:;:::;,,,\:/,:,;:: .I .... JJl~anf1i~: Jr~:; ri~:r1i~ ' " - ~~ I 1111 ,1. 23 : • ,. ~ 21en-er . i@ilik:fMf j □ I la /K :' ,1- \\,,-1 II~ I ~ ,i( itii~~[iJi I · -·· Suburban Residential Urban Residential •• • ... Commercial Centers Industrial Corridors I I II Rural Water/Sewer Service Boundary ~ •.._:.. .1...11.-..::.•., ...- - - /{~ ·:-•-. I l "=4 ' 000' 6 �PARTS LAND USE POLICIES 5.01 Rural Area Policies The rural area is a primarily rural residential area with certain agricultural activities permitted. The area that is designated for rural use comprises about 4 1/2 square miles and has an estimated capacity for an additional 400 dwelling units and 1200 people when fully developed. The rural area is expected to be more or less completely developed by the year 2010. The rural area is located south of Michigan Avenue, generally in the south tier of sections. The following policies apply to this area. A. Single family detached dwelling are expected to be the predominant use. Agricultural activities will also be permitted in this area, either as principal uses of undeveloped land or on residential parcels. B. The maximum residential for this area is 0.4 DU's/acre, which results in a minimum lot area of 2 1/2 acres. However, the Township intends to encourage clustering of dwellings on relatively small lots: the Township does not intend to encourage subdivisions of 2 1/2 acre lots - see c, following. C. In order to emphasize the rural character of this area and to permit property owners to utilize the allotted residential density, clustering of dwelling units on small parcels will be encouraged. The remaining land in the total parcel would be held in common ownership; it could remain as open space or be used for agricultural purposes. Clustering of rural residences will be permitted in accordance with the following: D. 1. Each residence should be a single-family detached dwelling unit. 2. The minimum lot area should be 1/2 acre or the minimum necessary to obtain County Health Department approval of a water supply well and drain field. 3. Each lot for each dwelling unit should have at least one lot line that abuts the commonly owned open space or agricultural land. 4. The number of dwelling units permitted will be based on a maximum overall density of 0.4 dwelling units per acre. The portion of wetlands that could have been included in a conventional layout may be included in the land area for calculating the number of dwelling units that may be permitted in a cluster design. 5. PUD zoning will be required. The area designated for rural use is south of the public water and sanitary sewer service boundary. Provision of public water or sanitary sewer services in this area would be incompatible with the low density of development and the intended character of the area. Therefore these services will not be extended into the designated rural area. Private waste water treatment systems or common water supply wells \.vill not be permitted. April 20. 1995 5-1 �Part 5 - Land Use Policies E. Existing natural features in this area, such as fence rows, wetlands, woodlands, and stream corridors should be preserved. They are essential components of the rural environment and should not be modified or removed for the purpose of either residential construction or conversion of land to agricultural use. The low density of development and clustering of dwelling units will permit all natural features to be saved. 5.02 Residential Area Policies - General A. The plan designates two major categories of residential areas outside the rural areas - ·suburban residential and urban residential. The residential categories will have the following associated maximum densities. Suburban residential Urban residential Low-density Moderate density Medium density High density 1 DU per acre 1 DU per acre 2 1/2 DU's per acre 6 DU's per acre 9 DU's per acre B. Residential areas are designated in terms of density rather than building types, although building types are referenced to illustrate the relationship between density levels and the primary dwelling unit type in each density class. C. The following guidelines should be used to determine the acreage for estimating the number of dwelling units for an area or a parcel of land. 1. Existing street rights-of-way should not be included. 2. The portion of wetlands that could be included in a residential area based on a conventional, approvable layout may be included in land area uses for calculating the number of dwelling units that will be permitted. .., .) . Land within a 100-year flood hazard area should not be included except to the extent the flood layout area could be included in a conventional, approvable layout. \ 4. D. Lands that are to be dedicated for public use should be included, lands to be sold for public use should not be included. (This does not include street rights-of-way as discussed preceding in item 1.) The number of dwelling units that will be permitted on a parcel of land will be based on the gross acreage of the parcel, the overall density designated on a residential areas plan (Map 5), and the preceding guidelines. Some of the designated future residential land might include land that should be retained as open space. In such cases, the number of dwelling units that would otherwise be permitted in the open space areas might be transferred to other parts of the designated residential area that are suitable for development, in order to preserve the open space areas in an undeveloped condition. Transfer of density should meet the standards in Section 10.02 of this plan and the zoning ordinance, and could result in a concentration of dwelling units that would have housing types different than those suggested by the overall density designation. For example, April 20, 1995 5-2 4V �< -... c:: , H'l'ld ' '\ SVWOHl :::; ... ---_JX! r--,---- .... < z: z: < _ _ ___J:!; �- "" Part 5 - land Use Policies attached single-family dwelling units might be needed to obtain the permitted number of dwelling units, whereas the density class might indicate detached single-family dwelling units as the primary dwelling unit type. This change in dwelling unit type will be acceptable as long as open space is preserved, the overall density limit is not exceeded, and the resulting residential development will be compatible with existing neighboring residential areas. The PUD form of zoning district will be used to accomplish density transfer. E. The housing stock should be about equally divided between single-family detached dwelling units and all other dwelling unit types by the year 2010. In order to accomplish this objective, of the total of 4,250 dwelling units that are projected to be added between 1990 and 2010, 3,000 dwelling units or 71 percent of the total number of dwelling units to be added should be single-family detached. This balance of housing types by the year 2010 and after will provide the variety of dwelling units desired. F. A variety of dwelling units, in terms of types, sizes, and cost ranges, should continue to be provided in Pittsfield Township. All such housing projects should be integral parts of larger residential neighborhoods with all amenities and public services that are commonly available in residential areas. This policy is intended to provide a decent and pleasant living environment for all residents. G. Following the policies of E and F, preceding, minimum and high density housing should be located in various parts of the designated urban residential area. These types of housing should not be concentrated in any part of the Township. The large concentrations of high density housing that occurred in the past should not be repeated in the future. This policy is intended to help reduce public service costs for these areas and to reduce the adverse impacts of high density residential developments on established or future residential neighborhoods. H. Dwelling units designed specifically for senior citizens should be permitted in any residential area, provided the density and types of dwelling units are compatible with the character of the neighboring areas as expressed in this plan. Senior citizen housing complexes should be located in areas that have public transportation services and are conveniently located with respect to neighborhood shopping and park facilities. I. Manufactured housing will be permitted on individual lots outside mobile home parks in all areas in which single-family detached dwelling units are permitted. Such units, however, should be required to meet certain standards to insure that they fit into the established or planned character of residential neighborhoods. Such standards should include attachment to a permanent foundation wall, removal of wheels, minimum overall dimensions, roof type and lines, exterior finish materials, and compliance with Federal and State standards. J. Natural features should be preserved in residential areas to the ma'<.imurn feasible extent. The design of new residential areas should incorporate natural features as basic elements in the layout of streets, lots, building clusters, recreation areas, and pedestrian paths. (See Part 9 , Natural Features Policies) K. Residential areas should be organized around interior street systems and away from major streets. Dwelling units or lots should not have direct access to major streets. April 20 , 1995 5-3 �Parr 5 - land Use Policies L. Residential areas should be interconnected by local streets, sidewalks, and pedestrian/bicycle paths. This policy is intended to promote a physically integrated community that will provide opportunities for social integration as well. Each residential development should provide its share of these interconnections. M. New residential development should be compatible with existing residences in the neighborhood, in terms of density, lot sizes, and building types. Existing stable residential areas should be protected from intrusion of incompatible densities, building types, and non-residential uses. In areas in which such changes are not avoidable, density gradation, buffer uses or areas, and natural features or landscape treatments should be used to create gradual transitions that will protect the stability and property values of established residential areas. N. Clustering of residential lots or dwelling units will be encouraged, using the PUD form of zoning district, provided the overall density limit designated in the comprehensive plan is not exceeded. 0. Street lights should be provided in all residential areas to the extent necessary to meet the needs of traffic and public safety. 5.03 Suburban Residential Areas Policies A. The area designated for suburban residential use comprises 2 3/4 square miles. An additional 300 dwelling units and 900 people are projected for this area by the year 2010 and the area, based on recent residential development trends, is expected to be more or less completely developed by that time. B. The principal use is intended to be single-family detached dwelling units of one acre or larger lots. The areas designated for this use already have significant portions of the acreage devoted to such use - the pattern is therefore well established in these areas, and the plan proposes expansion of these as fill-in to reasonable and permanent boundaries. C. The suburban residential area is outside the public water and sanitary sewer service boundary. The Township does not intend to extend water and sanitary sewer services into this area. Private wastewater treatment plants or common water supply wells will not be permitted in this area. \ D. Because of the relatively small area of suburban residential lots, agricultural activities are incompatible with residences on the same lots. Therefore such activities, including the raising of animals other than common domestic pets, should not be permitted in the suburban residential area. However, raising of crops and continuation of existing agricultural operations should be permitted as interim uses pending development of those properties for residential use. 5.04 Urban Residential Areas Policies A. The area designated for urban residential use comprises almost 11 square miles. An additional 3,750 dwelling units and 9,400 people are projected for this area by the year 2010. These units will occupy almost 2 3/4 square miles. The designated urban residential area is expected to be 40 percent developed by 2010. April 20 . 1995 5-4 �r ~P s = ' .,...., .~RESIDENTIAL AREAS PLAN I ~ DENSITIES Suburban Pl · ·/.-'' ~ Artlt !ARBOR MUNICIPAL AIRPORT "' Urban +~~ '-. ·• ..2!!.!!1/-:-- H<•""' [ill] Low I DUiac ~ Moderate 2 112 Duslac II Medium 6 Duslac • I . cl)~- 112-1 DUiac ' H High 9 DUslac n I " --d 000' I\ �Part 5 - Land Use Policies B. Toe low density urban residential area is located in the west part of the planning area and comprises a little less than 3 square miles. Toe overall density is designated as one dwelling unit per acre but lot sizes of 16,000 to 18,000 square feet will be permitted, provided the overall density limit of one dwelling unit per acre is not exceeded on any development parcel. Toe one DU per acre is a density limit; it is not intended to be a minimum lot size in this area. Toe primary type of dwelling unit will be single-family detached, although single family attached might be permitted as part of a PUD type development. Public water and sanitary sewer services are required in this area. C. The moderate density urban residential area is intended for single-family detached dwellings on a 10,000 square foot and larger lots, although smaller lots for singlefamily attached dwellings could be permitted in PUD's, providing the overall density limit is not exceeded. An additional area of slightly less than 1 1/2 square miles, with capacity for 2,300 DUs, is projected for the year 2010. This density class provides the major component of the designated urban residential area, comprising 57 percent of the area designated for urban residential use. D. The medium density urban residential area is intended for single-family attached dwelling units, townhouse dwelling units, dwelling units in apartment type buildings, and dwelling units in mobile home parks at a maximum density of six dwelling units per acre. The designated area for these types of housing comprises about 7/8 square mile. E. The medium density residential area is intended to fill the need for certain types of housing. It is also intended to be used as a transition area between higher and lower density residential areas and as a transition area between non-residential and lower density residential areas. In the latter situation the medium density residential area should be designed to fully protect the residents and the character of the development from any adverse effects of neighboring non-residential uses. F. The high density urban residential area is intended for traditional apartment type dwelling units, at a maximum density of nine DU's per acre. The classification is also intended to include high-density senior citizen housing complexes. The area comprises 1 square mile. 5.05 Commercial Area Policies A. Three categories of commercial areas are designated in the comprehensive plan. These are: • Local Commercial - Stores and services in these areas are intended to serve neighboring residential areas, and passing, quick-stop vehicular traffic, and walk-in traffic. • General Commercial - Stores and services in this category serve large market areas, frequently well beyond the boundaries of Pittsfield Township. They are almost entirely dependent on automobile access, supplemented to a slight extent by bus ser:vice. Shopping trips frequer:tly include comparison shopping and are of a substantially longer duranon than those in local commercial areas. • Highway Commercial - The predominant commercial and service uses cater to the motoring public, such as restaurants and motels, and auto Apri.l 20. 1995 5-5 �Part 5 - land Use Policies services, such as gas stations with minor automobile repair services. Uses in this category depend upon high traffic volumes and both local and regional traffic. These classifications are used to establish the character and general functions of commercial areas in the comprehensive plan. It is recognized that some uses are located in more than one type of commercial area. B. Commercial uses can also be located in mixed use areas - areas that have industrial and office uses, such as business parks. In most mixed use areas commercial uses are secondary, both in terms of number of establishments and percentages of total floor area. Therefore mixed use areas are considered to be more industrial or office in character than commercial. Commercial uses are encouraged in such areas, especially business parks, to serve employees, customers, and visitors. C. Commercial uses will be located in nine major areas of concentration. These are located at major street intersections or freeway interchanges. The nine centers are: • • • • • • • • • Ann Arbor-Saline Road/I-94 State and Ellsworth Roads State/Moon/Michigan Platt/Michigan Carpenter/Michigan/US 23 Carpenter/Ellsworth Carpenter/Packard Carpenter/Washtenaw Washtenaw/Golfside D. The plan designates 200 acres of land for additional commercial development by 20 l 0, which results in a total commercial area of slightly more than one square mile. In considering demand for commercial land, the presence of existing commercial developments in adjacent communities, such as Briarwood and Cranbrook centers in Ann Arbor and the shopping center on the east side of Saline are recognized as serving market areas in Pittsfield Township. Future commercial development in neighboring communities will also be recognized. Similarly, existing and future commercial areas in Pittsfield Township also serve residents in neighboring communities. The important fact for commoccial development in Pittsfield Township is the integrated nature of the market. Pittsfield Township is part of a much larger market area for general commercial uses that includes Ann Arbor, Ypsilanti (at least the western part) and Saline. E. Additional commercial land might be needed in Pittsfield Township in the post20 l 0 period; some of these commercial developments might be located outside the planning area. Nevertheless designation of land for commercial use beyond the 20 l 0 time period would be premature as part of this plan. F. New commercial development will be encouraged to locate in shopping centers. New commercial development on individual lots will be limited to existing lots of record that are located in designated commercial areas either as new development, fill-in, or redevelopment of existing sites. April 20, 1995 5-6 ),. �Part 5 - land Use Policies G. In order to protect the traffic carrying capacity of Packard Road and the residential appearance and character of the corridor, the Planning Commission, in 1972, adopted a policy for the Packard Road/Cross Street corridor. This policy has been developed jointly with the planning commissions of the City of Ypsil.anti and Ypsilanti TovVnship and had been adopted by those commissions. This joint policy contained the following elements. • The residential character if the corridor should be maintained. • Office uses that are compatible with a single family residential character could be included in the corridor. • Commercial and industrial uses should be discourai:z:ed in the corridor. This joint policy is hereby reaffirmed. ..., H. Commercial uses, existing and proposed, will be limited to intersections of major streets, as discussed in item C, preceding. The designated commercial areas should have definite edges to protect neighboring areas, especially residential areas, from intrusion of 'incompatible uses. The edges will also be used to help give commercial areas their identities. I. Commercial uses will not be permitted to creep along their frontage streets. Commercial uses will be confined to their designated areas; strip commercial development will not be permitted. The indicated breaks between commercial areas, such as those on Michigan Avenue, between Platt Road and US-23, is an essential element in this policy and should be interpreted to show intent to confine commercial uses within the designated areas. J. Highway commercial uses will be permitted at each of the four interchange areas. Land set aside for these uses will be limited to them; lands with access to the freeway system are too scarce and the lands too valuable to be used by activities that can locate properly elsewhere. K. Commercial uses should be located on major streets that also function as local bus routes. While these areas rely primarily on automobile access, they also serve peo~le who rely on the bus system for access to shopping facilities and various services. L. Access to commercial areas should be carefully controlled for purposes of convenience of customers, traffic safety, and preserving the traffic carrying capacity of the access streets. Access points should be the minimum necessary to move traffic conveniently and efficiently to and from commercial developments. M. Most commercial development will be in shopping center configurations. However the planning area will still have individual commercial parcels that have been developed independently of adjacent parcels. These situations will continue, but vehicular and pedestrian interconnections will be required in new developments to permit travel between adjacent parcels, where such movement is considered appropriate. Driveways should be combined and extra driveways eliminated, where feasible, to reduce the number of turning locations on access streets. April 20 , 1995 5-7 �Part 5 - Land Use Policies N. The largest part of any commercial development, whether individual lots or a shopping center, is the parking lot. While adequate parking is essential to the viability of a commercial business and convenience of its customers, large pavement areas have adverse impacts, such as heat and glare, high rates and volumes of surface water runoff, transmission of pollutants from the surface of the parking lot directly to surface waters, and general unsightliness. Parking areas should be reduced to the minimum necessary to serve commercial establishments. Excess spaces should be held in landscape reserves, to be constructed only if experience on the site shows they are needed. Parking spaces in parking lots of larger commercial centers that are intended to be used for employee parking, or overflow parking during the one or two peak business periods of the year, should be reduced in size to reduce pavement area and to increase landscape area. These reductions in the size and number of spaces should not be used as an opportunity for increasing building area on a site; the purpose of these reductions is strictly to reduce pavement area and to increase landscape area. 0. Commercial sites should be landscaped. Parking lots especially should be landscaped, both along the perimeter and in the interior to reduce the adverse effects of paved areas. Loading areas and the rear parts of commercial sites should be screened from view from streets and neighboring residential properties. P. Designated commercial areas abut residential areas in a number of situations in Pittsfield Township. In these situations the commercial areas should provide landscaped transition zones that will create visual and sound barriers for protection of the residential areas. Q. Local and general commercial developments should be accessible by sidewalk and pedestrian/bicycle paths. The interior of shopping centers and larger commercial sites should be attractive and convenient for pedestrian movement, both betvveen the parking lots and stores, and betvveen stores, sidewalks along abutting streets, and adjacent properties, where appropriate. R. Outside lighting of commercial developments should be designed to create a balance between efficiency and safety for commercial properties and customers on the one hand, and to reduce light pollution in the general neighborhood on the other. S. Commercial uses should be located only in the public water and sanitary sewer service area. The effluent from commercial operations shoulli be discharged only into the public waste water treatment system where proper treatment is certain; it should not be discharged into septic tanks and drain fields where no monitoring or control is possible. No commercial areas are designated outside the service area in the comprehensive plan. 5.06 Industrial Area Policies A. The planning area will need approximately 700 acres of additional land for all types of industrial uses by 2010. The plan designates about 3 1/2 square miles of land for industrial use, of which one square mile was developed in 1990. B. Industry will be concentrated in four parts of the planning area. The primary industrial area in terms of acreage will be the State Road corridor. Industrial operations in this corridor will range from single user sites to park type April 20. l995 5-8 �Part 5 - Land Use Policies developments, such as Avis Farms, Columbia Center and Valley Ranch, to mixed use developments, such as Airport Plaza and Runway Plaza. The corridor is designated for industrial use because of the following conditions: 1) the interchange at I-94 at its north end; 2) its connection with Michigan Avenue/US 12 at its south end, which in tum gives the corridor access to the Saline area and areas to the southwest, and the Ypsilanti area to the northeast; 3) proximity to the Ann Arbor Municipal Airport; and 4) direct access to central Ann Arbor and the University of Michigan via State Street. The other industrial areas are: • The extreme northwest comer of the planning area along Oak Valley Drive and I-94 - a future mixed use development utilizing exposure to I-94 and access to the freeway system via Oak Valley Drive and the Ann ArborSaline Road interchange. Research and office type uses in a campus type setting will be located in this area. • The Platt/Morgan Road area - a collection of individual industrial lots for smaller operations. This area does not have direct freeway access and relies on Platt Road as its principal means of access to the Ann Arbor area and to the US 23 freeway via Michigan Avenue. • The Carpenter Road corridor, generally between I 94 and Michigan Avenue - a collection of individual industrial sites, comprised primarily of operations that utilize trucking. C. Industrial uses will be permitted only in the designated industrial areas. Scattered and isolated industrial sites will not be permitted. D. Industrial uses will be required to locate in the sanitary sewer service area so that effluent can be monitored and controlled. Industrial effluent should not be discharged into septic tanks and drain fields. Therefore, no industrial sites will be permitted outside the sanitary sewer service area boundary. E. Industrial operations that use large amounts of water in processing will not be permitted. The public water and sanitary sewer systems do not have capacities to handle such volumes. Therefore uses will be limited to research, fabrication and assembly, and the light, high technology types of industrial operations that do not use large volumes of water in industrial processing. F. Park or campus type settings will be encouraged for new industrial areas, with infrastructure and landscaping provided for each development. G. Support activities such as commercial and office services will be encouraged in larger industrial developments for convenience of employees, customers, and visitors. These services should be designed into the overall setting of the industrial areas; they should be incidental to the industrial character of the development. H. Industrial uses are encouraged in the planning area for employment opportunities for area residents, as well as expansion of the local ta,'< base. April 20 , 1995 5-9 �Part 5 - Land Use Policies I. Industrial uses in the planning area should not create dangerous, injurious, noxious, or otherwise objectionable conditions, either within the industrial areas or in neighboring areas. J. Where industrial areas abut residential properties buffers should be provided to protect the residential areas. The buffers may consist of topography, trees, shrubs, and distance. Existing natural features should be utilized as part of the buffering system where possible. 5.07 Office Area Policies A. The planning area will need about 40 additional acres of office land by 20 l O but the volatility of demand for office space suggests that future office land area requirements could be more than 40 acres. The plan designates an additional 180 acres of land for office use . B. Office uses will be concentrated in four major locations. The Clark/Golfside area is the largest of these and is expected to have a significant part dedicated to medical and medical service offices because of its proximity to the Catherine McAuley Health Services center. The Clark/Hogback office area contains an office park and the County Service Center (administrative offices and the County jail). The office park is completely developed; however, some expansion is possible on the County Service Center site. The Valley Ranch office park will have administrative and research type offices. The Lohr/Waters Road office area is undeveloped. It is intended to be a general office area that will serve as a permanent boundary for the east side of the commercial area on Ann Arbor-Saline Road and as a transition between that area and neighboring residential areas. C. While most new office development is expected to occur in the four major office areas, individual office sites will be permitted and encouraged as transition uses between non-residential and residential sites. In certain situations offices might be permitted on undeveloped lots that front on major streets in established residential areas, where construction of new residences qn vacant lots is not considered to be feasible. In these transition and fill-in sinuftions office buildings and sites should be designed to present a residential character and to blend in with neighboring residences. D. The Clark/Golfside and the Lohr/Waters office areas could be developed in whole or in part as medium-density residential areas if future demand for office space in these two areas does not materialize. E. Commercial support services are encouraged in office parks, provided these services are strictly incidental to the office character of the development and are intended for the convenience of employees and customers. F. The four major office areas should have bus service to reduce auto travel needs of employees and customers and for convenience of customers who do not have access to automobiles. April 20, l995 5-l O . - - - �1'MP6 11.·· ~NON-RESIDEl\ TIALAREAS PLAN :•: Commercial Hj 1 Local General ■Office I" ANN I! ..r: ~ Highway Industrial 0 34 3~ ·~ i ·{ ' ./ ;11 l "=4 ,000' ~ �PART6 TRANSPORTATION POLICIES 6.01 Streets - General Policies A. Streets should be designed, constructed, and maintained in accordance with the following functional classification system. Freeways: Serve regional traffic flows and provide connections to regional and major arterials in the urban area. Access is controlled and the design speed is 55 mph and above. In this area they are I-94 and US-23. Regional Arterials: Provide for regional traffic flows between cities in the region and between cities and major activity areas such as employment centers and shopping centers. They have a design speed of 45 to 55 miles per hour. Michigan Avenue (US-12), a state trunk line, is the only regional arterial in ·the planning area. Michigan Avenue does not currently have limited or controlled access. Major Arterials: Surface streets that serve traffic movements in the Ann ArborPittsfield area, primarily between lower level streets and freeway interchanges, between cities in the area, and between the central areas of Ann Arbor, Saline, and Ypsilanti, and outlying areas. Access control is desired but frequently is not possible on older arterials with developed frontages, but is an objective in new development or major redevelopment. Design speeds are 35 to 45 miles per hour. Their principal function is traffic movement; property access is secondary in importance and should be minimized where possible. Minor Arterials: Serve major traffic movements within the urban area, primarily between major arterial streets and collector or local streets, and between major parts of the area such as neighborhoods, employment centers, and shopping centers. Design speeds are 30 to 45 miles per hour. Collector Streets: Collect and distribute traffic between origins and destinations and the arterial parts of the street system. Design speeds are 25 to 3 5 miles per hour. B. Rights-of-way should be provided in accordance with the following standards: • • • • • • C. Freeways Regional Arterials Major Arterials Minor Arterials Collector Streets Local Streets 300 feet 150 feet 120 feet 86-120 feet 66-86 feet 66 feet All new streets in the planning area should be paved. Existing unpaved streets in the planning area should be paved as development occurs to provide safe and convenient access to adjoining properties. April 20 , 1995 6-1 �Part 6 - Transportation Policies D. Streets located in the water and sanitary sewer service area should have urban sections, based on Washtenaw County Road Commission standards for urban streets, including curbs and gutters. Exceptions will be considered for paving of existing gravel roads for interim periods, in order to obtain pavement on these roads at the earliest possible time. They should eventually be upgraded to urban street standards as well. New streets in the designated suburban and rural parts of the Township may have rural section streets, based on County Road Commission standards, which include ditches instead of curbs and gutters. E. Plans for new development should provide for extension of streets to connect with existing or future streets at common boundaries where such extension is determined to be necessary for continuity in the public street system or to provide vehicular access to interior lands. Interconnection of streets is intended to be a means of creating physical integration of all parts of the community. F. Gates will not be permitted on any residential streets in Pittsfield Township. G. New streets should be designed and constructed to public standards and dedicated or otherwise conveyed to the Washtenaw County Road Commission. Private streets are discouraged. Where permitted they must meet the standards in the zoning ordinance. H. Through traffic should be routed around rather than through neighborhoods and other use areas. Local and through traffic should be separated to the extent possible by the design of the street system. In existing residential areas with grid street patters, the street system should be revised where possible to discourage arterial traffic from cutting through neighborhoods. I. Each development should be required to provide its share of street improvements. J. The number of driveway openings on arterial streets should be minimized in order to reduce the need for additional lanes and to improve traffic safety. The number of driveway openings on collector streets might also be limited in certain areas where necessary to obtain the same objectives. However in residential areas on certain sections of collector streets frontage of residential lots is not considered incompatible with the traffic carrying function of those streets. K. The design and character of streets should be consistent wit~ and subservient to the desired character of Pittsfield Township. The two freeways, by their nature, create barriers between different parts of the community. The right-of-way and number of lanes and pavement width of other streets should not be so large or dominant as to create barriers between areas on opposite sides of these streets. Toe maximum rights-of-way width should be 150 feet and five lanes, or 62 feet, for pavement. 6.02 Policies for Specific Streets A. Freeways - I-94 - A third lane should be added in each direction between US-23 and M-14 west of Ann Arbor. No new interchanges are contemplated in the Pittsfield Township segment of the freeway. US-23 - A third lane should be added in each direction between Washtenaw Avenue and M-14. The capacity of the Washtenaw Avenue interchange should be April 20 , 1995 6-2 I �Part 6 - Transportation Policies upgraded. No additional interchanges are contemplated in the Pittsfield Township segment of the freeway. B. Regional Arterials - US-12/11ichigan Avenue - The road's right-of-way should be increased to a maximum of 150 feet. The road surface should be widened to a maximum of four driving lanes with left and right turns provided at important intersections. A continuous center tum lane should be provided in segments in which driveways for existing developments and street intersections are too close together to permit only four lane sections to operate safely and efficiently. Access should be controlled in new development areas along the road to create intersection spacing that will permit four lane sections with additional turn lanes only at intersections. C. Major Arterials Ann Arbor-Saline Road - The road should continue to function as a major connector between Saline and Ann Arbor. The road should be widened to four driving lanes with a continuous center left turn lane between Oak Valley Drive and Maple Road. Maple Road - The road is expected to become equal to or surpass Ann ArborSaline Road as the major connector between Saline and Ann Arbor. Two driving lanes with turn lanes at major intersections should be sufficient to the year 2010. While most of the road is in the urban part of Pittsfield Township, the area it passes through will be low density residential in development; therefore a ditch section without curb and gutter will be sufficient but a curb and gutter section should eventually be provided. Most of the frontage in Pittsfield Township will have controlled access, primarily limited to street intersections. State Road - The road will function as a major connector between Michigan Avenue and the central area/UM central campus in Ann Arbor. It will also function as the access route for the industrial corridor through which it passes. Access to the abutting industrial properties should be limited to intersecting streets. The road should be widened to four lanes between Michigan A venue and Ellsworth Road. A curb and gutter section should be used. The Moon Road segment south of Michigan Avenue can remain as a two lane, open ditch section. Carpenter Road - The road will continue to function as a major arterial that provides access to a number of activity areas in the urban area as well as providing connections between the four major east-west arterials in the urban area - Ellsworth, Packard, Washtenaw, and Clark. The road should be widened to four driving lanes and a continuous center left tum lane between Textile Road and the existing five lane section at I-94. This section of the road should be developed as an urban section, with curb and gutter. The segment south of Textile Road can continue with two driving lanes but a center tum lane might be necessary because of the large number of property access points. This segment can continue to be a rural section, with ditches. Hogback Road - The road should be considered an extension of Carpenter Road. It should be widened to four driving lanes with a continuous center left turn lane north to Clark Road and should have a curb and gutter section. Packard Road - The road is presently a five lane arterial. improvements, other than repairs, are expected. April 20, 1995 6-3 ~~---- --- - - - ~ --~----- No additional �Parr 6 - Transportation Policies Ellsworth Road - The road will become a major alternate route for east-west traffic in the urban area. It is expected to provide some relief for the increasing traffic pressures on Washtenaw Avenue and Packard Road. The road should have four driving lanes with additional turning lanes at major intersections. A continuous center turn lane should be provided between Beech Drive and Golfside Road to accommodate the closely spaced intersecting streets in that area. The remainder of the frontage across the Township is relatively free from property access points and future development will be limited to widely spaced intersections. The road should be realigned to the south at Maple Road to remove the off-set and to provide continuity west to Ann Arbor-Saline Road in Lodi Township. The road should have an urban section, with curb and gutter. Washtenaw Avenue -This road will continue to function as one of the major eastwest arterials in the urban area. However, the road is presently a five lane arterial and no additional major improvements appear to be possible. Relief of traffic pressures on this road appear to be in the form of additional capacity that would be provided by alternate east-west routes, such as Ellsworth Road. D. Minor Arterials Moon Road - This road is an extension of State Road but since it is south of Michigan Avenue it is not as important as the segment north and is therefor classified as a minor arterial. It functions as a connector route for the east-west roads south of Michigan Avenue, such as Bemis and Willis Roads and as a connector to Saline-Milan Road. It provides a surface road alternative for traffic moving between the residential areas in the Saline and Milan areas and the State Road corridor. This road is located in a suburban/rural area, and a rural section with ditches will be sufficient. Platt Road - This road provides access to the east side of Ann Arbor and connects with Huron Parkway which in turn provides access to the northeast side of the city. It provides connections with all major east-west arterials in the urban area. It should be widened to four lanes north of Michigan Avenue and should have an urban section with curb and gutter. A standard 37 foot section with curb and gutter should be provided between Merritt Road and Michigan Avenue; a rural section with ditches will be sufficient south of Merritt Road. Golfside Road - The road on the east edge of Pittsfield To~ship connects the four major east-west arterials in the urban area. It also provides access to abutting properties. Improvements to the segment between Ellsworth and Packard should be limited and should respect the residential character of the abutting properties. Munger Road will become an important connector between east-west roads south of Michigan Avenue as well as a distributor of traffic for these roads to Michigan Avenue. The road should be paved, initially with two lanes and eventually with a standard urban section of three lanes and curb and gutter north of Textile Road. A rural section, with two lanes of pavement and ditches, will be sufficient south of Textile Road. Textile Road, west of US-23 - The road will function as a connector between north-south arterials as well as a collector for residential traffic and some industrial traffic west of Platt Road. (The industrial developments in the State Road corridor might have one or two access points to Textile Road on each side April 20 , 1995 6-4 �Part 6 - Transportation Policies of State Road). The road should eventually have four driving lanes with turn lanes at intersections. The road should have an urban section, with curb and gutter, west of Platt Road. The segment between Michigan Avenue and Platt Road should be disconnected from Michigan Avenue to eliminate that intersection. The west end of the segment between Michigan Avenue and US-23 should be realigned to intersect Michigan opposite Plum Hollow Drive. Textile Road, east of US-23 - The road between Carpenter and Munger Roads should be developed as a standard three lane urban section road with curb and gutter. Bemis Road - This road connects the north-south arterials in Pittsfield Township and provides access to Saline. East of the city it passes through suburban and rural residential areas. It should be paved its entire length in Pittsfield Township; a rural section, with two lanes and ditches should be sufficient. E. Collector Streets - Oak Valley Drive, Waters Road, and Lohr Road are classified as collector streets. However, Oak Valley Drive is intended to have priority over the other two streets in the northwest part of the Township, at least west of Lohr Road. This priority is intended to encourage through traffic to use Oak Valley Drive around the commercial centers. Such traffic should not use Waters Road, between Oak Valley Drive and Lohr Road, because that traffic would interfere with traffic entering and leaving the commercial centers. Waters Road should be extended east to Lohr Road. Crane Road should be extended north of Michigan A venue to connect with Morgan Road as a continuous street. The segment of Morgan Road between the extension of Crane Road and Michigan Avenue should be closed to eliminate that intersection on Michigan Avenue. Cloverlane Drive should be extended west to Carpenter Road. This street extension is essential to provide an alternate access point for residential development in the area between Michigan Avenue/Morgan Road and 194. F. 6.03 Other Streets - The following new streets should be constructed: • Avis Drive - extend west from State Road to Lohr Road as a public street. • Plum Hollow Drive - extend north to Morgan Road as a public street. • Hawks (or Torrey) - extend south and west to Carpenter Road just north of the Meijer property; connect with the street system in University Palisades subdivision. Public Transportation Local bus service should be expanded on major streets to include new residential developments in the urban part of the township and new employment centers in the State Road corridor. Express bus service should be provided on Washtenaw Avenue and Packard Road through the tovvnship; on Ellsworth Road, from the east tovvnship line to the Ann Arbor Railroad track, thence northwest into the central area of Ann Arbor; and on Ann Arbor-Saline Road, from I-94 to the central area of Ann Arbor. Park and ride lots to support the express bus routes April 20, l 995 6-5 �Part 6 - Transportation Policies should be provided in the general areas of Packard and Carpenter, for the Packard route; Ellsworth and Carpenter and Ellsworth and the Ann Arbor Railroad for the Ellsworth route; State Street and I-94 for the State Road route; and Ann ArborSaline Road and I-94 for the Ann Arbor-Saline Road route. The location and design of such facilities that are located in Pittsfield Township will be subject to approval by the Township. High occupancy vehicle lanes are proposed in the Ann Arbor Transportation Plan (1990) for Washtenaw Avenue through Pittsfield Township and in the Ann Arbor Railroad corridor, beginning at Ellsworth Road at the edge of the Township's planning area. These are acceptable concepts, but township approval of facilities in the planning area will require detailed information on the location, design, and operation of the facilities. 6.04 Pedestrian/Bicycle Facilities A. Sidewalks refer to the standard concrete pavement for pedestrian use that are located along streets, usually in the street right-of-way or easement. Pedestrian paths are located outside street rights-of-way or easements and might or might not be paved. B. Sidewalks should be provided on both sides of all streets in the designated urban area of Pittsfield Township. Sidewalks may be permitted on one side of local streets in residential developments with densities of 1 DU/acre or less. C. Sidewalks and pedestrian paths should be barrier free at all intersections or other changes of grade. D. Sidewalks should normally be located within the street rights-of-way or easements. They may be located outside these areas in an easement, if such location is necessary to preserve existing trees, avoid utility installations that are too expensive to move, or provide a safe separation from a street edge. E. Pedestrian paths should be provided through developments in conjunction with open space features such as woodlands, along edges of wetlands, or along stream corridors. They should interconnect open space areas in the township, including public and private parks. They should connect with sidewalks to create an extensive pedestrian system that will eventually cover the entire urban area of the Town~. \ F. Most pedestrian paths will be privately constructed and owned but nevertheless should be part of the overall pedestrian system that is open for public use. It is expected that the property owners providing the private segments of the pedestrian path system will cooperate with adjacent property owners as well as the community at large to properly maintain the pedestrian path system and to keep it unrestricted for general public use. G. Sidewalks and pedestrian paths should be used to connect residential areas with shopping, employment, schools, and other activity areas, both for recreation walking and to reduce the need to travel by car or other vehicle. H. Bicycle facilities, on sidewalks, pedestrian paths, or dedicated lanes on major streets, should be provided for recreational use as well as substitution for vehicle trips. April 20, 1995 6-6 �<J .JJ. •... ·r---,, z: C - J Od "' :I J �Part 6 - Transportation Policies I. Each development should provide its segments of the sidewalk and pedestrian path system and extend these to property lines for future extension by subsequent developments. J. A greenway system, consisting of pedestrian paths and sidewalks, where necessary to create continuity, should be developed throughout the entire township, and should be related to natural features and connecting with similar systems in Ann Arbor and Saline. K. Railroad rights-of-way that are no longer used for railroad purposes should be considered for development as pedestrian/bicycle paths and inclusion into the path system of the Township and urban area. L. Pedestrian paths should be illuminated where necessary for pedestrian safety or converuence. April 20, l 995 6-7 �PART7 PUBLIC UTILITY POLICIES 7.01 Sanitary Sewer System Policies The area with public sanitary sewer (and water) service is 18 square miles, which is 67 percent of the planning area. (See Map 8) The planning area has wastewater treatment services from two agencies - the City of Ann Arbor and the Ypsilanti Community Utilities Authority (YCUA). The north edge of the planning area, along I-94 and US-23, approximately 4 1/2 square miles, is served by the City of Ann Arbor waste water treatment plant. The remainder of the planning area, approximately 13 1/2 square miles, is served by the YCUA waste water treatment plant. (See Map 8) This service arrangement will continue throughout the planning period. A. B. General Policies for the system 1. Each developer should be required to extend sanitary sewers of an appropriate size, as determined by ·Pittsfield Township, to property lines on all sides of the property as needed to complete the sewer system. The location and phasing of such extensions will be determined at the time of development review by Pittsfield Township. All costs of providing sewer service should be the responsibility of the property owners or developers, including costs of any oversizing that might be necessary to complete the system. 2. Sanitary sewers that serve residences or other buildings with basements should be deep enough to serve those basements by gravity flow. No pumping of sanitary sewage within individual buildings to discharge into sewers above basement gravity flow levels should be permitted. In such cases, if gravity flow sewers cannot be provided to lots, basements should not be permitted. 3. Industrial operations that use water in their processes should not be permitted in the planning are. Such uses in the YCUA service area would require additional capacity expansions beyond those described in this section. Policies for the Ann Arbor Service Area 1. The portion of the planning area that is served by Ann Arbor has, by contract, a maximum average daily flow limit of 2.2 mgd (million gallons per day). Actual average daily fl.ow in 1991 was estimated as 0.47 mgd. Types and densities of land use in this part of the service area are designed to have sewer flows that will be within this contracted capacity limit. 2. Effluent from the Ann Arbor service portion of the planning area enters the Ann Arbor system at four points - a 10-inch sanitary sewer at State Road/ Airport Boulevard; a 21-inch sanitary sewer at Ellsworth Road, 1/4 mile west of Stone School Road; and at two points on a 15-inch city sanitary sewer south of Clark Road, near the Swift Run Drain. This latter sewer collects effluent only from the northeast part of the planning area April 20 , 1995 7- 1 �Part 7 - Public Utility Policies (See Map 9). These connection points will serve the planning area through the planning period and no additional ones will be needed. However, additional capacity will eventually be needed in the Stone School Road sanitary sewer within the city to meet the city's needs and to enable the city to provide the additional capacity that is allocated to Pittsfield Township through its contract with the city. C. 3. The Township's contracted capacity in the Ann Arbor wastewater treatment plant is 2.2 mgd and projected future flows from the service area in Pittsfield Township are not expected to exceed the contracted limit. Therefore no expansion of the waste-water treatment plant to meet ·Pittsfield Township's needs is foreseen. 4. The sanitary sewer service area should not be expanded. system's design is predicated on this service area boundary. 5. Types and densities of uses in the Ann Arbor portion of the service area will be limited to those that, cumulatively, will generate effluent that will not exceed the contracted limits. This applies to the total contract volume of 2.2 mgd as well as to the capacity limits of each of the three points of discharge into the Ann Arbor system. The sewer Policies for the YCUA Service Area 1. The portion of the planning area that is served by YCUA has a contracted capacity of 11 mgd in the Golfside Interceptor Sewer, the interceptor that services Pittsfield Township. However, there is only a contracted capacity of 2.14 mgd, based on average day flows, in the YCU A wastewater treatment plant. 2. The Golfside interceptor sewer leaves the Township at a 36-inch sewer at Munger Road, about 1/4 mile south of Michigan A venue. Effluent discharges into the Golfside interceptor sewer at four primary points, the most important of these, in terms of tributary area, is the Michigan A venue trunk sewer connection. The Michigan A venue trunk sewer serves all but 3 square miles of the YCUA service area in Pittsfield Township. 3. The remaining 3 square miles are divided into the area in the northeast part of the Township, north of I-94 and a 1 square mile ch-ea generally bounded by Michigan Avenue, Munger, Textile and Crane. 4. The Golfside interceptor sewer is the only service link to the YCUA system; therefore its capacity is a limiting factor in the development capacity of the YCUA part of the planning area. The interceptor as constructed has a capacity of 26.0 cfs (cubic feet per second) or 16.80 mgd. Pittsfield Township's contract with YCUA allocates 17.0 cfs (11.0 mgd) or 65% of the constructed capacity to Pittsfield Township. This translates into a population capacity, including non-residential equivalents, of approximately 44,000 people for the entire YCUA service part of the planning area. The Township's contract with YCUA requires that planning for increasing the capacity of the YCUA system east of Pittsfield Township will begin when the Golfside Interceptor reaches 80% of its constructed capacity - 13.6 cfs (8.8 mgd) or 35,200 people, including non- April 20, 1995 7-2 �Part 7 - Public Utiliry Policies residential equivalents. The result of this planning effort, when it commences, will be an obligation of Pittsfield Township to participate in funding downstream sanitary sewer system improvements east of Munger Road. 5. The estimated flow in the Golfside Interceptor, from only the Pittsfield Township part of the tributary service area, was 3 .13 mgd in 1990 or 18% of Pittsfield To\VIlship's contracted capacity and 36% of the flow that will trigger the planning requirement for sanitary sewer system improvements east of Munger Road. However, these improvements might be required before flow from the Pittsfield Township tributary area reaches 8.8 mgd because Ypsilanti Township is allocated the remaining 35% of the capacity of the Golfside Interceptor. If development in the Ypsilanti township part of the service area reaches that township's capacity limit, additional infrastructure would be required and Pittsfield To\VIlship could be called upon to participate in financing its share of the improvements, even though Pittsfield Township's contracted share limit might not have been reached at that time. 6. The YCUA service area part of the planning area is divided into six service districts. (See Map 9) The basic sewer infrastructure is in place in each of the districts except the portion between Platt and Munger, north of Michigan. Improvements in this area will be provided, at developer or property o\VIler expense, at the time development interest arises in those districts. 7. Toe portion of the Michigan Avenue trunk sewer east of Platt faces capacity problems, if not during the planning period, then certainly in the post 2010 period. The sewer will require expansion, probably after the year 2010. This sewer has a capacity of 9 mgd, with an ultimate demand from all upstream districts of 12.7 mgd. The capacity increase that will be required is on the order of 40%. · 8. The Township's contracted flow in the YCUA wastewater treatment plant is 2.14 mgd; 1991 flow was estimated at 1.25 mgd. Total projected flow from Pittsfield Township into the treatment plant is 6.5 mgd, three times the Township's contracted capacity in the plant. Therefore Pittsfield Township will have to acquire additional capacity in the YCUA wastewater treatment plant sometime during the planning period. 9. The sanitary sewer service area should not be expanded. Toe sewer system's design and the Township's contract with YCUA are predicated on this service area limit. 10. The Township's sanitary sewer system has ten existing pump stations, with one additional pump station to be added in the area north of Michigan Avenue and west of Platt. These pump stations, all located in the YCUA part of the service area, will serve the entire area. No additional pump stations will be needed. Private pump stations will not be permitted, either within the service area, or to provide service outside the service boundary. April 20 , 1995 7-3 �Part 7 - Public Utility Policies 7.02 Water Supply System Policies A. Public water is provided to the service portion of Pittsfield Township by YCUA through an exclusive contract. (YCUA purchases it's water from the Detroit Metropolitan Water Department.) This arrangement will continue at least through the year 2010 and likely well beyond. B. The water service area is, by design, the same as the sanitary service area. It is the Township's policy to provide both services where one is provided; therefore the service areas of both services will remain coterminous. C. The sei:vice area is divided into three pressure districts (See Map 10). The three districts are necessary to provide adequate minimum and maximum pressures across the distances and elevation differences that the water must travel. District III is much smaller than Districts I and II but cannot be included in District II because of the relatively rapid increase in ground elevation in relation to District II. The three districts will be adequate to serve the planning area through 2010 and beyond. D. The water distribution system consists of 12 and 16 inch mains, usually located along major roads. The system of distribution mains is generally complete for the service area. E. There are two booster stations, one for the District II and one for District III. There is also a 750,000 gallon elevated storage tank located in District II, just east of Lohr Road and south ofI-94. F. A 2,000,000 gallon ground storage reservoir should be constructed in District II. The tank will provide a reserve of water for Districts II and III. G. A 30-inch transmission main should be constructed between the 2,000,000 gallon ground reservoir and the 30-inch transmission main at Munger and Merritt Roads, in Ypsilanti Township. The purpose of this main will be to transport water to the ground reservoir; it is not intended to provide service to property, either directly or by distribution mains connected with it. H. The two major improvements in the water distribution system, described in F and G preceding, will be sufficient to meet the needs of the service area through 2010 and for some time beyond. This system has capacity to se11e 41,500 people and non-residential equivalents, based on a rate of 100 gallons per person per day for residential use and 700 gallons per acre per day for commercial, industrial, and office uses. I. The water distribution system has been designed to provide the water needed in the service area, based on existing and expected development in that area. Therefore water service should not be extended outside the service area, and the service area should not be expanded. Connections to mains located outside the service area should not be permitted. J. In order to keep demand for water within the capacity of the distribution system, industrial uses in the planning area should be limited to those that do not use water in their processes. April 20 , 1995 7-4 �Part 7 - Public Utility Policies K. Distribution mains should be constructed at property owners' or developers' expense. The ground reservoir, should be financed from funds generated by special assessments or from the capital reserves of the Utilities Department. L. When property is developed, the property owner should extend water distribution mains to the property's boundaries. The layout of mains and locations at the appropriate property lines will be worked out with the Utilities Department at the time of development review by Pittsfield Township. M. Developers of property will be required to provide oversize water distribution mains at the developer's expense, if such lines are needed to maintain the continuity of the system. N. Looping of water mains should be required in each development, to assure continuous water service and an adequate supply and pressure for fire protection. Looping will usually be required in each phase of a development. 7.03 Storm Drainage and Management Policies. A. The third part of the Township's public utility system is the storm drainage system. Whereas the water and sanitary sewer systems are the sole responsibility and authority of Pittsfield township, within the township's boundaries, the township shares responsibility and authority for storm drainage with three other agencies - the County Road Commission for public street drainage; the County Drain Commissioner for County drains; and the Michigan Department of Natural Resources (MDNR) for streams, flood plains, and wetlands. Therefore policies regar~g storm drainage must be carefully coordinated with those of the other agencies. B. Storm drainage and stormwater management has until recently been primarily concerned with quantity of water, that is, to prevent flooding; to move stormwater runoff to receiving streams as quickly and efficiently as possible without causing flooding or other water problems along the way. The Township has for two decades required retention of stormwater runoff on each developed property with controlled releases to minimize the downstream runoff effects of development. In recent years, however, concern over water quality in both urban and rural areas has become as important a concern as quantity of runoff. Soil erosion, runoff of herbicides and pesticides in both farming and residential areas, and debris from streets and parking lots have all contributed to a degradation of the quality of water in streams, rivers, lakes, and wetlands. Policies for storm drainage and stormwater management must address the quality issue as well as the quantity issue. C. As a general policy, storm drainage systems should be designed to meet minimum water quality standards as well as minimum quantity standards. Pavement and other impervious surfaces, especially on nonresidential sites, should be minimized. Natural features that perform stormwater management functions should be preserved and used in the drainage system. Stormwater systems should be designed to reduce bankfull floods and to capture first flush effects of storm water runoff. Systems should be designed within the context of the entire watershed. April 20, 1995 7-5 �Part 7 - Public Utility Policies -----., D. Retention of stormwater runoff will be required on each site at the time of development or redevelopment. Each retention facility should be designed to hold the runoff for a 100-year storm of 12-hour duration (4 1/2-inches of rainfall) on the entire site. Retention may be provided by one or a combination of the following methods: 1. 2. 3. 4. 5. Deep permanent lake. Landscaped shallow dry retention pond. Dished parking lot. Underground storage. Roof storage. Area-wide retention facilities - those that serve two or more properties - are encouraged instead of a retention facility on each site. Mechanisms should be established in such cases to provide proper permanent operation and maintenance of such facilities. E. Each retention area should have a facility for trapping and collecting sediments and pollutants before stormwater enters the storage area. F. Wetlands may be used, indeed their use is encouraged, as stormwater retention facilities. NIDNR approval will be required for any regulated wetland that is to be used as a retention facility . G. Retention areas that are intended to be permanent bodies of water should be designed to have the following characteristics: 1. The pond should be deep enough to be self sustaining in terms of water quality and plant and aquatic life, or shall be mechanically managed to maintain a rninimwn acceptable level of water quality. 2. The pond should be physically separated from sidewalks, pedestrian paths, and streets to prevent accidental entry by pedestrians, bicycles, or vehicles. Fences are not considered to be an acceptable means of separation. 3. Side slopes should be gradual enough to permit a person to walk out of the pond. \ H. Temporary retention areas - those that are intended to be dry during non-storm periods - shall be designed and constructed to completely de-water within a reasonable time period after the end of a storm event. Shallow retention areas with permanent bodies of water, will not be permitted. Pumps will not be permitted to discharge retention areas. I. Existing streams or open drainage courses should be used where possible to convey stormwater runoff to receiving bodies. Rear and side yard drainage that crosses two or more lots should be protected by easements or acceptable substitutes; underground drainage and catch basins may be required where necessary to assure proper drainage if located in rear or side yards or in open space areas. April 20, 1995 7-6 ,,,........__ .... �Part 7 - Public Utility Policies J. Storm sewers and curbs and gutters will be required in all streets that are located in the water and sanitary sewer service area of Pittsfield Township. This policy is necessary to properly coordinate placement and maintenance of water mains and leads, sanitary sewers, and storm drainage facilities; to accommodate sidewalks; and to eliminate the problems resulting from closely spaced driveway culverts in urban density residential areas. K. Retention areas and drainage swales and courses should be designed, constructed, and maintained to appear and function as natural features of the landscape. L. Property owners' associations should have the primary responsibility for maintaining drainage facilities that are located outside public street rights-of-way. Such facilities are usually part of the landscape of a site, and that landscaping can best be respected if the property owners are responsible for maintenance and repair of the facilities. The County Road Commission will maintain drainage facilities within public street rights-of-way. Facilities within County drains and County drainage districts will be maintained by the County Drain Commissioner. Drainage districts may also be used as backup responsibility for facilities that are to be maintained by property owners' associations. Restrictive covenants or condominium documents should provide the owners' responsibilities in maintaining drainage facilities. M. The potential for groundwater contamination should be considered in the design and location of storm water retention facilities. Protection of wellheads, especially Ann Arbor's wellheads on the airport property, should also be considered. N. Streams, wetlands, or drainage courses that receive runoff from developed properties should be protected from the in.flow of sediments, herbicides, pesticides, and other pollutants. This requirement should not apply to agricultural lands in Pittsfield Township, since such lands, except in the designated rural area, are more or less temporary uses and the requirement will apply to those lands at the time they are developed. 0. Each developing site should provide for unobstructed flow-through of upstream drainage. Any cost associated with providing that flow-through will be the responsibility of the developer or owner of the property being developed. P. Construction sites should be regulated to prevent discharge of soil, debris, and other materials onto streets where they can enter the stormwater system; onto adjacent properties; or into streams or wetlands on or off the site. I April 20, 1995 7-7 �M~l18 SERVICE AREA PLAN - Ann Arbor r77I YCUA ~ Service Area L Service Area Boundary ~ . ... e;. ~ J4 J~ . , "' < u l "=4 000' ' 6 �1-, 1-, (1) ~ (1) Cl'.l e.o ·-·;;;;...... C Cl'l p:J (1) <] ~ (1) Cl'.l "'O : Cl'l • (1) • 0 • 0.. • 0 • 1-, • 0-,; : •• ... ~ if"' •I • SYWOHJ. :::; �M'- 10 WATER SYSTEM PLAN f(• I U ■ I 'X ~\ ~ ,.... i OR MUNICIPAL AIUOIJ E •11 ■ J....-1/P~tm:.P _1 1 rzafl ~_M 1 .~. r,n '"' fZl'I .... in., 'is' I 1 1 , - ; ~n- ~ "' 11 ,. ,'::.'°.'"( _,, j~-~___,//:::: .... ..,_ ~ ,~ C M 11 1~1111 Al 111 . 11 · \ / · J!, 14 -c ~ ~,b'\. I . 11 111 \~ ~==Ill I 111 . , ~ .&&. t"'.!rlf~:I~ • !:....:<.illi- 1~ ·JJ~-" ~fw:,, 11 J l 1 _ ~ - -·~~ ~ - 1:-• - 3 !i ·" ,, ~ .. ,••,..,,_ ... · ; ·•·"· ' I _v J ll! ~"j: ~ 1•~~14!fllf2[\J?. 1; r ~r~.1,iN....... 1fl. I U • · - TC Proposed Mains .......... . * ~ * ~711~ I~ "f I) Jl( ,•"'-:iv ~.. \ I / ...... i ~ O H ~ E .. M . x1stmg ams H G~•1PF~I!~ Elevated Storage Tank Boundary Detween p ressure Districts 1 & 2 Ground Reservoir ·► u ~ II ···"'.V ~.1 1 --Jff ) · I■ - - . . . . . . . . . . . . . . . . eF-.:iiiiiiiii~-.-1 ...... iiiilil....:.._.......:....._...- 1"=4,000' 6 �PARTS COlVIMUNITY FACILITIES POLICIES 8.01 Public Schools The planning area is located in the following three school districts as follows: (See Map 11) Ann Arbor District 13.05 sq. Mi. 48 % of Planning Area (PA) Saline District 11.15 sq. Mi. 41 % of P.A. Milan District 2.89 sq. Mi. 11 % of P.A. 27.09 sq. Mi. 100 % of P.A. Only a small part of the planning area is located in the Milan District and that area is in the extreme north end of the Nlilan District. These two conditions suggest that school facilities are not likely to be located in this part of the planning area and that the district's operations will not have a significant impact on planning policies for Pittsfield Township. Therefore policies regarding public schools in the planning area will be limited to the part of the planning area in the Ann Arbor and Saline districts. A. Ann Arbor School District l. The district is organized on a K-5, 6-8, and 9-12 grade system. The district has two schools located in the planning area - Carpenter Elementary School on an 11 acre site on Central Boulevard, between Dayton Drive and Dalton Avenue, and Roberto Clemente Student Development Center, an alternative secondary education facility, on a 10 acre site on Textile Road. The Ann Arbor district portion of the planning area is served by six elementary schools in addition to Carpenter School Allen, Angell, Bryant, Burns Park, Lav.,ton, and Pittsfield. Three middle schools serve the planning area. Resident students in the east part of the planning area attend Scarlett Middle School; students living in the central part of the planning area attend Tappan; and student~ living in the northwest area attend Slauson. High school students living in the Scarlett attendance area attend Huron High School and the students living in the other two middle school attendance areas attend Pioneer High School. 2. The use of elementary schools as neighborhood schools is no longer a reasonable policy objective. The necessity to efficiently use existing elementary school facilities, regardless of the location of the student population, and of attaining ethnic balance, has virtually eliminated elementary schools as neighborhood facilities. Busing of students to all schools in the district has made the old planning standard of a 1/2 to 3/4 mile walking distance, without crossing a major street, no longer applicable. Thus newly developing residential areas will not necessarily have an elementary school located within their neighborhood. April 20 , [995 8-1 �Part 8 - Community Facilities Policies The prospects for residential growth in the Ann Arbor district part of the planning area indicates the possible need for at least three new elementary schools to be located in the planning area. These schools should be located as follows (See Map 11): • In the northwest area, probably east of Ann Arbor-Saline Road. • In the south part of the northeast area, probably between Ellsworth Road and 194, east of Carpenter Road. • In the south-central part of the planning area, probably north of Michigan Avenue. 4. The presence of three new elementary schools in the planning area provides an opportunity to create three neighborhood facilities in the residential areas in which these schools will be located. 5. Each new elementary school site should be at least 15 acres in area. At least five acres of each site should be allocated for playground activities and facilities, for use by neighborhood residents as well as enrolled children. 6. Housing and population projections for the period up to 2010 do not indicate the need for secondary school facilities in the Ann Arbor district part of the planning area, and none are planned. However, the ultimate housing and population capacity in this part of the planning area suggest that secondary school facilities might be needed in the planning area sometime after 2010. The township and school administrations should establish close coordination for securing sites for new school facilities in the planning area Needed sites should be identified as early in the planning process as possible. The township will consider density transfer as a possible means of encouraging provision of new school sites, if there is reasonable certainty that such sites will actually be used for school purposes. B. Saline School District l. The district occupies the west and southwest parts of the planning area. Most of the district's portion of the planning area will be resiJential in use, the exception being the industrial corridor along State Road and the commercial center at Michigan/Moon/State. The residential area will be primarily one dwelling unit per acre or less in density. The extreme easterly end of the district, in the Campbell/Michigan/Platt area, is located in the urban part of the planning area and will have a residential density of 2 1/2 dwelling units per acre. 2. The district is organized as a K, 1-5, 6-8, and 9-12 system. By district policy all schools serving the district will be located in Saline. New schools, including elementary schools, will be located on the middle/senior high school campus. This policy is expected to hold through 2010. 3. The district's policy to locate new elementary schools at the district campus in Saline and to bus all children to it clearly shows that providing neighborhood schools is not a viable policy for the Saline district part of the planning area. April 20, 1995 8-2 �Part 8 - Community Facilities Policies Therefore the plan does not designate any location for elementary or secondary school facilities in this part of the planning area 4. Toe township and school administrations should coordinate information transfer regarding development trends, especially residential development, in the district's portion of the planning area. 8.02 Recreation Facilities in the Planning Area A. Existing parks - Four operating public parks are located in the planning area These are: B. • Montibellier Park - A community park, 52 acres in area, with softball fields, tennis courts, picnic facilities, and general open space. This is the principal outdoor recreation facility in Pittsfield Township at the present time and will continue to be a major facility. No expansion of the land area is anticipated. Pedestrian access should be provided at the north end of the park from future residential areas between the park and Packard Road. • Pittsfield Township Park - A 5 acre park at the existing Township Hall site. The park contains small softball/t-ball fields, playground equipment, and picnic tables. The park is used primarily fort-ball league games. • Teft Park - A 58 acre community park located in the southwest part of the planning area The park contains lighted ball fields, a recreation building, tennis courts, a soccer/football field, playground equipment, a foot path/trail and picnic facilities. The park is owned and operated by Saline, even though the park is located in Pittsfield Township. By agreement, the park is in an area that will not be annexed by Saline. The agreement between the Township and City provides rights to Pittsfield Township residents in the Saline school district to use the park and its facilities. • Swift Run Park - Located in the northeast comer of the old landfill site, at Platt and Ellsworth Roads. The park provides a ball field and open space. The park is owned and operated by the City of Ann Arbor and is located within the Ann Arbor city limits. Future Parks • Lillie Park - The Township owns a 58 acre undeveloped future park site, located between Platt Road and US-23, south of Ellsworth Road. The parcel contains open land, a woods, and a shallow pond, and an old quarry site. The park should be developed for passive types of recreation. Access to the park should be provided from Platt Road. The quarry pit and shallow pond should be used as integral parts of the design and function of the park. The park's exposure to the 194 and US-23 freeways should also be developed as an attractive announcement of Pittsfield Township to travelers on the freeways. • Township Government Center - The Township owns a 20 acre parcel in the southwest quadrant of the Nlichigan Avenue/Platt Road intersection. The Township's Public Safety Building is located on a portion of this parcel. The Township's administrative offices and meeting facilities will April 20, 199 5 8-3 �Part 8 - Community Facilities Policies also be located here. The remainder of the site, 10-15 acres in size, should be developed as a small community park, with facilities for active recreation. • Elementary School Playgrounds - The playground at Carpenter School should continue as a neighborhood playground. A neighborhood playground should also be provided at each of the proposed three new elementary schools in the Ann Arbor school district part of the planning area Each playground should be 5-10 acres in area and should have a ball field and general field games area, a hard surface area for court games, playground equipment, and an area for passive recreation. • Roberto Clemente School - A playground area should be provided at this site to serve the Meadowview and Ashford Village residential neighborhoods. • Ann Arbor Landfill Site - The land in the closed portion of the landfill, phases 1 and 2, and land between the closed portion and Stone School Road, 120 acres, should be developed as a major park as proposed in the original landfill plan. • Major Community Park - One additional community park, similar to Montibellier Park in size and function, should be developed in the urban residential part of the planning area It should be located to be accessible to the majority of residents that do not have convenient access to Montibellier Park. The park should be located in the south central part of the urban residential area Such a park might be provided in conjunction with the landfill property, on Stone School Road. C. The township should not acquire additional land for neighborhood parks parks in the size range of 5-10 acres. The township should instead utilize a combination of elementary school playgrounds and private recreation areas and facilities in residential developments to provide neighborhood type recreation. The township should concentrate its efforts in providing recreation facilities in large community parks such as Montibellier and Lillie Parks. D. Residential developments should provide private recreation areas. Larger residential developments should include sufficient area for active recreation. \ E. Public and private recreation areas should be interconnected by natural features and pedestrian/bicycle paths and sidewalks, where feasible. F. Private recreation areas in residential developments should have sufficient exposure to streets to encourage use, to expose the areas to public view, and to provide convenient and safe access for park users and maintenance and emergency equipment. G. Natural features to be preserved, such as woodlands, wetlands, and stream corridors, should be incorporated into the private recreation lands system where such features coincide. April 20, 1995 8-4 �MA'f' 11 SCHOOLS AND RECREATION FACILITIES PLAN L ANN IA,BOA MUNICIP~l AIAron ~ . II - _lY--1. - ,_ I /\ t 111 n DIIM"9 ! ! n 1 ~ ~'l E !c'. . "' ll 0 ~ 11 • r Elementary School .-1<1 11i,,.te1 :~D(~lcr t Tl)IICI • Cl'tlOJQt" roi:MT"""- ,,..NJYC1 •~~Cl :; ::,-:::IJ QIIIOM(M\I u School District Lines , ......... , . . . I • Park, Playground * D Clemente School Residential Areas l "=4.000' 6 �Part 8 - Community Facilities Policies 8.03 H. An 18 acre parcel west of Hillside Drive in Section 12 has been reserved as permanent open space by court order. The court ordered the area's preservation to provide a permanent buffer between the single-family residential area to the east and the future higher density residential area to the west. The parcel should remain as a natural, undeveloped open space. I. Private recreation areas, such as golf courses and golf driving ranges and similar privately owned and operated recreation facilities, are part of the recreation system. The existing facilities, such as the Hickory Woods golf course and Pat's Par 3 driving range, are expected to continue. Township Government Facilities The township government center has been located on a five acre parcel in the southwest comer of State and Ellsworth Roads. The building has an area of 18,400 square feet and has housed the Township's administrative offices, public meeting facilities, and the Utilities Department maintenance and equipment storage facilities. The Township's senior citizens' organization uses the main meeting room for many of its activities. The Township's major government center - administrative offices and meeting facilities will be moved to the Platt/Michigan site. At the time of relocation, the Township's Recreation Department will remain at the State/Ellsworth site. A senior citizens' center should then be established at that site. A water booster station is located on a 20 acre parcel on Morgan Road at Stone School Road. This parcel should also be considered as a site for a Department of Public Works facility. 8.04 Public Safety Facilities The Department of Public Safety (Police and Fire Departments) will continue to be headquartered at the Platt/Michigan site. The Public Safety Building will become part of the township government center when the administrative offices and meeting facilities are relocated to that site. The Fire Department should have three stations - the main station (Station No. 1) at Platt/Michigan, the existing substation (Station No. 2) on Ellsworth Road at Montibellier Park, and an eventual new substation (Station No. 3) at the State/Ellsworth site, which was the location of the Fire Department before its relocation to the Platt/Michigan site. 8.05 Washtenaw County Service Center Washtenaw County has a major government center in Pittsfield Township, between Washtenaw Avenue and Clark Road on the east side of Hogback Road, called the County Service Center. The center occupies part of a forty acre parcel of land, the north side of which fronts on Clark Road. The major uses in the center are the County Jail, Sheriffs Department, District Court central offices, Probation Department, Health Department, Veterans' Affairs, Cooperative Extension, and the County's Facilities Management Department, and a safe house. The site is crossed by the Swift Run Drain. April 20, 1995 8-5 �Part 8 - Community Facilities Policies 8.06 Huron Valley Correctional Center The Department of Corrections of the State of Michigan owns and operates the Huron Valley Correctional Center. The prison is located on a 180 acre site of the north side of Bemis Road and the east side of Platt Road. There are no known plans of the Department of Corrections to expand the prison. 8.07 Ann Arbor Landfill The landfill site has been closed and will not reopen. The land west of old phases 1 & 2 that was purchased for landfill expansion will not be used for landfill purposes. This parcel is in Pittsfield Township; phases 1 & 2 of the old landfill are in the city. A materials recovery facility might be located in the south-central part of the property, with access from Platt Road. The 120 acre area west of old phase 2 should be developed as a park in accordance with the original plan. The remainder of the property to the south on the east side of Stone School Road should be developed as a residential area. 8.08 Composting Facility The city's facility for composting leaves, grass, and other yard wastes will be located on a 51 acre site north of Morgan Road, east of the Swift Run Drain. The facility should have access only from Platt Road, through the old landfill site. The facility should be screened from view from neighboring residential areas and should be operated so as not to create any nuisances for those residential areas. \ April 20 , 1995 8-6 �l\~IJ\P 12 PUBLIC FACILITIES PLAN ,,,,,- 0 Township Administrative Center 0 Recreation/ Senior Citizens Center / ........ c . " * ◊ * ,t c,= ~ 1, . i __MWJ_l( 3 0 )4 * * I* Fire Station DPW County Service Center State Corrections Center Compost Center )~ I "=4 , 000' ·6 �PART9 NATURAL FEATURES POLICIES 9.01 General Policies A. Natural features in Pittsfield Township consist of wetlands, woodlands, stream corridors, flood plains, fence rows, and topography (land form). Ground water recharge areas are ~ot generally recognizable features but are an important part of the natural system and are therefore included in this part of the plan. B. The policies in this part of the plan are generalized and based on existing information such as USGS maps, Washtenaw County Soil Survey maps, aerial photographs, and studies made by the Washtenaw County Metropolitan Planning Commission. C. The natural features described in the plan are intended to illustrate the concept" of natural systems and the general location of such features. These areas as identified are not intended to be specific for any site. The actual location, extent, and relationship to existing or proposed development will be determined at the time of development review when detailed information will be available. D. It is the intent of this plan to preserve natural features and their continuity, and to create systems of open space. This will be accomplished by utilizing proximity as well as contiguity of natural features. An open space system may be any combination of natural features. E. Streams, water bodies, and wetlands should be used as part of the storm drainage system of the Township. These features should be protected from disturbance by construction and pollutants and sediment that might be carried by surface water runoff. In general these features should be used in their natural condition. However, in some instances substitution or replacement of one or more of these features might be acceptable as part of an overall development plan. F. Natural features should be used where feasible to create boundaries between land use areas. They should also be used to help create a meaningful physical structure for developing areas and the Township as a whole. G. The following lands are generally considered to be unsuitable for development. 1. Lands that are not developable in their natural state, such as flood plains, wetlands, and wet soil areas. 2. Lands that are essential to the continuity and preservation of natural systems. 3. Lands on which development would result in environmental destruction of a larger natural system or create hazards to the environment or the public. In some cases, lands might be used for development if the natural systems involved can be maintained by alternate means or by substitution, or if environmental problems created by development can be reduced to manageable and acceptable limits. Very low density residential use might April 20 , 199 5 9- l �Pare 9 - Natural Features Policies be permitted if the general area involved is designated in the plan for rural residential use. H. The natural features of a site and its surrounding lands should be incorporated into the design for site development. These features should be one of the basic sets of criteria on which site design is based, and should not be treated as afterthoughts or as obstacles to be overcome. The Planning Commission may require a site analysis to assure that a development project gives existing natural features proper standing as design elements. 9.02 Woodlands and Trees A. Woodlands should be preserved in order to protect water and soil quality, buffer air and noise pollution, moderate local climate and storm effects, preserve wildlife habitats, and preserve aesthetic values and community beauty. Associated flora and fauna should also be preserved. Development that is permitted in or adjacent to wooded areas or significant specimen trees should be planned, constructed, and maintained so that existing healthy trees and vegetation are preserved to the maximum feasible extent. Native trees that are healthy should be preserved rather than removed and replaced with young stock. Diversity of woodlands should be protected to improve their long-term stability. B. The location, species, and quality of wooded areas or individual trees will be considered during review of developments to determine preservation requirements. The Planning Commission may require a tree to identify preservation requirements. C. The type and density of uses permitted in and adjacent to wooded areas should be compatible with the objective of preserving woodlands. D. Density transfer may be permitted to preserve woodlands. E. Individual trees not in woodlands also provide benefits, including beautification of streets and developments and reduce heat and glare from streets and other paved areas. Planting of canopy trees as street trees as a part of site development and planting of canopy trees around parking lots and other paved areas, such as service areas in commercial and industrial developments, wiPl be required. Trees should also be required in site developments to beautify the settings of buildings and to enhance the natural setting of graded areas, such as berms and open drainage facilities, such as swales and retention areas. F. Specimen trees - individual trees located in open fields or fence rows - should be preserved if in good condition. The layout of streets, utilities, and lots, and placement of buildings, parking lots, and other improvements, should be designed to preserve such trees. Specimen trees, in addition to providing the benefits of all trees, are community land marks and thus community assets. 9.03 Wetlands A. Wetlands should be protected in order to preserve water quality, stabilize surface water runoff, and provide wildlife habitats. They should be retained as possible April 20. 1995 9-'2 �Part 9 - Natural Features Policies wild areas, but where feasible should be incorporated into surface water drainage systems, provided that inflow of sediments, pollutants, and nutrients will not damage their viability. B. Wetlands should be used as ground water recharge areas where possible and as areas to stabilize runoff during periods of heavy precipitation. C. Current information about the location, extent, and type of wetlands in Pittsfield Township is generalized. Actual boundaries and the significance of specific wetlands will be determined at the time of development review. D. Uses permitted in or adjacent to wetlands should be compatible with the purposes and functions of wetlands. E. Density transfer may be permitted to preserve wetlands. F. Three aspects of wetland protection should be recognized in reviewing propos~d developments within or in the vicinity of wetlands and in conducting future studies to develop detailed policies and regulations for wetlands: G. l. The wetland itself, i.e., the area actually containing surface water or wetland flora and fauna. 2. The fringe area of the wetland. 3. The remainder of the watershed that drains into the wetland beyond the fringe area. Some destruction of wetlands will be inevitable as land in Pittsfield Township is developed. Every reasonable attempt will be made to preserve such wetlands, especially those that are state regulated or those that are associated with other natural features. Development intrusion into these wetlands will require mitigation, preferably in areas that are adjacent to natural wetlands. In cases of small, unregulated wetlands that are isolated from other natural features or whose functions can be replaced by other means in other locations, preservation should be balanced against benefits of development designs. It might be possible that a superior site design might yield more benefits than the preservation of the wetland. The Planning Commission will evaluate such situations on a case by case basis. 9.04 Stream Corridors A. The width of a stream corridor will vary, depending upon the configuration of the stream course, the types of soils on adjacent lands, the natural filtration of surface water into the ground, the types and amounts of vegetative cover, and the slope of land adjacent to the water course. Detailed information will be required at the time of development review to determine the nature and extent of stream corridors and specific areas that should be protected and preserved. B. There should be no disturbance to stream hydrology or alignment by topographic alteration in the corridor unless such alteration is part of an overall plan or will improve existing conditions or remove hazards or threats to the community. April 20, 199 5 9-3 �Part 9 - Natural Features Policies Filling or removal of material; construction of buildings, culverts, bridges, or other structures; removal of vegetative cover; and the location of wells, septic tanks, and drain fields within stream corridors should be regulated and reviewed by appropriate agencies, and should not be permitted if reasonable alternatives are available. C. A stream corridor and its watershed comprise an ecological unit. Protection of slopes, woodlands, and wetlands, and proper management of land use and development in that watershed are essential to maintaining the quality and quantity of stream flow within the corridor. Development projects should be reviewed not only in the context of the stream corridor but also in relation to the corridor's watershed and the development's impact on it. D. The linear nature of stream corridors makes them a logical means of interconnecting other open space features such as wetlands and woodlands. They should therefore be used to connect such features. The corridors can also be a potential base for a greenway system in Pittsfield Township and neighboring communities. The greatest potential of such linear open space systems is in the Saline River basin part of the township and focuses on the Saline community. Stream corridors may also be used as natural borders between use areas or changes in density. 9.05 Fence Rows Fence rows perform important functions in the community, such as providing habitat and paths of travel for birds and animals, serving as natural snow fences and windbreaks, and providing visual relief in open areas. They are important connecting links between larger areas of natural features such as woodlands and wetlands and frequently connect those features with stream corridors. Fence rows, together with stream corridors, are the two linear features that perform connecting functions. Fence rows should be identified on development plans and should be preserved if evaluation shows they are performing one or more of these important functions. The types, sizes, and conditions of vegetation in the fence rows should be identified in the preliminary phases of development plans. Fence rows should be extended and augmented with new plantings where necessary to complete missing connecting links. Fence rows may also be used as boundaries between use areas or changes in density. \ 9.06 Flood Plains The township is fortunate to have very little area subject to flooding. The designated 100 year flood hazard areas are, with one exception, narrow bands of land in stream corridors. The most extensive, that is widest, flood hazard area is the one along the Wood Outlet Drain and much of that flood area is located in wetlands. The township has adopted flood plain regulations to protect such areas from encroachment and to minimize damage to property. Toe township also requires on-site retention of stormwater runoff for controlled release to stabilize the rate of downstream runoff during major storms. April 20, 1995 9-4 �Part 9 - Natural Features Policies 9.07 Topography A. Topography is a major element of a natural system. In Pittsfield Township the general land form is flat to moderately rolling, with no pronounced hills or valleys. As a result topography has little or no effect on the type or density of uses in the township. Nevertheless, the natural land form should be respected to the extent feasible in developing land; grading should be minimized. Retaining the natural land form should be one of the criteria and objectives of site design. B. Toe township lies at the upper edges of three drainage basins, the Huron, Stoney Creek, and Saline River Basins (See Map 13). It therefore contributes more surface water runoff to adjacent municipalities than it receives from other areas. The township will attempt to control the rate and quality of surface water runoff that leaves its boundaries so that no adverse impacts will occur in downstream areas. 9.08 Ground Water Recharge A. Ground water recharge areas collect and hold precipitation and surface runoff for percolation into underground aquifers. They are vital elements in the hydrologic cycle because they restore water tables and supply water to lakes, streams, and wetlands, and supply water for human consumption. B. Recharge areas have not been officially identified in Pittsfield Township. However, soil and geologic information show rate of permeability from the surface of the ground to a depth of 50 feet and indicate the locations of potential recharge areas. Areas with rapid permeability at some level within the upper 50 feet of the ground surface are shown on Map 13. Toe location, nature, and extent of recharge potential will be examined during development review of projects in these indicated areas. C. Development in a recharge area should be controlled to retain as much of the permeable surface as possible, within the use and density designations of the comprehensive plan. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to water holding should be preserved, or where necessary enhanced as part of a development program. Toe balance and integrity of the hydrological system should be maintained in a proposed development. 0. Recharge areas should be protected from pollution by regulating the uses permitted within such areas and by controlling the quality of surface water runoff from tributary areas. E. Areas classified in the County Soil Survey as having soils with water tables at or near the surface should also be protected from pollutant entry because of the ease with which pollutants on such soils might enter the underground water system. F. Ann Arbor's water supply wells are located on the airport property, and supply 20 to 25% of the city's daily water consumption. The wells draw from an aquifer that lies under the airport, the northwest part of Pittsfield Township, and the southwest part of the city. The area that contributes surface water runoff into this aquifer the zone of contribution - includes the southwest side of Ann Arbor, including April 20, 1995 9-5 �Part 9 - Natural Features Policies Briarwood, the Briarwood development area, Ann Arbor-Saline Road developments, and the Lansdown subdivision. It also includes 5 to 6 square miles in the northwest part of Pittsfield Township. The entire zone of contribution has public water and sanitary sewer services. The township will work closely with the city and area agencies to protect the zone of contribution from pollutants and from unnecessary loss of the permeable surface areas. New developments in this area, except fill-in developments in the non-residential areas and the higher density residential developments in the Oak Valley and Valley Ranch areas, will be low density residential uses, at a maximum density of one dwelling unit per acre. This density will ma,-ximize open space and recharge possibilities. The presence of public water and sanitary sewer services in the entire area means no discharge of effluent into the ground water system and no draw down. of the water table to supply private wells. Both of these conditions will help protect the quantity and the quality of water in the aquifer that supplies the city's wells. April 20 , 1995 9-6 �Mh'P 13 NATURAL FEATURES PLAN Stream ~ Corridors 4fil'••• 0 Woodlands cf1) Wetlands • Wet Soils / -l<:j a Potential Groundwater / Recharge p('tl~ ,.~ \ ,~,r il Drainage Basin Divides 1"=4 , 000' 6 �PART 10 IJ\IIPLEMENT ATION POLICIES 10.01 Introduction Policies in the comprehensive plan are implemented, for the most part, by day-to-day decisions by the Township's administration, Planning Commission, and Board. A government agency might undertake a major project called for in the plan, such as, construction of a road or acquisition of a tract of land for a public school, park or other facility, but these are infrequent events and are not the primary means of policy implementation. To be effective the plan must be used in daily decisions. Used in this manner, the Pittsfield Township comprehensive plan will provide advance notice to prospective users of land and assurance of stability to property owners and residents. The plan can be a forum for modifying certain policies, with all affected parties involved, when conditions underlying the plan change or new opportunities arise. Thus, in terms of policy implementation, the plan is both a communication and a reference document. fts continuous daily use will help assure that it will be kept current and viable. Pittsfield Township has used its comprehensive plan in this fashion in the past and will continue to do so in the future. 10.02 Zoning Regulations The principal means of implementing comprehensive plan policies is the zomng ordinance. Zoning will be used in any one or combination of the following. r A. Zoning Districts: Land should be zoned in a manner that is consistent with uses and densities designated in the comprehensive plan. In many cases, land that is designated in the plan for various densities of residential use or in nonresidential uses in the future is currently zoned for agricultural use. Since most land owners in these situations do not want their land zoned for residential or other uses until they are ready to sell it or develop it, rezoning to a use district that is consistent with the designation in the comprehensive plan can await petition by property owners. B. Density Transfer - This concept involves moving (transferring) proposed development (density) from one part of a site to another part that is considered to be more suitable for development. The process results in a portion of the site remaining undeveloped and the developed part having a higher net density, although the overall density of the site will not be increased. Density transfer may be used to preserve natural features such as wetlands, woodlands, or stream corridors, while permitting a reasonable use of the entire property. This method is applicable to larger sites and should be used only in conjunction with a special zoning district, such as the PUD district. Density transfer should meet the following standards: l. All lands involved in the transfer are located in Pittsfield Township and the owner has fee simple title to the lands. 2. All lands involved are contiguous. April 20 , 1995 10-1 �Part IO - Implementation Polices C. 3. The total number of dwelling units allocated to the total land area by the comprehensive plan will not be exceeded. 4. The transfer is made as part of a single PUD or similar special zoning district that includes all lands involved in the transfer at the same time. 5. The land that receives that transfer of density will, with the additional dwelling units, be compatible with the existing and planned use of the neighboring area. 6. The transfer will not affect the township's contractual obligations for sanitary sewer and water services. Special Districts - The Township's current zoning ordinance has two special districts: Planned Unit Development (PUD) and Planned Shopping Center District (PSC). Additional special districts might be created in the future. The principal characteristics of a special zoning district are its area plan, a form of a site plan that is sufficient to describe the essential features of the proposed development, including densities, and a specific list of uses that will be permitted on the site. Future use of the property, once the special district is approved, must be in accordance with the approved district. Major changes in layout or uses will require a zoning amendment which, in effect, will create a new version of the special district if it is approved by the Township Board. Special zoning districts should be used for purposes: one or more of the following 1. To create a compatible mixture of uses on a site, where a mixture 1s desirable and consistent with adopted policies. 2. To fit a proposed use into an existing developed area in a compatible manner. 3. To condition zoning on an understanding between the petitioner and township on uses, densities and layout. ~ D. Overlay Zones - Overlay zones can be used to regulate the use of a specific part of a parcel of land. The regulations of the overlay district are in addition to and supersede the regulations of the underlying basic district. The flood hazard regulations in the zoning ordinance are the most common example of an overlay district. Overlay districts could be used to protect wetlands, woodlands, stream corridors, and ground water recharge areas. As in the case of flood hazard regulation, the area that would be subject to an overlay zone might not be clearly identifiable at the time the zone is adopted and shown on the official zoning map. The boundaries of such areas, especially wetlands and stream corridors, seldom follow property lines or other features commonly shown on maps. In addition the boundaries of such areas might be somewhat indeterminate until detailed surveys are made. Therefore overlay district regulations should be designed to recognize this fact and to provide a mechanism for the property owner and township officials to agree on a reasonable delineation of such features at the time of development or use review. April 20 , 1995 10-2 , I �Part IO - Implementation Polices E. Site Plan Review - Site plan review is a means of ensuring that proposed developments will meet certain established standards of the township, including applicable policies in the comprehensive plan. The review process should be a mechanism for the property owner or developer and township officials to tailor a proposed development to the specific site and immediate neighborhood and to the policies in the comprehensive plan, particularly those affecting natural features . All new developments, except single-family detached residences on individual lots and new farm buildings, will be processed through site plan review. Completion of all site improvements shown on an approved site plan will be assured by appropriate financial guarantees. 10.03 Regulation of Land Division Land may be divided into smaller parcels by one of three methods: by metes and bounds descriptions, by platting under the Subdivision Control Act, and as a condominium under the Condominium Act. In the first method, review at the township level is made by the administration to ensure compliance with the zoning ordinance and other township regulations. This is usually a simple process; major issues regarding comprehensive plan policies are usually not involved. However, overlay zoning districts might add some complexity to this ·part of the review process. Nevertheless, Planning Commission or Township Board review is not a part of this method of land division. Subdividing, or platting, is a more complex method of land division and is regulated by the Subdivision Control Act and the Township's subdivision ordinance. Township review involves technical review by the engineer and planner; Planning Commission recommendations; and Township Board action on the various stages of the plat. The review process is aimed primarily at zoning compliance, compliance with the comprehensive plan, proper vehicular and pedestrian circulation, future street extensions, buildable lots, proper relationship with neighboring properties, and provision of all public facilities and utilities. The township's review should be coordinated with those of County and State agencies. Subdivision review should be used as a means for the township to assure that proper infrastructure planning and construction occur without public expense and that natural features are protected. The site condominium is the third method of land division. In this method land ownership is divided through the Condominium Act. Purchasers acquire fee simple rights to described physical spaces in which dwelling units may be constructed. (Site condominiums may also be used for non-residential developments.) The site condominium is a variation on the principals of land division involved in subdividing. However, the Condominium Act does not provide a specific review process, as does the Subdivision Control Act. Since the issues and interests are the same from the township's point of view in either approach to land division, the township's review process for site condominiums should be as similar as possible to that exercised in subdivision review. The site plan review process should be used to review proposed site condominium developments. Completion of all improvements sho""n on an approved site plan will be assured by appropriate financial guarantees. April 20, 1995 I 0-3 �Part /0 - !mplementatlon Polices . r 10.04 Infrastructure A. Roads - All public roads in Pittsfield Township except US-23, I-94, Washtenaw A venue, and Michigan Avenue, which are state trunk lines, are under the jurisdiction of the Washtenaw County Road Commission. Costs of road construction and maintenance are the responsibility of the Road Commission or lVIDOT. New developments should provide internal roads at developer expense. The developer should also be required to pay a reasonable share of any improvements to existing roads, or future roads proposed in this plan, that might be needed to adequately and safely serve a new development, especially paving of currently unpaved roads. That share should be worked out by the developer and the agency with jurisdiction, and all agreements should be in place before the township grants final development approval. B. Public Utilities - System maintenance is financed by user fees. Developers should be required to construct, at their expense, lines and appurtenances from the existing or future trunk sewers or water mains needed to serve their properties. The township's policy is that general fund money will not be used to support the water and sanitary sewer systems. C. Stormwater Drainage - On-site retention of stormwater is required of all developments. However, large scale retention areas serving several properties, in place of retention on each property, will be encouraged. Drainage courses, retention areas, and outlets should be constructed at developer expense, and should be maintained at the expense of the property served by the facilities. Proper long term maintenance of all parts of a drainage system should be established in an acceptable manner before the township gives final development approval. Open drainage facilities, such as drainage courses and retention areas, should be designed as landscape features, should be maintained in a manner appropriate for the character and setting of the features, and should be accessible for use by the property owners. \ April 20, 1995 �PART 11 :::, PLAN MONITORING PROGRA1"1 11.01 Introduction The planning process, in order to be effective, must be continuous; it must be part of the day-to-day decisions that affect the physical character of the township. Thus, the comprehensive plan must be in a form that encourages its regular use in the planning process. The plan is, in effect, the continuously changing representation of the township's policies for the future. If the plan is to perform its proper function in a continuing planning process - if it is to be the official reference for discussions and decisions on many different matters - it must be kept up to date on a regular basis. A plan for revision of the comprehensive plan is therefore necessary. 11.02 Benefits of a l\tlonitoring Program Several benefits will accrue to the township from a regular monitoring program. First it will keep the plan up to date. Second, such a program broadens the area of community agreement on basic development policies over time. The process invites reconsideration of alternatives to major decisions and encourages exploration of new issues and secondary questions. Third, annual review of the comprehensive plan will broaden and deepen the Planning Commission's and Township Board's knowledge of the plan's elements, and of its short comings as well. Along with the plan's use in day-to-day decision making, the annual review process will assure that the plan will be a living document, that its policies will not be frozen in time. Fourth, annual review will avoid delays that might otherwise be caused by calls for more study on certain issues before the basic plan is adopted. An annual review program assures that issues that require further examination will be studied at proper levels of detail at later times, and the policy changes resulting from such studies will be made in the plan. 11.03 Description of the Program The program will have two objectives: 1) to determine the extent to which the Township is actually implementing the policies of the comprehensive plan; and 2) to determine that the plan's policies are still desirable and appropriate in light of changing circumstances. The basic part of the program will consist of an annual review by the Planning Commission, the results of which will be transmitted to the Township Board in a report. Such review might result in a change to a portion of the plan reflecting either a policy area or a geographic area. A major review of the comprehensive plan should be made at intervals no longer than 10 years to enable the Planning Commission and Township Board to see the implications of accumulated annual revisions and to apply new April 20, 1995 I 1-1 �Part I I - Plan Monitoring System perspectives to adopted policies. Annual reviews might indicate the need for a major review in less than 10 years. The actual components of an annual review will be determined by the Planning Commission at the start of work. The following should be among the elements studied by the Commission; others might be added as events suggest. A. Development proposals approved or denied - rezoning petitions, site plans, and subdivision plats. B. Land use regulations - zoning ordinance and subdivision ordinance amendments made in ·the past year or expected to be needed in the future. C. Building permits issued, by land use categories; estimate of the number of dwelling units, by type, added to the housing stock; estimates of the current population of the planning area. D. Number of sanitary sewer and water connections; estimate of sewage and water flows and their relation to constructed and contracted capacities. E. State equalized evaluation by assessor's categories; track changes in agricultural and development classifications. F. Traffic counts; relation to road capacities. G. Programmed road improvements. H. Changes in public transportation service during the past year and proposed in the future that affect the planning area. I. Land divisions, other than in approved subdivision plats and condominium site plans. J. Major zoning and land use changes on the perimeter of the planning area in the past year and those that are likely to occur in the coming year. K. Policy changes by adjacent municipalities that affect Pittsfield Township, in the past year and that are likely to occur in the coming year. April 20. 1995 11-2 �,.. 1 PART 12 LOCAL PLAl"ffiING AREAS 12.01 CARPENTER ROAD CORRIDOR DEVELOP1\1ENT POLICY ' A. Planning Area - The Carpenter Road Corridor planning area is the land between Crystal Drive and US-23 from Packard Road to Washtenaw Avenue. B. Objectives l C. 1. The integrity and stability of the single-family residential neighborhood east of Crystal Drive should be protected. Future land uses, buildings, and site developments along the west side of Crystal Drive should be compatible with single-family residences. 2. Commercial and office sites should not have vehicular access to Crystal Drive. 3. Commercial uses should be concentrated at the Washtenaw/Carpenter and Packard/Carpenter intersections. Commercial strip development along Carpenter Road should not be permitted. Land Use and Development Policies 1. The Carpenter Road frontage should be developed for office use between the commercial areas at the Carpenter/Washtenaw A venue and Carpenter/Packard intersections. 2. Office and commercial use may extend to the west frontage of Crystal Drive if all the following conditions are met: April 20, 1995 a. The lots on the west side of Crystal Drive are combined with adjacent lots that front onto Carpenter Road for site planning and development purposes. b. Vehicular access to Crystal Drive is not permitted for any office or commercial parcel. C. A landscape buffer strip, cons1stmg of earth berms, trees, and shrubs, is provided along the west right-of-way line of Crystal Drive, and around lots 17 & 18 and 28 through 31. 12-1 �Part 12 - Local Planning Areas d. The frontage along the west side of Crystal Drive is treated as a front yard for zoning purposes, and setback requirements for structures and parking are applied accordingly. e. The buildings and site layout are designed to make the height and overall scale of the building and the site improvements compatible with the single-family residential character of the adjacent neighborhood. f. Development is planned and approved under the PUD zoning district regulations. 3. The lots fronting on the east side of Carpenter Road should be combined with adjacent lots fronting on the west side of Crystal Drive and planned · and developed as one site, to provide sites of reasonable depth. Lots that are adjacent (side to side) along Carpenter Road should be combined for planning and development, to reduce the number of potential driveway openings on Carpenter Road. Lots that are already assembled under one ownership should not be separated into smaller development parcels, to minimize the number of driveways on Carpenter Road. 4. If the lots on the west side of Crystal Drive are to be developed separately (in relation to the adjacent lots on Carpenter Road) the use of these lots should be low density residential (single-family detached). The adjacent lots along Carpenter Road should be used for office purposes. In this situation, the office lots along Carpenter Road should provide screening and plant materials along the common property lines, to buffer and protect the adjacent residences. 5. Commercial uses may be permitted in the area between Carpenter Road and Crystal Drive, but only if they are located in the north part of the development area north of Central Boulevard an~ in the south part of the development area south of Central Boulevard, and if all the conditions set forth in Section 2.02, preceding, are met. Unless all of these conditions are satisfied, additional commercial uses should not be permitted to develop along this segment of Carpenter Road. 6. Lots 59 and 60 should be developed for multiple-family but the existing residences may continue until conversion occurs. Office or commercial uses would be acceptable were combined with the adjacent office or commercial planned and developed in conjunction with them. April 20 , 1995 12-2 residential use, or replacement if the two lots properties and �Vf l/'f I : to It.. I i ' 1/ or1n l l1n - 7/ L ,~ 17 18 /4 119 /3 1ui IZ IZI II j,,:::::.zz=------tt--r--....,_ 1tJ IZ3 q Jz4- '(p I ,, Jzs1u 6 121 ·~ 1ze7 8 #0- 4 cl--c---r .~ ~ :J 31!) I "Z. 3/ :1z. �Part 12 - Local Planning Areas 7. Planned unit development (PUD) zoning should be used to properly mix land uses and to make certain that development proposals will be implemented in accordance with this plan. 8. Gross Road should be paved when new development, with principal access to this road, occurs. 12.02 CLARK - GOLFSIDE DEVELOPlVIENT POLICY A. Planning Area - Toe plan amendment applies to the northeast comer of Pittsfield Charter Township. Toe planning area is bounded by Clark Road on the north, Golfside Road and Golfside Lakes apartments on the east, University Square shopping center on the south, and Glencoe Hills apartments on the west. The planning area has a total area of 91.5 acres, including existing road rights-of-way. Toe net area is 89 .5 acres. Toe planning area consists of the remaining developed land in Section 1 of the Township, north of Washtenaw Avenue, and the undeveloped land associated with the shopping center. B. Land Use and Developed Policies 1. The existing ·natural features in the planning area - the two bodies of water, the wooded area, and the hilly topography - should be preserved. These features should be recognized in the location and layout of land uses. 2. Toe hilly, wooded area west and north of pond #1 should remain undeveloped. The hilly, wooded area between the two ponds should be preserved to the extent possible with residential development. 3. Toe east ends of both ponds should be filled to increase developable land area, and to provide areas for road construction. 4. Both ponds should be permanent bodies of water, with sufficient depths to be self sustaining. The ponds should be deepened and otherwise developed as necessary to be landscape amenities. 5. Toe ponds should be connected with each other, to provide for flows and to equalize water levels. A discharge should be provided from pond #1 to the Swift Run Drain, preferably in a natural appearing, open stream. 6. The portion of the planning area fronting on Clark Road, the portion north and east of pond #1, and the part of the planning area east of the Detroit Edison right-of-way should be developed as an office park. This area, 41.5 net acres, has capacity for 362,000 square feet of floor area, at an FAR of 0.20. This floor area could result in 1,400 employees, at 250 square feet of floor area per employee. April 20, 1995 12-3 �Part I 2 - Local Planning Areas 7. The office area could include convenience commercial facilities for employees in the park, such as food services, small shops, and personal services. Recreation and day care facilities could also be provided. The convenience commercial facilities could also serve neighboring residents. The commercial uses could be located in office buildings or in a separate building. provided the location is one that is clearly intended to serve the office center and not the general public. 8. · Buildings to be located in the west, hilly part of the office area, and the layout of streets and parking lots should be designed and placed to recognize the natural land form in this area. 9. The office area west of the Detroit Edison right-of-way is suitable for medium to high density residential development, as an alternative use. If the area is not needed for office development, residential development should be considered. Phasing of development in the office area should hold open the option of the alternative use; the area west of the Detroit Edison right-of-way should be the last phases of the office area to develop. 10. The area between the two ponds and north of the University Square shopping center should be developed with high density residential units. The west part of this area - the hilly, wooded ground - is suitable for one or more high rise buildings, provided the natural character of the land can be retained. Buildings should be designed to fit into the landscape. Streets and parking facilities should be designed and located so that existing vegetation and topography will be preserved to the ma'<imum extent possible. Mass grading and mass clearance of vegetation will not be permitted in this area. 11. The net density in the designated residential area would be 9 DUs per acre. Higher densities could be permitted for high rise buildings, provided retention of existing vegetation and preservation Jf the natural land form is maximized. 12. An interior street system, providing connections with Clark and Golfside Roads and Washtenaw Avenue, and interconnecting all parts of the planning area, should be provided. The street system may be private, if reciprocal access easements are provided for all parts of the area 13. A street should be provided through the office area, between Clark and Golfside Roads. The west segment of this road should be located between the pond/wooded area and office development, on or close to the ridge line. April 20, 1995 12-4 �,.. l r, Part 12 - local Planning Areas A second street should be provided between the above street and the east service drive in University Square. This street is intended to provide a secondary access for the residential area; to provide internal access route between the office park and the shopping center; and to provide an internal access to commercial and office services in the office area for the neighboring residents. The street should meet the following requirements: I a. Proper clearance is provided between the street and the east end of the existing buildings. b. Sufficient separation is provided between the street and the residential buildings in Golfside Lakes. c. Traffic studies to be conducted show that the flow of traffic on Washtenaw A venue and traffic flows between Washtenaw and the street can be safely and properly accommodated. d. Proper separation, with landscaped edges, can be provided along the street through the shopping center site. e. Proper intersections are provided between the street and the main east - west driveways in the parking lot and the service area of the shopping center. i 14. The office area should be limited to one street access point on Golfside Road, and two access points on Clark Road. 15. A driveway connection should be provided between Arbor Park and the street in the office area. 16. Pedestrian and bicycle paths should be provided to interconnect _the various parts of the planning area, and should be extended to connect with sidewalks along Clark, Golfside, and Washtenaw. 17. Water service should be provided in the planning area by a 12 inch water main looped between a connection point in Glencoe Hills and the water main in Clark Road. An interconnection should be made in the Golfside Lakes apartment complex. 18. A sanitary sewer should be provided along Clark Road, to connect with the existing sewer further east. A second sewer should be provided in the residential area, to be extended north in the Edison right-of-way to connect with the Clark Road sewer. April 20, 1995 12-5 �Part 12 - Local Planning Areas 19. A drainage district should be established for the planning area and should include adjacent properties, where feasible. The two ponds should serve as retention areas for the district. Surface runoff from the existing office developments in the southwest quadrant of the Clark/Golfside intersection should be drained into these ponds. 20. The PUD zoning district should be used for all developments m the planning area. 21 . · A landscaped screening strip should be provided north of the shopping center to buffer the future residential area to the north from the service area of the center. 12.03 SECTION 15/16 DEVELOPMENT POLICY A. Planning - Toe planning area consists of all land in the west one half of Section 15 (east side Stone School Road) and all of Section 16 east of State Road. The area contains 830 acres (1.3 _square miles). B. Land Use Policies 1. Residential Land Use - The southeast quarter of Section 16, east of the railroad track, and the southwest quarter of Section 15 are designated for residential use. Two densities are designated - medium density along the railroad track, the industrial boundary, and the south edge of the future park; and moderate density in the remainder of the area. The medium density residential category includes single-family detached and attached dwellings, two-family dwellings and townhouse units, at a density of 6 dwelling units per acre. The moderate density residential category includes single-family detached or attached units, at a density of 2 1/2 dwelling units per acre. Dwelling units may be clustered in both density ~as. \ Residential densities are summarized in Table 2. The acreage and dwelling unit numbers in this table are illustrative; actual numbers for development approval will be calculated on the basis of information supplied in applications for approval. However, Table 2 illustrates a basic policy of this plan; namely preservation and protection of open space. Wetlands or wet soil areas (consisting of Houghton, Hoytville, and Pewamo soils, as defined in the Soil Survey of Washtenaw County, Soil Conservation Service) are not developable in their natural state and are vital to the hydrologic system. Therefore these soils are not to be developed and are not to be included in the density base area used to determine the number of dwelling units to be permitted. Wooded areas not in wetland or wet soil areas are developable, but township policy is to April 20, 1995 12-6 �CLA12..~ I2D. - - - - - , MAP 1 PLANNING ARE.~ No Scale �P-i=CT21C1 T1-f W2£..JCOR I I I, MAP 2 PHYSICAL FEATURES No Scale TrzAJJSM I ss1 o>J �OFFICE.. USE._ rzo. t--/lGW DEJ.lSIT2E451 DBJ:nn: ,.&f- ,. GBJB?A.Lebvi M~Cl~L MAP 3 LANO USE PLAN No Scale �Part I 2 - Local Planning Areas retain as much of the wooded areas as possible. To encourage retention, the density permitted in such wooded areas may be transferred to other developable land in the designated residential sector. 2. ResidentiaVOffice - The 9 acre area along the south side of Ellsworth Road presently contains four residences. These may continue as singlefamily dwellings; they may be converted to two-family dwellings or offices or the area may be cleared and medium density residential units (two-family townhouses, etc. or offices) may be constructed. 3. Open Space - Four open space areas are designated. Three are wooded areas located in the east half of Section 16. Toe northernmost area, in the industrial sector, is 10 acres in area, and is intended to be preserved in its entirety, since it is the only stand of trees in an entire 385 acre industrial area. The other two wooded areas are located in the medium density · residential area. The fourth open space area is the wetland/wet soil and wooded area along Morgan Road and the Swift Run Drain. This area is to be retained as a preserve and groundwater recharge area, and as a natural storm water retention area. 4. Future Park - The proposed park is located on a portion of the property that was purchased by the City of Ann Arbor for expansion of the landfill. Toe landfill has since been closed, therefore the portion of the property that is east of Stone School Road and north of the quarter section line is no longer needed for landfill purposes. Since that property's eventual use was to have been a major park - after completion of landfill activities - the property's development as a major park facility is proposed in this plan. The park would be a continuation of the park designated for the old landfill site further east . 5. Local Commercial - A small local convenience center of approximately five acres is designated in the southeast quadrant of the Ellsworth/Stone School Road intersection. The center is intended to serve the residential areas north of Ellsworth Road and the future residential areas in Sections 15 and 16. The commercial area should be developed as a shopping center and should contain shops which provide for the daily, convenience needs of nearby residents. Small offices may also be included in the center. April 20, 1995 12-7 �Part 12 - local Planning Areas C. 6. General Commercial - An 8 acre tract at the southeast corner of the State/Ellsworth Road intersection is designated for general commercial use. This area is not expected to be developed in the form of a shopping center. However, the number of driveways should be minimized and the several lots should be consolidated to the maximum extent feasible . 7. Research/Industrial - The remaining 385 acres of the planning area is designated for research and various types of light and high technology industry. Toe underdeveloped portion should be developed in one or more park-like settings similar to other industrial developments in this area. The existing trees along the railroad right-of-way in the south part of Section 16 should be preserved as a buffer for the residential area to the east. A landscape buffer strip at least 100 feet wide should be created along the south line of the industrial area east of the railroad to screen the future residential area from industrial uses. 8. Airport Clear Zone - Toe City owns three parcels of land, with a total area of 35 acres, on the east side of State Road, as a clear zone for the approach to the airport. Toe property has frontage on State Road in two segments 770 and 471 feet and one frontage of 330 feet on Ellsworth Road. The land is assumed to remain as a clear zone. However, any portion of the property that is not needed for approach zone purposes would be suitable for research or industrial use. Land Use Projections and Capacities 1. Residential - Toe designated residential area has a capacity of 1, 081 dwelling units and 2,469 people. (See Table 2.) 2. Public School Children - The number of public school children which can be expected to be generated by the residential areas (upon complete development) is presented in Table 2. \ ., J. D. Employees - The number of employees which will be generated by commercial and office uses in the planning area will be negligible. For the research/industrial area a reasonable employee/land ratio would be l 0 employees per acre. On this basis the research/industrial area would generate about 3,400 employees. Transportation Plan 1. April 20, 1995 Road Plan - The road plan is shown on Map 4. In addition to the policies indicated on the map, the following policies apply. 12-8 �,... Part I 2 - Local Planning Areas I State Road should be increased to four driving lanes from Morgan Road north, with turn lanes provided at major intersections. A traffic signal might eventually be needed at Morgan Road and Runway Boulevard. b. Ellsworth Road should be expanded to four driving lanes between State and Platt Roads, with turn lanes provided at major intersections. C. Stone School Road should be paved between Ellsworth and Morgan Roads. Two driving lanes will be required, with turn lanes at major intersections. d. Morgan Road should be paved between State and Platt Roads. _ Two driving lanes will be required, with turn lanes to be provided at major intersections. 2. Public Transportation - Bus service should be extended to the planning area as the area develops. The interior street system of the undeveloped part of the research/industrial area should be designed to accommodate busses. 3. Pedestrian/Bicycle Paths - Paths should be provided along Ellsworth, State, and Stone School Roads, and throughout the research/industrial area. A path system should also be developed in the Swift Run Drain Corridor, to provide access to the future park east of Stone School and to points north. Secondary paths should be provided from the residential area to the central path. 1 I E. a Public Utilities Plan I I I 1. Sanitary Sewers -. The airport sewer and the Ellsworth Road lateral will serve all of Section 16 east of State Road, except the southeast 1/4, which drains by gravity to the south. This area, and the southwest 1/4 of Section 15, both designated for residential use, will be served by the Michigan A venue trunk sewer l 1/2 miles to the south. 2. Water - A 16 inch water line has been constructed in Stone School and Ellsworth Roads, between the existing lines in Morgan and State Roads. This line creates a water service loop around Section 16 and will provide service to the west part of Section 15. " April 20, 1995 12-9 �Part 12 - local Planning Areas 3. F. Storm Drainage - The research/industrial area will drain into the Airport Drain. Retention facilities should be provided within the industrial area to control the water volwnes in the drain. A series of retention facilities to serve the entire research/industrial area maintained by a drainage district, would be preferable to retention facilities on individual sites. Public Facilities Plan - Neighborhood recreational facilities should be provided in the residential areas on each side of Stone School Road. These could be associated with the wooded areas or other natural features to be preserved. The City's future compost center is on a 51 acre site located east of the Swift Run Drain. The facility should have public access only from Platt Road. The operations should be buffered from future residential development to the east and should be operated so that odors and noise will not adversely impact the residential environment to the east. The County Social Services office on Ellsworth Road, just east of Stone School Road, is primarily an office function, rather than a public facility and the property's long term use is office. The future park in the City owned land east of Stone School Road should be developed as a major recreation facility for the southeast part of the urban area. G. Zoning Plan - The entire industrial area should be zoned I-1. This district permits research and light industrial uses. The general commercial area at State/Ellsworth Road should be zoned C-2, except the auto service station, which can remain zoned C-3. The County office property, 6 acres east of the proposed shopping center, should be zoned 0-1, to provide for long term office use. The residential-office area should remain in its present AG zoning until a change in use is desired by a property owner in that area. Appr~priate districts would be R-2A, R-2B, or 0-1. The residential area should remain zoned AG until sanitary sewer services are available to the area. At such time the preferred zoning would be PUD, to permit a mixing of housing types and proper provision of open spaces. April 20, 1995 12-10 'l �Part 12 - Local Planning Areas TABLE 1 FUTURE LAJ.'l'D USE SECTION 15/16 PLAJ.'l'NING AREA LAJ.'ID USE AREA PERCENT OF TOT AL LAJ.'ID USE (In Acres) Low Density Residential 58 7.0 Medium Density Residential 95 11.4 Residential/Office 15 1.8 Open Space 111 13.4 Future Major Park 109 13.1 Local Commercial 5 0.6 General Commercial 8 1.0 Research/Industrial 339 40.9 Airport Clear Zone 35 4.2 Compost Center 35 4.2 Railroad Right-of-Way 20 2.4 830 100.0 TOTALS 1 A part of the Compost Center property is included in the Open Space area. April 20. 1995 12-11 �Part 12 - Local Planning Areas TABLE2 RESIDENTIAL AREA PROJECTIONS SECTION 15/16 PLANNING AREA Gross Acreage 286 Ac Net Residential Area: Low Density Medium Density 58 Ac 95 Ac TOTAL 153 Ac Number of Dwelling Units: Low Density Medium Density 145 DUs at 2.5 DUs/Ac 570 DUs at 6 DUs/Ac TOTAL 715 DUs Number of People: Low Density Medium Density 435 People at 3 P/DU 1,140 People at 2 P/DU TOTAL 1,575 People K-12 School Children Low Density Medium Density 145 at 1 K-12/DU 285 at .5 K-12/DU \ TOTAL 430 K-12 Overall Densities: April 20 , 1995 Gross 2.5 DU/Ac (715 DU/286 Ac) NET 4.7 DU/Ac (715 DU/1 53 Ac) 12-12 �I , j ''( ~ =al ~ V) Loco1&1'Y1.1~~,eAaiLl fh1:li1 , I a(+tce . Med I(1M\ D.21tsi-lt.1 ~ R fesitr0\t\tuu::_tp [)Us/Ac_ I .. \ J Majorz_,Pa ~d~t~UL ,- . fl .. , / ~dI__-(Jj-flC-L) .-· Vl ~r + ■ ::1:: 1 . 1r I' '\i=:: =:=:=: :=/: =: ===? \,~.--~\- - I c011e. 1 c,~~ I ·1.ir~· ..A,,;f~"f4l /' 1 zl -,/ ~1 I 11 :d Der.) ' ~'// MOR6Aij~. MAP1 ~/ LAlt:>~R.A,J ~ �::z -, ~ NS a. Q. ~ ij <l Cl ~ ~ ~ ··-~ ~~ ' ~ vi .] J ~ ~J?'0/7'..L \___ J -~ ~ I-- I __ ~ \---·---, I .. § ''-.... ~ ~ II ..-+ ~ ~~~~s;. - -. I _____ I __,,,I -..,._ I' I\H ',._._r--.__----.:._~~\== \ �~ ~ ~ ... ij 4 ~ ~ ~ ~. ' ~ ~ Q Iii rD' ~ N ~ ~ ~a~ Hi \. ~ Cl Cl \D ...-J I <I oO :) CL 7 /YCUs;. - Q.i , <( ~ $p'JY0/'7_L ru ~=:::::;; tf)~§ j§ $_~ ~ ~ n ... \ =~~ 1 I • I �Part 12 - local Planning Areas 12.04 NORTHWEST AREA DEVELOPMENT POLICY A. INTRODUCTION 1. Planning Area - The plan amendment covers the northwest corner of the Township. The area is bounded on the west by the Pittsfield/Lodi Township line; on the south by the south frontage of Ellsworth Road and the road itself, east of Lohr Road; on the east by the west edge of the Airport Plaza development; and on the northeast by the I-94 freeway. (See map 1.) The planning area has a land area of 1,385 acres or 2.2 square miles. 2. Existing Conditions - The planning area has at present, or faces in the future, a number of significant conditions that require detailed planning attention. These are, in summary form, as follow: April 10, 1995 a. The area is close to the interchange on I-94. The interchange will be a major factor influencing the nature and timing of development in the planning area. b. The planning area is located in a developing residential corridor between the cities of Ann Arbor and Saline. Both cities, and Lodi Township in between, are preserving the residential character of this corridor. C. The planning area is oriented to the City of Ann Arbor. Therefore, a strong community identity should be established for residential development in the area, to strengthen the relationship with Pittsfield Township. d. The interchange area functions as an entry to the city of Ann Arbor from the south, and as an entry to Pittsfield Tovvnship and the Lodi/Saline community from I-94 and the north. e. The area has been subject to development influences of Brian-vood, as these have advanced west, on both sides of I-94. The planning area is the west terminus of the Brian-vood influence area, on the south side ofl-94. f. Public water and sanitary sewer services are available to the entire planning area. 12-13 �Parr 12 - Local Planning Areas B. g. The planning area has limited accessibility to and from the north by surface roads because the I-94 freeway blocks traffic flow in this direction. As a result, Ann Arbor-Saline Road will be a major north-south access route for the planning area, since it is the only road that crosses the freeway. Therefore development in the area will create heavy traffic demands on this road. The proximity of the intersections of Waters Road, the I-94 ramps, and Eisenhower Parkway will add to traffic problems in the corridor. h. The natural features in the planning area present no major limitations to development. Topography has a definite pattern that should be respected, but slopes are low to moderate. Drainage is available to all parts of the planning area, but retention facilities will be required to control discharges. Soils are generally not a problem for development if drainage facilities improve wet soil conditions in certain parts of the planning area. Poor soil areas are limited to drainage corridors. These areas are small and provide opportunities as open space features. PROJECTIONS The land use policies for the northwest planning area result in the following projections. l. Land Use Distribution - The distribution of proposed land uses is presented in Table l. Residential land use comprises about 75 percent of the planning area. Commercial use comprises about 9 percent of the area. Research, office, and similar uses together comprise 16 percent of the planning area. 2. Residential Land Use - The designated residential area has a capacity of 2,970 dwelling units and 7,270 people. The average residential density is 2.88 DUs/acre and 7.1 people per acre (4,513 pe~ple/square mile). 3. Public School Children - The planning area could generate as many as 1,780 school children by the time the residential parts of the planning area are fully developed. However, the actual number of K-12 children at any one time in the future will probably be substantially less, because of the long period of time in which the housing will be constructed in the area, and the cyclical nature of household sizes and ages of residents. 4. Employment - The office and industrial areas will be employment centers. These areas have a potential of generating as many as 5,000 jobs, based on 30 employees per acre in the office areas, and 15 employees per acre in the industrial areas. April 20, 1995 12-14 �, ·;··.,_,_:L ;__ .::::-::=l::-~P --= '2. ~('\ .. ... . ----4--------i.~: - E:-:~t ., .. I I 1Vt .. :; ' •.( ., ·•··· •·•·· f I ..... .~ .· ------- -- �Part 12 - local Planning Areas TABLE 1 FUTURE LAND USE NORTHWEST PLANNING AREA LAND USE AREA (In Acres) PERCENT OF TOT AL LAND USE Low Density Residential 364 26.3 Moderate Density Residential 456 33.0 Medium Density Residential 144 10.4 High Density Residential 67 4.8 Village Center (Commercial) 15 1.1 Shopping Center (Commercial) 81 5.8 Highway Commercial 24 1.7 Office 106 7.7 Research/Industrial 119 8.6 9 0.6 1,385 100.0 Rental Storage TOTALS Note: The land areas include rights-of-way of public roads. April 20, 1995 - - - - - --- 12-15 -- --__ - ---- -- - ----- --- -- ~ �Part 12 - local Planning Areas TABLE 2 RESIDENTIAL AREA PROJECTIONS NORTHWEST PLANNING AREA Residential Area Density DU/Ac Area Acres # of DUs Low Density 1 364 364 Moderate Density 2 1/2 456 Medium Density 6 High Density 9 TOTALS People per DU #of People K-12 /DUs #ofK12 .) 1,092 1 364 1,140 2.8 3,192 1 1,140 144 864 2.2 1,901 0.25 216 67 603 1.8 1,085 0.1 6.0 1.03/ Ac 2.971 DUs ,., 7,270 People \ April 20, 1995 12-16 1,780 K-12 �ANN 11 fl fl ~ 11ARBQ _,y II ..... -. Modemf~ ·':-. Devts ~ EIS EN ,._ ... ,._. I --------- Il I ' I ·.·.··.. ·,. : ·. ·: . :· 1· • . j ·.-. :. MAP2. _J O· a.. C::::C lAIJD ~ PLAIJ ij o -s::-ALE �Part 12 - local Planning Areas C. OBJECTIVES 1. Overall Objective - Analysis of existing conditions in the planning area, examination of current Township policies for the area, and consideration of various land use options, result in an overall objective of creating an attractive, comfortable residential community in the northwest part of the Township. 2. This overall objective can be expanded into the following specific objectives. April 20 , 1995 a. The area should be developed in a timely and orderly manner. b. The area should be developed primarily as a residential community. c. The community should be urban in character, but should blend in with the rural residential parts of the Ann arbor-Saline Road corridor to the south and west. d. The continuity of the residential character of the Ann Arbor-Saline Road corridor north and south ofl-94 should be maintained. e. The community should have a distinct identity. f. The uses, design and character of the community should recognize its location at the entry to the City of Ann arbor from the south, and its function as an entry to Pittsfield Township and the Lodi/Saline community from the north, especially from I-94. g. Advantage should be taken of the proximity of the freeway interchange to the planning area. h. Commercial and other non-residential uses intended to take advantage of the area's location and freeway access should be limited in location and extent so as not to jeopardize the desired residential character of the future community or of the Ann ArborSaline Road corridor to the south and the north ofl-94. 1. A full range of urban services and facilities, both public and private, should be provided in the community. J. The costs of developing the infrastructure to serve the future community should be paid by developers or users; these costs should not be borne by the taxpayers of the Township. 12-1 7 �Part 12 - local Planning Areas k. D. Existing vegetation should be preserved as amenities for the community. STRATEGY 1. Introduction - This strategy is derived from the objectives in Part 3 and analysis of existing and future conditions and opportunities. The strategies in the adopted comprehensive plan are valid for the northwest planning area, although more detail is required in some instances, as described in the following statements. 2. Strategy - The strategy for planning and managing development in the northwest area consists of the following elements. a. A highway service (commercial) center will be developed in the southeast quadrant of the I-94 interchange, on the old radio station property, and north of the Oak Valley Shopping Center. These locations will concentrate highway service uses in specific limited areas and will help prevent pressure for strip commercial development along Ann Arbor-Saline Road. b. Two sub-regional shopping centers have been established in the north part of the planning area, on each side of Ann Arbor-Saline Road, close to the interchange. The centers primarily serve the southwest part of Ann Arbor, the west part of Pittsfield Township, and the Saline /Lodi community. The centers provide special landscape treatments opposite residential areas and additional setbacks, to make the centers more compatible with neighboring residential areas, and to create less intrusion into the residential character of the Ann Arbor-Saline Road corridor. c. The Village Centre, south of the Oak Vallh Shopping Center, is a mixed use area of commercial and office uses, at a relatively small scale. The centre is intended to be primarily oriented to the residential part of the northwest area and adjacent residential areas in Lodi Township and Ann Arbor. The centre will function as a transition area between the shopping center and commercial uses to the north and the residential areas to the south. The centre is designed to be compatible, in terms of scale and appearance, with neighboring residential areas and the residential character of the Ann Arbor-Saline Road corridor. Drive-in facilities will not be permitted in the center. The centre is oriented, in its interior design, to pedestrian movement. Special landscape April 20 , 1995 12-18 �Part 12 - local Planning Areas treatments have been provided opposite residential areas to the south and west. April 20, 1995 d. Commercial areas will be limited to the Ann Arbor-Saline Road frontage north of Oak Valley Drive. They will not be permitted to drift further south or inland, away from the road frontages. e. An urban residential area, of varying densities and housing types, will be established around the shopping centers and the village center to the east, south, and west. f. A low density residential area of not more than one dwelling unit · per acre will be established on the south and west fringes of the community. This area is intended to provide a transition between the higher density parts of the community and existing low density residential development to the south along Ann Arbor-Saline Road, and to the west, in Lodi Township . f. An elementary school/playground site of 15 to 20 acres is designated in the central part of the planning area. This designation is subject to the Ann Arbor School District's acquisition of a site. h. Office development will be used as a buffer in the north part of the planning area, west of Lohr Road, between the residential area and I-94. 1. Oak Valley Drive provides an alternative access to Ann ArborSaline Road, to the shopping centers, and to the southwest side of Ann Arbor, via Scio Church and Maple Roads. It also provides a physical separation between the shopping centers and the residential areas to the southwest and west. J. Sanitary sewer and public water services are provided to the entire planning area. k. Existing drainage courses will be used in their natural state as part of the drainage system. Retention will be required to stabilize storm water discharges and to create amenities for the community. 1. Existing roads will be improved in line with traffic projections and intended functions of the roads. 12- 19 �Pare 12 - local Planning Areas E. m. Land development wi.11 be coordinated with provision of public improvements. Needed improvements wi.11 either accompany or precede development. n. Installation of infrastructure wi.11 be scheduled primarily on the basis of the occurrence of key land development events, rather than on a preset time schedule. a. Land will be rezoned on request, based on the plan; land wi.11 generally not be pre-zoned. PUD or similar special zoning districts will be used when possible to coordinate proposed development with adopted Township policies. p. Density transfer wi.11 be encouraged in residential areas, for purposes of preserving natural features and providing open space. q. Infrastructure wi.11 be financed primarily by developers and users. Density transfer will also be used to compensate for dedication of land for public use, such as land for a school/playground site. LAND USE POLICY 1. Residential Land Use - The major part of the planning area is designated for residential use, which is consistent with the objective of maintaining a primarily residential character in the Ann Arbor-Saline Road corridor and the planning area. Four residential classifications, based on densities, are proposed: low density with a maximum density of 1 DU/Ac; moderate density at 2 1/2 DUs/Ac; medium density at 6 DUs/Ac; and high density, at 9 DUs/Ac. All residential areas have Township water and sanitary sewer services. The low density residential area is located alomg the south edge of the planning area as a continuation of the existing residential development to the south (Lake Forest, Stonebridge, etc.) . The primary type of dwelling unit will be detached single-family units on lots 15, 000 square feet or larger in area. However, single-family attached and clustered units and smaller lot sizes might be permitted if an overall density of 1 DU/ Ac is not exceeded. The plan designates two areas for moderate density residential use - west of Oak Valley Shopping Center and Village Centre, north of Ann ArborSaline Road, and on the west side of Lohr Road. Moderate density residential areas have a density limit of 2 1/2 DUs/ Ac and is intended primarily for single-family detached residences on 10,000 sf or larger lots. April 20. 1995 12-20 �Part 12 - Local Planning Areas Single-family attached DUs might also be permitted, provided the overall density limit is not exceeded. Toe plan designates three areas for medium density residential use. Two of these are to be transition areas between commercial centers and lower density residential areas. One is the Oak Meadows and Weatherstone condominium developments south and east of the Meijer center. The second is an undeveloped area south west of the Village Centre, between Waters and Ann Arbor-Saline Road. In addition to being transition areas these developments will also provide residences for people desiring home ownership in a medium density environment that is conveniently located for access to shopping opportunities and public bus transportation. Toe medium density residential area east of the Meijer center may be expanded north into the designated office area if office demand for the land does not materialize. The third area is along the east side of Lohr Road, north of Ellsworth in the Valley Ranch development. This area is intended to be transition use between the office/industrial uses to the east and the low and moderate density residential areas to the west. The area is also intended to add to the mix of uses in the Valley Ranch complex. Medium density residential areas have a maximum density of 6 DUs/Ac. The density class is intended to be single-family residential in character and will include such dwelling unit types as single-family attached, townhouses, and patio house units. Condominium rather than rental units are encouraged, as are garages for all units, all to support a single-family residential character. High density residential use is designated for the area east of Lohr Road, on both sides of Oak Valley Drive. The area has a maximum density of 9 DUs/Ac. The primary type of dwelling unit will be apartment or condominium units in 2 or 3 story buildings. The area is intended to provide a mixture of uses east of Lohr Road. The area could be expanded to the north into the designated office area if additional residential land is needed at the time of development or if demand for office use does not materialize. 2. April 20 , I 995 Open Space - The principal open spaces in the planning area are stream corridors and wooded areas. The stream corridors are designated to remain as open, natural drainage course. Their associated vegetation should be preserved as open space. Ponds should be created along or in the stream corridors as amenities and storm water retention facilities. 12-21 �Part 12 - Local Planning Areas Toe wooded areas should be preserved to the maximum feasible extent. Density may be transferred from the wooded areas to open lands. Density transfer might result in a higher net densities and attached dwellings, instead of detached dwellings. These changes are acceptable if the density limits are not exceeded and the wooded areas are retained. Toe planning area contains a number of fence rows. Detailed information regarding the type and quality of trees and other vegetation in these fence rows is not available. However, the policy is to preserve the fence rows where possible, or at least individual trees or clusters of trees and brush, where the development pattern can reasonably accommodate them. In particular, fence rows should be preserved, and augmented where necessary, where they would link open space areas or parks. ., .J. Shopping Centers - Toe planning area contains two general retail centers the Meijer center on the east side of Ann Arbor-Saline Road and the Oak Valley Centre on the west side. The two centers have a combined floor area of abou~ 500,000 SF. They are the limit of general commercial development in this area. (The Village Centre and Pittsfield Parkway are not general commercial areas.) No expansion beyond present boundaries of these two centers will be permitted. Toe existing landscaped setbacks of the centers should be maintained to soften the commercial intrusion in to the primarily residential character of the corridor and to screen the centers from adjacent residential developments. 4. April 20, 1995 Village Centre - Toe Village Centre is located in the triangular area between Ann Arbor-Saline Road, Waters Road, and Oak Valley Drive. The Village Centre is intended to be a specialty commercial center with the following characteristics: \ a. A residential scale and appearance, to be derived from residentially sized structures, roof lines, proportions, window and door details, exterior finish materials, and similar treatments. Maximum height should be limited to two floors. b. A unified architectural and site design theme. Landscape treatment should be consistent with this theme and should help implement it. The centre should be oriented to pedestrians, with common pedestrian areas such as plazas, courtyards, and paths. Signs should be consistent with the theme and character of the center. 12-22 �Part 12 - local Planning Areas 5. c. Parking and loading areas should be screened and well landscaped. d. Uses in the centre should be small shops. Uses considered appropriate would be shops offering gifts, hand-crafted items (including those made on the premises), luxury merchandise, boutique fashion items, imported goods, art galleries, specialty restaurants and food shops, personal service offices, and dwelling units as part of offices or shops. The centre should not have a large anchor store. The variety of small shops and the character and atmosphere of the center should be the principal means of attracting people to shop there. e. Fast food chain restaurants and similar highway commercial uses and drive-through facilities should not be permitted in the centre. These uses and facilities are not consistent with the intended character and atmosphere of the center, or with its pedestrian orientation. Highway Commercial - Two highway commercial areas are designated in the plan. The larger area, about 15 acres (Pittsfield Parkway), is east of Ann Arbor-Saline Road, along Waters Road extended. Access to this area will be limited to Waters and Lohr Roads, direct access to Ann ArborSaline Road will not be permitted. The second area is located at the north end of Oak Valley Centre. Typical uses in the Pittsfield Parkway area will be restaurants, including fast food establishments with drive-through facilities, and auto services (gas stations and minor services and repairs). Commercial signs should not be permitted in the entry zone. (See 5.08, herein.) The area north of Oak Valley Center will be limited to a restaurant and a motel. 6. April 20, I 995 Offices - Three office areas are designated in the plan. The office area east of the Meijer center should be developed with general administrative, professional, business, and personal service offices in a planned, office park setting. The office area east of Lohr Road is intended for general office uses that would be compatible with neighboring medium and high density residences. The office area in Valley Ranch is intended to have general office uses or a combination of office and research operations. This area is being developed as an office park according to an overall plan and is organized around the open space corridor associated with the drainage course. 12-23 �Part 12 - local Planning Areas F. 7. Industrial Uses - The plan designates two industrial areas - one is east of Oak Valley Drive in Valley Ranch and the second is located in the northwest comer of the planning area. The first area is intended to be similar in use and character of development to Airport Plaza adjacent to the east. It should be developed as an industrial park, with access from Oak Valley Drive. The second area, Park Place, should be primarily office, research, and development in a planned, business park setting. A substantial landscape buffer should be provided along the south edge of the business park to separate the area from the neighboring residential area to the south (Arbor Creek and Boulder Ridge). 8. Entry Zone - The intersection of Waters/Lohr Road with Ann Arbor-Saline Road, and the area between the intersection and the ramps in the south part of the interchange, is an entry for Pittsfield Township and the planning area from the north. It is also part of the entry for the City of Ann Arbor from the south. Therefore, this area should convey a desirable image of both municipalities. The predominant character in the Ann Arbor-Saline Road corridor, on both side of I-94, is intended to be residential, even though the area immediately south of the interchange will be commercial in use. The entry zone should soften the commercial character of the interchange area and create a transition to the residential areas. The entry zone should feature substantial landscaped setbacks, and should be free of development, including signs and other forms of commercial advertising. Highway commercial uses may be visible from the interchange ramps but should be oriented away from the entry zone. 9. Image Along I-94 - The appearance of development in the planning area from I-94 conveys important images of Pittsfield Township and the City of Ann Arbor. Therefore, the frontages along the freeway right-of-way should be considered as front yards, in terms of zoning setback requirements, and should be landscaped accordin~ly. Existing trees along the freeway right-of-way should be preserved. Views of parking and service areas from the freeway should be softened by landscaping. TRANSPORTATION POLICIES 1. Street Plan - The plan for streets in the planning area is illustrated on Map 7. The following detailed policies apply. a. April 20, 1995 Ann Arbor-Saline Road - The street will continue to be designated as a major arterial. The minimum right-of-way should be 120 feet through the planning area. The street should be widened to four 12-24 �I : ; ,.._..._ _ _ I I II I II II ,----7 7 I I I I I I .z ----------~ < I I I ANN II If 11ARBQ 'r ff EISEN ! AJRPOF I R1iH I ! I I c1 _J Q· a.. c::t �Part 12 - local Planning Areas driving lanes, with additional tum lanes provided at major intersections, southwest of Oak Valley Drive. Access to adjacent properties should be limited to intersecting streets. April 20 , l 995 b. Maple Road - Maple Road should be developed as a major arterial between Ann Arbor-Saline Road and the City of Saline. The street should be paved and should be the primary access betv1een Saline and I-94 and Ann Arbor. c. Ellsworth Road - The street should be developed as a major arterial east from Ann Arbor-Saline Road. The road should be paved, with two lanes sufficient initially. Four lanes with turning lanes, will eventually be needed. Toe offset at Maple Road should be removed. d. Lohr Road - Lohr Road should be developed as a major collector south of Oak Valley Drive with a right-of-way of 120 feet. It should be connected with Waters Road extended. It should be a collector street north of Oak Valley Drive, with a right-of-way of 86 feet. e. Waters Road - Waters Road should be developed as a major collector west of Oak Valley Drive and as a standard collector from that point east to Lohr Road. The right-of-way should be 120 feet west of Oak Valley Drive and 86 feet east. The road should be paved west of Oak Valley Drive to the west Township line. f. Street Construction - All streets in the planning area should be constructed to Washtenaw County Road Commission standards for urban streets. All streets should have urban sections, with concrete curbs and gutters. The streets should be dedicated or otherwise conveyed to the County Road Commission as public streets except where private roads are indicated as acceptable. g. All streets in the planning area should have street lights m accordance with Pittsfield Township standards. h. Access to individual properties on the planning area should be provided by internal streets, especially in residential developments, where possible. Major non-residential developments may have direct access to adjacent streets, if the access points are limited in number and are properly spaced with respect to other drives and street intersections. 12-25 �Part 12 - local Planning Areas G. 2. Public transportation - Bus service should be expanded in the planning area as the area develops. The street system in the planning area, and the internal circulation systems of major use areas, should be designed to accommodate busses. 3. Pedestrian/Bicycle Paths - Paths or sidewalks should be provided along all streets in the planning area. Bicycle lanes should be provided on major streets. Paths should be provided to connect urban residential areas with public and private parks, the village center, the shopping centers, and employment areas. The highway commercial area, the village center, the shopping centers, and office areas should be interconnected with paths. PUBLIC FACILITIES POLICIES 1. Public Schools - The entire northwest planning area is in the Ann Arbor school district. Residential growth in the Pittsfield Township portion of the school district is expected to generate the need for at least three additional elementary schools all of which could be located in the Township part of the district. One of these schools could be located in the northwest area, probably east of Ann Arbor-Saline Road. 2. Recreation Facilities - An elementary school in the northwest area would provide a playground of 5-10 acres. A number of open space and natural features areas have been preserved as private parks in both residential and non-residential developments. New developments will be required to create additional private parks by preserving similar areas. A pedestrian circulation system, consisting of sidewalks along streets and paths outside street rights-of-way or easements should be developed to interconnect all parks and other open space/natural features areas. ~ 3. Police Protection - The Pittsfield Township Department of Public Safety will provide police protection to the planning area. The planning area will be served out of the main police station at Michigan and Platt, as will the reminder of the Township. Police substations are not contemplated for any part of the Township. 4. Fire Protection - The planning area can be adequately served by fire protection services out of a substation located in the old main station at the Township Hall at State and Ellsworth Roads. April 20, 1995 12-26 �:--..i.____-! f------1 I I ... ~ - - - - -c I I I / I I : l l ----...._ II II II ANN I 11ARB c II I EISEN -----/Z.O I I ~ I I I I I I -1 Q· a.. c::r MAPi _ _ ~,eeer w No :::0.ALE... I I ; I I I ~ I I " L.___j 1;__ I �Part I 2 - Local Planning Areas H. PUBLIC UTILITIES POLICIES l. Sanitary Sewer Service - The entire northwest planning area is in a public sanitary sewer service area. The central and east parts are in the Ann Arbor service area. This area is under contract with the City of Ann Arbor for sewer service. Sewage in this part of the planning area flows to the south and east into the airport sewer, which in turn flows to the northeast and enters the City at Ellsworth Road, just west of Stone School Road. · The remaining west and southwest parts of the planning area are in the West Side Service District, which is part of the YCUA (Ypsilanti Community Utilities Authority) service area in Pittsfield Township. Sewage in this area flows to the south and southeast, eventually entering the Michigan Avenue interceptor sewer about 1/2 mile west of State/Moon Roads. The land uses - density and type - that are designated in this plan are consistent with the capacity limitations in the service contracts for the two service areas. 2. Public Water Service - The entire northwest planning area is the water service area of YCUA. The planning area is in two pressure districts. The south east parts are in Pressure District 2. The remainder of the planning area is located in and comprises Pressure District 3. The booster station for Pressure District 3 and the 750,000 gallon elevated water storage tank are located in the planning area. 3. Storm Drainage - The north part of the planning area is in the Huron River drainage basin and drains to the north and east, under the freeway, into the drainage system in and around Briarwood. The remainder of the planning area is in the Saline River drainage basin (part of the River Raisin System) and drains to the south and southeast by several drainage courses, which eventually discharge into the Rouse and Wood Outlet drains, then into the Saline River. These open drainage courses should be used as the principal drainage course in the planning area. These courses should be retained as primarily natural features, but should be improved where necessary to accommodate drainage flows. Such improvements should supplement and respect the natural character of the drainage corridors. Retention facilities should be provided on individual sites or as common facilities to protect the drainage courses from flooding and sedimentation. Wetlands should be considered for use as retention areas. April 20, 1995 12-27 �;j ANN If :: ARs c I I ' C �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICHIGAN ZONING ORDINANCE REVISED MAY 27, 1997 (includes all amendments through #97-165) DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH C. WALTER, CLERK ROBERTJ.SKROBOLA,TREASURER 6201 W. MICHIGAN AVENUE Al"lN ARBOR, MICHIGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP WASHTENAW COUNTY, MICIDGAN ZONING ORDINANCE REVISED MAY 27, 1997 (includes all amendments through #97-165) DOUGLAS R. WOOLLEY, SUPERVISOR JUDITH C. WALTER, CLERK ROBERT J. SKROBOLA, TREASURER 6201 W. MICIDGAN AVENUE ANN ARBOR, MICIDGAN 48108 (313) 944-4440 �PITTSFIELD CHARTER TOWNSHIP CERTIFICATION This ordinance, compiled with all amendments though May 1997, is printed by authority of the Pittsfield Charter Township Board of Trustees. S/ Judith C. Walter, Clerk �TABLE OF CONTENTS Preface ......... . VI Article 1.0 .... . Title, Purpose and Legal Clauses 1-1 Article 2 .0 ..... Definitions 2-1 Article 3.0 .... . General Provisions 3-1 10-1 Article 10.0 ... RC - Recreation Conservation District 11-1 Article 11. 0 ... AG - Agricultural District 20-1 Article 20 .0 .. . R-lA- Single Family Rural Non-Farm Residential District Article 20A. 0 R-lA-1 - Low Density Urban Residential District Article 21.0 ... R-lB - Single Family Suburban Residential District 20A-1 21-1 22-1 Article 22.0 ... R-2A - Two Family Residential District 23-1 Article 23 .0 ... R-2B - Low Density Multiple-Family Residential District 24-1 Article 24.0 ... R-3 - Moderate Density Multiple-Family Residential District 25-1 Article 25 .0 ... lVfrIP - Mobile Home Residential District 26-1 Article 26.0 ... R-0 - Residential-Office District 27-1 Article 27.0 ... R-4 - High Density Multiple-Family Residential District m �_, Article 30.0 ... C-1 - Local Commercial District 30-1 Article 3 1. O .. . C-2 - General Commercial District 31-1 Article 32.0 ... C-3 - Highway Commercial District 32-1 Article 33 .0 ... 0-1 - Office District 33-1 Article 34.0 ... W-1 - Wholesale and Warehousing District 34-1 Article 35.0 ... P - Parking District 35-1 Article 36.0 ... PSC - Planned Shopping Center District 36-1 Article 37.0 ... BP - Business Park District 37-1 Article 40.0 ... R-D - Research and Development District 40-1 Article 41. 0 ... I-1 - Limited Industrial District 41-1 Article 42.0 ... I-2 - General Industrial District 42-1 Article 45.0 ... PUD - Planned Unit Development District 45-1 Article 50.0 ... Conditional Uses 50-1 ~ ' Article 51.0 ... Off-Street Parking and Loading and Unloading Requirements \ ,.::._.," 51-1 Article 52.0 ... Planning and Development Regulations for Planned Unit Development (PUD) District 52-1 Article 53. 0 ... Sign Regulations 53-1 Article 54.0 ... Performance Standards 54-1 ~ IV �Article 55 .0 ... Site Plan Review 55-1 Article 56.0 ... Supplemental Regulations 56-1 Article 57.0 ... Non-Conformities 57-1 Article 58 .0 ... Administration & Enforcement 58-1 Article 59 .0 ... Amendment Procedure 59-1 Article 60.0 ... Board of Appeals 60-1 V �PITTSFIELD CHARTER TOWNSHIP AN ORDINANCE ESTABLISHING ZONING DISTRICTS WITHIN THE UN-INCORPORATED PORTIONS OF PITTSFIELD CHARTER TOWNSHIP, WASHTENAW COUNTY, l\'IICHIGAN WHEREAS, by virtue of the laws of the State of Michigan, the Township Board of Pittsfield Charter Township is solely vested with power and authority to provide by ordinance for the establishment of zoning districts in the un-incorporated portions of said township within which districts the uses of land may be encouraged, regulated or prohibited; and WHEREAS, the Pittsfield Township Planning Commission did, in accordance with the procedures specified in Act 168 of the Public Acts of 1959, as amended, make and adopt a basic plan as a guide for the development of Pittsfield Township; and WHEREAS, said basic zone plan has been designated to promote the public health, safety and general welfare, to encourage the use of resources in accordance with their character and adaptability and to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; and to facilitate provisions for a system of transportation, sewage disposal, safe and adequate water supply, recreation, education and other public improvements; to provide adequate light and air; and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land resources and properties; and WHEREAS, the Pittsfield Township Planning Commission did prepare a zoning map establishing zoning districts based upon said basic plan, which zoning map was designated to encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land; to provide adequate light and air, and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land, resources and properties, and with reasonable consideration, among other things, to the character of each zoning district, its peculiar suitability for particular uses, the conservation of property values and natural resources, and the general and appropriate trend and character of land building and population development; and WHEREAS, the Pittsfield Township Planning Commission did adopt and file with the Pittsfield Township Board recommendations as to (1) a plan for the un-incorporated portions of Pittsfield Township as a whole; (2) a zoning map establishing zoning districts including the boundaries thereof; (3) the text of a zoning ordinance with the necessary provisions and zoning regulations; and (4) the manner of administering and enforcing the zoning ordinance, after having properly noticed and held a public hearing thereon, and made a recommendation; having submitted said proposed zoning ordinance and maps to the Washtenaw County Metropolitan Planning Commission, Washtenaw County, Michigan, for recommendation in accordance with the procedures specified in Act 184 of the Public Acts of 1943, as amended. NO\-V THEREFORE, PITTSFIELD CHARTER TOWNSHIP ORDAINS: VI �ARTICLE 1.0 TITLE, PURPOSES AND LEGAL CLAUSES SECTION 1.01 - TITLE This ordinance shall be known, and may be cited, as "The Zoning Ordinance of Pittsfield Township." SECTION 1.02 - REPEAL OF ORDINANCE The Pittsfield Township Zoning Ordinance adopted on August 29, 1950, and all amendments thereto are hereby repealed effective coincident with the effective date of this ordinance. SECTION 1.03 - PURPOSES This ordinance has been established for the purposes of: A. Promoting and protecting the public health, safety and general welfare; B. Protecting the character and stability of the agricultural, recreational, residential, commercial and industrial areas within the un-incorporated portions of Pittsfield Township and promoting the orderly and beneficial development of such areas; C. Providing adequate light, air, privacy and convenience of access to property; D. Regulating the intensity of use of land and lot areas and determining the area of open spaces surrounding buildings and structures necessary to provide adequate light and air and to protect the public health; E. Lessening and avoiding congestion on the public highways and streets; F. Providing for the needs of agriculture, recreation, residence, commerce, and industry in future growth: G. Promoting healthful surroundings for family life in residential and rural areas; H. Fixing reasonable standards to which buildings and structures shall conform; I. Prohibiting uses, buildings or structures which are incompatible with the character of development or the uses, buildings or structures permitted within specified zoning districts; February, 199./ 1-1 �-• Article 1.0 - Title, Purposes and Legal Clauses J. Preventing such additions to, or alteration or remodeling of, existing buildings or structures in such a way as to avoid the regulations and limitations imposed hereunder; K. Protecting against fire, explosion, noxious fumes and odors, heat, dust, smoke, glare, noise, vibration, radioactivity, and other nuisances and hazards in the interest of the public health, safety, and general welfare; L. Preventing the overcrowding of land and undue concentration of buildings and structures so far as is possible and appropriate in each zoning district by regulating the use and bulk of buildings in relation to the land surrounding them; M. Conserving the taxable value of land, buildings, and structures throughout the unincorporated portions of the Township; N. Providing for the completion, restoration, substitution of non-conforming uses; 0. Creating a Board of Appeals and defining the power and duties thereof; P. Designating and defining the powers and duties of the official or officials in charge of the administration and enforcement of this ordinance; Q. Providing for the payment of fees for building permits; and R Providing penalties for the violation of this ordinance. Providing for the payment of fees for building permits. reconstruction, extension or SECTION 1.04- VALIDITY AND SEVERABILITY CLAUSE If any court of competent jurisdiction shall declare any part of this ordinance to be invalid, such ruling shall not affect any other provisions of this ordinance not specifically included in said ruling. \ If any court of competent jurisdiction shall declare invalid the application of any provision of this ordinance to a particular land, parcel, lot, district, use, building or structure, such ruling shall not affect the application of said provision to any other land, parcel, lot, district, use, building, or structure not specifically included in said ruling. February, 1994 1-2 �Article I. 0 - Title, Purposes and Legal Clauses • SECTION 1.05 - CONFLICT WITH OTHER LAWS A. Where any condition imposed by any provision of this ordinance upon the use of any lot, building or structure is either more restrictive or less restrictive than any comparable condition imposed by any other provision of this ordinance or by the provision of an ordinance adopted under any other law, the provision which is more restrictive or which imposes a higher standard or requirement shall govern. B. This ordinance is not intended to abrogate or annul any easement, covenant or other private agreement provided that where any provision of this ordinance is more restrictive or imposes a higher standard or requirement than such easement, covenant or other private agreement, the provision of this ordinance shall govern. SECTION 1.06- EFFECTIVE DATE This ordinance was adopted by the Township Board of Pittsfield Charter Township, Washtenaw County, Michigan, at a meeting held on August 25, 1970, and ordered published within 10 days thereafter in the Ann Arbor News, a newspaper having general circulation in said Township, as required by Act 184 of the Public Acts of 1943, as amended. This ordinance shall be effective immediately. • Date: August 25, 1970 s/Robert A. Lillie Township Supervisor Date: August 25, 1970 s/Samuel A. Morgan Township Clerk • February, 1994 1-3 �ARTICLE2.O DEFINITIONS SECTION 2.01 - PURPOSE For the purpose of this ordinance certain terms are herewith defined. When not inconsistent with the context, the present tense includes the future; words used in the singular number include the plural number. The word "shall" is always mandatory and not merely permissive. The word "person" includes a firm, association, organization, partnership, trust, company, or corporation as well as an individual. The words "used" or "occupied" include the words "intended", "designed", or "arranged" to be used or "occupied." Words referring to the male gender (i.e. "he" or "him") also refer to the female gender. SECTION 2.02 - DEFINITIONS ACCESSORY USE, BUILDING OR STRUCTURE: A use, building or structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use, building or structure. ADULT DRIVE-IN MOTION PICTURE THEATER: An open space, area or premises from which persons may view motion picture films, videos or performances which are characterized by an emphasis on matter depicting or relating to "specified sexual activities" or "specified anatomical areas". ADULT MOTION PICTURE THEATER: An enclosed building or structure wherein still or motion pictures, video tapes, or similar material is presented or viewed which is distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas" for observation by patrons therein. ADULT SUPPLY STORE: Premises used for the sale, distribution, display or storage of books, magazines, periodicals, advertisements, devices, objects, toys, paraphernalia or similar materials which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas". "Specified Sexual Activities" is defined as: ,Hay /997 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts of human masturbation. sexual intercourse or sodomy; 2-1 �-• rlrticle 2. 0 - Definitions 3. Fondling or other erotic touching of human genitals, pubic region, buttock or female breast. And, "Specified Anatomical Areas" is defined as: 1. Less than completely and opaquely covered: (A) human genitals, pubic region, (B) buttock, and (C) female breast: below a point immediately above top of the aero la; and 2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered. ADULT PHYSICAL CULTURE ESTABLISHMENT: "Adult Physical Culture Establishment" is any establishment, club or business by whatever name designated, which offers or advertises, or is equipped or arranged so as to provide as part of its services, massages, body rubs, alcohol rubs, physical stimulation, baths, or other similar treatment by any person. The following uses shall not be included with the definition of an adult physical culture establishment: l. Establishments which routinely provide such services by a licensed physician, a licensed chiropractor, a licensed osteopath, a licensed physical therapist, a licensed practical nurse, or any other similarly licensed medical professional; 2. Electrolysis treatment by a licensed operator of electrolysis equipment; 3. Continuing instruction in material or performing arts or in organized athletic activities; 4. Hospitals, nursing homes, medical clinics or medical offices; and 5. Barbershops or beauty parlors and/or salons which offer massages to the scalp, the face, or the neck and shoulders only. \ ARCADE: Any place, premises, establishment, or room within a structure within which are located three or more amusement devices. For purposes of this section, amusement devices shall mean ..... any device, machine or apparatus operated by a patron which plays, exhibits, emits, produces or displays, entertainment or amusement in the form of a game, motion picture, music, performances or similar entertainment. The term does not include vending machines used to dispense foodstuffs, toys or other products for use and consumption, kiddy rides, juke boxes, bowling alleys, or pool tables. May 199- 2-2 �Article 2. 0 - Definitions ATTACHED WIRELESS COMMUNICATION FACILITIES: Wireless Telecommunication Facilities which are attached to, or mounted upon, existing structures, buildings, towers, utility poles or similar structures. A Wireless Telecommunication Facility support structure proposed to be newly constructed shall not be included within this definition. BASEMENT: That portion of a building which is partly or wholly below grade but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the ceiling. A basement shall not be counted as a story. BILLBOARD: See Outdoor Advertising Sign. BLOCK: A "block" is comprised of a parcel of land bounded by streets or by a combination of streets and public parks, cemeteries, railroad right-of-ways, bulkhead lines or shorelines, or the corporate boundary lines of any village, city or township. BOARDING HOUSE: A dwelling in which more than three (3) persons either individually, or as families, are housed or lodged for hire with meals. BUILDING: An enclosed structure having a roof supported by columns, walls, arches or other devices and used for the housing, shelter or enclosure of persons, ·animals or chattels. BUILDING AREA: See Floor Area. BUILDING HEIGHT: The vertical distance measured from grade to the highest point of the roof for flat roofs, to the deck line of mansard roofs, and to the average height between eaves and ridge for gable, hip, and gambrel roofs. BUILDING LINE: The minimum distance which any building must be located from a street right-of-way or high water line. BULK: "Bulk" is the term used to indicate the size and setback of a building or structure and the location of same with respect to another building or structure, or to a lot line, and includes the following: ,'vfay / 99i A. The size and height of a building or structure. B. The location of the exterior wall of a building in relation to a lot line, street or other building. C. The floor area of a building in relation to the area of the lot on which it is located. 2-3 �• Article 2. 0 - Definitions D. The open spaces allocated to, and surrounding a building. E. The amount of lot area per dwelling unit. BUSINESS CENTER: Two or more single-occupancy or multi-tenant buildings devoted to retail, office, research, industrial, warehousing, or business park uses, whether or not on separate lots, which share a common drive system and/or off-street parking facilities, and/or identified by a name for the center. A business center may be located in an industrial park. CABARET: A cabaret is an establishment where live entertainment is provided, presented, permitted or performed, including but not limited to, dance, comedy, theatrical, or musical performances, or performances which are distinguished or characterized by an emphasis on, or related to, "specified anatomical areas" (as heretofore defined) for observation by persons or patrons therein. COLLOCATE/COLLOCATION: The location by two or more wireless telecommunication providers of wireless telecommunication facilities on a common structure, tower or building with the intent of reducing the overall number of structures required in the community. CONDITIONAL USE: A use which is subject to conditional approval by the Planning Commission. A conditional use may be granted only when there is a specific provision in this ordinance. A conditional use is not considered to be a non-conforming use . CONDOMINIUM ACT: Act 59, Public Acts of 1978, as amended. CONDOMINIUM DEVELOPMENT: - Any development undertaken under the provisions of the Michigan Condominium Act, Act 59 of Public Acts of 1978 as amended, or any other act of the Legislature of the State of Michigan providing for development of property under joint or concurrent ownership. CONDOMINIUM DOCUMENTS: The master deed, recorded pursuant to the Condominium Act, and any other instrument referred to in the Jiaster deed or bylaws which affects the rights and obligations of a co-owner in the condominium. CONDOMINIUM LOT: The land in a condominiwn unit, together with the land in the adjacent and appurtenant limited common element, if there is such a limited common element. CONDOMINIUM SUBDIVISION PLAN: The drawings and information prepared m accordance with Section 66 of the Condominiwn Act. CONDOMINIUM UNIT: The portion of a condominium project designed and intended for separate ownership and use, as described in the master deed. Jlay /99i 2-4 ,:: "" - �Article 2. 0 - Definitions CONSOLIDATING MASTER DEED: The final amended master deed for a contractible or expandable condominium project, or a condominium project containing convertible land or convertible space, which final amended master deed fully describes the condominium project as completed. CONTRACTIBLE CONDOMINIUM: A condominium project from which any portion of the submitted land or buildings may be withdrawn in accordance with this ordinance and the Condominium Act. CONVERSION CONDOMINIUM: A condominium project containing condominium units, some, or all, of which were occupied before the filing of a notice of taking reservations under Section 71 of the Condominium Act. COURT (OPEN SPACE): An open space on the same lot with a building or group of buildings and which is bounded on two or more sides by such building or buildings. A court shall be unoccupied. DOG KENNEL: See Kennel. DRIVE-IN: A business establishment so developed that its retail or service character is primarily dependent on providing a driveway approach or parking spaces for motor vehicles so as to serve patrons while in the motor vehicles as well as within the building or structure. DWELLING AREA: The dwelling area of a dwelling unit is composed of sleeping rooms, kitchen, dining room, den, studio, bathrooms, and family and living rooms. DWELLING, MOBILE HOME: See definition of Mobile Home, herein. DWELLING UNIT: One (1) or more rooms with principal kitchen facilities designed as a unit for residence by only one (1) family for living and sleeping purposes. DWELLING-SINGLE-FAMILY: A detached building or structure designed for, or occupied by, one (1) family only. DWELLING-TWO-FAMILY: A detached building or structure designed for, or occupied by, two (2) families only, with separate housekeeping and cooking facilities for each. DWELLING-MULTIPLE-FAMILY: A building or structure designed for, or occupied by, three (3) or more families, with separate housekeeping and cooking facilities for each. • DWELLING-ROW: A row of three (3) to six (6) attached one-family dwellings not more than two and one-half (2-1/2) stories in height, nor more than two rooms deep, with separate housekeeping and cooking facilities for each. ,\.,fay / 997 2-5 �Article 2. 0 - Definitions EASEMENT: Any private or dedicated public way other than a street, providing a secondary means of access to a property and having a right-of-way of not less than twenty (20) feet. ENTRANCE RAMP: A roadway connecting a feeder road with a limited access highway and used for access onto such limited access highway. ESSENTIAL SERVICES: The term "essential services" shall mean the erection, construction, alteration, or maintenance by public utilities or municipal departments, commissions, or boards, or by other government agencies of underground, surface, or overhead gas, electric, steam, or water transmission or distribution systems, collection, communication, supply or disposal system, dams, weirs, culverts, bridges, canals, locks, including poles, wires, mains, drains, sewers, towers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, or signs and fire hydrants, and other similar equipment and accessories in connection therewith, reasonably necessary for the furnishing of adequate service by such public utilities or municipal departments or commissions, or other government agencies, or for the public health, safety, or general welfare, but not including buildings other than those buildings which are primarily enclosures or shelters for the installed central services equipment. EXCAVATION OF GRAVEL, SAl"JD,. TOPSOIL, OR EARTH: Premises from which any rock, gravel, sand topsoil or earth in excess of fifty (50) cubic yards in any calendar year is excavated or removed from the purpose of disposition away from the premises except excavation in connection with the construction of a building or within public highway rights-of-way. EXPANDABLE CONDOMINIUM: A condominium project to which additional land may be added in accordance with this Ordinance and the Condominium Act. FAMILY: An individual or a group of two (2) or more persons related by blood, marriage, or adoption, including foster children and servants, together with not more than three (3) additional persons not related by blood, marriage, or adoptiov., living together as a single housekeeping unit in a dwelling unit. FREE-STANDING IDENTIFICATION SIGN: A sign designed to identify to persons not on the premises, on which the free-standing identification sign is located, only the title of the business or profession conducted on the premises, and such sign shall be supported by a structural frame independent of any other structure. FREEWAY: A divided highway of not less than 2 lanes in each direction to which owners or occupants of abutting property or the public have no right of ingress or egress to, from or across the highway, except at points determined by, or as otherwise provided, by the authorities responsible therefor. (Act #106 of Public Acts of 1972.) ,\,fay 199 7 2-6 �Article 2. 0 - Definitions FLOOR AREA: The sum of the gross horizontal floor areas of the several stories of a building, as measured to the exterior face of the exterior walls, plus that area, similarly measured of all other stories that are accessible by a fixed stairway, ramp, escalator, or elevator; including all enclosed porches and balconies, and all stairways, breezeways, storage area, recreational rooms, boiler rooms, and other areas within or contiguous to the structure; and the measurement shall include the floor space of all accessory buildings measured similarly. FLOOR AREA RA TIO: The ratio of the floor area of a building to the area of the lot on which it is located calculated by dividing the floor area by the lot area and expressing it as a percentage. (Example, a floor area ratio of 80 percent is specified and the lot area is 10,000 square feet, the maximum permitted floor area on the lot is 8,000 square feet. The number of stories being optional, the building area may be 4,000 square feet for each of two stories, 2,000 square feet for each of four stories, or 1,000 square feet for each of eight stories.) GARAGE-COMMERCIAL: Any building available to the public operated for gain and which is used for storage, rental, greasing, washing, servicing, repairing, or adjusting of automobiles or other motor vehicles. GARAGE-PRIVATE: An accessory building or structure used principally for storage of automobiles and for other incidental storage purpose only. GASOLINE SERVICE STATION: A place that is used, or designed to be used, for the retail supply of gasoline and other fuels used for the propulsion of motor vehicles, together with kerosene, motor oil, or lubricants, and may include the sale of convenience items, accessories and services, such as: polishing, washing, cleaning, greasing and "minor vehicle repair", but not including "major vehicle repair". HOME OCCUPATION: An occupation that is traditionally and customarily carried on in the home by resident members of the family that are related by blood, marriage or adoption only, being clearly incidental and secondary to the principal residential use, provided: 1Hay 199 7 A. That such home occupation shall be carried on within the dwelling or within a building accessory thereto. B. That no article shall be sold or offered for sale on the premises except such as is produced within the dwelling or accessory building or is provided incidental to the service or profession conducted within the dwelling or accessory building. C. That there shall be no exterior storage of materials or equipment. 2-7 �Article 2. 0 - Definitions D. That no nuisance shall be generated by any heat, glare, noise, smoke, vibration, noxious fumes, odors, vapors, gases or matters at any time and that no mechanical, electrical, or similar machinery or equipment, other than that used for normal domestic purposes, will be utilized in the home occupation. E. That no hazard of fire, explosion or radioactivity shall exist at any time. F. That no sign or display that might indicate on the exterior that the building is being used for any purposes other than a dwelling. HOTEL: A building or structure or part thereof, occupied as the more or less temporary abiding place of individuals, in which the rooms are usually occupied singly for hire and in which rooms no provisions for cooking are made, and in which building there may be a general kitchen and/or public dining room(s) for the accommodation of the occupants. The word "hotel" shall not include "motel" or "motor court". INDUSTRIAL PARK: A group of two or more lots or parcels devoted to industrial, research, warehousing, or business park uses, developed according to an overall plan for the park, sharing a common public or private street system, and usually identified by a name for the park. INTERSTATE HIGHWAY: A highway officially designated as a part of the national system of interstate and defense highways by the Department of Transportation and approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) JUNK YARD: A place, structure, parcel or use of land where junk, waste, discard, salvage, or similar materials such as old iron or other metal, wood, lumber, glass, paper, rags, cloth, leather, rubber, bagging, cordage, barrels, containers, etc., are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including auto wrecking yards, inoperative machines, used lumber yards, house wrecking, and structural steel materials and equipment and including establishments for the sale, purchase, or storage of salvaged machinery and the processing of used, discarded, or salv~ged materials, for any thirty (30) consecutive days. KENNEL: Any lot or premises on which three (3) or more dogs and/or cats six months of age or older are kept either permanently or temporarily excepting where kept not for the purpose of remuneration or sale, but incidental to the principal use of premises for agriculture activities as provided in Section 11.02 B. 2-8 �Article 2. 0 - Definitions LAND DEVELOPMENT STANDARDS : The Land Development Standards of Pittsfield Charter Township, as they may be amended from time to time, adopted by resolution of the Township Board, upon recommendation of the Planning Commission, to serve as the minimum standard for evaluating development plans and developing property. LOADING SPACE, OFF-STREET: Space logically and conveniently located for bulk pickups and deliveries, scaled to delivery vehicles, expected to be used, and accessible to such vehicles when required off-street parking spaces are filled. Required off-street loading space is not to be included as off-street parking space in computation of required off-street parking space. LOT: A lot is a parcel of land, excluding any portion in a street or other right-of-way, of at least sufficient size to meet minimum requirements for use, coverage, lot area, and to provide such yards and other open spaces as herein required. Such lot shall have frontage on a public street, or on an approved private street, and may consist of: A. A single lot of record. B. A portion of a lot of record. C. Any combination of complete and/or portions of lots of record. D. A parcel ofland described by metes and bounds. Provided that in no case of division or combination shall any lot or parcel created, including residuals, be less than that required by this ordinance. In addition to the land required to meet the regulations herein, the lot shall include all other land shown in a request for a certificate of zoning compliance, occupied by a principal building or use, and any accessory building or use. LOT AREA: The area within the lot lines, but excluding that portion in a road or street right-of-way. LOT COVERAGE: The percentage of the lot area covered by the building area. LOT MEASUREMENTS: A. DEPTH of a lot shall be considered to be the distance between the midpoints of straight lines connecting the foremost points of the side lot lines in front and the rear most points of the side lot lines in the rear. 2-9 �Article 2. 0 - Definitions B. WIDTH of a lot shall be considered to be the distance between straight lines connecting front and rear lot lines at each side of the lot, provided however that in determining lot frontage on odd shaped lots, if the lot abuts on the outside curve boundary of a curving street and as a result the side lot lines diverge toward the rear, the measurement of the width may be taken incidental to the width and parallel to the front building lines of the principal building; and provided further that if the lot abuts on an inside curve boundary of a curved street wherein the lot lines converge toward the rear, the measure shall be taken at a point seventy (70) feet from the street boundary line of said lot. LOT OF RECORD: A lot which is part of a subdivision and is shown on a map thereof which has been recorded in the Office of the Register of Deeds of Washtenaw County, or a lot described by metes and bounds, the deed to which has been recorded in said office. LOT, THROUGH OR DOUBLE FRONTAGE: An interior lot having frontage on two parallel or approximately parallel streets. MANUFACTURING: The process of making products by hand, by machinery, or by other agency, often with the provision oflabor and the use of machinery. MARGINAL ACCESS ROAD: A service roadway parallel to a feeder road; and which provides access to abutting properties and protection from through traffic. MAJOR RECREATIONAL EQUIPMENT: Equipment designed and intended for temporary use or occupancy during leisure time/recreational activities and either selfpropelled or designed to be carried on the chassis of another vehicle or towed by another vehicle. Such unit shall not exceed eight and one half (8.5) feet in width and shall not be designed, intended or used for full-time residential occupancy. The term recreational vehicle shall include, among others, such commonly named vehicles as travel trailer, travel camper, pickup camper, tent camper, motor home, boat, boat trailer, snowmobile, snowmobile trailer, off-road vehicle. MASTER DEED: The condominium document recording the con~ominium project to which are attached as exhibits, and incorporated by reference, the bylaws for the project and the condominium subdivision plan for the project, and all other information required by Section 8 of the Condominium Act. MEZZANINE: An intermediate floor in any story occupying not to exceed one-third of the floor area of such story. 1\<fay /99 7 2-10 �Article 2. 0 - Definitions MOBILE HOME: A structure, transportable in one or more sections, that is built on a chassis and designed to be used as a dwelling with or without a permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained in the structure. Mobile home shall not include a recreational vehicle. MOBILE HOME PARK: A parcel or tract of land under the control of a person upon which 3 or more mobile homes are located on a continual non-recreational basis and which is offered to the public for that purpose regardless of whether a charge is made therefore, together with any building, structure, enclosure, street, equipment, or facility used or intended for use incident to the occupancy of a mobile home and which is not intended for use as a temporary trailer park. MOBILE HOME SITE: The entire area which is designated for use by a specific mobile home. MOTEL: Any establishment in which individual cabins, courts, or similar structures or units, are let or rented to transients for periods of less than thirty (30) days. The term ''motel" shall include tourist cabins and homes and motor courts. A motor court or motel shall not be considered or construed to be either a multiple dwelling, a hotel, or a mobile home park. NON CONFORMING BUILDING, STRUCTURE: A structure or building lawfully constructed that does not conform to the requirements of the district in which it is situated. NOTICE OF PROPOSED ACTION: The notice required by Section 71 of the Condominium Act, to be filed with Pittsfield Township and other agencies. OFFICE PARK: A group of two or more buildings, on individual lots, or one undivided parcel, with a common street or driveway system, developed according to an overall plan for the park, and identified by a name for the park. OFF-STREET PARKING AREA: A land surface or facility providing vehicular parking spaces along with adequate drives and aisles for maneuvering so as to provide access for entrance and exit for the parking of more than two (2) automobiles. OUTDOOR ADVERTISING SIGN: Any sign situated on private premises on which the written or pictorial information is not directly related to the principal use of the land on which such a sign is located. PARCEL: A "parcel" is a piece or tract of land in single ownership. May /997 2-11 �Article 2. 0 - Definitions PARKING SPACE: One unit of a parking area provided for the parking of one automobile. This space shall have an area of not less than two hundred (200) square feet, and shall be exclusive of curves, driveways, aisles or entrances giving access thereto and shall be fully accessible for the storage or parking of permitted vehicles. POOL OR BILLIARD HALL: An establishment wherein the substantial or significant portion of all usable area is devoted to the use of pool or billiard tables. PRIMARY HIGHWAY: A highway, other than an interstate highway or freeway, officially designated as a part of the federal aid primary system as defined in Section 103 of Title 23 of the United States Code, as amended by the Department of Transportation approved by the appropriate authority of the Federal government. (Act #106 of Public Acts of 1972.) PUBLIC UTILITY: Any person, firm, corporation, municipal department or board duly authorized to furnish and furnishing under federal, state or municipal regulations, to the public; electricity, gas, steam, communications, telegraph, transportation, water, or sanitary or storm sewage facilities. QUARRY: A "quarry" shall mean any pit, excavation, or mmmg operation for the purpose of searching for, or removing for commercial use, any earth, sand, gravel, clay, stone, slate, marble, or other non-metallic mineral in excess of fifty (50) cubic yards in any calendar year, but shall not include an oil well or excavation preparatory to the construction of a building or structure. RESIDENTIAL ZONE OR DISTRICT: Any zoning district in which dwelling units are permitted as a principal use. RIDING ACADEMY: Any establishment where horses are kept for riding, driving or stabling for compensation or incidental to the operation of any club, association, ranch or similar establishment. ROADSIDE ST AND: A temporary building or structure operated for the purpose of selling only produce raised or produced on the premises where sit\iated, and its use shall not make a commercial district, nor shall its use be deemed a commercial activity. ROOMING HOUSE: A dwelling in which more than three (3) persons either individually or as families are housed or lodged for hire without meals. SCREEN: A structure providing enclosure, such as a fence, and a visual barrier between the area enclosed and the adjacent property. A screen may also be a non-structure consisting of shrubs, or other growing materials. 2-12 �Article 2. 0 - Definitions SHOPPING CENTER: A group of commercial establishments, primarily retail uses, that are compatible with each other and are mutually supportive, in one or more buildings, on a site that is planned, developed, and managed as one operating unit, with common driveways, parking areas, identification signs and other common facilities and services. SIGN: See Section 53 .02, Also see _Outdoor Advertising Sign and Free Standing Identification Sign. SITE CONDOMINIUM: A condominium development contammg residential, commercial, office, industrial, or other structures or improvements for uses permitted in the zoning district in which located, in which each co-owner owns exclusive rights to a volume of space within which a structure or structures may be constructed, herein defined as a condominium unit, as described in the master deed. SPECIALLY DESIGNATED DISTRIBUTOR'S ESTABLISHMENT (SDD): A specially designated distributor's establishment is a retail establishment, consisting of less than fifteen thousand (15,000) gross square feet of usable retail space, or any retail establishment where more than ten ( 10) percent of the usable retail space is utilized for the distribution of alcoholic liquor, licensed by the state liquor control commission to distribute alcoholic liquor, other than wine under twenty (20) percent alcohol by volume, and beer, in the original package for consumption off the premises. SPECIALLY DESIGNATED MERCHANT'S ESTABLISHMENT (SDM): A specially designated merchant's establishment is a retail establishment consisting of less than fifteen thousand (15,000) gross square feet of usable retail space, or any retail establishment where more than ten (10) percent of the usable retail space is utilized for the distribution of alcoholic liquor, licensed by the state liquor control commission to sell beer and/or wine for consumption off the premises. STORY: That portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it then the space between any floor and the ceiling next above it. STORY, ONE-HALF: A story under the gable, hip, or gambrel roof, the wall plates of which on a least two opposite exterior walls are not more than two (2) feet above the floor of such story and the floor area shall not exceed two-thirds (2/3) of the area of the floor below. STREET: A public thoroughfare which affords the principal means of access to abutting property having a right-of-way not less than sixty-six (66) feet in width. STREET LINE: The dividing line between the street right-of-way and the lot. When such right-of-way is not definable, a line shall be defined as thirty-three (33) feet on either side of the center of the street. May J99 i 2-13 �Article 2. 0 - Definitions STRUCTURE: Anything constructed, erected or placed with a fixed location on the surface of the ground or affixed to something having a fixed location on the surface of the ground. SUPPORT STRUCTURES: Where related to _a Wireless Telecommunication Facility a support structure shall be defined as a structure(s) erected or modified to support wireless telecommunication antennas. Support structures within this category include, but are not limited to, monopole, lattice or guyed towers; wood or metal utility poles and structures, or other structures which may appear to be something other than a mere support structure. TOURIST HOMES: A dwelling in which overnight accommodations are provided or offered to transient guests for compensation. A tourist home shall not be considered or construed to be a multiple dwelling, motel, hotel, boarding or rooming house. TRASH ENCLOSURE - An area, screened in accordance with requirements of this ordinance, designed for the storage of garbage dumpsters and other trash receptacles. VARIAN CE: A variance is a relaxation of the terms of the zoning ordinance where such variance will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of the action of the applicant, a literal enforcement of the ordinance would result in unnecessary and undue hardship. As used in this ordinance, a variance is authorized only for height, area and size of yards and open spaces and parking space; establishment or expansion of a use otherwise prohibited shall not be allowed by variance, nor shall a variance be granted because of the presence of non-conformities in the zoning division or district or adjoining zoning division or districts. VEHICLE REP AIR - MINOR: Engine tune-ups; electrical systems, suspension systems, brakes, exhaust systems, cooling systems and heating and air conditioning systems repair; rust proofing; tire replacement; wheel balancing and alignment and diagnostic services. VEHICLE REP AIR - MAJOR: Engine overhauling or rebuilding, Jalve and piston repair, transmission repair, axle and universal joint repair, body repair, painting and refinishing. WIRELESS TELECOMMUNICATION FACILITIES: Towers and related structures used in the provision of telecommunication services including, but not limited to, cellular telephone, paging and personal communication services. YARD, FRONT: An open, unoccupied space extending the full width of the lot and situated between the street line and the front line of the building. YARD, REAR: An open, unoccupied space extending the full width of the lot and situated between the rear line of the lot and the rear line of the building. 2-14 �Article 2. 0 - Definitions YARD, SIDE: An open, unoccupied space on the same lot with the main building, situated between the side line of the building and the adjacent side line of the lot and extending from the rear line of the front yard to the front line of the rear yard, and if no front yard is required, the front boundary of the side yard shall be the front line of the lot and if no rear year is required, the rear boundary of the side yard shall be the rear line of the lot. SECTION 2.03 - lJNDEFINED TERMS Any term not defined herein shall have the meaning of common or standard use. SECTION 2.04 - ADDITIONAL DEFINITIONS Additional definitions are set forth in the following sections of this ordinance: .Hay /99i A. Definitions pertaining to flood hazard area regulations. Section 56.1 O.B. B. Definitions pertaining to sign regulations Section 53 .02 . 2-15 �ARTICLE 3.0 GENERAL PROVISIONS SECTION 3.01 - ESTABLISHMENT OF DISTRICTS The Township is hereb y divided into the following zoning districts as shown on the Official Zoning Map, which together with all explanatory matter shown thereon, 1s hereby adopted by reference and declared to be a part of this ordinance. - RC AG R-lA R-lA-1 R-lB R-lC R-2A R-2B R-3 l.\1HP R-O R-4 C-1 C-2 C-3 0-1 W-1 p R-D I-1 I-2 PUD Recreation Conservation District Agriculture District Single-family Rural Non-Farm Residential District Low Density Urban Residential District Single-family Suburban Residential District Single-family Urban Residential District Two-family Residential District Low Density Multiple-Family Residential District Moderate Density Multiple-Family Residential District Mobile Home Park Residential District Residential Office District High Density Multiple-family Residential District Local Commercial District General Commercial District Highway Commercial District Office District Wholesale and Warehousing District Parking District Research and Development District Limited Industrial District General Industrial District Planned Unit Development SECTION 3.02 - PROVISION FOR OFFICIAL ZONING :MAP For the purpose of this ordinance the zoning districts as provided in Section 3.01 of the ordinance are bounded and defined as shown on a map entitled "Official Zoning Map of Pittsfield Charter Township," a copy of which accompanies this ordinance and which, with all explanatory matter thereon, is hereby made a part of this ordinance . • February, 199./ 3-1 �Article 3. 0 - General Provisions SECTION 3.03 - IDENTIFICATION OF OFFICIAL ZONING MAP The Official Zoning Map shall be identified by the signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the following words : "This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of Pittsfield Charter Township," together with the effective date of this ordinance. SECTION 3.04 - CHANGES TO OFFICIAL ZONING MAP If, in accordance with the procedures of this ordinance and of Act 184 of Public Acts of 1943, as amended, a change is made in a zoning district boundary, such change shall be made by the Zoning Administrator promptly after the ordinance authorizing such change shall have been adopted and published, with an entry on the Official Zoning Map as follows : "On (date) by official action of the Township Board, the following (change) changes were made in the Official Zoning Map : (brief description of change)" which entry shall be signed by the Township Supervisor and attested by the Township Clerk. No change of any other nature shall be made unless authorized by the Zoning Board of Appeals and then only by the Zoning Administrator. No change of any nature shall be made in the Official Zoning Map or matter shown thereon except in conformity with the procedures set forth in this ordinance. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this ordinance and punishable as provided in Section 58 .09. Any changes in corporate boundaries within the Township shall be recorded on the Official Zoning Map by the Township Supervisor. SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING MAP Regardless of the existence of purported copies of the Official Zoning Map which may from time to time be made or published, the Official Zoning Map which shall be located in the office of the Zoning Administrator and open to public inspection, shall be the final authority as to the current zoning status of any land, parcel, lot, district, use, building or structure in the Township. SECTION 3.06 - REPLACEMENT OF OFFICIAL ZONING~ In the event that the Official Zoning Map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or number of changes made thereto, the Township Board may by ordinance adopt a new Official Zoning Map which shall supersede the prior Official Zoning Map. The new Official Zoning Map may correct drafting or other errors or omissions on the prior Official Zoning Map, but no such corrections shall have the effect of amending the zoning ordinance or the prior Official Zoning Map. The new Official Zoning Map shall be identified by the signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of the Township under the following February. 199./ 3-2 �Article 3. 0 - General Provisions words: "This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of Pittsfield Charter Township adopted on (date) which replaces and supersedes the Official Zoning Map which was adopted on (date)." Unless the prior Official Zoning Map has been lost, or has been totally destroyed, the prior map or any significant parts thereof remaining, shall be preserved together with all available records pertaining to its adoption or amendment. SECTION 3.05 - AUTHORITY OF OFFICIAL ZONING l\1AP Where uncertainty exists as to the boundaries of zoning districts as shown on the Official Zoning Map the following rules for interpretation shall apply: A. A boundary indicated as approximately following the centerline of a highway, street, alley or easement shall be construed as following such centerline. B. A boundary indicated as approximately following a recorded lot line or the line bounding a parcel shall be construed as following such line. C. A boundary indicated as approximately following the corporate boundary line of a city, village or township shall be construed as following such line. D. A boundary indicated as following a railroad line shall be construed as being midway between the main tracks. E. A boundary indicated as following a shoreline shall be construed as following such shoreline, and in the event of change in a shoreline shall be construed as following the actual shoreline. F. A boundary indicated as following the centerline of a stream, river, canal, lake or other body of water shall be construed as following such centerline. G. A boundary indicated as a parallel to or an extension of a feature indicated in paragraphs A through F above shall be so construed. H. A distance not specifically indicated on the Official Zoning Map shall be determined by the scale of the map . I. Where a physical or cultural feature existing on the ground is at variance with that shown on the Official Zoning Map, or in any other circumstances not covered by paragraphs A through H above, the Board of Appeals shall interpret the zoning district boundary. February, 199./ 3-3 �Article 3. 0 - General Provisions J. Where a district boundary line divides a lot which is in single ownership at the time of adoption of this ordinance, the Board of Appeals may permit as a conditional use, the extension of the regulations for either portion of the lot to the nearest lot line, but not to exceed fifty (50) feet beyond the district line into the remaining portion of the lot. SECTION 3.08 - APPLICATION OF REGULATIONS No structure shall be constructed, erected, placed or maintained and no use shall be commenced or continued within Pittsfield Charter Township except as specifically, or by necessary implication, authorized by this ordinance, in the zoning district in which said structure or use is to be located. Conditional uses shall be allowed only if listed as a conditional use specifically, or by necessary implication, in the zoning district in which the use is to be located, and only after a conditional use permit has been approved by the Planning Commission, as provided in this ordinance. Where a lot is devoted to a principal use, either permitted by right or as a conditional use, accessory uses and structures are authorized except as prohibited specifically or by necessary implication, provided such use or structure meets the definition of accessory use, building or structure in this ordinance . SECTION 3.09 - SCOPE OF PROVISIONS Except as may otherwise be provided in article 57.0 of this ordinance, every building and structure erected, every use of any lot, building or structure established, every structural alteration or relocation of an existing building or structure occurring, and every enlargement of or addition to an existing use, building and structure occurring after the effective date of this ordinance shall be subject to all regulations of this ordinance which are applicable in the zoning district in which such use, building or structure shall be located. However, where a building permit for a building or structure, use of building or structure, or use of lot or parcel, has been issued in accordance with the law prior to effective date of this ordinance and provided that construction is begun with three hundred sixty-five (365) days of such effective date and diligently pursued to completion, said building or structure, use of building or structure, C\f use of lot or parcel, may be completed in accordance with the approved plans on the basis of which the building permit has been used, and further, may upon completion be occupied by the use for which originally designated, subject thereafter to the provisions of Article 57.0 of this ordinance. No part of a yard, or other open space, or off-street parking or loading space required about or in connection with any building for the purpose of complying with this ordinance, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building. February, 199./ 3-4 �Article 3. 0 - General Provisions No yard or lot existing at the time of adoption of this ordinance shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this ordinance shall meet at least the minimum requirements established by this ordinance. SECTION 3.10 - NUMBER OF BUILDINGS ON A LOT Not more than one principal detached single-family dwelling unit shall be located on a lot, nor shall a principal detached single-family dwelling unit be located on the same lot with any other principal building or structure, except as permitted under Article 45, Planned Unit Development District, and Article 52, Planning and Development Regulations for (PUD) District of this ordinance . SECTION 3.11 - ACCESSORY BUILDINGS No accessory building shall be used prior to the principal building or use, except as a construction facility for the principal building. An accessory building attached to the principal building of a lot shall be made a structural part thereof and shall comply with the provisions of this ordinance. SECTION 3.12 - TEMPORARY DWELLING STRUCTURES A Temporary Dwelling - A mobile home may be used as a temporary dwelling by a family while repairing or replacing its single-family residence rendered uninhabitable by a disaster such as fire, flood, or windstorm. Such temporary dwelling shall be permitted only in RC or AG zoning districts . Only a mobile home may be used as a temporary dwelling; a camper, travel trailer, motor home, recreational vehicle, cabin, tent, basement, garage or similar unit shall not be used as a temporary dwelling in any zoning district. B. Non-residential Temporary Structure - A non-residential temporary structure designed as a general sales office, a sales/rental office or financial institution may be used exclusively for such purposes during construction of a permanent structure designed for any such purpose. Such temporary structure shall be permitted only in a commercial, office, wholesale and warehousing or industrial zoning district, and only if such permanent structure and use is permitted in said zoning district. A non-residential temporary structure, designed as a sales/rental office, may be used in a residential development exclusively for the purpose of selling, leasing or renting new dwelling units within said residential development. February, 199-1 3-5 �Article 3. 0 - General Provisions C. Required Approval - A temporary structure shall not be occupied until a certificate of occupancy has been issued by the township Zoning Administrator. The building inspector shall not issue a certificate of occupancy until the Planning Commission has approved a conditional use permit, and a performance guarantee has been deposited as required herein. D. Application - An application for such a permit shall be filed with the Township Clerk. The application shall include the following information: 1. Name and address of the applicant and property owner. 2. Accurate legal description of the lot on which the temporary structure is to be located. 3. A preliminary site plan, including the location of all proposed permanent improvements on the site and the relationship of temporary improvements to said permanent improvements. 4. Information showing the necessity of use of the temporary structure in meeting the construction schedule of the permanent structure(s) on the lot. 5. Copies of all permits and certificates required in Section 3 .12.F herein. 6. An estimate, with supporting information, of the reasonable cost of removal of the temporary structure and temporary site improvements, and of site cleanup, upon expiration of the permit. E. Planning Commission Action - Upon determining that an application conforms to all regulations of this ordinance, and the requirements for a conditional use permit, the Planning Commission shall approve the conditional use permit. The Planning Commission may attach conditions to its approval which it deems necessary to protect the public health, safety and welfare and to insure compliance with this ordinance. The approved use shall be specifically stated on the conditional use permit. \ F. Regulations 1. February, 199./ A temporary structure shall comply with all use, yard, and parking requirements of the zoning district in which located. A certificate of zoning compliance shall be obtained from the Zoning Administrator. 3-6 �Article 3. 0 - Genera/ Provisions 2. A temporary structure shall be connected to public water and sanitary sewer lines, where available, in which case a connection permit shall be obtained from the Township Utilities Department. If public water and sanitary lines are not available to the lot, the temporary structure shall be connected to a well and septic tank, in which case the applicant shall obtain a permit therefor from the Washtenaw County Health Department. 3. A temporary structure shall be permitted only on the same lot as the permanent structure, except that a temporary sales/rental office in a residential development may be located within the boundary lines of said residential development. 4. The term of the permit shall not exceed one (1) year, provided that, in the discretion of the Planning Commission, the term may be extended for one (1) period not exceeding six (6) months. Extension shall only be made on written application filed twenty (20) days or more prior to such expiration, setting forth facts showing due diligence in construction of the permanent structure. An extension shall not be approved unless construction of the permanent building has commenced within one hundred eighty days (180) days of the date of approval of the conditional use permit, and is diligently pursued. 5. The use of a temporary structure shall be a permitted use in the district in which said structure is to be located, provided that the use of a non-residential temporary structure shall not be other than a general sales office, a sales/rental office, or a financial institution. 6. A soil erosion control permit shall be obtained from the township engmeer. 7. A driveway permit shall be obtained from the Washtenaw County Road Commission or the Michigan Department of State Highways and Transportation, whichever is applicable. 8. Driveway and parking areas shall be paved or constructed of compacted gravel or crushed limestone. 9. A performance guarantee in the form of cash or an irrevocable bank letter of credit shall be deposited with the Township Treasurer in the amount estimated by the Township Planning Commission to be sufficient to assure that, upon expiration of the term of the permit, the temporary structure and all temporary site improvements will be removed, and the site restored to a stable, safe and nuisance free condition. The guarantee shall provide that, February, 199./ 3-7 ---- -- -- ------- - --- ------ �Article 3. 0 - General Provisions in breach thereof, the Township shall be entitled to enter upon the site and complete such removal and restoration, and defray the cost thereof out of said deposit. 10. The permitee shall cause the temporary structure to be removed within fourteen (14) days of the date of iss_uance of a certificate of occupancy for the permanent structure, or of the date of expiration of the temporary structure permit, whichever is the earlier. 11 . A temporary structure permit and the certificate of occupancy issued thereon shall not be transferable to any other person, company, use, structure or lot. SECTION 3.13- ESSENTIAL SERVICES It is the intent of this zoning ordinance to place essential services and property owned, leased or operated by public agencies, including local, state, federal or any other public or governmental body or agency, under the provision of this ordinance, as follows : A. Where such uses are specifically listed they shall be governed as indicated. B. Where such uses are not specifically listed, they shall be permitted only districts permitting private uses of a similar nature. C. Property owned, leased, or operated by the State of Michigan or the United States, shall be exempted from the provisions of this ordinance only to the extent that said property may not be constitutionally regulated by Pittsfield Township. D. Notwithstanding other provisions of this Section (3 .13), mobile homes and vehicles (whether mounted or not on wheels and used for the purpose of a building) reasonably necessary for the furnishing of adequate service by Pittsfield Township and its departments and commissions for public health, or safety or general welfare shall be permitted in any use district, it bein~ the intention hereof to exempt such use, maintenance, parking and occupancy or the same from the application of this ordinance. in SECTION 3.14 - MINIMUM RESIDENTIAL FLOOR AREA No single-family dwelling or any dwelling unit in a two-family structure shall hereafter be erected or altered which shall have a total floor area of less than 1,000 square feet for dwelling units with two or less bedrooms, plus 200 square feet for each additional bedroom. No multiple-family structure shall hereafter be erected or altered unless each dwelling unit therein shall contain at least 500 square feet where no bedrooms are provided, 600 square feet with one bedroom, 800 square feet with two bedrooms and 200 square feet for each bedroom in excess of two, except in the case of a structure designed February, 199-1 3-8 �Article 3. 0 - General Provisions to house elderly people, in which case each dwelling unit shall contain at least 350 square feet if no bedrooms are provided, and 500 square feet if one or more bedrooms are provided. SECTION 3.15-MOBILE HOMES A. B. Purpose - This section of the zoning ordinance is designed to establish regulations under which mobile homes may be used as single-family dwellings on lots outside mobile home parks. It is hereby recognized that other forms of manufactured housing, commonly referred to as prefabricated, modular or sectional housing among other names, are and have been permitted in Pittsfield Township, on individual lots, in any zoning district in which single-family dwellings are permitted, provided such units comply with the Township's codes and zoning requirements. This section intends to treat mobile homes in a similar fashion, while recognizing the unique feature of their construction. The regulations contained in this section are specifically designed to : 1. Insure compliance of mobile homes on individual lots with all zoning regulations applicable to other single-family dwellings permitted in Pittsfield Township. 2. Insure compliance with all Township codes, in addition to the zoning ordinance, for the protection of the public health, safety and welfare. 3. Be aesthetically compatible with other single-family dwellings in the community. Standards and Requirements - A mobile home may be used as a single-family dwelling on a lot outside a mobile home park, if the following standards and requirements are met. These standards and requirements shall not apply to a mobile home located in a licensed mobile home park. 1. The lot shall be located in a zoning district which permits single-family dwellings. 2. The lot and the mobile home shall comply with all regulations of the zoning district in which located. 3. The mob ile home shall meet all requirements of the United States Department of Housing and Urban Development Mobile Home Construction and Safety Standards (24CFR3280), as amended. Febroary, 199./ 3-9 �Article 3. 0 - General Provisions 4. The mobile home shall be placed on a permanent foundation wall. The wall shall meet all requirements of the Township building code and shall completely enclose the area under the mobile home. The area so enclosed shall not be less than the ground floor area of the mobile home. The mobile home shall be secured to the premises by an anchoring system which meets all State of Michigan requirements. 5. The wheels, tongue and hitch, or other towing appurtenances shall be removed before anchoring the mobile home to the premises. 6. The mobile home shall be connected to public water and sanitary sewer lines, where applicable, according to Pittsfield Township standards and specifications, or to a well and septic tank approved by the County health department. 7. The mobile home shall be aesthetically compatible in design and appearance with conventional on-site constructed housing, and other types of approved manufactured housing. Compatibility shall be determined by the following standards: 8. February, 199./ a. The roof shall be finished with shingles or similar materials and shall have a minimum pitch of 3 on 12. b. Exterior walls shall be finished with natural or simulated natural materials, common to single-family dwellings such as, but not limited to, beveled stains, vertical siding, board and batten siding, or brick. c. Font and rear or front and side exterior doors . d. A roof drainage system which will collect, and concentrate the discharge of, roof drainage, and will avoid drainage along the sides of the dwelling. \ A building permit shall be required for construction of the foundation wall, for placement of the mobile home on the lot, and for any addition to the mobile home. A building permit shall not be issued until a health permit has been issued by the County health department, where applicable, and until a certificate of zoning compliance has been issued in accordance with Article 59.0, herein and is in effect. The mobile home shall not be occupied until a certificate of occupancy has been issued as provided in Article 59.0, herein and is in effect. Any addition to a mobile home shall meet all requirements of the Pittsfield Township building code. 3-10 �r- Article 3. 0 - General Provisions 9. The mobile home, prior to any additions, shall have a minimum floor area of 1,000 square feet, a minimum exterior width of 24 feet for at least one side elevation, and a minimum floor-to-ceiling height of 7.5 feet. 10. Not more than one mobile home shall be used as a single-family dwelling on a lot, nor shall a mobile home be placed on any lot which another single-family dwelling is located. A mobile home shall not be used as an accessory building in any residential district. 11. A mobile home shall not be removed from a foundation until a permit therefore has been issued by the building official, in accordance with the Pittsfield Township building code. SECTION 3.16 - ENTRANCE STRUCTURES A. Entrance structures may be provided for residential areas, shopping centers, industrial parks, and similar developments . The structure(s) may consist of walls, columns, gates, and may be located within required yards. The location and design of an entrance structure shall not interfere with pedestrian, bicycle or vehicular traffic movement; shall conform to the requirements of Section 56.04, herein; and shall not create a safety hazard. B. An entrance structure shall not be constructed until a building permit has been issued. The Planning Commission shall have approved the location, design, and maintenance provisions for an entrance structure before the building permit may be issued. C. All entrance structures shall be regularly maintained in good and safe condition. A mechanism shall be established for assuring the required maintenance. D. The application for approval shall provide the following information: E. 1. Precise location of the structure. 2. Plan and elevation drawings of the structure, including dimensions. 3. Location of electrical wiring and fixtures, if applicable. 4. Provisions to maintain the structure. An identification sign permitted in the district in which the entrance structure is to be located may be mounted on an entrance structure, or made a structural part thereof. Such signs shall conform to all sign regulations, except yard requirements. No sign containing advertising material shall be mounted on, or made a structural part of, an entrance structure. Febroary, 199./ 3-11 �ARTICLE 10.0 RC-RECREATION CONSERVATION DISTRICT SECTION 10.01 - PURPOSE The value to the public of certain open areas of the Township is represented in their natural, undeveloped or un-built condition. It is recognized by this ordinance that the principal use of certain open areas is, and ought to be, the development, management and utilization of the natural resource base possessed by these areas. In order that this value be maintained and this use encouraged, this ordinance has established, based upon a well considered plan, a zoning district designed to regulate the location of buildings and structures and the use of parcels and lots, in order to protect and enhance the natural resources, natural amenities, natural habitats of wildlife, water shed and reservoir areas, agricultural capabilities, public recreation areas, and the public health, safety and welfare by reducing the hardship and financial burdens imposed upon the Township by the wanton destruction of resources, the improper and wasteful use of open land and wooded areas, and the periodic flooding and overflow of creeks and streams. SECTION 10.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single-family dwelling. B. Public or private forest preserve, game refuge, golf course, park, playground, or other recreation purpose. C. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest and wildlife resources. D. A lot may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry and other farm animals, products and foodstuffs, and provided that any lot that is kept as idle crop land shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any lot kept as non-cropland shall be so treated as to prevent soil erosion by wind and water. E. A riding academy or stable, a kennel, or the raising or keeping of furbearing animals, horses, ponies and other animals, whether for profit or pleasure. F. The raising or growing of plants, trees, shrubs and nursery stock. Febniary, 1994 10-1 �Article I 0. 0 - Recreation Conservation District G. The growing, stripping and removal therefrom of sod, provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was stripped so to reduce the actual or potential erosion of soil by water or wind. H. A sign, only in accordance with the regulations specified in Article 53 .0. I. Distribution lines and structures, not including buildings, of essential services, when located within an existing public or utility right-of-way, and repeater buildings of a telephone utility company when the location is approved by the Township Planning Commission. SECTION 10.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50 .0: A. Public and private camping ground. B. The removal of soil, sand, gravel and other materials. See Article 50.0, Section 50.08. C. Transmission lines and structures, not including buildings, of essential services, where located in right-of-ways which are not a part of public or utility right-ofways existing at the time of adoption of this ordinance. D. Country-club house, swimming pool, bath house and the sale of food, beverages and recreation equipment which is incidental and accessory to a recreation use. E. Essential services, except as provided for elsewhere in this district, provided that no storage of materials, equipment, vehicles, or supplies shall be located on the premises; that no personnel shall be quartered or employed Oil the premises; and that the structure(s) shall be designed, erected, and landscaped in such manner as to conform to the character of the surrounding area and this district. F. All buildings and structures accessory and incidental to permitted uses in this district. G. Home Occupation. February. 199-1 10-2 �Article 10. 0 - Recreation Conservation District SECTION 10.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all RC - RECREATION CONSERVATION DISTRICTS : A. LOT AREA - No building or structure shall be established on any lot less than ten (10) acres in area. No lot without a building or structure shall be established less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width shall be three hundred (300) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD Al'ID SETBACK REQUIRENIBNTS F. 1. Front yard - Not less than sixty ( 60) feet from the right-of-way line. 2. Side yard - Least width of either yard shall not be less than thirty (30) feet; except in the case of a comer lot where the side yard on the road or street side shall not be less than sixty (60) feet. 3. Rear yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56 .0, Section 56.06, the following height requirements shall apply to this district. For all buildings and structures - No building or structure shall exceed three (3) stories or forty (40) feet. G. REQUIRED OFF-STREET PARKING-As required in Article 51.0. H. PERFORJ.vfANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONNIBNTAL QUALITY - Specified in Article 56.0, Section 56.07. February, 199./ 10-3 �ARTICLE 11.0 AGRICULTURAL DISTRICT SECTION 11.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, farming. Toe regulations of this district are designed to conserve, stabilize, enhance and develop farming and related resource utilization activities, to minimize conflicting uses of parcels, lots, buildings and structures detrimental to, or incompatible with, these activities, and to prohibit uses of parcels, lots, buildings and structures which require streets, drainage and other public facilities and services of a different type and quantity than those normally required by these activities. The district, in preserving areas for agricultural uses, is also designed to prevent proliferation of residential subdivision and urban sprawl. SECTION 11. 02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single-family dwelling. B. A parcel may be used for general and specialized farming and agricultural activities including the raising or growing of crops, livestock, poultry, bees and other farm animals, products and foodstuffs, and any building or structure may be located thereon and used for the day-to-day operation of such activities, for the quartering, storage or preservation of said crops, livestock, poultry, bees, animals, products and foodstuffs until consumed on the premises or until moved to a place of collection, distribution or processing, and for the incidental sale of crops, products and foodstuffs raised or grown on said lot or in said building or structure, provided that any lot that is kept as idle crop land shall be so treated as to prevent soil erosion by wind or water and so treated as to prevent excessive growth of obnoxious weeds and shrubs, and provided that any land kept as non-cropland shall be so treated as to prevent soil erosion by wind or water. C. A parcel may be used for the raising and keeping of livestock, not as a farming activity and not for the purpose of remuneration or sale, but incidental to the principal use of a single-family dwelling there situated provided that no feed, other than grain and hay, is imported to the premises, and all livestock feed is stored in rodent proof containers, and that pens and shelters are maintained in a sanitary condition, and that such livestock are fenced in or otherwise prevented from roaming at large off the premises. May 1997 11-1 �Article 11. 0 - Agricultural District D. A parcel may be used for the raising or growing of plants, trees, shrubs, and nursery stock, and any building or structure that may be located thereon and used for such raising or growing and for the storage of equipment and materials necessary for such raising or growing. E. Roadside stand, provided it is incidental to a permitted use and provided the nursery stock or other agricultural products sold at the stand are raised on the premises where situated. Off-street parking as required in Article 51.0. F. Public and private recreation areas, such as a forest preserve, game refuge, recreation park and reservation and similar public and private use of low intensity use. G. Public and private conservation area and structure for the development, protection and conservation of open space, watersheds, water, soil, forest, and wildlife resources. H. A parcel may be used for the growing, stripping and removal therefrom of sod provided that said lot or portion thereof shall be reseeded after stripping by fall of the year in which it was stripped so as to prevent actual or potential erosion by water or wind. I. Line and structures of essential services as set forth in Section 10.02.I, herein. J. A sign, only in accordance with the regulations specified in Article 53.0. K. An accessory use, building or structure. SECTION 11.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district subject to obtaining a conditional use permit as provided in Article 50.0 . \ A. The removal of sand, gravel and other materials. See Article 56.0, Section 56.16. B. Public and private park, camp ground, golf course, golf driving range, club, hunting lodge, garden nursery, greenhouse and livestock auction yard. C. Community and governmental buildings. D. Airport. E. Sanitary land fill site. May 199i 11-2 f �-, 11111 Article 1 /. 0 - Agricultural District F. Public and private nursery, pnmary and secondary schools, business school, college and university. G. Hospital, nursing home, sanitarium. H. A church, synagogue, cathedral, mosque, temple or other building used for public worship, or a cemetery. I. Veterinarian, animal clinic and kennels. J. Essential services, as provided for in Sections 10.03.C & E, herein. K. A radio and television broadcasting and receiving antenna. L. A building may be used for the temporary housing of seasonal agricultural workers provided the farm where located is at least sixty (60) acres. M. One mobile home may be used for the housing of one agricultural worker and his family provided the farm where located is at least sixty (60) acres in size, is being used for agricultural purposes and that the worker obtains at least thirty (30) percent of his means from that farm where living. The mobile home shall be located to the rear of the area of farm buildings and shall meet the provisions of Article 50.0, herein. N. Horne Occupation. 0. Wireless Telecommunication Facilities. SECTION 11.04-REGULATION AND PERFORMANCE STANDARDS The following regulations shall apply in all AG - AGRICULTURAL DISTRICTS A. LOT AREA - No building or structure shall be established on any lot less than two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02.C shall be two and one-half (2-1/2) acres. The minimum lot area for the raising and keeping of livestock as provided in Section 11.02.B shall be ten (10) acres. B. LOT WIDTH - The minimum lot width for a two and one-half (2-1/2) acre lot shall be hvo hundred (200) feet, and for a ten (10) acre lot shall be three hundred (300) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed ten (10) percent. ,Hay 199 7 11-3 �Article 11.0 -Agricultural District D. FLOOR AREA RATIO - The maximum floor area shall not exceed ten (10) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less that fifty (50) feet from the right-of-way line. 2. Side Yards - Least width of either yard shall not be less than thirty (30) feet except in the case of a corner lot where the side yard on the road or street side shall not be less than sixty (60) feet. ,, .J. Rear Yard - Not less than fifty (50) feet. 4. The above requirements shall apply to every lot, building or structure, provided further that where livestock is raised or kept, no structure or storage or hay, feed, or manure shall be located less that fifty (50) feet from a property line. 5. Detached Accessory Structures a. Garages and utility structures ,.. /, 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a corner lot, where the side yard along the street shall not be less than 60 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in Section 11.04 E-2, herein, shall apply. ,, .J. b. \ Rear yard - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures the rear yard shall not be less than 50 feet. Swimming pools. 1. Front yard - Not less than 50 feet. ~ 11 -4 �Article 11. 0 - Agricultural District F. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall not be less than 60 feet. 3. Rear yard - Not less than 15 feet. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: l. For dwelling and non-farm buildings and structures: No dwelling or non-farm building or structure shall exceed a height of three (3) stories or forty (40) feet. 2. For general and specialized farm buildings and structures: No general and specialized farm buildings and structures shall exceed a height of seventy-five (75) feet. G. REQUIRED OFF-STREET PARKING- As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56.07 . .\lay I 99 7 11-5 �ARTICLE 20.0 R-lA - SINGLE-FAMILY RURAL NON-FARM RESIDENTIAL DISTRICT SECTION 20.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, single-family dwellings on medium size lots. The regulations of this district are designed to preserve a predominantly rural character in those areas fit for concentrated residential use because of the soil's ability to absorb sewage wastes from individual septic tanks and to supply safe water from wells. In addition to the dwellings permitted in this zoning district there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal use of this district. SECTION 20.02 - PERMITTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. A single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign, on1y in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, on1y in accordance with the procedure and regulations specified in Article 52.0. SECTION 20.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range. B. Country club, public swimming pool, and recreation club, public and private park and playground. C. Church and public building. D. Public and private nursery; primary and secondary school. E. Essential services, as provided in Section 10.03.C & E, herein. February, /994 20-1 �Article 20.0 - Single Family Rural Non-Farm Residential District F. Home occupations. - SECTION 20.04 - REGULATIONS AND PERFORMANCE STANDARDS Toe following regulations shall apply in all R-lA Single-family Rural Non-Farm Residential Districts: A. LOT AREA - Toe minimum lot area in this district shall be one (1) acre for single-family dwellings and accessory structures thereto. Toe minimum lot area for all other principal buildings and structures listed in Section 20.03 shall be three (3) acres. B. LOT WIDTH - Toe minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - Toe maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RA TIO - Toe maximum floor area shall not exceed twenty (20) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yard - Least width of either yard shall not be less than twenty (20) feet except in the case of a comer lot where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Detached Accessory Structures a. February, 1994 Garages and utility structures 1. Front yard - Not less than 50 feet. 2. Side yards - For a structure not more than 12 feet high and not more than 32 feet long or wide and not more than 800 square feet in floor area, the side yard shall not be less than 5 feet, except in the case of a comer lot, where the yard along the street shall not be less than 50 feet. For structures more than 12 feet high or more than 32 feet long or wide or more than 800 square feet in floor area, the side yard requirements in Section 20.04.E(2), herein, shall apply. • 20-2 ...I �Article 20. 0 - Single Fami/y Rural Non-Fann Residential District 3. b. 5. F. Rear yards - For a structure not more than 12 feet b.igh and not more than 32 feet long or wide and not more than 800 square feet in floor area, the rear yard shall not be less than the side yard required in subsection a(2), preceding. For all other structures, the rear yard shall not be less than 50 feet. Swim.ming pools 1. Front yard - Not less than 50 feet. 2. Side yards - Not less than 15 feet, except in the case of a corner lot, where the yard along the street shall be not less than 50 feet. 3. Rear yard - Not less than 15 feet. The above requirements shall apply to every lot, building or structure HEIGHT REQUIR.ENf.ENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in th.is district: l. For building and structures: No building or structure shall exceed a height of two and one-half (2-1/2) stories or thirty-five (35) feet 2. For detached accessory building: No detached accessory buildings shall exceed a height of twenty five (25) feet. G. REQUIRED OFF-STREET PARKING-As required in Article 51.0. H. PERFORLvlAL'{CE STA.J.'IDARDS - As required in Article 54.0. I. PRESERVATION OF ENVIRONMENTAL QUALITY - As specified in Article 56.0, Section 56 .07. Fdruary, 199-1 20-3 �ARTICLE 20A.0 (R-lA-1) LOW DENSITY URBAN RESIDENTIAL DISTRICT SECTION 20A.0l -STATElVIENT OF INTENT This district is established to provide areas for single-family residences in designated urban residential areas on large lots. It is intended to be used in areas in which residential density should be kept as low as possible, compatible with economical provision of public sanitary sewer and water facilities and other urban services, in order to preserve existing trees and other natural features, and to provide transition from areas developed with rural, non-farm residences . The district is also established to enable street, drainage, and other subdivision improvements to be provided at lesser standards than those which are required for urban residential districts with smaller lot sizes and thus higher intensity development. This district is intended to be used only in areas served by public water and sanitary sewer facilities . SECTION 20A.02 - PERMITTED USES The following buildings, structures, and uses are permitted in this district: A. Single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign in accordance with the regulations set forth in Article 53.0 herein. D. A planned unit development, in accordance with the procedures and regulations set forth in Article 52.0, herein. SECTION 20A.03 - CONDITIONAL USES The following buildings, structures, and uses are permitted herein, subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driving range. B. Country club, public swimming pool and recreation club, public and private park and playground. C. Church and public building. D. Public and private nursery school, primary and secondary school. February, 1994 20A-l �Article 20A. 0 - Low Density Urban Residential District E. Essential services as provided in Section 10. 03 C and E, herein. F. Home occupation. SECTION 20A.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-lA-1 zoning districts: A. LOT AREA - The minimum lot area shall be twenty thousand (20,000) square feet for each dwelling unit. The minimum lot area for all other principal buildings and structures shall be one (1) acre. B. LOT WIDTH - The minimum width for a lot whose minimum required area is twenty thousand (20,000) square feet shall be ninety (90) feet. The minimum width for a lot whose minimum required area is one ( 1) acre shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - The maximum total floor area shall not exceed twenty (20) percent of the lot area. E. YARD REQUIRErvffiNTS 1. Front Yard - Not less than forty (40) feet for principal buildings detached accessory structures, and swimming pools. 2. Side Yards - Where a garage is attached to a dwelling, the minimum side yards shall be ten (10) feet for each side. Where a garage is not attached to a dwelling, the minimum side yards for the dwelling shall be ten (10) feet for the side without a driveway and fifteen ( 15) feet for the side with the driveway. For detached accessory structures the\minimum side yard shall be five (5) feet; for swimming pools, fifteen (15) feet. For all principal buildings other than single-family dwellings the minimum side yard shall be twenty (20) feet. In the case of corner yards, the minimum yard shall be forty (40) feet for all buildings and structures including swimming pools. 3. Rear Yard - Not less than thirty-five (3 5) feet for principal buildings, not less than five (5) feet for a detached accessory structure, not less than twenty (20) feet for a swimming pool. February, 199./ 20A-2 �Article 20A. 0 - Low Density Urban Residential District 4. In the case of a through lot, the frontages along streets shall be considered front yards and all buildings and structures, including swimming pools, shall meet the minimum front yard requirements. 5. F. Toe preceding regulations shall apply to every lot, building or structure. HEIGHT REGULATIONS - Except as otherwise provided in Section 56 .06 herein, the following height regulations shall apply in this district: 1. For buildings and structures - Height shall not exceed 2-1/2 stories or thirty-five (35) feet. 2. For detached accessory buildings and structures-height shall not exceed twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING- As required in Article 50.0 herein. H. PERFORMANCE STANDARDS - As required in Article 54.0 herein. Febnwry, 1994 20A-3 �ARTICLE 21.0 R-lB SINGLE-FAMILY SUBURBAN RESIDENTIAL DISTRICT SECTION 21.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, single-family dwellings on moderately small-sized lots. The regulations of this district are designed to create predominantly suburban character in those areas which are served by a central water supply system and a central sanitary sewerage system. In addition to the dwellings permitted in this zoning district, certain residential and public uses are permitted which have been strictly regulated to make them compatible with the principal use of this district. SECTION 21.02 - PEMilTTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A. Single-family dwelling and any use, building or structure accessory thereto. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. A sign, only in accordance with the regulations specified in Article 53.0. D. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52 .0. SECTION 21.03 - CONDITIONAL USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0. A. Golf course, but not including golf driving range . B. Country club, public swimming pool, and recreation club, public and private park and playground. C. Church and public building . D. Public and private nursery, primary and secondary school. E. Essential services, as provided in Section 10.03 .C & E herein. May 1997 21-1 �Article 21. 0 - Single Family Suburban Residential District F. Home Occupations. SECTION 21.04 - REGULATIONS AND PERFORlV[Al~CE STANDARDS The following regulations shall apply to all single-family residential districts: A. LOT AREA - Where a lot is served with a central water supply system and a central sanitary sewerage system there shall be provided a minimum of ten thousand (10,000) square feet of lot area for each single-family dwelling unit. Where a lot is not so served, there shall be provided a minimum of one ( 1) acre of lot area for each single-family dwelling unit. The minimum lot area for all other principal buildings and structures listed in Section 21.03 shall be one (1) acre where central services are provided and three (3) acres where a lot is not so served. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty ( 15 0) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIREMENTS 1. 2. PRINCIPAL RESIDENCE a. Front Yard - Not less than thirty-five (35) feet. b. Side Yards - Where garages are attached to the dwelling, the least width of the side yards shall be five (\5) feet and the sum of the two side yards shall not be less than fifteen (15) feet. Where garages are detached, the least width of the side yards shall be five (5) feet and the side yard on the side with the driveway shall be at least fifteen (15) feet except in the case where the side yard is adjacent to a road or street which yard shall not be less than thirty-five (35) feet. c. Rear Yard- Not less than thirty-five (35) feet. DETACHED ACCESSORY STRUCTURES a. Garages and Utility Buildings 21-2 �.. Article 21.0 - Single Family Suburban Residential District b. 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yard - Not less than five (5) feet. 3. Rear yard - Not less than five (5) feet. Swimming Pools 1. Front Yard- Not less than thirty-five (35) feet. 2. Side Yard - Not less than fifteen (15) feet. 3. Rear Yard - Not less than twenty (20) feet. 3. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, the following height requirements shall apply in this district: 1. For buildings and structures - No building or structure shall exceed a height of two and one half (2-1/2) stories, or thirty-five (35) feet. 2. For detached accessory buildings - No detached accessory building shall exceed a height of twenty-five (25) feet. G. REQUIRED OFF-STREET PARKING -As required in Article 51.0. H. PERFORMANCE STANDARDS - As required in Article 54.0 . .Hay /99- 21-3 �ARTICLE 22.0 R-2A-TWO-FAMILY RESIDENTIAL DISTRICT SECTION 22.01 - PURPOSE This district is intended to delineate areas in the Township which are suitable for two single-family attached dwellings occupying a common lot or parcel. The district is intended to create areas of essentially single-family residential character, utilizing two attached single-family dwellings. It is intended to be similar to the R-1B district, except for the different type, and slightly higher density of dwelling units. SECTION 22.02 - PERMITTED USES A. All uses permitted in the R-1B district, Section 21.02, subject to all requirements of that district. B. Two-family dwellings. SECTION 22.03 - CONDITIONAL USES A. All uses permitted in the R-1B district, Section 21.03, as conditional uses, subject to all requirements of that district. SECTION 22.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Every lot occupied by a two-family dwelling shall contain an area of not less than twenty thousand (20,000) square feet, where the lot is served by central water supply and sanitary sewerage systems. Where the lot is not so served, the minimum lot area shall be two (2) acres. B. LOT WIDTH - The minimum width for lots occupied by two-family dwellings served by central water supply and sanitary sewerage systems shall be one hundred twenty (120) feet. The minimum width for lots not so served shall be two hundred ten (210) feet. C. LOT COVERAGE - The maximum lot coverage shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum lot coverage for lots not so served shall be twenty (20) percent. D. FLOOR AREA RATIO - The maximum floor area ratio shall be thirty (30) percent for lots served by central water supply and sanitary sewerage systems. The maximum floor area ratio for lots not so served shall be twenty (20) percent. February. 1994 22-1 �Article 22. 0 - Two Family Residential District E. YARD REQUIREMENTS - The yard requirements for the R-lB district shall apply to lots served by central water supply and sanitary sewage systems. The yard requirement of the R-lA district shall apply to lots not so served. F. HEIGHT REQUIREMENTS - The height regulations of the R-lB district shall apply. G. REQUIRED OFF-STREET PARKING - As required in Article 51.0, herein. H. SITE PLAN APPROVAL - A building permit shall not be issued for construction of a two-family structure until a site plan therefor has been approved according to the procedure and specifications in Article 55.0, herein. I. PERFORMANCE STANDARDS - As required in Article 54.0, herein. J. WELL AND SEPTIC TANK REQUIREMENTS - Where public water and sewage facilities are not available, each dwelling unit in a two-family dwelling shall have a well, septic tank, and drain field, said facilities not to be shared with the other dwelling unit in the structure. Said well, tank and drain field shall be located on the portion of the lot identified with the dwelling unit served. February, 1994 22-2 - -. �ARTICLE 23.0 R-2B- LOW DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 23.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, or ought to be, multiple-family dwellings. The regulations of this district are designed to permit a lower density of population and a lower intensity of land use than is allowed in the R-3 District in those areas which are served by central water supply system and a central sanitary sewerage system, and which abut or are adjace~t to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principal uses of this district. SECTION 23.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses in the R-2A district, Section 22.02, subject to all requirements of that district. B. Multiple-family dwelling and any use, building or structure accessory thereto. C. A home occupation may be located on lot with single-family dwelling. D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, only in accordance with the regulations specified in Article 53 .0. F. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52 .0. SECTION 23.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Golf course, but not including golf driving range. B. County club, public swimming pool, recreation club, public and private park and playground. February, 1994 23-1 �Article 23. 0 - Low Density lvfu/tip/e-Family Residential District C. Church and public building. D. Public and private nursery, primary and secondary school. E. Essential services as provided in Section 10.03 C & E, herein. SECTION 23.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-2B-Low Density Multiple-family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a multiple-family structure which has three (3) or more dwelling units shall contain an area of not less than seven thousand three hundred (7,300) square feet per dwelling unit. B. LOT WIDTH - For a multiple dwelling structure, the minimum lot width shall be one hundred twenty-five (125) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed thirty (30) percent of the lot area. E. YARD REQUIRE:tvIENTS F. 1. Front Yard - Not less than thirty five (35) feet. 2. Side Yards - For multiple-family dwellings - Least width of either yard shall not be less than fifteen (15) feet, but the sum of the two side yards shall not be less than thirty-five feet except in the case of a corner lot or parcel where the side yard on the road or street sidt\shall not be less than thirty-five feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. For accessory structures the structure shall meet the same yard requirements. 5. The above requirements shall apply to every lot, building or structure. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06, no building shall exceed two (2) stories above finished grade or twenty-five (25) feet whichever is the lesser. February. 199-1 23-2 �Article 23. 0 - Low Density tvfultiple-Family Residential District G. DISTANCE BETWEEN GROUPED BUILDINGS - In addition to the required setback lines provided elsewhere in this ordinance in group dwellings (including semi-detached and multiple dwellings) the following mioimnm distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, not less than fifty (50) feet. 2. Where buildings are side to side, one (1) times the height of the taller building but not less than eighteen (18) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than thirty-five (3 5) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length, the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55 .0. J. PERFORMANCE STANDARDS -As required in Article 54.0. February, 1994 23-3 - - -- -- - - -- -- - �ARTICLE 24.0 R-3-MODERATE DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 24.01 - PURPOSE This district is composed of those areas of the Township whose principal use is or ought to be multiple-family dwellings at a moderate density. The regulations of this district are designed to permit a moderate density of population and a moderate intensity of land use in those areas which are served by a central water supply system and a central sanitary sewerage system, and which abut or are adjacent to such other uses, buildings, structures, or amenities which support, complement or serve such a density and intensity. In addition to the dwellings permitted in this zoning district, there are permitted certain residential and public uses which have been strictly regulated to make them compatible with the principle use of this district. SECTION 24.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All uses permitted in the R-2A district, section 22.02, subject to all requirements of that district. B. Multiple-family dwelling and any use, building or structure accessory thereto . C. A home occupation may be located on a lot with a single-family dwelling. D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, only in accordance with the regulations specified in Article 53 .0. F. A planned unit residential development, only in accordance with the procedures and regulations specified in Article 52.0. SECTION 24.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50 .0: A. Golf course, but not including golf driving range. B. Country club, public swimming pool and recreation club, public and private park and playground. February. 199./ 24-1 �Article 24. 0 - Moderate Density Family Afultiple Family Residential District C. Church and public building. D. Public and private nursery schools, primary and secondary school, college and university. E. Medical and dental clinic, when associated with a hospital, nursing home or sanitarium. F. Funeral establishment. G. Hospitals, nursing homes, sanitariums. H. Essential services as provided in Section 10.03.C & E, herein. SECTION 24.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-3 - Moderate Density Multiple-family Residential Districts: A. LOT AREA - Every lot or parcel of land occupied by a multiple-family dwelling structure which has three (3) or more dwelling units shall contain an area of not less than four thousand eight hundred (4,800) square feet per dwelling unit. B. LOT WIDTH - For a multiple-family dwelling, the minimum lot width shall be four hundred (400) feet. C. LOT COVERAGE - For multiple-family buildings, the maximum lot coverage shall not exceed thirty-five (3 5) percent. D. FLOOR AREA RATIO - For multiple-family buildings, the maximum floor area shall not exceed thirty-five (35) percent of the lot area. E. YARD REQUIREMENTS \ 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, but the sum of the two side yards shall not be less than fifty (50) feet except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than fifty (50) feet. 4. Accessory structures shall meet the same yard requirements. February, 199-1 24-2 �Article 24. 0 - fvfoderate Density Family Multiple Family Residential District 5. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREl'vfENTS - Except as is otherwise provided in Article 56.0, Section 56.06, no building or structure shall exceed two and one-half (2-1/2) stories above finished grade or thirty-five (35) feet which ever is the lesser. G. DISTANCE BETWEEN GROUPED BUlLDINGS - In addition to the required setback lines provided elsewhere in this ordinance, in group dwellings (including semi-detached and multiple dwellings) the following minimum distances shall be required between each said dwelling: 1. Where buildings are front to front or front to rear, three (3) times the height of the taller building, but not less than seventy (70) feet. 2. Where buildings are side to side, one and one half (1-1/2) times the height of the taller building but not less than twenty (20) feet. 3. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than forty-five (45) feet. In applying the above standards, the front of the building shall mean that face of the building having the greatest length; the rear is that face opposite the front. The side is the face having the smallest dimension. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLAl~G CO:MMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS -As required in Article 54.0. February. 1994 24-3 �ARTICLE 25.0 MHP - MOBILE HO1\1E PARK RESIDENTIAL DISTRICT SECTION 25.01 PURPOSE The purpose of this district is to provide for the development of mobile home parks, and to promote mobile home parks with the character of residential neighborhoods. It is the intent of this ordinance that mobile home parks be located in areas which are served adequately by essential public facilities and services such as access streets, police and fire protection, and public water, sanitary sewer, and storm drainage facilities . SECTION 25.02 PERMITTED USES The following buildings and structures, and uses of lots, buildings, and structures are permitted in this district. • A Mobile home dwelling units. B. Lines and structures of essential services, as provided in Section 10.02.I, herein. C. Signs, in accordance with Article 53 .0, herein. D. Accessory structures such as sheds and community buildings. SECTION 25.03 CONDITIONAL USES The following buildings and structures, and uses of lots, buildings, and structures, are permitted subject to obtaining a conditional use permit as provided in Article 50, herein. A Church, fire station, police station, government office building, and similar government buildings. B. Public or private nursery, primary, and secondary school, day care center. C. Essential services as provided in Section 10.03 .C and E, herein. SECTION 25.04 REGULATIONS AND PERFORl\.'IANCE STANDARDS The following regulations shall apply to all mobile home park residential districts. A • Lot Area - The minimum area of the lot that comprises the mobile home park shall be 15 acres . February, 1994 25-1 �Article 25. 0 - Mobile Home Park District B. Height Requirements - Except as otherwise provided in Sections 56.06 and 56.14, no building or structure shall exceed a height of 2-1/2 stories or 3 5 feet. C. Planning and Development Regulations - As provided in Section 56.14, herein. \ February, 1994 25-2 �ARTICLE 26.0 R-O RESIDENTIAL-OFFICE DISTRICT SECTION 26.01 - PURPOSE The R-O District has the following purposes : - A To accommodate certain small office uses which are low traffic generators and which are compatible with adjacent and neighboring single-family dwellings . B. To be located along major streets and in those areas of Pittsfield Township which are established single-family residential areas and which are in transition to nonsingle-family residential areas but have vacant, undeveloped lots fronting on major streets which are not likely to have new single-family dwellings constructed thereon. C. To provide a reasonable use of such properties as identified in paragraph (B) preceding, without permitting more intense office or commercial districts. D. To provide new buildings which are compatible in architectural style and scale with adjacent single-family dwellings. E. To encourage retention of existing single-family structures in their architectural style and scale. SECTION 26.02 - PER.l\11TTED USES The following buildings and structures, and uses of parcels, lots, buildings and structures are permitted in this district: A Single-family dwelling and any use, building or structure accessory thereto . B. Single-family dwellings and any use, building or structure accessory thereto . C. Signs, only in accordance with the regulations set forth in Section 26.06 and Article 53 .0, herein. D. Lines and structures of essential services, as provided in Section 10.02.I, herein . • February, 199./ 26-1 �Article 26. 0 - Residential-Office District SECTION 26.03 - CONDmONAL USES A. The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0, herein: 1. Church and public building. 2. Public and private nursery school primary and secondary schools. 3. Essential services, as provided in Section 10.03 .C & E, herein. 4. Home occupations. 5. Offices of architects, engineers, surveyors and similar professionals, provided that no trucks, drilling rigs, and similar vehicles shall be stored on the premises and provided that no materials or field equipment shall be stored outdoors on the premises. 6. Executive, administrative, legal, accounting, insurance, real estate and similar offices, provided that banks and offices of any doctor, dentist, chiropractor or similar profession shall not be permitted in the district because the off-street parking required and the traffic generated by such uses are incompatible with the purpose of this district. 7. A dwelling unit combined with an office of the nature set forth in Sections 26 .03.A(5) and A(6), provided that the proprietor of the office resides in the dwelling unit. 8. As a further condition of approving a conditional use permit, the Planning Commission shall determine whether the proposed office use will generate off street parking requirements in excess of the maxim.um number of parking spaces permitted on the premises. If the Pl\Ilfiillg Commission so determines, the permit application shall be denied. The Planning Commission shall enter into the record of the meeting at which the determination is made all data and other findings which were used in making said determination. B. In addition to the information required for a conditional use permit as set forth in Sections 50.03 and 50.04, herein, any application for a conditional use permit for an office in this district shall include the following information: 1. February. 199./ Shall include a site plan meeting the requirements of Section 55 .05 "Required Data for a Preliminary Site Plan" . 26-2 ,,,,-- �Article 26. 0 - Residential-Office District C. 2. A scaled floor plan of the principal building to be converted to, expanded for, or to be constructed for office use, or combined residential-office use, showing thereon the existing and future layout of the structure. 3. A typical elevation of each facade of the principal building, drawn to scale, showing thereon the height of the building and the nature of the exterior finish materials. 4. Typical details of the screened enclosure for outdoor trash storage. Upon issuance of a conditional use permit for an office in this district, no certificate of zoning compliance or building permit shall be issued until a detailed site plan has been approved by the Planning Commission in accordance with Sections 55.07 and 55 .08 of this ordinance. SECTION 26.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - Where a lot is served by public water and sanitary sewerage facilities, the following minimum lot areas shall be required: Single-family dwellings - 10,000 square feet Single-family dwellings - 20,000 square feet Offices - 15,000 square feet Single-family and office - 20,000 square feet Where a lot is not served by public water and sanitary sewerage facilities the minimum required lot area shall be one (1) acre. B. LOT WIDTH- Minimum lot widths shall be required as follows: Lots with a minimum area of: 10,000 square feet - 70 feet 15,000 square feet - 100 feet One (1) acre - 150 feet C. LOT COVERAGE - Lot coverage shall not exceed twenty (20) percent. D. FLOOR AREA RATIO - Floor area ratio shall not exceed twenty (20) percent. E. YARD REQUIREMENTS - The following minimum yards shall be required for each principal building: 1. February, 199-1 Front yard - thirty-five (3 5) feet. 26-3 �Article 26. 0 - Residential-Office District F. 2. Side yard - ten (10) feet either side, except in the case of a comer lot or parcel where the side yard on the road shall not be less than thirty-five (35) feet. 3. Rear yard - thirty-five (35) feet. HEIGHT REGULATIONS - Except as otherwise provided m Section 56.06, herein, the following height regulations shall apply: 1. Existing principal structures shall not exceed two (2) stories or thirty-five (3 5) feet in height. 2. New principal structures to be established on undeveloped parcels or to replace existing principal structures, and all additions to existing structures shall not exceed one ( 1) story or fifteen ( 15) feet in height. 3. Accessory structures shall not exceed one (1) story or fifteen (15) feet in height. G. FLOOR AREA - Each dwelling unit shall meet the mm1mum floor area requirements as set forth in Section 3 .14, herein. No principal building shall have a floor area greater than three thousand (3,000) square feet. H. TRANSITION STRIP - Along any property in this district which abuts a residentially zoned lot, a transition strip shall be provided at the time that any office use is established. The transition strip shall be at least fifteen (15) feet wide and shall be regularly and permanently maintained. The strip shall be improved with trees and shrubs, and a screen constructed of wood or brick or combination of these materials. The screen shall be located adjacent to the property line and shall have a height of not less than four (4) or more than six (6) feet. The strip may be included within a required side or rear yard, but no part of any parking space or driveway shall be permitted within a transition strip. I. A use or structure on any lot in this district fronting a pub\ic road, street or way shall provide in addition to and as an integral part of any site development on the front yard a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off street parking areas from the public right-of-way. J. TRASH STORAGE - On any lot with an office use, all garbage, trash and other waste materials shall be stored within containers with lids. Said containers shall be permanently located within a screened enclosure on a concrete pad with a minimum thickness of four (4) inches. The enclosure shall be constructed of wood or bricks or a combination of these materials. February, 1994 26-4 -- �Article 26. 0 - Residential-Office District K. PARKING - Off-street parking shall be supplied in accordance with Section 51 .01 . Not more than six (6) outdoor parking spaces shall be located on any lot or lots for each principal building. The number of required spaces shall be determined by the Planning Commission based on the number of employees and type of office. The Planning Commission shall enter into the record of the meeting, at which the determination is made, all data and other findings which were used in making said determi.nation. All parking areas and drives shall be paved, and shall be constructed so as to prevent drainage of surface water into adjacent properties or onto street surfaces. L. ARCHITECTURAL REGULATIONS - Every principal building constructed or remodeled in this district shall have an exterior design on all facades similar to a single-family detached residential building. To this end the roofs of such buildings shall be gable, hip, gambrel, or mansard in design, and no roof shall have a pitch of less than two (2) on twelve (12) inches. All such buildings shall be finished in exterior materials of wood, aluminum or vinyl siding, or brick or stone veneer. Concrete block, curtain wall, and similar exterior finishes shall be prohibited. SECTION 26.05 - SIGNS Signs in this district shall comply with all provisions of Article 53, herein, except that the following regulations shall govern: A. One non-illuminated free-standing sign shall be permitted for one or more offices for each principal building. Such signs shall be limited to copy which identifies the office(s) located on the premises. Such sign shall not exceed nine (9) square feet in area and shall not exceed four (4) feet in height. B. One identification sign for an office use may be mounted flush against the wall of the principal building, at each entrance. Such sign shall not exceed two (2) square feet in area. February, 1994 26-5 �ARTICLE 27.0 R-4 IDGH DENSITY MULTIPLE-FAMILY RESIDENTIAL DISTRICT SECTION 27.01 - PURPOSE The R-4 district has the following purposes: A. To permit residential structures unlimited as to height, for persons desiring high density living accommodations in buildings with central services. B. To provide locations for high-rise housing for elderly persons. C. To permit and encourage residential facilities in intensively used areas, such as commercial and office centers in order to create a mixture and balance of uses . The R-4 district is intended to be located in areas of Pittsfield Township which have the following characteristics : A. Frontage on, or direct access to, one or more major arterial streets as designated in the adopted master plan. B. Available public transportation services. C. Within, or adjacent to, existing commercial, office, or high density residential areas, or in areas designated for such use in the adopted master plan. D. Adjacent to large public open space areas or community parks. E. In major urban identity areas, as set forth in the adopted master plan, where highrise residential buildings will enhance the appearance and importance of major activity centers. The district is not intended to be used within, or adjacent to, existing or planned low density residential areas, unless the residential areas are part of a development plan for a PUD. The district may be used as a transition area between commercial or office uses and moderate density (R-3) areas . February, 1994 27-1 �Article 27. 0 - High density Multiple Family Residential District SECTION 27 .02 - PERMITfED USES The following structures and uses of lots and structures are permitted in this district: A. Multiple-family dwellings . B. Incidental services located within apartment buildings for convenience of the buildings' residents, such as newsstands, delicatessens, restaurants, personal service shops, and similar uses, provided the following conditions are met: 1. At least one hundred (100) dwelling units shall be contained within the apartment building(s) in the complex. 2. Not more than two (2) percent, including hallway space, of the total floor area devoted to dwelling units within the apartment building(s) shall be so used. 3. All such incidental services shall be situated within the interior of an apartment building so that no part thereof shall be directly accessible from any street or other public or private way. 4. No sign or window display shall be discernible or visible from a sidewalk, street, or other public or private way. 5. Such incidental service shall not be located on any floor above the first or ground floor. C. Accessory structures and uses as are customarily incidental to the principal permitted uses . D. Lines and structures of essential services, as provided in Section 10.02.I, herein. E. A sign, in accordance with Article 53 .0, herein. F. A planned unit development in accordance with Article 52.0, herein. \ SECTION 27.03- CONDITIONAL USES The following structures and uses of lots and structures are permitted in this district, subject to obtaining a conditional use permit as provided in Article 50.0 herein: A. Public swimming pool, recreation club, public and private park and playground. B. Church. February, 1994 27-2 �Article 27. 0 - High density Multiple Family Residential District C. Public and private nursery schools, primary and secondary schools; college and university facilities . D. A medical or dental clinic, when associated with a hospital, nursing home or sanitarium. E. Hospital, nursing home, sanitarium. F. Essential services, as provided in Section 10.03 .C & E, herein. SECTION 27.04 - REGULATIONS AND PERFORMANCES STANDARDS The following regulations shall apply in all R-4 IDGH DENSITY MULTIPLE-F Al\.1IL Y RESIDENTIAL DISTRICTS : A. LOT AREA - Every lot or parcel occupied by a multiple-family dwelling structure shall provide a minimum lot area of eight hundred (800) square feet for each dwelling unit, except buildings to be occupied exclusively by elderly persons, in which case the following minimum lot area requirements shall apply: Efficiency units (0 bedrooms) 500 square feet per dwelling unit One or more bedroom units 600 square feet per dwelling unit This district has no minimum lot area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The total ground floor area shall not exceed fifteen (15) percent of lot area. The total developed area, consisting of the ground floor area of all structures, driveways, and surface parking areas shall not exceed forty (40) percent of the lot area. D. FLOOR AREA RATIO - The maximum floor area ratio shall not exceed one hundred fifty (150) percent of the lot area. E. YARD REQUIREMENTS 1. Front Yard - The front yard shall be not less than seventy-five (75) feet or the distance yielded by the following formula, whichever is greater: Y=L+2H 6 February, 199./ 27-3 �Anicle 27.0 - High density Multiple Family Residential District 2. Side and Rear Yards - The side and rear yards shall not be less than one hundred (100) feet or the distance yielded by the following formula, whichever is greater: Y=L+2H 3 where the yard abuts residential zoning district: or not less than fifty (50) feet or the distance yielded by the following formula, whichever is greater: Y=L +2H 6 where the yard abuts any other zoning district. 3. Corner side yards shall be provided as required for front yards. Formulas - The preceding formulas shall be defined as follows : Y= L= H= The dimension of the required yard in feet. The total length in feet of the portion of a lot line from which, when viewed from directly above, lines drawn perpendicular from the lot line will intersect all parts of the building. Building height, in feet. F. HEIGHT REQUIREMENTS - This district has no limitation on building height. G. BUILDING SP ACE - The minimum required distance between any two (2) buildings, referred to as Building "A" and Building "B" shall be determined by the following formula: 1. If the buildings overlap, or if the overlapping walls ar~without windows : HD =La+ Lb + 2(Ha + Hb) 10 2. If one or both of the overlapping walls are window walls: HD =La+ Lb + 2(Ha + Hb) 6 February. 199-1 27-4 �Article 27. 0 - High density Multiple Family Residential District If a proposed building is non-rectangular in shape, a rectangle shall be 3. superimposed upon the plan and the formula set forth in either subparagraph (1) or (2) be utilized. The Planning Commission shall determine which formula shall be used. Buildings shall be located at least far enough apart so that a superimposed rectangle shall not intersect any part of any other superimposed rectangle or any part of another building. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0 herein, except that the following regulations shall apply, notwithstanding provisions in Article 51.0 . 1. Parking for dwellings in elderly housing complexes shall be provided at a minimum rate of one-half (1/2) space per dwelling unit. Up to one-third (1 /3) of the required number of parking spaces may be held as potential, future parking, provided said spaces are initially developed as landscaped open space. The site plan shall indicate expansion of the parking lot(s) to include the potential spaces when the additional parking becomes necessary. 2. Parking for dwellings other than elderly housing shall be provided in accordance with the following minimum requirements : Efficiency dwelling unit - 1-1/4 spaces 1 bedroom dwelling unit - 1-1/2 spaces 2 or more bedroom dwelling unit - 2 spaces I. 3. No parking space or drive shall be located less than fifty (50) feet from any street right-of-way line. The intervening area shall be landscaped, and may be crossed by entry/exit drives connecting the parking area and internal drive system to a public street. 4. No parking space or drive shall be located less than twenty (20) feet from any side or rear lot line (not covered by 51.0 .H(3), preceding). The intervening areas shall be landscaped. SITE PLAN REVIEW - As required in Article 55 .0, herein. February, 1994 27-5 �ARTICLE 30.0 C-1 - LOCAL COMMERCIAL DISTRICT SECTION 30.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, local retail, service and restricted repair business activities which serve adjacent and surrounding residential neighborhoods. This district has been located within the Township to permit the development of these business activities to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 30.02 - PERMITI'ED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Clothing and apparel services, including laundry pickup, automatic laundry, dressmaking, millinery, tailor shop and shoe repair shop. B. Food services including grocery, meat market, bakery, restaurant, delicatessen and fruit market, ice-o-mats and similar self-serve units but not including any business of a drive-in type provided that a restaurant serving alcoholic beverages is permitted only in accordance with Section 30.03 .C. C. Personal services, including barber shop and beauty salon, medical and dental clinics, music studios, banks and savings and loan associations and other similar uses. Personal service offices shall not exceed 4,000 square feet of floor area in any building. D. Retail services, including drug store, hardware, gift shop, and dry goods and notions store. E. Essential services, except those provided for elsewhere in this district, provided that electrical substations shall be enclosed on all sides in a manner in keeping with the character of the surrounding area. F. A sign, only in accordance with the regulations specified in Article 53 .0. G. An accessory use, building or structure. February. 1994 30-1 �Article 30. 0 - Local Commercial District SECTION 30. 03 - CONDITTONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Animal hospital or clinic. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. C. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed fifty percent (50%) of the total gross receipts. D. Furniture stores. E. Public and private nursery, primary and secondary school. F. Temporary outdoor sales when conducted by a permanent business established on-site provided that the locations and annual sales period for such sales shall be established by the Planning Commission. Such sales shall be subject to the following requirements: 1. No part of such sales operation shall be located within any required setback or transition strip. 2. The sales operation shall not impede or adversely affect vehicular and pedestrian traffic flow or parking maneuvers. 3. One sign not to exceed eight (8) square feet may announce such sales. Such sign shall not be located in a required yard or transition strip. Such a sign shall be temporary in nature, non-illuminated and approved as to safety and stability by the building inspector. \ 4. The sign, merchandise, and all equipment used in such sales, and all debris and waste resulting therefrom, shall be removed from the premises within three days of termination of the sale. 5. A cash bond of one hundred dollars ($100.00) shall be provided to the Township prior to the start of an approved sale to guarantee site clean-up as required in paragraph (4), preceding. 6. A scaled site plan shall be provided with the application for a Conditional Use Permit showing thereon the location and extent of such sales. �Atricle 30. 0 - Local Commercial District G. Outdoor seating and/or service when associated with a restaurant subject to the following-requirements : 1. No such seating shall be located in a required yard. 2. Approval of the Washtenaw _County Health Department as required. 3. A site plan shall be submitted indicating the area for and location of all outdoor seating. 4. The maximum allowable seating for an outdoor seating area shall be established as a part of the Conditional Use Permit. 5. Parking shall be provided as required under Article 51.0, herein. SECTION 30.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-1 Local Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of ten thousand (10,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be seventy (70) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum width of a lot of a local shopping center or other combined development of retail and/or service facilities in this district shall be 200 feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 30-3 �Article 30. 0 - Local Commercial District 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. Minimum interior side yards may not be required when two or more buildings are part of a local shopping center or other combined development of local retail and/or service facilities . Side yard requirements shall apply to the perimeter of such developments. 3. Rear Yards - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of twenty-five (25) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in this district which abuts a lot in a recreation/conservation, agricultural, or residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except at front lot lines, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a solid screen, wall or hedge not less than four (4) feet nor more than six (6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb and designed to provide access to the lot and separate of-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING CO:MNilSSION - As required in Article 55 .0. J. PERFORMANCE STANDARDS As required in Article 54.0. February. 1994 30-4 �ARTICLE 31.0 C-2 - GENERAL COMMERCIAL DISTRICT SECTION 31.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, general retail, service and restricted and repair business activities which serve the entire Township and surrounding area. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district, have been excluded. SECTION 31.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. All permitted uses allowed in the C-1 - Local Commercial District as provided in Section 30.02 of this ordinance. B. Retail services, including department stores, furniture stores, appliance stores, and supermarkets. C. Business and professional offices, such as legal, engineering, accounting, financial and insurance. D. Agricultural services, including machinery sales and repair establishments, and farm supply stores. E. Showroom and sales of new automobiles, farm machinery, and other vehicles and equipment, and the display and sale of used cars, farm machinery, and other vehicles and equipment when in conjunction with a showroom and sales of new units thereof; and repair of same when in conjunction with a showroom and sales of new units thereof. F. Mobile home and trailer court sales and repair. G. Equipment services, including repair, radio and television, electrical appliance shop, plumber. electrician and other similar services and trades. H. A sign, only in accordance with the regulations specified. ,vlay /997 31-1 �Article 3/ .0 - General Commercial District I. An accessory use, building or structure. J. Copying and Business Support Center. Such a center provides retail services involving the reproduction (copying) of printed matter by electronic or electrostatic processes only. Related services such as collating, binding and folding, word processing, facsimile and mailing services may also be provided. SECTION 31.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Establishments primarily devoted to serving alcoholic beverages for consumption on the premises, and/or providing entertainment, controlled by and subject to the requirements of Section 56.13. B. Funeral establishments, mortuary. C. Hotel, motel and boarding-room house, controlled by and subject to the restrictions of Section 56.13. D. Animal hospital or clinic. E. Open air display area for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured projects and equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. Displays must be located behind all setback lines. F. Lots for the sale of used cars, used farm machinery, and other used vehicles and equipment, when not sold in conjunction with sales of npv cars, machinery, vehicles, or equipment. G. Gasoline service station, but not including any facility intended for servicing road trucks (semi-tractors and trailers and similar transport vehicles), where provided on a lot with a minimum frontage on any street of 150 feet and where no more than two (2) such stations exist at an intersection H. Lines and structures of essential services, as provided in Section 10.03.C, herein. I. Cultural center facilities, including theaters, orchestra halls and museums. Jlay 1997 31-2 �Article 31 . 0 - General Commercial District J. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of secretaries, book.keepers and business machine operators. K. Drive-in facilities for a use permitted in the C-2 district, provided that the conditions set forth in Article 50.0 herein, and the following conditions are met: l. Adequate on-site stacking space for vehicles shall be provided for each drive-in window so that vehicles will not interfere with vehicular circulation or parking maneuvers on this site. Access to and egress from the site will not interfere with peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which will be generated by the proposed drive-in service shall not cause undue congestion during the peak hour of the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to, or egress from the site or cause standing of vehicles in a public right-of-way. L. Minor repair of vehicles, provided all work, materials, equipment, and waste products shall be contained within a completely enclosed building. M. Temporary outdoor sales only as provided in Section 30.03.F. N. Outdoor seating for a restaurant only as provided under Section 30.03.G, herein. 0. Bowling alleys, miniature golf courses, commercial swimming pools, skating rinks. P. Specially designated distributor's establishments (SDD) as controlled by, and subject to, the restrictions of Section 56.13 . Q. Specially designated merchant's establishments (SDM) as controlled by, and subject to, the restrictions of Section 56.13. R. Arcades and commercial amusement or recreation establishments including but not limited to dance halls or pool or billiard halls as controlled by, and subject to, the restrictions of Section 56.13. S. Adult motion picture theaters, as controlled by, and subject to the restrictions of, Section 56.13. May 1997 31-3 �Article 3 / . 0 - General Commercial District T. Adult supply store, as controlled by, and subject to the restrictions of, Section 56.13. U. Adult drive-in motion picture theater, as controlled by, and subject to the restrictions of, Section 56.13. V. Adult physical culture establishments, as controlled by, and subject to the restrictions of, Section 56.13. W. Cabaret, as controlled by, and subject to the restrictions of, Section 56.13. X. Public lodging houses, as controlled by, and subject to the restrictions of, Section 56.13 . Y. Pawnshops and collateral loan and/or exchange establishments as controlled by and subject to the restrictions of Section 56.13. Z. Restaurants serving alcoholic beverages, provided that the gross receipts thereof derived from the sale of food and other goods and services exceed 50% of the total gross receipts. AA. Child Care Facilities. BB . Printing Facility when part of a Copying and Business Support Center as permitted in Section 31.02.J. Such facility may provide additional printing services including offset-type duplication, digital and non-impact printing provided that no noise or odor is discernible outside the area occupied by the Copying and Business Support Center and Printing Facility. SECTION 31.04 - REGULATIONS AND PERFORMANCE ST AND ARDS The following regulations shall apply in all C-2 - General Comrnerci<V, Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a public water supply system and a public sanitary sewerage system, in which case there shall be provided a minimum lot area of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred ( 100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. The minimum lot width for a community shopping center or other combined development of retail and/or service facilities shall be two hundred (200) feet. ,\,fay /99'' 31-4 r · �Article 31 .0 - General Commercial District C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed eighty (80) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS: 1. Front Yard - Not less than thirty-five (35) feet, including all signs and pump islands of gasoline service stations. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - No building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS H. Jfay /99 7 1. On every lot in this district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen ( 15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than six ( 6) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to, and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. REQUIRED OFF-STREET PARKING-As required in Article 51.0. 31-5 �Article 31 .0 - General Commercial District I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE ST AND ARDS - As required in Article 54.0 . .Hay /99 7 31-6 �ARTICLE 32.0 C-3 - HIGHWAY COlVIMERCIAL DISTRICT SECTION 32.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, retail and service business activities which serve, or are meant to serve, the motoring public. This district has been located within the Township to permit the development of these business activities, to protect adjacent agricultural, residential and industrial areas against the encroachment of incompatible uses, and to lessen congestion on, and serve the persons traveling on, public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these business activities and the purpose of this district have been excluded. SECTION 32.02 - PER1\1ITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A Gasoline service station but not including any facility intended for servicing road trucks (semi-tractors and trailers and similar transport vehicles), where provided on a lot with a minimum frontage on any street of 150 feet and where no more than two (2) such stations exist at an intersection B. Motel, hotel, restaurants. C. Drive-ins, including restaurants, ban.ks, laundries. D. Essential services, as provided in Section 30.02.E, herein. E. A sign, only in accordance with the regulations specified in Article 53.0. F. Accessory use, building or structure. SECTION 32.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A Drive-in theater. February, I 994 32-1 �Article 32. 0 - Highway Commercial District B. Places of amusement, entertainment or recreation such as a dance hall, bowling alley, miniature golf, commercial swimming pool, skating rinks, trampolines, etc. C. Lines and structures of essential services, as provided in Section 10.03.C, herein. D. Outdoor seating for a restaurant only as pro:vided under Section 30.03 .G, herein. E. A gasoline service station designed and intended for servicing road trucks (semitractors and trailers and similar transport vehicles). SECTION 32.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all C-3 - Highway Commercial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot area of thirty thousand (30,000) square feet. B. LOT WIDTH - The minimum width of all lots, whether or not served with a central water supply system and a central sanitary sewerage system shall be one hundred fifty (150) feet: · C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area. E. YARD REQUIREMENTS F. 1. Front Yard - Not less than fifty (50) feet including all signs and the pump islands of gasoline service stations. \ 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. HEIGI-IT REQUIREMENTS - No building or structure shall exceed a height of thirty-five (3 5) feet or two (2) stories. F ebruary. I 994 32-2 �Article 32. 0 - Highway Commercial District G. TRANSITION STRIPS I. On every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes) a transition strip, not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved with a screen, wall or hedge not less than four (4) nor more than eight (8) feet in height, maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide, in addition to, and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking area from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55 .0. J. PERFORMANCE STAJ.'IDARDS - As required in Article 54.0. February, 1994 32-3 �ARTICLE 33.0 0-1 OFFICE DISTRICT SECTION 33.01 -PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for office use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and the emission of air pollutants. This district has been located within the Township to permit the development of office use, to protect adjacent agricultural and residential areas against encroachment of incompatible uses, and to lessen congestion on public streets highways. To these ends, certain uses which interfere with the operation of business activity and the purpose of this district, have been excluded. this the and this SECTION 33.02 -PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices, such as financial institutions without drive-in facilities, advertising, real estate, insurance corporation, medical, non-profit organizations, and similar uses, but not including such personal services as hair salons, barber shops and music instruction studios. B. Essential services, as provided in Section 30.02.E, herein. C. An accessory use, building or structure. D. A sign, only in accordance with the regulations specified in Article 53.0. SECTION 33.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for employees. February. 1994 33-1 �Article 33. 0 - Office District B. Lines and structures of essential services, as provided m Section 10.03.C, herein. C. Pharmacy, retail sales of medical and dental supplies and equipment, and medical and dental laboratories located wholly within an office building having 65 % or more of its floor area devoted to medical/dental office use; provided, that not more than 8 % of the building's floor area shall be pharmacy. Excepting for one building mounted sign and one free-standing sign identifying the medical/dental building, signs and other advertising for the aforesaid uses shall not be permitted on the building exterior or otherwise visible to persons outside the building, notwithstanding the sign regulations specified in Article 53.0. Off-street parking shall conform to the regulations specified in Article 51.0. D. Commercial radio and television offices and studios, and accessory broadcasting towers which do not exceed one hundred ( 100) feet in height. E. Financial institutions such as banks, savings and loan associations and credit unions with drive-in facilities, provided that the conditions set forth in Article 50.0, herein, and the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed fmancial institution shall not cause undue congestion during the peak hours of the street serving the site. 3. On-site vehicle stacking for drive-in windows sh3il not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. F. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of medical business, and legal secretaries; medical and dental technicians; and business machine operators. G. Church, synagogue, mosque, temple, or other building for public worship. February, 1994 33-2 �Article 33. 0 - Office District SECTION 33.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all 0-1 Office Districts: A. LOT AREA - No building or structure shall be established on any lot less th.an one (1) acre in area, except where a lot is served with a central water supply system and a central sanitary sewerage system, in which case there shall be provided a minimum lot are of twenty thousand (20,000) square feet. B. LOT WIDTH - The minimum lot width for lots served with a central water supply system and a central sanitary sewerage system shall be one hundred ( 100) feet. Where a lot is not so served, the minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (10) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. February, 199./ On every lot in the district which abuts a lot in a recreationconservation, agricultural, and residential district (including mobile homes) there shall be provided a transition strip. Such transition strip shall be not less than fifteen (15) feet in width, shall be provided along every lot line, except a front lot line , which abuts a lot in such districts, shall not be included as part of the yard required around a building or 33-3 �Article 33. 0 - Office District structure, and shall be improved, when said lot is this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING -As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. \ February, 1994 33-4 �ARTICLE 34.0 W-1 - WHOLESALE AND WAREHOUSING DISTRICT SECTION 34.01 - PURPOSE This district is composed of those areas of the Township whose principal use is, and ought to be, wholesale and warehouse activity which serves the entire Township and surrounding areas. This district has been located within the Township to permit the development of these activities and to protect against the encroachment of incompatible uses and to lessen congestion on public streets and highways. SECTION 34.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots building and structures are permitted in this district, provided that materials and equipment to be used in the principal business, and products resulting from the principal business shall be stored within a completely enclosed building. Such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Wholesale sales of goods, such as drugs, pharmaceuticals, bakery, and dairy products, clothing, dry goods, hardware, household appliances, office and business machinery, industrial machines. B. Warehousing and material distribution centers, provided all products and materials are enclosed within a building. C. Ice and cold storage plants. D. Essential services as provided in Section 30.02., herein. E. An accessory use, building or structure. F. A sign, only in accordance with regulations specified in Article 53 .0. SECTION 34.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Above or below ground bulk storage of flammable liquids or gases. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. May 199 7 34-1 �Article 34. 0 - Wholesale and Warehousing District C. Trucking and cartage facilities. D. Lumber yards. E. Outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03.B, herein. ''Lumber Yards" shall be exempt from the provisions of this subsection. F. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. G. Outdoor storage of recreational vehicles. H. Wireless Telecommunication Facilities. SECTION 34.04 - REGULATIONS AND PERFORlVIANCE STAND ARDS The following regulations shall apply in all W-1 Wholesale and Warehousing Districts: A. LOT AREA - No building or structure or use shall be established on any lot less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width in this district shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed forty (40) percent. \ D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD AND SETBACK REQUIREMENTS May 1997 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either side yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street shall not be less than fifty (50) feet. 34-2 �Article 34. 0 - Wholesale and Warehousing District 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes) or commercial or office district, there shall be provided a transition strip. Such transition strip shall not be less than twenty five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure and shall be improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING- As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STAND ARDS - As required in Article 54.0. May 1997 34-3 �ARTICLE 35.0 P - PARKING DISTRICT SECTION 35.01 - PURPOSE This district is intended to provide off-street parking area for automobiles and light commercial passenger vehicles, such as vans and one-half (1/2) or three-quarter (3/4) ton pick-up trucks. It is intended for use within, or immediately adjacent to, commercial, office, warehousing, and industrial areas. The district may be located adjacent to, but not within, existing or planned rural or residential areas. It is the intent of this district that each parking lot be landscaped to properly screen parking areas from adjacent parcels, especially residential areas; to shade the paved area to reduce heat buildup; and to visually break up large expanse of paved areas. The district is intended to be used only for parking of operative and currently licensed vehicles. Repair, sales, services, and similar activities are intended to be strictly prohibited. SECTION 35.02 - PERMITTED USES A. Parking of operative vehicles, with current license plates only. Overnight storage of commercial vehicles, such as trucks and busses, recreation vehicles, construction vehicles and equipment, and similar vehicles and equipment, and all inoperative and/or unlicensed vehicles and all vehicles without current license plates, shall be prohibited. SECTION 35.03 - CONDITIONAL USES None permitted. SECTION 35.04 - REGULATIONS AND PERFORMANCE STANDARDS A. LOT AREA - No minimum required. B. LOT WIDTH - No minimum required. C. YARD AND SETBACK REQUIREMENTS - The following requirements shall apply to all lots in this district, notwithstanding other provisions of this ordinance to the contrary. 1. February, 1994 Front Yard - Not less than thirty-five (35) feet. Parking spaces and drives shall be prohibited in a required front yard, except that part of a drive necessary to provide ingress and egress. 35-1 �Article 35.0 - Parldng District D. E. 2. Side Yard - Not less than ten (10) feet, each side. Parking spaces and drives shall be prohibited within a side yard, unless the required side yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of a corner yard, a setback along the street frontage shall not be less than thirty-five (35) feet. 3. Rear Yard - Not less than thirty-five (35) feet. Parking spaces and drives may occupy the rear yard, but shall not be less than ten (10) feet from the rear lot line, unless the required rear yard is adjacent to a required transition strip, in which case parking spaces and drives may extend to the inside line of the transition strip. In the case of rear yard frontage on a public or private street, no part of the required rear yard shall be occupied by any part of a parking space or drive, except that part of a drive necessary for ingress and egress. LANDSCAPING REQUIRENIBNTS 1. TRANSITION STRIP - On every lot in this district which abuts a lot on a recreation-conservation, agricultural or residential zoning district, there shall be provided a transition strip. A strip shall not be less than fifteen ( 15) feet wide; shall be provided along every side and rear lot line which abuts a lot in such district, except along a public or private street; shall not be included as part of the required yard; and shall be improved, when a parking lot is constructed, with a screen, wall, or hedge, three (3) to six (6) feet high. 2. LANDSCAPE STRIP - A landscape strip shall be provided, at least thirtyfive (35) feet wide, along each street frontage. The strip shall be defined on the lot by a curb and shall be designed to provide access to the lot and separate the parking area from the public or private street right-of-way. 3. GENERAL LANDSCAPING REQUIRENIBNT& - The Planning Commission may require provision of berms, plant materials, and other means to screen or conceal, in whole or in part, a parking lot when adjacent to a lot in or across a street from a recreation-conservation, agricultural, or residential zoning district. Landscaping may be required in the interior of a parking lot, when any parking bay exceeds twenty (20) spaces in length. SITE PLAN REVIEW - A site plan for a parking lot in this district shall be reviewed and approved by the Township Planning Commission before any construction of the parking lot shall commence. February, 1994 35-2 �Article 35.0 - Parking District F. CONSTRUCTION STANDARDS - Each parking lot in this district shall be constructed and paved in accordance with the Township engineering standards. Each space shall be marked on the pavement with appropriate striping. Each parking lot in this district shall meet all standards and requirements set forth in Article 51 .0 herein, except in those cases in which the standards and requirements of this article take precedence. G. LIGHTING - Lights for parking lots in this district shall be directed away from all public and private streets and away from all adjacent property in a recreationconservation, agricultural, or residential zoning district. The Township Board may require lighting of parking lots in this district when, in the Board's opinion, such lighting is necessary for public safety and convenience. February, 1994 35-3 �ARTICLE36 PSC - PLANNED SHOPPING CENTER DISTRICT SECTION 36.01 - PURPOSE This district is established to provide areas for shopping center development. The district is intended to permit and encourage commercial uses, primarily retail uses, that are compatible with and mutually supportive of each other, in one (1) or more buildings of a unified architectural character, on a site that is planned, developed and managed as one operating unit. It is intended that each site be landscaped with a common unifying theme, and be provided with common drives, parking areas, and service areas designed and sized in a definite relationship to the types and sizes of stores to be located in the center. This district is intended to guarantee to the public, after the PSC district is approved, that commercial uses will be provided in a shopping center environment and not in a miscellaneous collection of stores in a strip arrangement on individual lots. It is intended that the district provide a desirable and representative image of Pittsfield Township; that it provide an attractive, comfortable and convenient environment for patrons of the center, and that the center be developed in such a way as to be compatible with neighboring uses, especially residential areas. The PSC district is to be located only in areas designated in the Township's adopted comprehensive plan for shopping center use. SECTION 36.02 - LOCATION OF A PSC DISTRICT A PSC district shall be located in areas of Pittsfield Township that are designated in the Township's adopted comprehensive plan for commercial use and as suitable for shopping center development. A petition for a PSC district in any other location shall either follow, or proceed simultaneously with, an amendment to the adopted comprehensive plan. A PSC district shall be located only in areas in which Pittsfield Township water and sanitary sewer services will be available at the time of opening of the center. SECTION 36.03 - PERMITTED USES The following uses shall be permitted in this district. A. Food stores, such as supermarkets, meat and fish markets, delicatessens, bakeries, dairy products, and health food stores. B. Food service shops, such as restaurants, cafeterias, cocktail lounges, and ice cream shops. C. General merchandise stores, such as department stores, variety stores, and catalog stores. Febn,ary. /99.J Corrected 1/ 96 36-1 �Anicle 36. 0 - Planned Shopping Center District D. Clothing and shoe stores. E. Dry goods stores. F. Luggage and leather goods stores. G. Furniture and appliance stores, decorating shops, and china and glassware stores. H. Other retail stores, such as hardware, home improvements, automotive supplies, garden supplies, hobby supplies, records and tapes, musical instruments, books and stationery, pets and pet supplies, flowers, tobacco, drugs and cosmetics, greeting cards and gifts, photography equipment and services, and party supplies, including packaged beer, wine, and liquor. I. Financial services. J. Offices, such as legal, accounting, real estate, medical and dental. K. Services, such as beauty and barber shops, watch repair, shoe repair, dry cleaners and laundries, travel agents, music and dance studios, optical services, and health salons. L. Other services, such as automobile service stations, bowling alleys, theaters, and skating rinks. M. Outdoor displays and sales, but only in areas and time periods designated in the approved site plan. SECTION 36.04 - DENSITY REGULATIONS A. Lot coverage (LC) shall not exceed twenty-five (25) percent. B. The floor area ratio (FAR) shall not exceed thirty-five (35) Pfrcent. SECTION 36.05 - MINIMUM LOT AREA Al~ WIDTH The minimum lot area shall be five (5) acres, and the minimum lot width shall be three hundred (300) feet. The Planning Commission may reduce these requirements for specialty type shopping centers. Febn,ary, 199-1 Corrected 1196 36-2 �r Article 36. 0 - Planned Shopping Center District SECTION 36.06 - REQUIRED YARDS The following minimum yards shall be provided in a PSC district. A. A yard fifty (50) feet wide shall be provided along any property line of a PSC district that abuts a public or private street. B. A yard twenty-five (25) feet wide shall be provided along any property line of a PSC district that does not abut a public or private street, unless the adjacent property is designated for residential use in the Township's adopted comprehensive plan, in which case the yard shall be one hundred (100) feet wide. The required one hundred (100) foot wide yard may be reduced to not less than twenty-five (25) feet by the Township Board, as part of its approval of the preliminary plan, for a shopping center less than ten ( 10) acres in area, if landscaping will be provided in lieu of the required yard and will be designed to screen the center from view from the adjacent residential area and to protect the residential area from adverse impacts of the center. C. Driveways may cross the required yards but shall not occupy them. spaces and loading areas shall not be located in any required yard. D. All required yards shall be landscaped for the purpose of creating an attractive setting for the shopping center, to make the center compatible with neighboring uses, to filter the view of the center from adjacent streets and properties, and to screen the view of the center from adjacent residential areas. Parking SECTION 36.07 - HEIGHT REGULATIONS No principal building shall exceed a height of thirty (30) feet or two (2) floors. accessory building shall exceed a height of twenty (20) feet or one (1) floor. No SECTION 36.08 - LANDSCAPING REQUIRE.MENTS All required yards, and all other areas designated in the approved site plan for landscaping, shall be landscaped in accordance with the layout and plant materials schedule on the approved site plan. All landscaped areas shall be regularly maintained so as to retain, as a minimum, the landscape character and quality of the site as shown on the approved site plan. Febniary. 199-1 Corrected I / 96 36-3 �Article 36. 0 - Planned Shopping Center District SECTION 36.09 - OUTDOOR LIGHTING All parking areas and access drives shall be lighted at night during business hours. The Planning Commission may require a minimum level of lighting be provided during nonbusiness hours at night for public safety and policing purposes. All outside lighting shall be arranged and shielded to prevent glare or reflection, nuisance, inconvenience, or hazardous interference of any kind on adjoining streets or adjoining neighboring residential properties. The Planning Commission may, as a part of site plan approval, regulate the intensity and type of lights and fixtures to be used for outdoor illumination, and the height of such lights, to assure that the standards and intent of this section will be met. SECTION 36.10-REQUIRED OFF-STREET PARKING The parking area shall be divided by landscape islands or medians for the purpose of channeling traffic flows , breaking up the visual impact of large paved areas, reducing heat and glare from paved surfaces, and improving the attractiveness of the shopping center. The location of landscape islands and medians shall be shown on the preliminary plan. Landscape islands shall be planted in accordance with the approved landscape plan. All landscaped islands shall be defined by concrete curbs. SECTION 36.11 - CIRCULATION AND ACCESS A. A shopping center shall not have more than two (2) access points on any one (1) street unless unusual conditions demonstrate the need for additional access points. B. Drives that will provide the principal access to, and exit from, the shopping center shall be physically separated from parking areas by landscape islands. Parking spaces shall not open onto the principal drives. C. The Planning Commission may require turn lanes at intersections with abutting streets, or with interior drives, where traffic volumes or flow patterns indicate such lanes to be necessary. \ A shopping center shall abut and have access to one or more public streets. D. E. The Planning Commission may require provision of walkways within the shopping center property, if the location of stores and shops, or the size of the center, or the layout of parking areas or principal drives indicate that walkways are needed for the convenience and safety of pedestrians. F. A sidewalk shall be provided along each public street frontage of a shopping center, in accordance with Pittsfield Township standards. The Planning Commission may require connecting sidewalks between the street sidewalks and interior walkways if necessary for the convenience and safety of pedestrians. Febniary. I 99-1 Corrected 1/96 36-4 �Anicle 36. 0 - Planned Shopping Center District G. All walkways and sidewalks shall be barrier free. H. Traffic control devices, such as stop signs, speed limit signs, traffic signals, tum arrows, one-way directions, pavement markings, and pedestrian crossings shall be provided in accordance with the Michigan Manual of Uniform Traffic Control Devices, and shall be maintained by the owner of the shopping center so that the devices consistently meet the standards of the Michigan Manual. SECTION 36.12 - LOADING AREAS Loading areas shall be provided in accordance with Article 51.0, herein, except that the following regulations shall apply, notwithstanding any provisions of Article 51.0. A. No loading area may be located in any required yard. B. All loading areas shall be screened from view from any public street right-of-way and from any adjacent residential property. C. Loading and service areas shall be laid out so that, in the process of loading or unloading, no vehicle will block or extend into any other drive or public street. Loading and service drives shall be clearly marked on the site. SECTION 36.13 - OUTDOOR STORAGE Outdoor storage of new or waste materials or products shall be prohibited in a PSC district, unless such storage is located within a screened area. Such storage shall not be located in any required yard or in any drive or parking area. Screening for a storage area shall be finished with materials that match or are compatible with the exterior materials of the principal building(s) of the shopping center. Displays for permitted outdoor uses shall be exempt from this section. SECTION 36.14 - NUMBER OF BUILDINGS Permitted uses may be provided in one (1) building or in two (2) or more buildings. If separate buildings are provided, they shall be organized on the site in such a way that will create a cohesive grouping of buildings around malls, courtyards, or plazas, and shall be interconnected by walkways. Unified architectural and landscape treatment shall be provided in all parts of a shopping center. SECTION 36.15 - SITE PLAN REQUIREMENTS A. A preliminary site plan shall be submitted with a petition to re-zone a parcel of land to the PSC district. The site plan shall be a part of the petition and shall be subject to review at the public hearing. Febn,ary. /99.J Corrected 1196 36-5 �Article 36. 0 - Planned Shopping Center District B. The Planning Commission shall review the preliminary plan as part of its review of the petition. If the Planning Commission determines that it will recommend approval of the petition to the Township Board, it shall approve the site plan before transmitting its recommendation to the Board. The Commission shall include the record of its discussion on the site plan, all reports it received regarding the site plan, and its action on the site plan with its report on the petition to the Township Board. C. The Township Board shall not approve a petition to re-zone a parcel of land to PSC unless the Planning Commission has approved a preliminary plan for the shopping center on that parcel. D. Following approval of PSC zoning for a parcel of land, the petitioner or developer shall file a final site plan for approval, as provided in Article 55 .0, herein. E. After a parcel of land has been zoned PSC, all subsequent development of that parcel shall conform to the preliminary site plan that was approved for that parcel, and to any final site plans that were approved subsequent thereto. F. An approved site plan in a PSC district may be revised by approval of the Planning Commission. A revision in an approved site plan that results in a major change in the plan shall require an amendment to the plan. Such amendment shall be processed as an amendment to the zoning ordinance. Changes in an approved site plan that require amendment shall include a change in the number of buildings, an increase in floor area of five (5) percent or more, a change in the number of access points to public streets, and any change that will have significant adverse impacts on neighboring residential areas. The Planning Commission shall have the authority to determine whether a proposed change requires an amendment to the approved site plan. G. Approval of a preliminary plan for a shopping center and approval of PSC zoning for the parcel of land by the Township Board shall confer a right to the landowner(s) that the zoning regulations and general layout ~hall not be changed for a period of eighteen ( 18) months from the date the PSC zoning change takes effect, unless a change is requested by the petitioner or owner. If a building permit is not issued for the shopping center within the eighteen ( 18) month period, or if the shopping center is not completed and occupied within forty-two (42) months of the date the PSC district takes effect, the Planning Commission may declare the approved site plans to be expired and of no effect, unless good cause, upon hearing, can be shown for the delay. If the Planning Commission declares a site plan to be expired and of no effect, the Township Board may, by proper amendment procedures, change the zoning classification of the parcel to one (1) or more zoning districts deemed appropriate by the Township Board. Febn,ary. /99-1 Corrected I /96 36-6 �Anicle 36. 0 - Planned Shopping Center District H. A violation of any site plan approved under this article shall be subject to the provision of Sections 52.18 and Article 58.0, herein. SECTION 36.16 - INFORJ.VIATION REQUIREMENTS A. B. A petition for a PSC district shall _provide the information required in Section 59.04, herein, and the following additional information. 1. A market analysis shall be provided to the Planning Commission showing the trade area of the proposed center and the population of the trade area, present and projected. 2. A traffic study, prepared and signed by a registered traffic engineer, shall be provided to the Planning Commission showing projected daily, street peak hour, and center peak hour traffic volumes; street improvements required to handle the projected traffic upon opening of the proposed center and ten (10) years after the center opens, utilizing projections of area wide traffic on the adjacent streets; recommended design of drives within the center; and recommended traffic control devices in the center and at intersections of the center's drives with public streets. A preliminary site plan shall show complete development of the site and shall provide the following information. 1. Location and dimensions of site; legal description. 2. Existing topography, based on USGS data. 3. Soil information. 4. Scale, north arrow, and date of plan. 5. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives and streets. 6. All adjacent property in which the petitioner and owners of land in the PSC have any ownership interest. 7. Location of existing structures, drives and other improvements on the site; location width, and purpose of easements on or adjacent to the site. 8. Existing natural features; identify features to remain and to be removed. 9. Delineation of required yards. February. /99-1 Correcred 1/96 36-7 �Article 36. 0 - Planned Shopping Center District 10. All calculations needed to check compliance with zoning regulations. 11. Proposed buildings and other structures - location, outline, general dimensions, distances between buildings, height and number of floors. 12. Proposed streets and drives - general alignment, right-of-way, surface type and width. 13. Proposed parking and loading - location and dimensions of lots, spaces, aisles, islands, and medians; angle of spaces; number of spaces; and surface type. 14. Areas of intended grading. 15. General description of proposed water, sanitary sewer, and storm drainage systems, including location and outline of storm water retention areas; location and sizes of lines serving the site. 16. Location and area development of phases; development program for each phase including zoning calculations; projected schedule of development, by phase. 17. Landscape concept showing the location, type, and size of plant materials. 18. General description of intended restrictions, if applicable. 19. General description of outdoor lighting. 20. General description of signage. 21. Description of proposed uses, based on the listing of permitted uses in this article. 22. Location and general dimensions of outdoor sales and ~torage areas. 23. Location and description of proposed screens and fences. Febniary. /99-1 Corrected 1/96 36-8 �ARTICLE 37.0 BP-BUSINESS PARK DISTRICT SECTION 37.01 - PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for a compatible mixture of business uses within a large campus type environment is represented in the employment opportunities to the citizens and the resultant economic benefits to the Township. These uses are characterized by an insignificant amount of such nuisance factors as noise, heat, glare, and emission of air pollutants. This district has been located within the Township to permit the development of this compatible mixture of business uses, to protect the adjacent agricultural and residential property against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with these activities and the purpose of this district, have been excluded. SECTION 37.02- PERMITTED USES The following building and structures and uses of parcels, lots, buildings and structures are permitted within this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored entirely within completely enclosed buildings: A. Business, professional, executive or administrative offices, such as financial institution without drive-in facilities, advertising, real estate, legal, engineering, accounting, insurance corporation, medical, non-profit organizations, and similar uses . B. Business, professional, executive or administrative offices related to research, development, testing and training activities. C. Any use which is charged with the principal business function of research, such as scientific, business, industrial research developments, training centers, and testing laboratories. D. Research oriented and light industrial park uses. E. The manufacturing, compounding, processing or treatment of such products as drugs, pharmaceuticals, and medical devices. February, 1994 37-1 �Article 37. 0 - Business Park District F. Assembly of merchandise such as electrical appliances, electronic or precision instruments, and articles of a similar nature. G. Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper rags, cloth, or other similar material. Printing, lithographic, blueprinting, and similar uses. H. I. Light manufacturing industrial uses which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet, and free from any objectionable or dangerous nuisance or hazard. Such uses include the manufacturing of machine vision systems, robotics, automated testing and manufacturing systems, drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic and fiber optic products, cameras and photographic equipment and supplies, printed matter, and other similar uses. J. Warehousing and material distribution centers, contractors establishments. K. An accessory use, building or structure. L. A sign, only in accordance with the regulations specified in Article 53.0. M. Essential services, as provided in Section 30.02.E, herein. SECTION 37.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings, and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Restaurants, cafeterias, whether or not serving alcoholic beverages, provided that the gross receipts derived from the sale of food and other goods and services excluding alcoholic beverages exceeds fifty percent (50%) of the total gross \ receipts . B. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district. Such uses include schools for the training of secretaries, bookkeepers, business machine operators, medical business, legal secretaries, medical and dental technicians, research technicians, engineering technicians, engineering technicians, and machine operators. C. Pharmacies, and medical and dental laboratories located wholly within an office building having sixty-five percent (65%) or more of its floor area devoted to medical/dental office use; provided, that not more than eight percent (8%) of the buildings floor area shall be pharmacy. February. 199./ 37-2 �Article 37. 0 - Business Park District D. Financial institutions such as banks, savings and loan associations, and credit unions with drive-in facilities, provided that the following conditions are met: 1. Adequate on-site stacking space for vehicles shall be provided for each drive-in window, so that .vehicles will not interfere with vehicular circulation or parking maneuvers on the site. Access to and egress from the site shall be so located and designed such that traffic flow will not interfere with the street peak hour traffic flow on the street serving the property. 2. Projected peak hour traffic volumes which would be generated by a proposed financial institution shall not cause undue congestion during the street peak hour on the street serving the site. 3. On-site vehicle stacking for drive-in windows shall not interfere with access to or egress from the site or cause standing of vehicles in a public right-of-way. E. Hotels, motels, conference centers, and related catering and kitchen facilities. F. Commercial Service Facilities. Such facilities shall be of the kinds needed to serve customers and employees of the business park, such as but not limited to restaurants, whether or not serving alcoholic beverages subject to the provisions of Section 37.03.A but not including drive-ins, convenience stores, office supply stores, copy shops and travel agents. In addition such facilities shall be constructed in a center and the layout of the site shall be such that center is clearly oriented to the business park and not to the general public. G. Indoor recreation facilities consisting of more than twenty thousand (20,000) square feet such as bowling alleys, indoor tennis courts, other indoor game courts, gymnasiums and similar facilities . H. Day care centers and nursery schools. I. Church, synagogue, mosque, temple, or other building for public worship. SECTION 37.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all BP - Business Park Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (I) acre in area. February, 199./ 37-3 �Article 37. 0 - Business Park District B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a comer lot or parcel where the side yard on the road or street side shall be not less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories, whichever is less. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot line in a recreation-conservation, agricultural, and residential (including mobile home parks) district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street, or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be well defined and designed to provide access to the lot and separate off-street parking from the public right-of-way. February. 199./ 37-4 �Article 3 7. 0 - Business Park District H. OUTDOOR STORAGE - No outdoor storage of materials and equipment is permitted within this district. All such materials, equipment, and products for any permitted principal or conditional use within this district shall be stored entirely within completely enclosed buildings. I. REQUIRED OFF-STREET PARKING- As required in Article 51.0. J. REQUIRED SITE PLAN REVIEW -As required in Article 55 .0. K. PERFORMANCE STAND ARDS - As described herein and as required in Article 54.0. February, 1994 37-5 �ARTICLE 40.0 R-D - RESEARCH AND DEVELOP1\1ENT DISTRICT SECTION 40.01 -PURPOSE It is recognized by this ordinance that the value to the public of designating certain areas of the Township for research and development use is represented in the employment opportunity to citizens and the resultant economic benefits to the Township. This use is characterized by an insignificant amount of such nuisance factors as noise, heat, glare and the emission of air pollutants. This district has been located within the Township to permit the development of this research and development use, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other certain districts and would interfere with the operation of this activity and the purpose of this district, have been excluded. SECTION 40.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district: A. Business, professional, executive or administrative offices related to research and development activity, provided that materials and equipment to be used in principal business and products result from business be stored within enclosed buildings. B. Any use which is charged with the principal function of research, such as scientific, business, industrial research developments, and testing laboratories, provided that the production of sound, lint or glare shall not be discernible at a lot line without the aid of instrument. C. Essential services, as provided in Section 30.02.E, herein. D. Any accessory use, building or structure. E. A sign, only in accordance with the regulations specified in Article 53.0. Febroary. 1994 40-1 �Article 40. 0 - Research and Development District SECTION 40.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 52.0: A. Restaurants or cafeteria facilities for employees, when located in a separate building. This provision does not apply to such facilities when provided as an incidental use within a principal building. B. Lines and structures of essential services, as provided in Section 10.03 .C, herein. C. Commercial Service Facilities. Such facilities shall be of the kinds needed to serve customers and employees of the research (industrial) park, such as but not limited to restaurants, whether or not serving alcoholic beverages but not including drive-ins, auto service stations, auto washes, gift shops, offices and motels . In addition such facilities shall be concentrated in a center and the layout of the site shall be such that the center is clearly oriented to the research (industrial) park and not to the general public. D. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district such as schools for the training of research technicians. SECTION 40.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all R-D Research and Development Districts: A. LOT AREA - No building or structure shall be established on any lot less than one (I) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty ( I 50) feet. C. LOT COVERAGE - The maximum lot coverage shall hot exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent. E. YARD REQUIREMENTS 1. Front Yard - Not less than thirty-five (35) feet. 2. Side Yards - Least width of either side yard shall not be less than ten (IO) feet, except in the case of a corner lot or parcel where the side yard on the road or street shall not be less than thirty-five (35) feet. February, 199-1 40-2 �Article 40. 0 - Research and Development District 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above yard requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as otherwise provided in Article 56.0, Section 56 .06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet or three (3) stories. G. TRANSITION STRIPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural and residential district (including mobile homes), commercial and office districts, there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such district, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall, or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING-As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING CO1\1MISSION - As required in Article 5 5.0. J. PERFORlvIANCE STANDARDS - As required in Article 54.0. February, 1994 40-3 �ARTICLE 41.0 1-1 - LIMITED INDUSTRIAL DISTRICT SECTION 41.01- PURPOSE This district is composed of those areas of the Township whose principal use is, or ought to be, light manufacturing and other limited industrial uses. These uses generate a minimum of noise, glare, odor, dust, vibration, air and water pollutants, fire, explosive and radioactive hazards, and other harmful or obnoxious matter. This district has been located within the Township to permit the development of these industrial uses, to protect adjacent agricultural, residential and commercial areas against the encroachment of incompatible uses, and to lessen congestion on public streets and highways. To these ends, certain uses which would function more effectively in other districts and would interfere with the operation of these industrial activities and the purpose of this district, have been excluded. SECTION 41.02 - PERMITTED USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted in this district, provided that materials and equipment to be used in the principal business and products resulting from the principal business shall be stored within a completely enclosed building. Such products, materials, and equipment may be stored outdoors if a conditional use permit therefore is obtained in accordance with this article. A. Research oriented and light industrial park uses. B. The manufacturing, compounding, process, or treatment of such products as bakery goods, candy, cosmetics, dairy products, food products, drugs, perfumes, pharmaceutical toiletries, and frozen food lockers. C. Assembly of merchandise such as electrical appliances, electronic or precision instruments and articles of similar nature. D. Packaging of previously prepared materials, but not including the bailing of discards, old iron or other metal, wood, lumber, glass, paper, rags, cloth or other similar materials. E. Printing, lithographic, blueprinting and similar uses. }fay /99 7 41-1 �Article -11.0 - Limited Industrial District F. Light manufacturing industrial use which by the nature of the materials, equipment and processes utilized are to a considerable extent clean, quiet and free from any objectionable or dangerous nuisance or hazard including any of the following goods or materials: Drugs, jewelry, musical instruments, sporting goods, glass products, small household appliances, electronic products, printed matter, baked and dairy products, advertising displays, tents and awnings, brushes and brooms, cameras and photographic equipment and supplies, wearing apparel, leather products and luggage but not including tanning, products from such finished materials as plastic, bone, cork, feathers, felt, fiber, paper, glass, hair, horn, rubber, shell or yam. G. Research and testing facilities. H. An accessory use, building or structure. I. A sign, only in accordance with the regulations specified in Article 53 .0. J. Essential services, as provided in Section 30.02 .E, herein. K. Warehousing and material distribution centers, contractors establishments. L. Indoor recreation facilities consisting of more than twenty thousand (20,000) square feet such as bowling alleys, indoor tennis courts and other indoor game courts, gymnasiums, and similar uses which by their nature require facilities of a comparable size. SECTION 41.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: \ A. Restaurants and cafeteria facilities for employees. B. Bus, truck, taxi and rail terminals. C. Open air display areas for the sale of manufactured products, such as or similar to garden furniture, earthenware, hardware items and nursery stock, or the rental of manufactured products or equipment, such as household equipment, small tools, pneumatic-tired two and four wheeled utility trailers, pneumatic-tired cement mixers, wheelbarrows, rollers and similar products or equipment. ,\,fay 199 - 41-2 �Article 41. 0 - Limited Industrial District D. Outdoor storage of materials and equipment to be used as part of the principal business, and products resulting from the principal business, subject to the additional regulations set forth in Section 56.03.B, herein. E. Lines and structures of essential services, as provided in Section 10.03.C, herein. F. Commercial Service Facilities, as provided in Section 40.03, herein. G. Business/technical schools, when licensed by the State of Michigan, which provide education in skills which are commonly used in the principal uses permitted in this district, such as schools for the training of engineering technicians, machine operators, and vehicle mechanics and body repair persons. H. Retail sales of items that are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. I. Minor or major repair of vehicles. All work, materials, equipment and waste products shall be contained within a completely enclosed building, and outdoor storage areas for vehicles shall be screened from view. J. Outdoor storage of recreational vehicles. K. Wireless Telecommunication Facilities. SECTION 41.04 - REGULATIONS AND PERFORMANCE STAND ARDS The following regulations shall apply in all 1-1 - Limited Industrial Districts: A. LOT AREA - No building or structure shall be established on any lot less than one ( 1) acre in area. B. LOT WIDTH - The minimum lot width shall be one hundred fifty (150) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed thirty (30) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed sixty (60) percent of the lot area . .~lay 1997 41-3 �Article ./ 1. 0 - Limited industrial District E. YARD REQUIREMENTS 1. Front Yard - Not less than fifty (50) feet. 2. Side Yards - Least width of either yard shall not be less than twenty (20) feet, except in the case of a corner lot or parcel where the side yard on the road or street side shall not be less than fifty (50) feet. 3. Rear Yard - Not less than thirty-five (35) feet. 4. The above requirements shall apply to every lot, building or structure. F. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure should exceed a height of forty-five (45) feet or two (2) stories. G. TRANSITION STRJPS 1. On every lot in the district which abuts a lot in a recreation-conservation, agricultural, residential (including mobile homes), commercial, office, or research and development district there shall be provided a transition strip. Such transition strip shall be not less than twenty-five (25) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height, and maintained in good condition. 2. A use or structure on any lot in this district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth; such landscaped strip to be defined by a curb, and designed to provide access to the lot and a separate off,street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING - As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW - As required in Article 55.0. J. PERFORMANCE ST AND ARDS - As required in Article 54.0. �ARTICLE 42.0 I-2 - GENERAL INDUSTRIAL DISTRICT SECTION 42.01 - PURPOSE This district is designed to provide the location and space for all manner of industrial uses, wholesale commercial and industrial storage facilities. It is the purpose of these regulations to permit the development of certain functions, to protect the abutting residential and commercial properties from incompatible industrial activities, to restrict the intrusion of non-related uses such as residential, retail business and commercial, and to encourage the discontinuance of uses presently existing in the district, which are nonconforming by virtue of the type of use. To these ends, certain uses are excluded which would function more effectively in other districts and which would interfere with the operation of the uses permitted in this district. SECTION 42.02 - PERMITTED USES The following buildings, structures and uses of parcels, lots, buildings, and structures are permitted in this district: A. All permitted uses in the I-1 (Limited Industrial) District in accordance with Section 41.02 of this ordinance, provided that products, materials, and equipment may be stored outdoors as set forth in Section 42.02.F, herein. B. Manufacturing. C. Trucking and cartage facilities, truck and industrial equipment storage yards, repairing and washing equipment and yards. D. Manufacturing product warehousing, exchange and storage centers and yards, lumber yards. E. Open industrial uses but not including concrete and asphalt mixing or production plants, or industrial product or materials storage, including storage of materials, inoperative equipment, vehicles or supplies, provided that any activity in which products or materials being processed or stored are located, transported, or treated outside of a building and are not within enclosed apparatus vessels, or conduits, such use shall be provided with a solid permanently maintained wall or fence, no lower than the subject use or storage, and constructed to provide firm anchoring of fence posts to concrete set below the frost line; if a wall is provided, its foundations likewise shall extend below the frost line. May/99 7 42-1 �Article n .0 - General Industrial District F. Wholesale businesses, including warehouse and storage, commercial laundries, dry cleaning establishments, ice and cold storage plants, lumber, fuel and feed yards, automobile repair garages, construction and farm equipment sales and contractor's equipment yards. G. An accessory use, building or structure. H. A sign, only in accordance with the regulations specified in Article 53.0 of this ordinance. I. Minor repair of vehicles or major repair of vehicles. All work, materials, equipment and waste products shall be contained within a completely enclosed building, and outdoor storage areas for vehicles shall be screened from view. SECTION 42.03 - CONDITIONAL USES The following buildings and structures and uses of parcels, lots, buildings and structures are permitted subject to obtaining a conditional use permit as provided in Article 50.0: A. Public or private dumps, incinerators, and sanitary land fills, junk yards, inoperative vehicle storage. B. Quarries and sand and gravel pits. C. Plating shops. D. Rendering plants. E. Slaughter houses. F. Heat treating processors. G. Tanneries. H. Other similar uses. I. Lines and structures of essential services, as provided in Section 10.03 C, herein. J. Business/Technical schools, as permitted in Section 41.03 . J/ay 199 - 42-2 r �Article 42. 0 - General Industrial District K. Retail sales of items which are the same as the items sold at wholesale on the premises, or are related by use or design to such wholesale items, provided that the total amount of retail sales shall not exceed twenty-five (25) percent of the annual wholesale sales on the premises. Retail sales shall be strictly incidental to wholesale sales. L. Concrete and asphalt mixing or production plants. M. Outdoor storage of recreational vehicles. N. Wireless Telecommunication Facilities. SECTION 42.04 - REGULATIONS AND PERFORMANCE STANDARDS The following regulations shall apply in all I-2 - General Industrial Districts: A. LOT AREA - No building, structure or use shall be established on any lot less than three (3) acres in area. B. LOT WIDTH - The minimum lot width shall be two hundred (200) feet. C. LOT COVERAGE - The maximum lot coverage shall not exceed twenty-five (25) percent. D. FLOOR AREA RATIO - The maximum floor area shall not exceed forty (40) percent of the lot area. E. YARD REQUIREMENTS F. .\lay I 997 1. Front Yard - Not less than eighty-five (85) feet. 2. Side Yards - Least width of either yard shall not be less than fifty (50) feet, except in the case of a comer lot, where the side yard or the road or street shall not be less than eighty-five (85) feet. 3. Rear Yard - Not less than fifty (50) feet. HEIGHT REQUIREMENTS - Except as is otherwise provided in Article 56.0, Section 56.06 of this ordinance, no building or structure shall exceed a height of forty-five (45) feet. 42-3 �Article -12. 0 - General Industrial District G. TRANSITION STRIP (' 1. On every lot in the district with abuts a lot in a recreation-conservation, agricultural, residential (including mobile home parks), commercial, office, research and development district there shall be provided a transition strip. Such transition strip shall be not less than fifty (50) feet in width, shall be provided along every lot line, except a front lot line, which abuts a lot in such districts, shall not be included as part of the yard required around a building or structure, and shall be improved, when said lot in this district is improved, with a screen, wall or hedge not less than four (4) feet nor more than eight (8) feet in height and maintained in good condition. 2. A use or structure on any lot in the district fronting a public road, street or way shall provide in addition to and as an integral part of any site development, on the front yard, a landscaped strip of land twenty (20) feet or more in depth, such landscaped strip to be defined by a curb, and designed to provide access to the lot and separate off-street parking areas from the public right-of-way. H. REQUIRED OFF-STREET PARKING -As required in Article 51.0. I. REQUIRED SITE PLAN REVIEW BY PLANNING COMMISSION - As required in Article 55.0. J. PERFORMANCE STANDARDS - As required in Article 54.0. \ -U-4 �ARTICLE 45.0 PUD - PLANNED UNIT DEVELOPMENT DISTRICT SECTION 45.01 - PURPOSE The PUD district and the associated Planning and Development Regulations, as set forth in Article 52.0, herein, are designed to achieve the following purposes: A. Provide flexibility in regulation of land development. B. Provide for a compatible mixing of land uses . C. Encourage innovation in land use planning and development, especially m housing. D. Encourage variety in the design and type of housing, and to improve the quality of residential environments. E. Create more stable communities by providing a variety and balance of housing types and living environments. F. Provide commercial, education, and recreational facilities and employment opportunities conveniently located in relation to housing. G. Encourage provision of useful open space and protect and conserve natural features . H. Promote efficiency and economy in the use of land and energy, m the development of land, and in the provision of public services and facilities . I. Establish planning, review, and approval procedures which will properly relate the type, design, and layout of development to a particular site and its neighborhood. J. Insure that the increased flexibility of regulations over land development 1s subject to proper standards and review procedures. SECTION 45.02 - LOCATION OF A PUD DISTRICT A PUD district shall be located in areas of Pittsfield Township identified in the Township 1s adopted general development plan as suitable and desirable for such development. A petition for a PUD district in all other locations shall either follow, or proceed simultaneously with an amendment to the adopted general development plan or February, I 994 45-1 �Article -15.0 - Planned Unit Development District shall be determined by the Township Planning Commission to be compatible with that plan. I SECTION 45.03 - PERMITTED USES A. Uses permitted in a PUD shall be compatible with the Township's adopted master plan. B. All use of land and buildings in a PUD shall comply with the listing and location of uses shown on the approved area plan, approved preliminary site (sketch) plan, approved final site plan, and/or approved plat, whichever is applicable. Uses and structures accessory to the listed uses shall be permitted. No other uses shall be permitted. C. A residential area, designated on an area plan, preliminary site (sketch) plan, or final site plan, may contain one or more types of dwelling units, provided that such combination of dwelling unit types will not interfere with orderly and reasonable platting of an area, if such area is to be platted, and subject to the approved area plan. D. Multiple-family dwelling units may be located in buildings contalrung, or intended to contain, commercial and/or office activities, provided that dwelling units shall not be permitted on any floor on which commercial and/or offices are located. E. Home occupations shall not be permitted in any dwelling unit, including a mobile home unit, other than a single-family detached unit, and shall be subject to the home occupation regulations set forth in the definition of home occupation in Article 2.0, herein. SECTION 45.04-DENSITY REGULATIONS A. Density in a PUD shall be regulated as follows : \ 1. The maximum permitted residential density for a PUD shall not exceed the average residential density for the area included in the PUD as shown on the Township's adopted general development plan. In no case may the residential density of a PUD exceed nine (9) dwelling units per acre. 2. The maximum lot coverage (LC) shall not exceed twenty-five (25) percent. 3. The maximum floor area ratio (FAR) shall not exceed 0.35 . Febroary, 199./ 45-2 J �Article 45. 0 - Planned Unit Development District B. Density calculations shall meet the following requirements: 1. Land areas to be used in calculating overall densities, lot coverage (LC) and floor area ratios (FAR) shall be delineated on the area plan, preliminary site (sketch) plan, where applicable, and final site plan so that the acreage and density computations can be confirmed. 2. Land area used for calculating overall residential density shall include the total residential land area designated on the area or preliminary site (sketch) plan, where applicable, and final site plan, less any area within existing public street right-of-way. 3. The surface area of lakes, streams, ponds (natural, manmade, or storm water retention), marshlands, and similar areas may be included in the acreage used for calculating density if at least fifty (50) percent of the frontage of such areas are part of lands devoted to parks and open space used for end accessible to residents of the PUD. 4. LC and FAR calculations for residential structures shall be based upon the acreage designated for overall residential density. LC and FAR calculations for nonresidential uses shall be based upon land areas designated for such use and shall include acreage for private drives, parking and loading areas, open spaces around structures, landscape areas, and similar areas, but not including acreage in existing public street right-of-way. 5. Land used to provide acreage sufficient to meet density regulations in a project within a PUD shall not be used to compute density in another project within the PUD unless the overall and new densities, LC's and F AR's of the subject property, and all previous projects in the district are maintained at or less than the limits established in the approved area plan. 6. The LC and FAR shall include assumed ground floor area and total floor area for proposed single-family detached dwelling units. Such assumed floor areas shall be listed in the required calculations . SECTION 45.05 - MINIMUM LOT AREA There shall be no minimum lot area for a planned unit development, provided, however, that the Township Planning Commission shall find that the lot area for any proposed planned unit development is reasonable for a development of that nature. Such finding shall take into account the lot size required for similar developments in other districts. February. I 994 45-3 �Article .J5. 0 - Planned Unit Development District SECTION 45.06 - REQUIRED YARDS The following minim11m yards shall be provided in a PUD. A. A yard fifty (50) feet wide shall be provided along the perimeter of a PUD fronting on a public street. B. A yard twenty (20) feet wide shall be provided along the perimeter of a PUD not fronting on a public street. C. A yard at least thirty-five (3 5) feet wide shall be provided along the right-of-way of a major public collector street proposed within a PUD and a yard fifty (50) feet wide shall be provided along the right-of-way of a public arterial street proposed within a PUD. D. A yard at least ten (10) feet wide shall be provided between a parking lot and five (5) or more spaces and a use area line within a PUD. A yard at least twenty (20) feet wide shall be provided between a parking lot and a perimeter property line of a PUD, except when adjacent to a public street right-of-way line, in which case the proceeding yard requirements shall apply. E. A transition strip at least twenty (20) feet wide shall be required along a perimeter of a commercial, warehousing, office, or industrial site where adjacent to a residential area, school site, park and similar areas within a PUD. Such strips shall be landscaped with trees, shrubs, ground cover, and other plant materials. Fencing may be required at the option of the Township Board at the time of area plan approval. The preceding yard requirements, except those in Section 45.06.A, herein, may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. The Planning Commission may permit a reduction in the yard required in Section 45.06.A, herein, but the remaining yard sht11 not be less than thirty-five (3 5) feet. The reduction or waiver shall be based upon findings that topographic conditions, existing trees, and other vegetation, proposed land grading and plant materials, or other site conditions perform the same functions as the required yards. Such reductions or waivers shall be shown on the approved area plan. All required yards shall be landscaped and adequately maintained. February, 199./ 45-4 �Article 45. 0 - Planned Unit Development District SECTION 45.07 - DISTANCES BETWEEN BUILDINGS A. A single-family dwelling shall be located at least ten (10) feet from any other single-family dwelling unless structurally attached thereto . B. Distances between buildings shall be sufficient to meet fire protection requirements. SECTION 45.08 - HEIGHT REGULATIO NS There are no height regulations in the PUD district, provided that any building exceeding a height of two and one-half (2-1/2) stories or thirty-five (3 5) feet shall be approved as to specific height by the Township Board upon recommendation by the Planning Commission, Approval shall be based upon findings regarding natural light, air circulation, views, fire protection, and airport flight patterns, where applicable. The height of each building shall be indicated on the area plan and all site plans approved subsequently thereto. SECTION 45.09 - PLANNING AND DEVELOPMENT REGULATIONS As set forth in Article 52.0, herein. Febniary, 1994 45-5 �ARTICLE 50.0 CONDITIONAL USES SECTION 50. 01 - PURPOSE The formulation and enactment of this ordinance is based upon the division of the unincorporated portions of the Township into districts in each of which are permitted specified uses which are mutually compatible. In addition to such permitted compatible uses, however, it is recognized that there are certain other uses which it may be necessary or desirable to allow in certain locations in certain districts but which on account of their actual or potential impact on neighboring uses or public facilities need to be carefully regulated with respect to their location for the protection of the Township. Such uses, on account of their peculiar locational need or the nature of the service offered, may have to be established in a district in which they cannot be reasonably allowed as a permitted use. SECTION 50.02 - AUTHORITY TO GRANT PERMJTS The Township Planning Commission shall have the authority to grant conditional use permits, subject to such conditions of design and operation, safeguards and time limitations as it may determine for all conditional uses specified in the various district provisions of this ordinance. SECTION 50.03 - APPLICATION AND FEE Application for any conditional use permit permissible under the provisions of this ordinance shall be made to the Planning Commission by filling in the official conditional use permit application form, submitting required data, exhibits and information; and depositing the required fee. Such application shall be accompanied by a fee as set by the Pittsfield Township Board, except that no fee shall be required of any governmental body or agency. No part of such fee shall be returnable to the applicant. SECTION 50.04 - DATA, EXHIBITS, AND INFORMATION REQUIRED IN APPLICATION An application for a conditional use permit shall contain the applicant's name and address in full, a statement that the applicant is the owner involved, or is acting on the owner's behalf, the address of the property involved, an accurate survey drawing and site plan of said property, showing the existing and proposed location of all buildings and structures thereon, the types thereof, and their uses and a statement and supporting exhibits, information and evidence regarding the requirements set forth in this ordinance. February, 199./ 50-1 �Article 50. 0 - Conditional Uses SECTION 50.05 - PUBLIC HEARING The Planning Commission shall hold a public hearing, or hearings, upon any application for a conditional use permit, notice of which shall be given by one (1) publication in a newspaper of general circulation in the Township, within fifteen (15) days but not less than three (3) days next preceding the date of said hearing. SECTION 50.06 - REQUIRED STANDARDS AND FINDINGS FOR MAKING DETERl\1INATIONS The Planning Commission shall review the particular circumstances and facts of each proposed used in terms of the following standards and required findings, and shall find and record adequate data, information and evidence showing that such a use on the proposed site, lot or parcel: A. Will be harmonious with, and in accordance with, the general objectives, intent and purposes of this ordinance. B. Will be designed, constructed, operated, maintained and managed so as to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity. C. Will be served adequately by essential public facilities and services, such as highways, streets, police, and fire protection, drainage structures, refuse disposal or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service. D. Will not be hazardous or disturbing to existing or future neighboring uses. E. Will not create excessive additional requirements at public cost for public facilities and services. SECTION 50.07 - ADDITIONAL DEVELOPMENT REQUIREMENTS FOR CERTAIN USES A conditional use permit shall not be issued for the occupancy of a structure or parcel of land, or for the erection, reconstruction, or alteration of any structure unless complying with the following site development requirements. In granting of any conditional use permit, the Planning Commission shall impose such conditions of use as it deems necessary to protect the best interest of the Township, and the surrounding property and to achieve the objectives of this ordinance, and the breach of any such condition shall automatically invalidate the permit there for. February, 199./ 50-2 �Article 50. 0 - Conditional Uses A violation of a requirement, condition, or safeguard shall be considered a violation of this ordinance, and grounds for the Planning Commission to terminate and cancel such conditional use permit. If the facts in the case do not establish that the findings and standards set forth in this ordinance will apply to the proposed use, . the Planning Commission shall not grant a conditional use permit. No application for a conditional use permit which has been denied wholly or in part by the Planning Commission shall be re-submitted for a period of three hundred and sixty five (3 65) days from such denial, except on grounds of new evidence or proof of changed conditions found by the Township Planning Commission to be valid. February. 1994 50-3 �ARTICLE. 51.0 OFF-STREET PARKING AL~D LOADING-UNLOADING REQUIRE1\1ENTS SECTION 51.01- OFF-STREET PARKING In all districts , in connection with industrial business , institutional, agricultural, recreational, residential, or other use , there shall be provided at the time any building or structure use is erected, or uses established, enlarged or increased in capacity , off-street parking spaces for automobiles with the requirements herein specified. A. Plans and specifications showing required off-street parking spaces, including the means of access and interior circulation, for the above uses, shall be submitted to the Zoning Administrator for review at the time of application for a building permit for the erection or enlargement of a building. Required off-street parking facilities shall be located on the same lot as the principal building or on a lot within three hundred (300) feet thereof except that this distance and under the same ownership as the principal building shall not exceed one hundred fifty (150) feet for single-family and two-family dwellings. This distance specified shall be measured from the nearest point to the parking facility to the nearest point of the lot occupied by the building or use that such facility is required to serve . B. No parking area or parking space which exists at the time this ordinance becomes effective , or which subsequent thereto is provided for the purpose of complying with the provisions of this ordinance, shall thereafter be relinquished or reduced in any manner below the requirements established by this ordinance, unless additional parking area or space is provided sufficient for the purpose of complying with the provisions of this ordinance within three hundred (300) feet of the proposed or existing uses for which such parking will be available. C. Parking of motor vehicles, in residential zones, shall be limited to passenger vehicles, and not more than one commercial vehicle of the light delivery type , not to exceed three-quarter (3/4) ton shall be permitted per dwelling unit. The parking of any other type of commercial vehicle, or bus, except for those parked on school or church property is prohibited in a residential zone . Parking spaces for all types of uses may be provided either in garages or parking areas conforming with the provisions of this ordinance. D. Each off-street parking space for automobiles shall not be less than two hundred (200) square feet in area, with a minimum width of ten (10) feet, exclusive of access drives or aisles, and shall be of usable shape and condition. There shall be provided a minimum access drive of ten (10) feet in width, and where a turning radius is necessary, it will be of such an arc as to reasonably allow an unobstructed flow of vehicles. Parking aisles for automobiles shall be of sufficient width to allow a minimum turning movement in and out of a parking space . The minimum width of such aisles shall be: lvfay I 997 1. For ninety (90) degree or perpendicular parking the aisle shall not be less than twenty-two (22) feet in width. 2. For sixty (60) degree parking the aisle shall not be less than eighteen (18) feet in width. 51-1 �Article 51 .0 - Off Street Parking and Loading-Unloading Requirements 3. For forty-five (45) degree parking the aisle shall not be less than thirteen (13) feet in width. 4. For parallel parking the aisle shall not be less than eleven (11) feet in width. E. Off-street parking facilities required for churches may be reduced by fifty (50) percent where churches are located ii1 non-residential districts and within three hundred (300) feet of usable public or private off-street parking areas. Off-street parking facilities for trucks at restaurants, service stations, and other similar and related uses shall be of sufficient size to adequately serve trucks and not interfere with other vehicles that use the same facilities. Such truck spaces shall not be less than ten (10) feet in width-and fifty-five (55) feet in length. F. Every parcel of land hereafter used as a public or private parking area shall be developed and maintained in accordance with the following requirements: Jfay /997 1. All off-street parking spaces and all driveways , except those in RC, AG, and all single-family zoning districts, shall not be closer than ten (10) feet to any property line, except where a wall, screen or compact planting strip exists as a parking barrier along the property line. 2. No off-street parking spaces shall be located in the front yard setback or, when the lot is a comer lot, the parking spaces shall not be located within the required setback of either street. 3. All off-street parking areas shall be drained so as to prevent drainage to abutting properties and shall be constructed of materials which will have a dust-free surface resistant to erosion. 4. Any lighting fixtures used to illuminate any off street parking area shall be so arranged as to reflect the light away from any adjoining residential lot or institutional premises. 5. Any off-street parking area providing space for five (5) or more vehicles shall be effectively screened on any side which adjoins or faces property adjoining a residential lot or institution by a wall, screen, or compact planting not less than four (4) feet in height. Plantings shall be maintained in good condition and not encroach (\n adjoining property. 6. All off-street parking areas that make it necessary for vehicles to back out directly into a public road are prohibited, provided that this prohibition shall not apply to off-street parking areas of one or twofamily dwellings. 7. Requirements for the provision of parking facilities with respect to two or more property uses of the same or different types may be satisfied if the permanent allocation of the requisite number of spaces designated is not less than the sum of individual requirements. 51-2 �Anicle 5 I . 0 - Off Street Parking and Loading-Unloading Requirements 8. G. The number of parking spaces required for land or buildings used for two or more purposes shall be the sum of the requirements for the various uses, computed in accordance with this ordinance. Parking facilities for one use shall not be considered as providing the required parking facilities for any other use, except churches . For the purposes of determining off-street parking requirements the following units of measurement shall apply: 1. FLOOR AREA - In the case of uses where floor area is the unit for determining the required number of off-street parking spaces, said unit shall mean the gross floor area, except that such floor area need not include any area used for parking within the principal building and need not include any area used for incidental service storage installations of mechanical equipment, penthouses housing ventilators and heating systems, and similar uses. 2. PLACES OF ASSEMBLY - In stadiums, sport arenas, churches, and other places of assembly in which those in attendance occupy benches, pews, or other similar seating facilities, each eighteen (18) inches of such seating facilities shall be counted as one (1) seat. In cases where a place of assembly has both fixed seats and open assembly area, requirements shall be computed separately for each type and added together . 3. FRACTIONS: When units of measurement determining the number of required parking spaces result in requirement of a fractional space, any fraction shall be counted as one additional space. 4. The minimum required off-street parking spaces shall be set forth as follows. Automobile or Machinery Sales and Service garages: One (1) space for each two hundred (200) square feet of showroom floor area plus five (5) spaces for each service bay plus one (1) space for each two (2) employees. If towing service is provided by the garage, an additional five (5) spaces for each service bay shall be required. Barber Shops and Beauty Parlors: Three spaces for each chair or service station (such as a barber, beauty or manicure chair), plus one space for any unattended station (including, but not limited to, a tanning booth) . Bowling Alleys: Five (5) spaces for each alley. ,Way /99 7 51-3 �Anicle 51 .0 - Off Street Parking and Loading-Unloading Requirements Churches, auditoriums, stadiums, sport arenas, theaters, dance halls other than schools: One (1) space for each four (4) seats. Dwellings: Single-family: One (1) space for each family or dwelling unit. Two-family and multiple-family: Two (2) spaces for each family or dwelling unit, Funeral homes and mortuaries: Four (4) spaces for each parlor or one (1) space for each fifty (50) square feet of floor area, plus one (1) space for each fleet vehicle, whichever is greater. Furniture and appliance stores, household equipment and furniture repair shops: One (1) space for each four hundred (400) square feet of floor area. Gasoline service stations: Facilities providing only gasoline sales and minor vehicle repair: One (1) space for each eight hundred (800) square feet of floor area plus one (1) space for each four (4) employees, plus five (5) spaces for each service bay. If towing is provided by the station, an additional five (5) spaces for each service bay shall be required. Facilities providing gasoline sales combined with other commercial uses: The gasoline sales area shall be considered as retail area and the parking computed as ~r Section 51.02.E." Hospitals: One (1) space for each bed excluding bassinets plus one (1) space for each two (2) employees. Hotels, motels, lodging houses, tourist and boarding homes : One (1) space for each living unit plus one (1) space for each two (2) employees. 51-~ ~ �Article 51 . 0 - Off Street Parking and Loading- Unloading Requirements Manufacturing, fabricating, processing and bottling plants, research and testing laboratories: One (1) space for each one and one-half (1-1/2) employees on maximum shift. Material distribution center (truck terminal): One (1) space for automobile parking for each person employed on the premises, including truck drivers; one (1) space for each truck stored on the premises. Mini-warehouse (self-storage): One (1) space for each four (4) storage units equally distributed throughout the site; two (2) spaces for the manager's residence; one (1) space for each twenty-five (25) storage units, to be located at the office of the storage complex. Offices: Business and professional; Banks: One (1) space for each two hundred fifty (250) square feet of gross floor area. Medical and dental offices: One (1) space for each two hundred (200) square feet of floor area. Pharmacy, retail sales of medical and dental supplies and medical/dental laboratories as provided by Section 33.03. C: One (1) space for each four hundred (400) square feet of floor area in such use, plus the parking space required for other uses of the premises. Restaurants, bars, taverns and night clubs: Self-service, fast food and drive through facilities: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each two (2) employees. Full service restaurants, bars, taverns and night clubs: One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each employee plus 1 space for each ten (10) square feet of lobby and/or waiting area. ,\,fay /997 51-5 �Anicle 51. O - Off Street Parking and Loading-Unloading Requirements Retail sales (excluding shopping centers): One space for each two hundred (200) square feet of gross floor area." Retail sales in wholesale establishments: One (1) space for each two hundred (200) square feet of retail sales floor area. Roadside stands: Five (5) spaces for each attendant. Schools: Elementary and junior high schools - private or public: One (1) space for each employee normally engaged in or about the building or grounds plus one (1) space for each thirty (30) students enrolled. Schools: (Cont.) Senior high schools and institutions of higher learning - private or public: One (1) space for each employee in or about the building or grounds plus one (1) space for each four (4) students. Trade schools and other schools primarily serving commuter students: One (1) space for each two (2) students, plus one (1) space for each faculty or staff member. Self-service laundry or dry cleaning stores: \ One (1) space for each two (2) washing and/or dry cleaning machines. Shopping centers: Five and one-half (5 .5) spaces per thousand (1,000) square feet of gross leaseable floor area. Utility sub-stations: One (1) space for each employee on maximum shift. Jfay /99 7 51-6 �Article 51. 0 - Off Street Parking and Loading-Unloading Requirements Vehicle Repair: Minor: Five (5) spaces for each service bay plus one (1) space for each two (2) employees. Major: Ten (10) spaces for each service bay plus one (1) for each two (2) employees. Veterinarian Offices and Clinics: One (1) space for each one hundred (100) square feet for the first one thousand five hundred (1,500) square feet of gross floor area, plus one (1) space for each additional two hundred fifty (250) square feet of gross floor area. Warehousing/ storage: One (1) space for each one thousand (1,000) square feet of floor area. Wholesale sales: One (1) space for each four hundred (400) square feet of floor area in wholesale sales, which area is not included in retail sales floor area. 5. Where a use is not specifically mentioned the parking requirements of a similar or related use shall apply. SECTION 51.02 - LOADING-UNLOADING REQUIRE1\1ENTS In connection with every building or part thereof hereafter erected, except single and two-family dwelling unit structures, there shall be provided on the same lot with such buildings, off-street loading and unloading spaces for uses which customarily receive or distribute material or merchandise by vehicle. A. Plans and specifications showing required loading and unloading spaces including the means of ingress and egress and interior circulation shall be submitted to the Zoning Administrator for review at the time of application for a building permit for the erection or enlargement of a use or a building or structure. B. Each off-street loading-unloading space shall not be less than the following: 1. Jfay 1997 In any residential district a loading-unloading space shall not be less than ten (10) feet in width and twenty-five (25) feet in length and, if a roofed space, not less than founeen (14) feet in height. 51-7 �Article 51. 0 - Off Street Parking and Loading-Unloading Requirements 2. In any commercial or industrial district a loading unloading space shall not be less than ten (10) feet in width and fifty-five (55) feet in length and , if a roofed space, not less than fifteen (15) feet in height. C. Subject to the limitations of the next paragraph, a loading-unloading space may occupy part of any required side or rear yard; except the side yard along a side street in the case of a corner lot. In no event shall any part of a required front yard be occupied by such loading space . D. Any loading-unloading space shall not be closer than fifty (50) feet to any other lot located in any residential district unless wholly within a completely enclosed building or unless enclosed on all sides by a wall, fence or compact planting not less than six (6) feet in height. E. In the case of mixed uses on one lot or parcel the total requirements for off-street loading-unloading facilities shall be the sum of the various uses computed separately . F. All off-street loading-unloading facilities that make it necessary to back out directly into a public road shall be prohibited. All maneuvering of trucks, autos and other vehicles shall take place on the site and not within a public right-of-way. G. Off-street loading-unloading requirements for residential (excluding singlefamily dwellings), hotel, hospital, mortuary, public assembly, office, retail, wholesale, industrial or other uses similarly involving the receipt of distribution by vehicles, the uses having over five thousand (5,000) square feet of gross floor area shall be provided with at least one (1) off-street loading-unloading space, and for every additional twenty thousand (20,000) square feet of gross floor space, or fraction thereof, one (1) additional loading-unloading space, the size of such loading-unloading space subject to the provisions of this ordinance. H. Where a use is not specifically mentioned, the requirements of a similar or related use shall apply. \ ,\,fay t9r 51-8 �ARTICLE 52.0 PLANNING AND DEVELOPMENT REGULATIONS FOR PLANNED UNIT DEVELOPMENT (PUD) DISTRICT SECTION 52.01 - GENERAL PROVISIONS A. Continuing Applicability of Regulations - The location of all uses and structures, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved area plan, and on site plans and plats approved subsequently thereto, and all conditions of approval, shall have the full force and permanence of the zoning ordinance as though such regulations were specifically set forth in the zoning ordinance. Such regulations shall be the continuing obligation of any subsequent interests in the land in a PUD or parts thereof and shall not be changed except as approved through amendment or revision procedures as set forth in Section 52.12, herein. B. Construction - No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permits shall be issued therefor, on a lot zoned, or under zoning petition for, a PUD district classification, until the requirements of this article have been met. SECTION 52.02 - CIRCULATION AL~ ACCESS A. Each lot or principal building shall have vehicular access from a public street or private street approved by the Township Board. B. Every lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the Planning Commission. All parts of a PUD shall be interconnected by a sidewalk system which will provide necessary, safe, and convenient movement of pedestrians. A bicycle path system shall also be provided in a PUD and may be a part of the sidewalk system. C. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified if adequate service will be provided. Right-of-way standards may be modified, especially where the area plan provides for adequate off-street parking facilities and for the separation of pedestrian and vehicular traffic. Modification of proposed public streets shall be approved by the Washtenaw County Road Commission Engineer. May 1997 52-1 �Article 52. 0 - Planning and Development Regulations for Planned Unit Development (PUD) District D. An individual dwelling unit in a single-family or two-family structure, or an individual townhouse building or mobile home, or similar residential structure, shall not have direct driveway access to a collector or arterial street. In such case, access shall be provided by a public or private street. SECTION 52.03 - UTILITIES A. Each principal building shall be connected to public water and sanitary sewer lines, or to on-site facilities approved by the Township Board, after approval by the Washtenaw County Health Department. B. Each site shall be provided with adequate storm drainage. Open drainage courses and storm water retention ponds may be permitted where shown on an approved area plan, site plan, or plat. C. Electrical, telephone, and cable television lines shall be placed underground, provided, however, that distribution lines may be placed overhead if approved by the Township Board. Surface mounted equipment for underground wires shall be shown on finc).l site plans, and shall be screened from view. SECTION 52.04 - OPEN SP ACE REGULATIONS A. Buildings, parking lots, drives and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein. B. Open space areas shall be conveniently located in relation to dwelling units. C. Open space areas shall have minimum dimensions which are usable for the functions intended and which will permit proper maintenance. D. The Township Board may require, upon recommendation of the Planning Commission, that natural amenities such as but not limi\ed to, ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system. SECTION 52.05 - PARKING AND LOADING REQUIREMENTS The parking and loading requirements set forth in Article 51.0, herein, shall apply, except that the number of spaces required may be reduced. Width of parking spaces may be reduced to not less than nine (9) feet. The reductions shall be approved by the Township Board, upon recommendation of the Planning Commission, as a part of the area plan, and shall be based upon specific findings. The parking area saved by reducing the number or width of spaces shall be put into landscape/open space areas within the PUD. .~fay /99 i 52-2 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District SECTION 52.06 - PHASING Development may be phased as delineated on the approved area plan, subject to the following requirements. A. A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrian access, adequate utility services, and open spaces and recreation facilities . B. The Township Board, upon recommendation of the Planning Commission, may require that the development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development; so that overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. The Planning Commission may require the petitioner to provide market analyses, traffic studies, and other information necessary for the Commission to properly and adequately analyze a PUD petition for recommendation to the Township Board with respect to this requirement. C. The Planning Commission may require, as part of a final site plan review of a phase of a PUD, that land shown as open space on the approved area plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved PUD will not be exceeded when the subject phase is completed. Such reserved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve. D. Development shall be started and shall be diligently pursued in the manner and sequence shown on the approved area plan. SECTION 52.07 - PETITION REQUIREMENTS A. Procedures 1. A petition for a PUD district may be made by the owner(s) of record or by a person(s) acting on behalf of the owner(s) of record of the subject parcel. The petition shall include an area plan and all information required in Section 59 .04, herein. 2. The petition shall be filed with the Township Clerk who shall transmit copies of the petition to the Planning Commission secretary. The petition shall be filed at least two (2) weeks prior to the Planning Commission meeting at which it is to be first considered. 52-3 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 3. The Planning Commission shall hold a public hearing on the petition. Notice of the public hearing shall be given as required for zoning amendments, as set forth in Article 59.0, herein. 4. At the public hearing the petitioner shall present evidence regarding the following characteristics of the proposed development: a. The general character and substance. b. Objectives and purposes to be served. c. Compliance with all applicable Township ordinances, regulations, and standards. d. Scale and scope of development proposed. e. Development schedules. f. Compliance with the adopted general development plan of Pittsfield Township. The Planning Commission may also require that the petitioner provide information at the public hearing concerning economic feasibility of the proposed uses; community impact, in terms of streets and traffic, schools, recreation facilities and costs/revenues for the Township; and environmental impact. Evidence and expert opinion shall be submitted by the petitioner in the form of maps, charts, reports, models or other materials, and in the form of testimony by experts, as will clearly state the full nature and extent of the proposal. Materials shall be submitted in sufficient quantity for public display and for review by the Planning Commission iilld other Township officials. 5. May 1997 The Township Planning Commission shall undertake a study of the petition and shall submit a report thereon to the Township Board within one hundred eighty ( 180) days of the filing date. This report shall contain the Planning Commission's analysis of the petition, findings regarding standards, suggested conditions of approval, if applicable, and its recommendations. 52-4 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 6. B. May /99 7 The Township Board shall review the pet1t10n and the reports of the Township and County Planning Commissions thereon, and shall approve or deny the petition. The Township Board shall attach appropriate conditions to its approval of a PUD petition, including conditions concerning expiration dates, as provided in Section 52.14, herein. Information Required for the Area Plan 1. An area plan for a residential PUD consisting of eighty (80) acres or less, or a non-residential PUD consisting of twenty (20) acres or less , shall contain the following information:" a. Density of use for each use area of the site. b. Location, size and uses of open space. C. General description of the organization to be utilized to own and maintain common areas and facilities. d. General description of covenants or other restrictions; easements for public utilities. e. Description of the petitioner's intentions regarding selling or leasing of land and dwelling units. f. Description of all proposed uses. g. General landscape concept showing tree masses to be preserved or added, buffer areas, and similar features . h. Delineation of areas to be platted under the Subdivision Control Act. 1. Location and description of site; dimensions and areas . J. General topography; soil information. k. Scale, north arrow, date of plan. 1. Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives, and streets. m. General description of proposed water, sanitary sewer and storm drainage systems. 52-5 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 2. n. Existing natural and manmade features to be preserved or removed; location of existing structures, streets, and drives; location, width, and purpose of existing easements. o. All adjacent property in which the petitioner and owners of land in the PUD have any ownership interest. p. Proposed buildings/structures - location, outline, general dimensions, distances between, floor area, number of floors, height, number and type of dwelling units (where applicable). q. Proposed streets/drives - general alignment, right-of-way, surface type and width. r. Proposed parking - location and dimensions of lots, spaces, and aisles; angle of spaces; number of spaces; surface type. s. Delineation of required yards; dwelling unit schedule, density, and lot area per dwelling unit, for residential projects; lot coverage (percent) and floor area ratio; location and size of required transition and landscape strips. t. Delineation of areas of cutting and filling. u. Location and area of development phases; building program for each phase, projected schedule of development, by phase. An area plan for a residential PUD consisting of more than eighty (80) acres, or a non-residential PUD consisting of more than twenty (20) acres, shall contain the following information as required in Section 52.07 .B. l(a) through (o), preceding, and the following information: a. Location, type, and land area of each proposfd land use; dwelling unit density (dwelling units per acre). b. General location, function, surface width, and right-of-way of proposed public streets; general location and surface width of major private streets/drives. C. General location of proposed parking areas and approximate number of spaces to be provided in each area. d. Location and area of each development phase; summary of land use information as required in Section 52.07.B.2 (a) preceding, for each phase. 52-6 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District C. Standards for Petition Review The Planning Commission shall determine, and shall provide evidence of its determinations in its report to the Township Board, that the petition meets the following standards. May 1997 1. The proposed development shall conform to the adopted general development plan, or represents land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted general development plan. 2. The proposed development shall conform to the intent and all regulations and standards of a PUD district. 3. The proposed development shall be adequately served by public facilities and services such as but not limited to streets, police and fire protection, drainage courses, water and sanitary sewer facilities, refuse disposal, and sidewalks; or that the persons or agencies responsible for the proposed development shall be able to properly provide such facilities and services. 4. Common open space, other common properties and facilities, individual properties, and all other elements of a PUD are so planned that they will achieve a unified open space and recreation area system, with open space and all other elements in appropriate locations, suitably related to each other, the site, and surrounding lands. 5. The petitioner shall have made provision to assure that public and common areas will be or have been irrevocably committed for that purpose. Provisions shall be made for financing of improvements shown on the plan for open space and other common areas, and that proper maintenance of such improvements is assured. 6. Traffic to, from, and within the site will not be hazardous or inconvenient to the project or to the neighborhood. In applying this standard the Planning Commission shall consider, among other things; convenient routes for pedestrian traffic ; relationship of the proposed project to main thoroughfares and street intersections; and the general character and intensity of the existing and potential development of the neighborhood. 7. The mix of housing unit types and densities, and the mix of residential and non-residential uses, shall be acceptable in terms of convenience, privacy, compatibility and similar measures. 52-7 �Article 52. 0 - Planning and Development Regulations for Planned Unit Development (PUD) District D. 8. The Planning Commission shall determine, where applicable, that noise, odor, light, or other external effects which are connected with the proposed uses, will not adversely affect adjacent and neighboring lands and uses. 9. The proposed development shall create a minimum disturbance to natural features and land forms. 10. Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plan shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable. 11. Pedestrian circulation shall be provided within the site, and shall interconnect all use areas, where applicable. The pedestrian system shall provide for a logical extension of pedestrian ways outside the site and to the edges of the site, where applicable. Effect of Approval of Petition Approval of the petition by the Township Board shall have the following effects: l. Approval shall confer a right to the landowner(s) that the zoning regulations as they apply to the land in the petition, shall not be changed within the time periods provided in Section 52.13 and 52.14, herein. 2. Approval of an area plan shall indicate acceptance of uses, building locations and, in the case of a residential PUD of eighty (80) acres or less, or a non-residential PUD consisting of twenty (20) acres or less in area, layout of streets, dwelling unit count and type, floor areas, densities, and all other elements of the area plan. 3. Approval of an area plan of eighty (80) acres or less in area for a residential development or twenty (20) acres or less in area for a nonresidential development shall authorize the petitioner to file an application for final site plan approval for all or the first phase of the development shown on the approved area plan. Such approval shall also authorize construction to begin for site improvements such as streets and drives, parking lots, grading, installation of utilities, and building foundations, provided the Planning Commission gives permission for such construction, and provided that all required permits have been issued are in effect. No other construction may commence until a final site plan has been approved by the Planning Commission. \ 52-8 ------ �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District Grading, tree removal and other changes in ex1stmg topography and natural features shall be limited to the minimum required to permit construction as authorized in this subsection. Construction shall be limited to those elements whose location, size, alignment and similar characteristics will not be subject to change in the review of a final site plan or plat within the PUD. 4. Approval of an area plan of more than eighty (80) acres in area for a residential development or more than twenty (20) acres in area for a non-residential development shall authorize the petitioner to file an application for review of a preliminary plan for each phase of the proposed development. No construction shall begin within any phase until a preliminary site plan is approved as required herein, and in accordance with Article 55.0, herein. 5. Approval of an area plan by the Township Board shall authorize the applicant to file an application for review of a preliminary plat for tentative approval in accordance with the Subdivision Control Act (Act 288, P.A. 1967) and the Township's Subdivision Control Ordinance for all or part of the area within the PUD which is to be platted. 6. No deviations from the area plan approved by the Township Board, or from any condition of approval, shall be permitted except through amendment or revision, as provided in this article. SECTION 52.08 - PRELIMINARY SITE PLAN REQUIREMENTS A preliminary site plan shall be submitted for each phase of development as delineated on the approved area plan for residential PUD' s consisting of more than eighty (80) acres of land area and non-residential PUD's consisting of more than twenty (20) acres of land area. Preliminary site plans shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55.0, herein. Preliminary site plans shall conform to the approved area plan and all conditions attached thereto. SECTION 52.09 - FINAL SITE PLAN REQUIREMENTS A final site plan shall be submitted for approval for each phase of a PUD as delineated on the approved area plan. Each final site plan shall be submitted and reviewed in accordance with, and shall meet all provisions of Article 55.0, herein. Final site plans shall conform to the approved area plan and to all conditions attached thereto or to the approved preliminary site plan, whichever is applicable. :way 1997 52-9 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District SECTION 52.10 - SUBDIVISION PLATS A. A preliminary or final site plan shall not be required for any part of a PUD which is to be platted for single-family detached residential development. B. Plats shall conform to the approved area plan and all conditions attached thereto. C. Subdivision plats shall meet all requirements of the Pittsfield Township Subdivision Ordinance. SECTION 52.11 - COMMON AREAS AND FACILITIES A. The location, extent, and purpose of all common areas and facilities shall be identified on the area plan, on the preliminary site plan where applicable, and on each final site plan. All such areas and facilities which are to be conveyed to any agency shall be identified accordingly on the final site plan(s). B. All public areas and facilities which are to be dedicated to a public agency shall be so dedicated prior to approval of a final site plan or a final plat, unless a binding agreement is provided in lieu of dedication. C. Legal instruments setting forth the manner of permanent maintenance of common areas and facilities shall be submitted to the Township attorney for review before the Township Planning Commission approves a final site plan or the Township Board approves a final plat. SECTIO 52.12 - AJ.VIENDME T AL~ REVISIO A. A developer may request a change in an approved area plan, an approved preliminary site plan, or an approved final site plan. A change in an approved area plan, or a change in an approved preliminary or final site plan which results in a major change, as defined in this section, in the approved area plan, shall require an amendment to the approved area plan. All amekdments shall follow the procedures herein required for original submittal and review of a petition for PUD zoning. A change which results in a minor change as defined in this section shall require revision to the approved plan and approval by the Planning Commission. B. A request for a change in an approved plan shall be made in writing to the Planning Commission and shall clearly state the reasons therefor. Such reasons may be based upon considerations such as but not limited to changing social or economic conditions, potential improvements in layout or design features , unforeseen difficulties technical causes, site conditions, state or federal projects and installations, and statutory revisions. The Planning Commission, upon finding such reasons and request reasonable and valid, shall so notify the Jlay /99i 52-10 �Anicle 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District applicant in writing. Following payment of the required fee, the developer shall submit the required information to the Planning Commission for review. If the approved plan is to be amended, the Planning Commission shall immediately notify the Township Board. C. The following changes shall be considered maJor, for which amendment 1s required: I. Change in concept of the development. 2. Change in use or character of the development. 3. Change in type of dwelling unit as identified on the approved area plan. 4. Increase in the number of dwelling units (density). 5. Increase in non-residential floor area of over five (5) percent. 6. Increase in lot coverage or FAR of the entire PUD of more than one (1) percent. 7. Rearrangement of lots, blocks, and building tracts. 8. Change in the character or function of any street. 9. Reduction in land area set aside for common open space or the relocation of such area(s). 10. Increase in building height. D. A developer may request approval of minor changes, as defined in this section, in an approved area plan, approved preliminary site plan, where applicable, or an approved final site plan. The Planning Commission shall notify the Township Board and other applicable agencies of its approval of such minor changes. E. Minor changes shall include the following: 1. A change in residential floor area. 2. An increase in non-residential floor area of five (5) percent or less. .... Minor variations in layout which do not constitute major changes . .) . 4. May /99 7 An increase in lot or FAR of the entire PUD of one ( 1) percent or less. 52-11 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District 5. F. A change in phasing of development. The Planning Commission shall have the authority to determine whether a requested change is major or minor, in accordance with this section. The burden shall be on the applicant to show good cause for any requested change. SECTION 52.13 - EXPIRATION OF PLAN APPROVALS A. An area plan or a preliminary site plan, where applicable, shall expire eighteen ( 18) months after approval unless a final site plan for the first phase of the project, or for the entire property in the PUD if development is not to occur in phases, is submitted to the Planning Commission for approval. Thereafter the final site plan for each subsequent phase shall be submitted to the Planning Commission for review and approval within two (2) years of the date of approval of the immediately preceding final site plan. B. A final site plan for the entire PUD, or all final site plans for phases thereof, shall have received approval by the Planning Commission within three (3) years of the date of the Board approval of the PUD, in the case of a PUD of twenty (20) acres or less in area. All final plats in a PUD shall have been approved and recorded within the preceding time periods. C. Expiration of an approved area plan, or preliminary site plan, where applicable, as set forth in Section 52.13 .A, preceding, and failure to obtain approval of final site plans and final plats as provided in Section 52.13.A and B, preceding, shall authorize the Township Board to revoke the right to develop under the approved area plan, after a hearing and unless good cause can be shown for said expiration. In such case, the Township Board may require that a new area plan be filed and reviewed in accordance with the requirement for original application. Expiration shall also authorize the Township Board to initiate a zoning amendment to place the subject property into one or more zoning districts deemed by the Township Board to be appropriate. D. An approved final site plan shall expire as provided in Article 55.0, herein. E. Development shall be diligently pursued to completion, and shall be completed with two (2) years of the date of approval of a final site plan. F. If an approved area plan or an approved final site plan has expired as set forth in this section, no permits for development or use of the property shall be issued until the applicable requirements of this section have been met. \ .~lay 199- 52-12 �Article 52.0 - Planning and Development Regulations for Planned Unit Development (PUD) District G. The Township Board may, at anytime following three (3) years after the date of approval of a PUD of twenty (20) acres or less, or five (5) years after the date of approval of a PUD of more than twenty (20) acres, or such later time as might be specified in the conditions of approval, change the zoning classification of any or all parts of a PUD district to one or more zoning districts as deemed appropriate by the Township Board. The Township Board may make such changes whether or not development is completed. SECTION 52.14 - CONDITIONS-EXPIRATION OF APPROVALS The Township Board shall include as a condition of approval of each petition for a PUD, expiration dates as set forth in Section 52 .13, herein, or such later expiration dates as the Township Board may approve. SECTION 52.15 - EXTENSION OF TIME LIMITS Time limits set forth in this article may be extended upon showing of good cause, and by written agreement between the applicant and the Planning Commission or Township Board, whichever is applicable, in the case of area plans, and between the applicant and the Planning Commission, in the case of preliminary and final site plans. SECTION 52.16 - AS-BUILT DRAWINGS As-built drawings shall be provided in accordance with Article 55.0, herein. SECTION 52.17 - PERFORMANCE GUARAl~TEES Guarantees to assure completion of site improvements shall be provided in accordance with Article 55.0, herein. SECTION 52.18 - VIOLATIONS A. A violation of an approved area plan, preliminary site plan, final site plan, and conditions of approval, shall be grounds for the Township Board to order that all construction be stopped and that building permits and certificates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the Board. B. Violations of any plan approved under this article, or failure to comply with any requirement of this article, including conditions attached to an approved plan, shall be considered a violation of this ordinance, as provided in Article 58.0, herein. ,'vfay 1997 52-13 �ARTICLE 53.0 SIGN REGULATIONS (Note: This article is also commonly referred to, and known as, the "Pittsfield Township Sign Ordinance") SECTION 53.01 - PURPOSE The purpose of this section is to regulate on-site signs and outdoor advertising so as to protect the health, safety and general welfare, to protect property values, and to protect the character of the various neighborhoods in Pittsfield Township. The principle features are the restriction of advertising to the use of the premises on which the sign is located and the restriction of the total sign area permissible per site. Any sign placed on land or on a building for the purposes of identification or for advertising a use conducted on the premises shall be deemed an accessory use. It is intended that the display of signs will be appropriate to the land, building, or use to which they are appurtenant and be adequate, but not excessive, for the intended purpose of identification or advertisement. With respect to signs advertising business uses, it is specifically intended, among other things, to avoid excessive competition and clutter among sign displays. Outdoor advertising signs (billboards) which advertise products or businesses not connected with the site or building on which they are located, are deemed to constitute a principle use of a lot. SECTION 53.02 - DEFINITIONS A. Abandoned Signs A sign which no longer advertises or identifies a business, lessor, owner, or activity conducted upon, or product available on, the premises where such sign is displayed. B. Billboard See Outdoor Advertising Signs. C. Canopy or Marquee Signs Any sign attached to, or constructed within or on, a canopy or marquee. D. District Zoning district as established by the Pittsfield Township Zoning Ordinance. May /997 53-1 �Article 53. 0 - Sign Regulations E. Free Standing Signs A sign supported by a structure, such as a pole or pylon, independent of any other structure. The definition shall not include a ground sign. F. Height of Signs The vertical distance to the top edge of the copy area or structure, whichever is higher, as measured from the adjacent street grade. G. Identification Signs A sign which carries only the name of the firm, the major enterprise, or the principal product or service offered for sale on the premises or a combination of these things only to identify location of said premises and not to advertise. Such signs shall be located only on the premises on which the firm or major enterprise is situated, or on which the principal product is offered for sale. H. Off-site Signs (Off-premises signs) A sign other than an on-site sign. I. On-site Signs (On-premises sign) A sign which advertises or identifies only goods, services, facilities, events or attractions on the premises where located. J. Outdoor Advertising Signs A sign, including billboards, on which the written or pictorial information is intended to advertise a use, product, service, goods, event or facility located on other premises, and which is intended primarily for advertising purposes. ~ K. Sign Any structure or part thereof, or device attached thereto or painted or represented thereon, or any material or thing, illuminated or otherwise, which displays or includes any numeral, letter, work, model, banner, emblem, insignia, device, code mark or other representation used as or in the nature of, an announcement, advertisement, direction or designation, of any person, firm, organization place, commodity, service, business, profession, or industry, or any backlit building area, which is located upon any land or in or on any building, in such a manner as to attract attention from outside the premises, provided however, that the following shall not be included in the application of the regulations herein: 53-2 r ' �Anicle 53.0 - Sign Regulations L. a. Signs not exceeding one (1) square foot in area bearing only property numbers, post box numbers, names of occupants or premises, or other identification of premises not having commercial connotations. b. Legal notices; identification, information, or directional signs erected, or required by governmental bodies. c. Integral decorative or architectural features of buildings, except letters, trademarks, moving parts, moving lights or backlit areas. " Temporary Signs A sign that is intended to be displayed for a limited period of time. M. Wall Signs A sign attached to or erected against the wall of a building with the face in a plane parallel to the plane of the building wall. N. Window Sign A sign installed on, or in, a window for purposes of viewing from outside the premises. This term does not include merchandise located in a window. 0. Portable Signs Any sign not permanently attached to the ground or a building. P. Ground Signs A sign mounted directly on the ground or by a structure on a foundation such that the top edge of the sign is not more than 8 feet above earth grade as provided in Section 53.03.C. SECTION 53.03 - GENERAL SIGN REGULATIONS The following regulations shall apply to all signs in Pittsfield Township. ,'vfay /99 7 53-3 �Anicle 53.0 - Sign Regulations A. B. Illuminated Signs 1. Residential Districts - Only indirectly illuminated signs shall be allowed in any residential district provided such sign is so shielded as to prevent direct light rays from being visible from the public right-of-way or any adjacent residential property. 2. Commercial, Wholesale & Warehouse, Office, Research & Development and Industrial Districts- Indirectly or internally illuminated signs are permitted providing such sign is so shielded as to prevent direct light rays from being visible from the public right-of-way or any adjacent residential property. 3. No sign shall have blinking, flashing or fluttering lights or other illuminating devices which have a changing light intensity, brightness, or color, or which are so constructed and operating as to create an appearance of writing or printing, except that movement showing date, time and temperature exclusively may be permitted. Nothing contained in this ordinance shall be construed as preventing use of lights or decorations related to religious and patriotic festivities. Beacon lights or search lights shall not be permitted as a sign for advertising purposes except as provided in Section 53.10. Measurement of Sign Area The area of a sign shall be computed as including the entire area within the regular geometric form or contiguous combination thereof which encompasses all the display area of the sign including all elements of the matter displayed. With respect to canopies and awnings, upon which a sign is to be displayed, the entire area of such canopy or awning shall be considered a part of the sign. Any back-lit area of a buildings exterior shall be considered to be a sign area. Frames and structural members not bearing copy or display material shall not be included in the computation of sign area. Where a sign has two (2) or more faces, the area of all faces shall be included in determining the area of the sign, except that where two (2) such faces are placed back to back, parallel to one (1) another and less than twenty-four (2-1-) inches apart, the area of the sign shall equal the area of one (1) face. C. Height of Signs o free standing sign shall exceed a height of twenty (20) feet. A ground sign shall not exceed a total height of eight (8) feet including the sign pedestal. Sign height shall be measured to the top edge of the sign, from the adjacent grade. The total height of the sign including the sign pedestal and ,\,fay /997 53-4 �Anicle 53.0 - Sign Regulations adjacent grade, shall be no higher than eleven (11 ) feet from the adjacent street grade. That portion of a pedestal higher than eighteen (18) inches shall be considered signage. D. Setback Requirements for Signs Except where specified otherwise in this ordinance, all signs shall be set back a minimum of one-half (1 /2) the yard requirements for the district where located, except free standing signs, which shall meet all yard requirements of the district in which located. E. Flags shall be permitted as provided herein. In all single-family residential zoning districts, on developed residential lots, flags other than corporate or commercial flags shall be permitted without restriction. All other flags shall be subject to the following regulations: 1. Notwithstanding provisions in Section 56.06.C & D herein, flags shall meet the yard requirements for signs and the height limits for structures in the zoning district in which located. 2. The maximum permitted area of a flag shall be as follows : Pole Height Maximum Permitted Flag Area 46 Ft. & Over 60 square feet 26 - 45 feet 40 square feet 21 - 25feet 24 square feet 20 feet and under 15 square feet The flag of the United States may be of the area specified for the next highest category. The area of a flag shall not be included in the total sign area permitted on the lot. May /997 4. Up to three (3) flags of any combination but not more than one (1) corporate flag shall be permitted on each public street frontage of any lot, shopping center, or business center. 5. o flag shall be displayed with the flag of the United States which is of greater area or which is placed at a greater height than the U.S. flag. o flag at the same height as the U.S. flag, which is not set back further than the U.S . flag, shall be placed to the left, as viewed from the street, of the U.S. flag. 53-5 �Article 53. 0 - Sign Regulations ,,,.... 6. A corporate flag shall be located on the same lot as the business building or use. 7. All flags shall be displayed from a pole or other mounting which is permanently affixed to the ground or a building and dedicated to that purpose. A flag shall not be attached to any structure which is designed for an alternative use. SECTION 53.04 SIGNS PERMITTED IN ALL DISTRICTS Subject to the other conditions of this ordinance, the following signs shall be permitted anywhere within Pittsfield Township. A. Off premise signs which bear names, information and emblems of service clubs, places of worship, civic organizations, and quasipublic uses shall be permitted on private property with permission of the Township Board. Each sign shall not be more than three (3) square feet in area, shall not exceed a height of eight (8) feet, and shall be set back a minimum of ten (10) feet from the property line. All signs shall be consolidated within a single frame, if more than one ( 1) sign is placed at one ( 1) location. B. Signs which direct traffic movement onto, or within, a property and which do not contain any advertising copy or logo, and which do not exceed eight (8) square feet in area for each sign. Horizontal directional signs on, and flush with, paved areas may exceed eight (8) square feet. A directional sign shall be located on the property to which it is directing traffic and shall be located behind the front right-of-way line. A directional sign may bear the logo of a business for which it directs entering and exiting traffic if it is the determination of the Township Zoning Administrator that such logo is reasonably necessary for the effectiveness of the directional sign on which it is located. C. One (1) church announcement bulletin shall be permitt~d on any site which contains a church regardless of the district in which located, provided said bulletin does not exceed twenty-four (24) square feet in area and a height of six (6) feet, and is set back a minimum of ten ( 10) feet from the property line. When a church has an identification sign as permitted elsewhere in this ordinance, an announcement bulletin shall not be permitted. 53-6 • �Article 53.0 - Sign Regulations SECTION 53.05 - PROHIBITED SIGNS A. Miscellaneous Signs and Posters Tacking, pasting, or otherwise affixing of signs or posters visible from a public way except "no trespassing", "no hunting", "beware of animal", warning of danger signs, and other legal postings as required by law, located on the walls of buildings, barns, sheds, on trees, poles, posts, or fences is prohibited. B. Banners Banners, pennants, search lights, twirling signs, sandwich board signs, sidewalk or curb signs, balloons, or other gas-filled figures are prohibited except as provided in Section 53.10.G. C. Swinging Signs Signs which swing or otherwise noticeably move as a result of wind pressure because of the manner of suspension or attachment are prohibited. D. Moving Signs Except as otherwise provided in this section no sign or any portion thereof which moves or assumes any motion constituting a non stationary or fixed condition shall be permitted. E. Parking of Advertising Vehicles Except as permitted in Section 51 .01 .C, no commercial vehicle exceeding threequarter (3/4) ton in size, or any type trailer, which has attached thereto, or painted thereon, any sign or advertising device displaying the name of any business, product or service located on the subject premises, nor any marked delivery vehicles owned by any business located on the subject premises, shall be parked on private property, in any commercial district, between the front line of the structures located thereon and the front property line, nor shall any such vehicles be parked on a public right-of-way, or on public property so as to be visible from a public right-of-way. Vehicles engaged in attended loading or unloading activities shall be exempt from this provision. F. Abandoned Signs Signs that advertise an activity, business, product or service no longer conducted or available on the premises on which the sign is located, shall be prohibited. J\,{ay /997 53-7 �Anicle 53.0 - Sign Regulations G. Flags Flags other than those of a nation, state, political subdivision of the State of Michigan, fully accredited institution of higher education situated within Washtenaw County, or corporation subject to and in accordance with Section 53.03.E. H. Portable Signs Portable signs shall be prohibited. I. Un-Classified Signs The following signs are prohibited: 1. Signs which imitate an official traffic sign or signal which contains the words "stop", "go", "slow", "caution" "danger", "warning", or similar words except as otherwise provided in this section. 2. Signs which are of a size, location, content, coloring, or manner of illumination which may be confused with or construed as a traffic control device or which hide from view any traffic or street sign or signal or which obstruct the view in any direction at a street or road intersection. 3. Signs which contain statements, words or pictures of an obscene, pornographic or immoral character. 4. Signs which are painted directly on to the wall, or any other structural part of a building. 5. Signs which are painted on or attached to any fence or any wall which is not structurally a part of a building, except to identify a residence. \ 6. Signs which emit audible sound, odor, visible matter. 7. Roof signs. SECTION 53.06 - PERMITTED SIGNS IN RECREATION-CONSERVATION AND AGRICULTURE DISTRICTS A. Jlay /99 7 One (1) sign advertising the type of farm products grown on a farm premises. Such sign shall not exceed twelve (12) square feet in area. Up to two additional signs not exceeding twelve (12) square feet in area each may be placed on land owned by, or under the control of, the operator of a roadside stand as permitted in Section 11.02.E, or a farm offering customer harvesting of crops, during the 53-8 �Article 53.0 - Sign Regulations period said stand or operation is open for business. Said signs shall be located within a one and one half (1.5) mile radius of the farm advertised and be placed behind the right-of way line. B. One (1 ) identification sign shall be permitted for each public street frontage having a curb cut for a vehicle entrance, for a school, church building or other authorized use or lawful non-conforming use except home occupation. Where a church has an announcement bulletin as permitted in Section 53 .04.C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen (18) square feet in area. C. One (1) identification sign for a residential development shall be permitted for each public street that the development abuts. Each sign shall not exceed thirtytwo (32) square feet in area. SECTION 53.07 - PERMITTED SIGNS IN RESIDENTIAL DISTRICTS A. One (1) identification sign shall be permitted for each public street frontage, for a subdivision, multiple-family building development or mobile home park. Each sign shall not exceed thirty two (32) square feet in area. One (1) additional sign advertising "For Rent" or "Vacancy" may be placed on each public street frontage of a rental residential development provided that such sign shall not exceed three (3) square feet in area and is incorporated into the identification sign. Each sign shall be located behind the right-of-way line of any public street. B. One (1) identification sign shall be permitted for each public street frontage having a curb cut for a vehicle entrance for a school, church, public building, or other authorized use or lawful non-conforming use except home occupations. Where a church has an announcement bulletin as permitted in Section 53.04.C herein, said identification sign shall not be permitted. Each sign shall not exceed eighteen ( 18) square feet in area or eight (8) feet in height. SECTION 53.08 - PERMITTED SIGNS IN C-1, C-2, C-3, PSC, 0-1, W-1, R-D, BP, 1-1 and 1-2 DISTRICTS A. C-1, C-2, C-3 and PSC Zoning Districts 1. Signs permitted on lots not located in a business center or a shopping center: a. May /99i AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one (1) square foot of sign area for each one ( 1) linear foot of street frontage . The maximum area for all exterior on-site signs for each 53-9 �Article 53. 0 - Sign Regulations developed lot shall be one hundred sixty (160) square feet. No free standing identification sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixty-five (65) square feet in area. No exterior wall sign for businesses without ground floor frontage shall exceed twenty-four (24) square feet in area. b. 2. Signs permitted in a business center: a. b. 3. IDENTIFICATION SIGNS - Each business center shall be permitted one ( 1) free standing or ground identification sign for each collector or arterial street as classified in the adopted comprehensive plan, that it abuts. The sign area shall be determined as one (1) square foot for each one (1) linear foot of street frontage. No free standing identification sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixtyfive (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. Tenants of a business center shall not be permitted to have individual free standing or ground identification signs. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one ( 1) exterior wall sign. The area for such exterior wall sign shall be co~puted as one ( 1) square foot for each one (1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be eighty (80) square feet. Businesses without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than twenty-four (24) square feet in area. Signs permitted in shopping centers : a. May I9r NUMBER - Each developed lot shall be permitted two (2) exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) free standing or ground identification sign shall be permitted on any single street. All businesses without ground floor frontage shall be permitted one (1) combined exterior wall sign, in addition to the number of signs allocated to the developed lot. SHOPPING CENTER IDENTIFICATION SIGNS - A shopping center may have one (1) free standing or ground identification sign for each collector or arterial street as classified in the adopted comprehensive plan, that it abuts. The sign area shall be determined as one ( 1) square foot for each one ( 1) linear foot of 53-10 I' �Article 53.0 - Sign Regulations street frontage. No free standing sign shall exceed eighty (80) square feet in area. No ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. B. 0-1 Zoning Districts, But Not Including R-0 Districts 1. 2. Signs permitted on lots not located in office parks: a. Only ground identification and wall signs shall be permitted. b. AREA - Each developed lot shall be permitted at least eighty (80) square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one ( 1) square foot of sign area for each one ( 1) linear foot of street frontage. The maximum area for all exterior on-site signs for each developed lot shall be two hundred (200) square feet. No ground identification sign shall exceed sixty-five (65) square feet in area. Businesses without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than twenty-four (24) square feet in area. c. NUMBER - Each developed lot shall be permitted two (2) exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets, as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) ground identification sign shall be permitted on any single street. Signs permitted in office parks: a. May 199 7 WALL SIGNS - Each business in a shopping center with ground floor frontage shall be permitted one ( 1) exterior wall sign. The area for such an exterior wall sign shall be computed as one ( 1) square foot for each one (1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be eighty (80) square feet. All businesses without ground floor frontage shall be permitted one (1) combined exterior wall sign not more than twenty-four (24) square feet in area. PARK IDENTIFICATION SIGNS- An office park may have one (1) ground identification sign for each public collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The permitted area for each sign shall be computed as one (1) square foot for each one (1) linear foot of street frontage. No 53-11 �Anicle 53.0 - Sign Regulations ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. C. W-1, R-D, BP, I-1 and I-2 Zoning Districts 1. 2. May 1997 WALL SIGNS - Each office in an office park with ground floor frontage shall be permitted one (1) exterior wall sign. The area for such exterior wall sign shall be computed as one (1) square foot for each one (1) linear foot of building frontage occupied by the office. The maximum permitted area for a wall sign shall be eighty (80) square feet. All offices without ground floor frontage shall be permitted one ( 1) combined exterior wall sign not more than 24 square feet in area. Signs permitted on lots not located in industrial parks: a. Only ground identification and wall signs shall be permitted. b. AREA - Each developed lot shall be permitted at least 50 square feet of sign area for all exterior on-site signs. The area of exterior on-site signs permitted for each lot shall be determined as one (1) (1) square foot of sign area for each one ( 1) (1) linear foot of street frontage. The maximum area for all exterior on-site signs for each developed lot shall be one hundred (100) square feet. No ground identification sign shall exceed sixty-five (65) square feet in area. c. NUMBER - Each developed lot shall be permitted 2 exterior on-site signs. Each developed lot that is located at the intersection of two (2) collector or arterial streets, as classified in the adopted comprehensive plan, may have three (3) exterior on-site signs. Only one (1) ground identification sign shav be permitted on any single street. Signs permitted on lots located in industrial parks: a. PARK IDENTIFICATION SIGNS - An industrial park may have one ( 1) ground identification sign for each collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The maximum area of each ground sign shall be sixty-five ( 65) square feet. b. SIGN AREA FOR EACH LOT - The area of exterior on-site signs permitted for each lot shall be determined as one ( 1) square foot of sign area for each one (1) linear foot of street frontage. The 53-12 �Article 53.0 - Sign Regulations maximum area for all exterior on-site signs for each developed lot shall be sixty-five (65) square feet, excluding tenant identification signs. 3. D. lvfay 1997 c. NUMBER OF SIGNS - Each developed lot shall be permitted one (1) exterior on-site ground or wall sign. Tenant identification signs shall be excluded from this provision. d. TENANT IDENTIFICATION SIGNS - For a multi-tenant building, each tenant shall be permitted one ( 1) identification sign. Such sign shall include only the name of the tenant business and shall only consist of lettering or characters not in excess of six (6) inches in height. A wall sign or ground sign shall be permitted. A ground sign must meet all setback requirements . Signs permitted in a business center: a. IDENTIFICATION SIGNS - A business center may have one (1) ground identification sign for each public collector or arterial street, as classified in the adopted comprehensive plan, that it abuts. The permitted area for each sign shall be computed as one (1) square foot for each linear foot of street frontage. No ground sign shall exceed sixty-five (65) square feet in area. The maximum area for all identification signs shall be two hundred (200) square feet. b. WALL SIGNS - Each business in a business center with ground floor frontage shall be permitted one (1) exterior wall sign. The area for such exterior wall sign shall be computed as one half (1 /2) square foot for each one ( 1) linear foot of building frontage occupied by the business. The maximum permitted area for a wall sign shall be forty (40) square feet. All businesses without ground floor frontage, in a given building, shall be permitted one (1) combined exterior wall sign not more than twenty-four (24) square feet in area. c. Business centers located within an Industrial Park shall conform to Section 53.08.C(2), above. Window signs shall be permitted and shall not be included in total sign area computation if said signs do not occupy more than twenty-five (25) percent of the total window area of the floor level on which displayed or exceed a total of two hundred (200) square feet for any one (1) building. If window signs occupy more than twenty-five (25) percent of said window area or exceed a total of two 53-13 �Anicle 53.0 - Sign Regulations hundred (200) square feet for any one (1) building, they shall be treated as exterior signs and shall conform to Section 53.08.A. l and 53.08 .B.2. E. A time and temperature sign shall be permitted in addition to the above conditions provided that ownership identification or advertising copy does not exceed ten percent (10%) of the total sign area and further provided that the total area of the sign does not exceed thirty (30) square feet. F. No canopy or marquee sign shall extend into a public right-of-way except by variance granting by the Zoning Board of Appeals. In granting such a variance the Board of Appeals shall assure that the requirements of Section 60.04 of this ordinance are complied with; that the minimum clearance of such sign is eight (8) feet measured from the sidewalk surface to the bottom edge of the sign; and that the sign does not obstruct pedestrian or vehicular view. G. In addition to the provisions of Section 53.08.A and B above, an automobile service station may have one (1) additional sign for each public street frontage having a curb cut for a vehicle entrance, for the purpose of advertising gasoline prices and other services provided on the premises. Said sign shall be mounted on a free standing structure or on the structure of another permitted sign, provided that clear views of street traffic by motorists or pedestrians are not obstructed in any way. Said sign shall not exceed eight (8) square feet in area and shall not advertise the brand name of gasoline or other materials sold on the premises. SECTION 53.08.1 - PERMITTED SIGNS IN PUD DISTRICTS Signs shall be permitted in each use area in a PUD district in accordance with the sign regulations in the zoning district that is most similar to that use area, provided, however, that more restrictive sign regulations in the approved area plan shall control. SECTION 53.09 - SIGN REGULATIONS \ Outdoor advertising signs (off-site signs). A. ivlay 1997 Outdoor advertising signs shall be permitted only on parcels abutting interstate highways, freeways and other primary highways in C-3 and 1-2 districts provided that such a sign shall not be placed on a parcel having any other structure within one hundred ( 100) feet of the sign, and no other structure shall be placed on the parcel within one hundred (100) feet of the sign, except that minimum distances from other outdoor advertising signs shall be regulated as set forth in Section B following; and that a sign shall not be located within 50 feet of any boundary of such parcel. 53-14 �Anicle 53.0 - Sign Regulations B. Where two (2) or more outdoor advertising signs are located along the frontage of any freeway, they shall not be less than twenty five hundred (2,500) feet apart. When two (2) or more outdoor advertising signs are located along the frontage of any primary highway other than freeways, they shall be not less than seventeen hundred (1,700) feet apart. A double face (back to back) or av-type structure shall be considered a single sign provided the two (2) faces are not separated by more than two (2) feet, or the interior angle does not exceed twenty (20) degrees, whichever is applicable. C. The total surface area, facing in the same direction, of any outdoor advertising sign, shall not exceed three hundred (300) square feet. Signs may be single or double faced and shall contain no more than two (2) faces, or panels. D. Outdoor advertising signs shall not exceed twenty (20) feet in height from ground level. The permitted height may be increased to forty (40) feet by the Zoning Administrator if it can be shown that excessive grades, building interference, bridge obstruction, and similar conditions obstruct views of the sign. E. Outdoor advertising signs shall not be erected on the roof of any building, nor have one ( 1) sign above another. F. A sign structure shall not be permitted adjacent to or within five hundred (500) feet of an interchange, an intersection at grade, or a safety roadside rest area. The five hundred (500) feet shall be measured from the point of beginning or ending of pavement widening at the exit from or entrance to the main traveled way. SECTION 53.10 - TEMPORARY SIGNS Un-illuminated on-site temporary exterior signs may be erected in accordance with the regulations of this section. A. In single-family and two-family districts one (1) sign for each public street frontage advertising a recorded subdivision or development shall be permitted. Each sign not to exceed thirty two (32) square feet in area. Each sign shall be removed within one (1) year after the sale of ninety (90) percent of all lots or units within said subdivision or development. B. In multiple-family districts one (1) sign on each public street frontage of a new multiple-family development advertising the new dwelling units for rent or sale, not to exceed thirty two (32) square feet in area shall be permitted. Each sign shall be removed within sixty (60) days of the initial rental or sale of seventy (70) percent of the dwelling units within the development. May /99 7 53-15 �Anicle 53.0 - Sign Regulations C. One (1) identification sign shall be permitted for all building contractors, one (1) for all professional design firms and one (1) for all lending institutions on sites under construction, each sign not to exceed six (6) square feet in area, with not more than a total of three (3) such signs permitted on one (1) site. If all building contractors, professional design firms and lending institutions combine together in one (1) identification sign such sign shall not exceed thirty two (32) square feet in area with not more than one (1) sign permitted on one (1) site. Signs shall have a maximum height of ten (10) feet and shall be confined to the site of construction, construction shed or construction trailer and shall be removed within fourteen (14) days after the issuance of a certificate of occupancy. D. Real Estate Directional Signs Directional real estate signs shall be permitted in residential districts on weekends between 6:00 p.m., Friday, and 8:00 p.m. the Sunday following (50 consecutive hours) as follows: E. May /99 7 1. Temporary real estate direction signs referencing an individual parcel in a residential zone, which is, or has been, occupied as a legal residence, shall be permitted on approach routes to an open house, only for the day of open house. Said signs shall not exceed three (3) square feet in area, three feet in height and four (4) in number, shall show a directional arrow, be free standing and be placed back of the property line. Such signs shall not be attached to any traffic sign or other structure. All such signs shall be located within a one mile radius of the geographic center of the property referenced on said sign. 2 In a subdivision or other residential development under construction, in which less than ninety-five percent (95 %) of the available lots have been sold, temporary real estate direction signs advertising open model homes shall be permitted to be displayed during the period specified above. Said signs shall not exceed three (3) square fe~t in area, three feet in height and four (4) in number per subdivision or development, shall show a directional arrow and be placed back of the property line. Such signs shall not be attached to any traffic sign or other structure. All such signs shall be located within a one and one half (1.5) mile radius of the geographic center of the property referenced on said sign. Temporary signs announcing any annual or semi-annual public, charitable, educational or religious event or function, located entirely within the premises on which the event or function is to occur shall be permitted. Maximum sign area shall not exceed twenty-four (24) square feet. Signs shall be allowed no more than twenty-one (21) days prior to the event or function and shall be removed within 53-16 �Article 53.0 - Sign Regulations seven (7) days after the event or function. If building mounted, signs shall be flat wall signs and shall not project above the roof line. If ground mounted, signs shall not exceed six (6) feet in height. Signs shall be set back in accordance with Section 53.03.D of this ordinance. F. In residential districts one (1) temporary real estate "For Sale", "For Rent", or "For Lease" sign, located on the property and not exceeding six (6) square feet in area shall be permitted. In all other zoning districts one ( 1) sign of this type shall be permitted provided it does not exceed thirty-two (32) square feet in area and is set back in accordance with Section 53.03.D of this ordinance. If the lot or parcel has multiple frontage one (1) additional sign not exceeding six (6) square feet in area in residential districts or thirty-two (32) square feet in area in all other districts shall be permitted. Under no circumstances shall more than two (2) such signs be permitted on a lot or parcel. such signs shall be removed within seven (7) days following the sale, rent or lease. In no case shall a sign list the sale, rent or lease of a building which is not located on the property on which the sign 1s located. G. Banners, pennants, search lights, balloons, or other gas filled figures are permitted at the opening of a new business in a commercial or industrial district for a period not to exceed fourteen (14) consecutive days. Such signs shall not obstruct pedestrian or vehicular view. H. In residential districts, temporary direction signs, not exceeding three (3) square feet in area and three (3) feet in height, shall be permitted on approach routes to a private garage or rummage sale, for a period not to exceed seventy-two hours. Said signs shall contain the address and dates of the sale and shall be removed within four (4) hours of the end of the sale. SECTION 53.11 - EXEMPTED SIGNS The following types of signs are exempted from all provisions of this ordinance, except for construction and safety regulations and the following standards: A. Signs of a non-commercial nature and in the public interest, erected by, or on the order of a public officer, in the performance of a public duty, such as directional signs, regulatory signs, warning signs, and informational signs. B. Political campaign signs announcing candidates seeking public political office and other data pertinent thereto except as prohibited in Section 53.03.A. ,\,,fay 1997 53-17 �Anicle 53 .0 - Sign Regulations C. Names of buildings, date of erection, monument citations, commemorative tablets, and the like, when carved into stone (1), concrete or similar material or made of other permanent type construction and made an integral part of the structure. r---, SECTION 53.12 - NON-CONFORMING SIGNS Non-conforming signs shall not: A. Be re-established after the activity, business or usage to which it relates has been discontinued for ninety (90) days or longer. B. Be structurally altered so as to prolong the life of the sign or so as to change the shape, size, type or design of the sign. C. Be re-established after damage or destruction, if the estimated expense of reconstruction exceeds fifty (50) percent of the replacement cost as determined by the building inspector. SECTION 53.13 - PERl'VIITS AND FEES A. Application for a permit to erect or replace a sign, or to change copy thereon, shall be made by the owner of the property, or his authorized agent, to the Township Zoning Administrator, by submitting the required forms, fees, exhibits and information. Fees for sign permits for all signs erected pursuant to Section 53.04, 53.06, 53.07, 53.08, 53.09 and 53.10 shall be established by resolution of the Township Board. B. An application for a sign permit shall contain the following: 1. The applicants name and address in full, and a complete description of his/her relationship to the property owner. \ 2. If the applicant is other than the property owner, the signature of the property O\vner concurring in submittal of said application is required. 3. The address of the property. 4. An accurate scale drawing of the property showing location of all buildings and structures and their uses, and location of the proposed sign. 5. A complete description and scale drawings of the sign, including all dimensions and the area in square feet. 53-18 - - - ---_-_-_-_-_----- -- -- .... �Article 53.0 - Sign Regulations C. All signs shall be inspected by the Township Zoning Administrator for conformance to this ordinance prior to placement on the site. Foundations shall be inspected by the building inspector on the site prior to pouring of the concrete for the sign support structure. D. A sign permit shall become null and void if the work for which the permit was issued has not been completed with a period of six (6) months after the date of the permit. Said sign permit may be extended for a period of thirty (30) days upon request by the applicant and approval of the Zoning Administrator. E. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or a sign structure, unless a structural or size change is made, shall not require a sign permit. F. Signs for which a permit is required shall be inspected periodically by the Zoning Administrator for compliance with this ordinance and other laws of Pittsfield Township. SECTION 53.14 - AUTHORIZED SIGN CONTRACTORS Every person, before engaging or continuing in the business of erecting or repairing signs in Pittsfield Township shall obtain an annual sign contractors license. To obtain said license the contractor shall first furnish the Township a public liability insurance policy in the amount of fifty thousand dollars ($50,000) for injury to one (1) person and one (1) hundred thousand dollars ($100,000) for injury to more than one (1) person and property damage insurance in the amount of twenty-five thousand dollars ($25,000) for damage to property. In lieu of an insurance policy as herein required, a contractor may present proof satisfactory to the Township Board that the said contractor is financially capable of self-insurance in the above amounts. Said license shall terminate upon the expiration of the insurance policy unless evidence of renewal is filed with the Township Clerk. SECTION 53.15 - REMOVAL OF SIGNS A. ,Hay 1997 The Zoning Administrator shall order the removal of any sign erected or maintained in violation of this ordinance except for legal non-conforming signs. Written notice shall be given to the owner of such sign or of the building, structure, or premises on which said sign is located ordering removal of the sign or such action as is necessary to bring the sign into compliance with this ordinance and specifying a reasonable period of time for removal and/or compliance. Upon failure to remove the sign or to comply with this notice, the Township shall remove the sign immediately and without notice, at its discretion. Any cost of removal incurred by the Township shall be assessed to the owner of the property on which such sign is located and may be collected in the manner of ordinary debt or in the manner of taxes and such charge will be a lien on the property. 53-19 �Article 53. 0 - Sign Regulations B. A sign shall be removed by the owner or lessee of the premises upon which the sign is located within thirty (30) days after the business which it advertises is no longer conducted on the premises. If the owner or lessee fails to remove the sign, the Township shall remove it in accordance with the provisions stated in Section 5 3.15 .A preceding. These removal provisions shall not apply where a subsequent owner or lessee conducts the same type of business and agrees to maintain the signs to advertise the type of business being conducted on the premises and provided the signs comply with the other provisions of this ordinance. C. Any sign maintained in violation of this ordinance is a nuisance per seas provided in Section 58.09 of this ordinance subject to the penalties contained therein. \ ,Hay / 997 53-20 �ARTICLE 54.0 PERFORMANCE STANDARDS SECTION 54.01 - GENERAL PROVISIONS No parcel, lot, building or structure in any district shall be used or occupied in any manner so as to create any dangerous, injurious, noxious or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises provided that any use permitted by this ordinance may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance requirements. SECTION 54.02 - FIRE HAZARD Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate fire fighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved. SECTION 54.03 - RADIOACTMTY OR ELECTRICAL DISTURBANCE No activity shall emit dangerous radioactivity at any point, or unreasonable electrical disturbance adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance. SECTION 54.04 - VIBRATION No vibration shall be permitted which 1s discernible without instruments on any adjoining lot or property. SECTION 54.05 - SMOKE Smoke shall not be emitted with a density greater than No. 1 on the Ringleman Chart as issued by the U.S . Bureau of Mines except for blowoff periods often minutes duration of one per hour when a density of not more than No. 2 is permitted. SECTION 54.06 - ODORS No malodorous gas or matter shall be permitted which is offensive or as to produce a public nuisance or hazard on any adjoining lot or property. February, 1994 54-1 �Article 54. 0 - Performance Standards SECTION 54.07 - AIR POLLUTION No pollution of air by fly-ash, dust, vapors, or other substances shall be permitted which is harmful to health, animals, vegetation or other property, or which can cause excessive soiling. SECTION 54.08 - GLARE No direct or reflected glare shall be permitted which is visible from any property or from any public street, road, or highway. SECTION 54.09- WATER POLLUTION Pollution of water shall be subject to such requirements and regulations as are established by the Michigan State Health Commission, the Michigan Water Resources Commission, and the Washtenaw County Health Department. SECTION 54.10 - NOISE Noise which is objectionable due to volume, frequency or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess of the average intensity of street and traffic noise at the lot lines. Air raid sirens and related apparatus used solely for public purposes are exempt from this requirement. \ Febroary, 1994 54-2 �ARTICLE 55.0 SITE PLAN REVIEW SECTION 55.01 - PURPOSE It is recognized by this ordinance that there is a value to the public in establishing safe and convenient traffic movement to higher density sites, both within the site and in relation to access streets; that there is a value in encouraging a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses; further that there are benefits to the public in conserving natural resources. Toward this end, this ordinance required site plan review by the Township Planning Commission and approval by the Township Planning Commission for certain buildings and structures that can be expected to have a significant impact on natural resources, traffic patterns, on adjacent land usage, and on the character of future urban development. SECTION 55.02 - BUILDING, STRUCTURES AND USES REQUIRING SITE PLAN REVIEW • The building inspector shall not issue a building permit for the construction of the following buildings and structures unless a final site plan has been reviewed and approved by the Township Planning Commission and such approval is in effect. A. A multiple-family building containing three (3) or more dwelling units. B. More than one multiple-family building on a lot, parcel, or tract of land, or on a combination of lots under one ownership. C. A mobile home park in accordance with the provisions as specified in Article 25.0. D. A Planned Unit Development, in accordance with the provisions specified m article 52.0. E. Any building or structure, or addition thereto, except one and two family residential dwellings, with a floor area greater than five hundred (500) square feet. Not more than one addition under five hundred (500) square feet shall be permitted without site plan review. F. More than one building or structure, except a sign, on a lot, parcel, tract of land, or combination of lots under one ownership, except where located in a single-family district. G. Any major commercial or industrial use. 55-1 May / 99- --- - -- �l... Article 55.0 - Site Plan Review H. A two-family dwelling. I. A parking lot or addition thereto containing 5 or more parking spaces. J. Any condominium development. K. Any Conditional Use Permit provided, however, that the Planning Commission may waive this requirement upon finding that it is inapplicable to a given conditional use. SECTION 55.03 - APPLICATION AND FEE FOR A PRELIMINARY SITE PLAN Any person may file a request for a site plan review by the Township Planning Commission by filing with the Township Clerk the completed application upon the forms therefore furnished by the Clerk, payment of required fees as determined by resolution of the Pittsfield Township Board, and at least thirteen (13) copies of a preliminary site plan which shall conform to the requirements in this Article. SECTION 55.04 - PLANNING COMMISSION REVIEW OF PRELIMINARY SITE PLAN Upon receipt of such application and fee, the Clerk shall transmit the application and preliminary site plan drawing(s) to the Planning Commission prior to its next regularly scheduled meeting, and the Planning Commission shall undertake a study of the same and shall, within sixty (60) days, from the date of the first commission meeting at which the application is received from the Clerk, give its tentative approval or disapproval of the preliminary site plan, advising the applicant, in writing, of recommended changes or modifications in the proposed site plan as are needed to achieve conformity to the standards specified in this ordinance. SECTION 55.05 - REQUIRED DATA FOR A PRELIMINARY SITE PLAN ~ An application for approval of a preliminary site plan shall provide the information required for a preliminary site plan as listed in the adopted Pittsfield Township Land Development Standards, as amended. SECTION 55.06 - MODIFICATION OF PROCEDURE The Township Planning Commission at its discretion may waive some or all of the steps described in Sections 55.07 and 55.08 of this ordinance, and approve the preliminary site plan or a partial final site plan in place of the final site plan, if the particular preliminary site plan describes a lot not larger than one (1) acre or the structure proposed on the site will not be larger than two thousand (2,000) square feet in floor area and the findings of the Township Planning Commission regarding the particular preliminary site plan indicate conformance with Section 55.10 of this ordinance. .Hay /99 7 55-2 �Anicle 55. 0 - Site Plan Review SECTION 55.07 - APPLICATION AND FEE FOR A FINAL SITE PLAN Following approval of the preliminary site plan, the applicant shall submit to the Township clerk, thirteen (13) copies of the proposed final site plan as well as the other data, exhibits and information hereinafter required, and pay to the Clerk, any required fees, the schedule of which shall be determined by resolution of the Pittsfield Township Board. The Clerk, upon receipt of such final site plan drawings, other necessary data, and payment of the required fee, shall forthwith transmit the copies to the Planning Commission prior to its next regularly scheduled meeting and the Planning Commission shall undertake a study of same and shall, within sixty (60) days of the date of the commission meeting at which the application is received from the Clerk, approve or deny the final site plan. Written notice shall be sent to the applicant stating the time and place of review of the site plan by the Township Planning Commission. SECTION 55.08 - REQUIRED DATA FOR A FINAL SITE PLAN An application for approval of a final site plan shall provide the information required for a final site plan as listed in the adopted Pittsfield Township Land Development Standards, as amended. SECTION 55.09 - TOWNSIDP APPROVAL OF A FINAL SITE PLAN Upon approval of a final site plan by the Township Planning Commission, the applicant shall file seven (7) sealed copies thereof with the Township reflecting all changes and conditions, if any, attached to the Commission's approval. Upon review thereof for compliance with any conditions of approval, the Director of Community Development shall stamp and sign the plans certifying that the site plan conforms to all of the provisions of this article and the Zoning Ordinance as determined and approved by the Commission. If the site plan is denied by the Planning Commission, an explanation and notification of such denial shall be given to the applicant(s) within thirty (30) days. SECTION 55.10 - ST AND ARDS FOR SITE PLAN REVIEW In reviewing the site plan, the Planning Commission shall find that the Zoning Administrator has determined that the proposed plan complies with all applicable regulations of the Zoning Ordinance of Pittsfield Township. Further, in consideration of each site plan the Commission shall endeavor to assure the following: A. That the movement of vehicular and pedestrian traffic within the site and m relation to access streets shall be safe and convenient. 55-3 �Anicle 55.0 - Site Plan Review B. That provisions are made so that the proposed development will not be harmful to the existing and future uses in the immediate area and the vicinity. C. That the proposed development is in substantial compliance with the Land Development Standards. SECTION 55.11-EXPIRATION OF SITE PLAN CERTIFICATE The site plan certificate shall expire, and be of no effect, one hundred eighty ( 180) days after the date of issuance thereof, unless within such time the Township building inspector has issued a building permit for any proposed work authorized under the said site certificate, The site plan certificate shall expire and be of no effect five hundred and forty-five (545) days after the date of its issuance, if construction has not begun on the property. SECTION 55.12 - CERTIFICATION OF COMPLIANCE An issuance of a zoning compliance permit as described in Article 58.0 shall be required prior to issuance of a certificate of occupancy. SECTION 55.13 - AMENDMENT, REVISION OF SITE PLAN A site plan, and site plan certificate issued thereon, may be amended by the Township Planning Commission so far as the commission approved site plan is concerned, for which the Township building inspector has not issued a building permit, or the work authorized under an issued building permit has not been completed. Such amendment shall be made upon application and in accordance with the procedure provided under Section 55.04 of this ordinance. Any fees paid in connection with such application may be waived or refunded at the discretion of the Township Planning Commission. SECTION 55.14 - SITE PLAN COMPLETION GUARANTEE \ A. .\lay 199- Prior to issuance of a certificate of occupancy for any building or structure for which an approved site plan or conditional use permit is required, the applicant for same shall provide a deposit to the Pittsfield Tovvnship Clerk. The deposit shall guarantee completion of all site improvements shown on the approved final site plan or the approved conditional use permit which are not completed prior to the issuance of the certificate of occupancy. For the purpose of this section, completion shall mean inspection by the appropriate Township officials and approval for compliance with the approved final site plan or conditional use permit. 55-4 �• Article 55. 0 - Site Plan Review B. Site improvements shall mean, but shall not be limited to drives and streets, curbs and gutters, sidewalks, drainage facilities, final grading, retaining walls, landscaping, screening or fencing, and paving and stripping of parking lots. C. The guarantee shall be in and amount sufficient to cover all expenses of completing the site improvements, including administrative and contingency expenses, as determined by the Township Board. D. The Township Board shall have the authority to use the guarantee to complete the site improvements within a period of nine (9) months following the issuance of the certificate of occupancy unless good cause can be shown by the applicant for the delay in completion. The Township Board may agree, in writing to a specific extension of the nine (9) month period. E. The guarantee shall be promptly released upon the inspection and approval of all improvements in compliance with the approved final site plan or conditional use permit and all applicable Township standards and specifications. Portions of the guarantee may be released, in not more than three (3) installments, provided: The improvements for which the release is requested have been inspected and approved in accordance with the above standards, and the remaining balance is sufficient to cover the remaining improvements including administrative and contingency expenses. Unused funds shall be promptly returned to the applicant. F. Types of Guarantees - The applicant may provide a guarantee in the form of a surety bond, letter of credit, cash deposit, or certified check, in a form and amount acceptable to the Township Board. SECTION 55.15 - ACCURACY OF INFORMATION The applicant for site plan approval shall be responsible for the accuracy and completeness of all information provided on the site plan. SECTION 55.16 - REVOCATION OF SITE PLAN APPROVAL • The Planning Commission may, upon hearing, revoke approval of a site plan if the Commission determines that any information on the approved site plan is erroneous. Upon revocation, work on the affected part of the development, or on the entire development, as determined by the Planning Commission, shall cease. The Planning Commission may direct the Zoning Administrator to issue a stop work order to enforce its determination. upon revocation, the Planning Commission may require the applicant to amend the site plan in a manner appropriate to reflect the corrected information. Any work so suspended shall not be resumed until an amended site plan is approved by the Planning Commission. 55-5 �ARTICLE 56.0 SUPPLEMENTAL REGULATIONS SECTION 56.01 - PURPOSE It is the purpose of this article to provide regulations for miscellaneous and other requirements that may or may not apply in all zoning districts. SECTION 56.02-SEWAGE TREATMENT AND DISPOSAL In addition to the requirements established by the State of Michigan Department of Health, the following site development and use requirements shall apply: A. All operations shall be completely enclosed by a fence not less than six (6) feet high. B. All operations and structures shall be surrounded on all sides by a buffer strip of at least two hundred (200) feet in width within which grass, vegetation, and structural screens shall be placed to minimize the appearance of the installation and to help confine odors therein. The Township Planning Commission shall have the authority to review and approve the design and treatment of all buffer strips. SECTION 56.03 - STORAGE OF MATERIALS A. May /99 7 Outdoor storage shall be prohibited except where provided for as a permitted or conditional use. The location of storage of all goods and materials as well as the location of storage of abandoned, discarded, unused, or unusable, material, equipment, debris, appliances, or furniture, including unlicensed or inoperative vehicles, shall be regulated as follows 1. The owner or tenant shall store such material within a completely enclosed building. Storage of materials, equipment, debris, appliances, furniture, inoperative vehicles, or vehicles without current and valid license plates shall conform to the regulations of this ordinance or same shall be removed by the landowner. 2. On any lot or parcel in any general industrial district the owner or tenant shall store such materials within a completely enclosed building or within an area enclosed by a solid, unpierced wall or fence at least seven (7) feet in height, but not less in height than the material stored therein and located not closer to the lot line than the minimum yard requirements. 56-1 �Article 56. 0 - Supplemental Regulations B. 3. If the landowner fails to remove such non-conforming uses such failure shall be deemed a violation of the ordinance and be subject to the penalties provided in this ordinance. 4. Currently licensed recreational vehicles owned by the resident of a lot or parcel in a residential or agricultural zone may be parked on such lot or parcel only so long as the vehicle does not encroach on any required yard of the principal structure. Outdoor storage of products, materials, and equipment, except trucks owned and operated by the principal business, where permitted as a conditional use, shall be subject to the following regulations: 1. Such storage shall not be located within the area between the front face of the building, as extended across the entire width of the lot, and to right-of-way; in any required side or rear yard; or in any required transition strip. 2. Such storage shall not be located in any required parking or loading space. 3. Such storage shall be strictly and clearly incidental to the principal use and only products and materials owned or produced by the principal business, and equipment owned and operated by the principal use shall be permitted for storage under the subsection. Such storage shall not be permitted as a principal use of a lot. 4. The area for such storage shall be screened from view on all sides. Screening shall be constructed of wood or masonry materials. Wire fences with inserted strips of metal, plastic and similar materials shall not be substituted for the required screening. The screen shall not be less than four (4) feet in height. 5. The location and size of areas for such storage, nature of items to be stored therein, and details of the enclosure, including description of materials, height, and typical elevation of the enclosure shall be provided as part of the conditional use permit application. SECTION 56.04- VISIBILITY AT INTERSECTIONS No fence, wall, hedge, screen, sign, structure, vegetation or planting shall be higher than three (3) feet on any comer lot or parcel in any zoning district requiring front and side yards within the triangular area formed by the intersecting street right-of-way lines and a straight line joining the two street lines at points which are thirty (30) feet distant from - ~ May /99 7 56-2 �Anicle 56. 0 - Supplemental Regulations the point of intersection, measured along the street right-of-way lines. Trees may be planted in this triangular area, provided that the lowest foliage is ten (10) feet or higher from the ground. SECTION 56.05 - ACCESS TO PUBLIC STREET Toe following provisions shall apply: A. In any residential district, commercial, office, wholesale, research and industrial districts, every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which adjoins a public street, such street right-of-way to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the effective date of this ordinance or shall adjoin a private street which has been approved as to design and construction by the Pittsfield Township Board and the Washtenaw County Road Commission Engineer. B. In any other district, (i.e., Recreation-Conservation or Agriculture), every use, building or structure established after the effective date of this ordinance shall be on a lot or parcel which adjoins a public or private easement of access to a public street, such public street right-of-way or public or private easement to be at least sixty six (66) feet in width unless a lesser width was duly established and recorded prior to the affective date of this ordinance. An easement may not serve more than one (1) lot or parcel, unless it conforms to subsection A, above. C. Private roads shall be divided into two classes as follows: 1. May /99 7 Class A private roads, as defined below, shall be any private road that meets one (1) or more of the following criteria: a. Serves six (6) or more single-family residential lots or has a reasonably foreseeable potential for serving six (6) or more singlefamily residential lots. b. Connects with, or has a reasonably foreseeable potential to be extended at a future time to connect with, a public or private road. C. Has a reasonable probability of dedication as a public road. d. Has a length of more than fifteen hundred (1,500) feet, measured on the roadway centerline, from the centerline of the public road served to the centerline of the intersecting road or the center of the turnaround. 56-3 �Article 56. 0 - Supplemental Regulations e. Serves one (1) or more non-residential uses, but not including fann uses and buildings. 2. All other private roads shall meet at least the standard for a Class B road as set forth below. 3. A Class A road shall meet the following minimum specifications: May / 99 7 a. A sub-base of six (6) inches of compacted sand spread to a minimum width to extend to the front slope of the roadside ditch. b. A base of eight (8) inches of limestone, slag, or processed road gravel (MDOT 22A or 23A) in two equal courses, each compacted thirty-two (32) feet wide. c. Pavement of three (3) inches of bituminous aggregate, # 1100 mix, applied in two lifts; twenty-four (24) feet wide. d. A turnaround area with a seventy-five (75) foot radius right of way and a 50 foot radius roadway surface where applicable. e. Ditching with a minimum grade of one half of one percent (0 .5%). Grades of less than four percent (4.0%) shall be stabilized with sod. Grades steeper than four percent (4.0%) shall be stabilized with rip-rap. Front and back slopes shall be greater than one ( 1) on four (4). f. Roadway grades shall be a minimum of one half of one percent (0.5%) and a maximum of six percent (6.0%). g. Roadway curves shall have a horizontal minimum of a two hundred thirty (230) foot radius and a vertical minimum of one hundred ( 100) feet of length for changes in gradient of two percent (2.0%) or more. \ 4. A Class B road shall meet the requirements set forth above for a Class A road except that no pavement is required and a six (6) inch base may be substituted for the eight (8) inch base required above. 5. All roadway surfaces shall be centered in the right-of-way. 6. Underground cross-road drainage shall be provided in accordance with the standards of the Washtenaw County Road Commission when a proposed right-of-way crosses a stream or natural drainage course. 56-4 �Article 56. 0 - Supplemental Regulations D. 7. A right-of-way and roadway shall be adequately arraigned so as to convey runoff water to existing drainage courses or water bodies. Discharged water shall not be cast upon the land of another property owner unless the water is following an established drainage course. Connection to county drains shall be approved by the Washtenaw County Drain Commissioner. Connection to roadside a itches within public road right-of-ways shall be approved by the Washtenaw County Road Commission. 8. A private road shall have road signs erected and maintained in accordance with the Michigan Manual of Uniform Traffic Control Devices, 9. A Soil Erosion Permit shall be obtained before construction of a private road where required under the Pittsfield Charter Township Soil Erosion and Sedimentation Control Ordinance. No building permits shall be issued for any lot or parcel until access as required under this section has been constructed and approved. The Zoning Administrator shall have the authority to approve the provision of required access. SECTION 56.06 - BULK REGULATIONS A. CONTINUED CONFORMITY WITH BULK REGULATIONS - The maintenance of setback, height, floor area ratio, coverage, open space, mobile home site, transition strip, lot area and lot area per dwelling unit required for one (1) use, lot, building or structure shall be a continuing obligation of the owner of such building or structure or of the lot on which such use, building or structure is in existence. Furthermore, no setback, height, floor area ratio, coverage, open space, mobile home site, transition strip, lot area per dwelling unit allocated to or required about or in connection with one (1) lot, use, building or structure may be allocated to any other lot, use, building or structure. B. DIVISION OF A LOT - No one (1) lot, once designated and improved with a building or structure, shall be reduced in area, or divided into two (2) or more lots, and no portion of one (1) lot, once designated and improved with a building or structure, shall be sold unless each lot resulting from each such reduction, division or sale, and designated and improved with a building or structure, shall conform with all of the bulk and yard regulations of the zoning district in which it is located. C. SETBACKS AND YARD REQUIREMENTS - The setback and yard requirements established by this ordinance shall apply uniformly in each zoning district to every lot, building or structure except, that any of the following structures may be located anywhere on any lot: terraces, patios, porches, decks, and steps, which are open and unroofed, awnings, flag poles, except as regulated in Section 53.03.E, light poles, hydrants, laundry drying equipment, arbors, May 1997 56-5 �Article 56. 0 - Supplemental Regulations trellises, recreational equipment, outdoor cooking equipment, sidewalks, private driveways in agricultural and single-family residential districts to include the parking of currently licensed and operational passenger vehicles, provided, however, that such vehicles not be offered for sale, trees, plants, shrubs, and hedges. Anything to be constructed, erected, planted or allowed to grow shall conform to the provisions of Section 56.04, herein. Notwithstanding the provisions of Section 56.03, paragraph A, sub-paragraph (4); major recreational equipment may be parked or stored in a private driveway serving property in a residential or agricultural district for a period of not to exceed seven (7) consecutive days twice each calendar year for the purposes of loading and unloading. Trash enclosures may be placed anywhere on a lot provided, however, that they shall not occupy a setback required adjacent to a public or private street nor shall they occupy a required transition strip. All trash enclosures shall be screened from view on all sides by a screen or wall not less than five (5) feet in height and built of materials consistent with those used for the principal structure, such as wood or masonry construction but not including wire mesh fencing with strips of wood, metal, plastic or similar materials inserted. D. HEIGHT - The height requirements established by this ordinance shall apply uniformly in each zoning district to every building and structure except that the following structures and appurtenances shall be exempt from the height requirements of this ordinance subject to the provisions of conditional uses, Article 50.0: spires, belfries, penthouses and homes not used for human occupancy, chimneys, ventilators, skylights, water tanks, bulkheads, public utility transmission and distribution lines and related structures, radio and television broadcasting and receiving antennae, silos, parapets, and other necessary mechanical appurtenances, provided their location shall conform where applicable to the requirements of Pittsfield Township, the Federal Communications Commission, the Civil Aeronautics Administration, and other public authorities having jurisdiction. ~ E. LOT AREA/WIDTH - Buildings and structures designed to house essential services shall not be required to meet the requirements of this ordinance regarding lot area or width provided, however, that such a building or structure shall meet all other regulations for the district in which it is located. May 1997 56-6 ,,----- �Article 56. 0 - Supplemental Regulations SECTION 56.07-PRESERVATION OF ENVIROm-IENTAL QUALITY The following provisions shall apply: A. In any zoning district no river, stream, water course or drainage way, whether filled or partly filled with water or dry in certain seasons, shall be obstructed or altered in any way at any time by any person except as provided in Article 55.0 of this ordinance. Such person shall submit to the Township Planning Commission a site plan and required data, exhibits and information as required. B. No living tree in any wooded lot, grove, bush, park, wooded area or forested land shall be removed in the RC (Recreation-Conservation) District except for the following: 1. Diseased, weak, wind blown and disfigured trees . 2. Trees that may be within an area designated specifically for buildings, structures, streets and driveways . 3. If any living tree other than as specified above is proposed to be removed by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits, and information as required in Article 55.0 of this ordinance. 4. Tree trimming and removal necessary to the operation of essential service facilities of a municipal or other governmental department or agency or public utility franchised to operate in the Township. C. No building, structure, street, parking area or driveway shall be erected, constructed or placed on any land having a slope of twenty (20) percent or greater. D. No person shall alter, change, transform, or otherwise vary the edge, bank, or shore of any lake, river or stream except in conformance with the following : 1. As provided in the Inland Lakes and Streams Act, Act 291 of the Public Acts of 1965 . 2. If any edge, bank or shore of any lake, river or stream is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as required in Article 55.0 of this ordinance . • May / 99 i 56-7 �I Article 56. 0 - Supplemental Regularions E. No person shall drain, remove, fill, change, alter, transform or otherwise vary the area, water level, vegetation or natural conditions of a marsh, swamp or wetland except in conformance with the following: if any marsh, swamp or wetland is proposed to be altered in any way by any person, such person shall submit to the Planning Commission a site plan and required data, exhibits and information as provided in Article 55.0 of this ordinance. Any such alterations shall be made in conformance to applicable state and federal requirements. SECTION 56.08 ·GREENBELT TRAl~SITION STRIP Wherever in this ordinance a transition strip is required, it shall be established in accordance with this section. Where permitted elsewhere in this ordinance, an attractive six (6) foot masonry wall may be built and adequately maintained in lieu of a green belt. A green belt, minimum width specified in the regulations of the applicable district herein, shall be completed within six (6) months from the date of issuance of a certificate of occupancy and shall thereafter be maintained with permanent plant materials. Specifications for spacing and plant materials are shown below. Materials listed are suggestions and shall not be limiting, provided their equals in characteristics are used. SPACING 1. Plant materials shall not be placed closer than three (3) feet from the fence line or property line. 2. \Vhere plant materials are planted in two (2) or more rows, planting shall be staggered in rows. 3. Evergreen trees shall be planted not more than thirty (30) feet on centers. 4. Narrow evergreens shall be planted not more than three (3) feet on centers. 5. Deciduous trees shall be planted not more than till(tY (30) feet on center. 6. Tree-like shrubs shall be planted not more than ten (10) feet on center. 7. Large deciduous shrubs shall be planted not more than four (4) feet on center. 56-8 - ~ �Article 56.0 - Supplemental Regulations PLANT MATERIALS 1. Evergreen Trees Juniper, Red cedar, White Cedar, Pines Minimum size (in height/feet): Five (5) 2. Narrow Evergreens Pyramidal Arbor Vitae, Columnar Juniper, Irish Jumper Minimum size (in height/feet): Three (3) 3. Tree-like Shrubs Flowering Crabapple, Russian Olive, Mountain Ash, Dogwood, Redbud, Rose of Sharon Minimum size (in height/feet): Four (4) 4. Large Deciduous Shrubs Honey Suckle, Virburnum, Mock Orange, Forsythia, Lilac, Ninebark Minimum size (in height/feet): Six (6) 5. Large Deciduous Trees Oak, Hard maple, Ash, Hackberry, Sycamore Minimum size (in height/feet): Eight (8) TREES NOT PERMITTED: Box Elder, Soft Maple, Elms (American), Poplar, Ai/anthus (Tree of Heaven), Willow A bond, or cash, where not provided as part of bonding or performance requirements elsewhere herein, of an amount equal to five dollars per lineal foot of required green belt shall be deposited with the township clerk until such time as the green belt is planted. In the event that weather or seasonal conditions prevent transplanting, the petitioner shall be granted six (6) months from the date of issuance of certificate of occupancy to install said green belt or the township shall be authorized to use said funds to install said green belt. May /99i 56-9 �I Article 56.0 - Supplemental Regulations In all cases, however, the township shall be authorized to withhold ten percent (10%) of the bond or cash for a period of two (2) years from date of issuance to ensure that dead or dying nursery stock shall be replaced. Excess funds, if any, shall be returned to the depositor upon completion of the two year period. It shall be the responsibility of the property owner to maintain the green belt for its original intent and purpose. SECTION 56.09 - SANITARY SEWAGE FACILITIES No service for the collection, treatment and/or disposal of sewer wastes shall be installed or used without the approval of the Washtenaw County Health Department. SECTION 56.10 - FLOOD HAZARD REGULATIONS A. Purpose - The Federal Emergency Management Agency has identified flood hazard areas in Pittsfield Charter Township. It is the purpose of this section to reduce hazards to persons and damage to property in such areas and to comply with the National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973, and subsequent regulations enacted by the Federal Emergency Management Agency. This section is designed to achieve the following purposes: B. 1. Protect human life, prevent or minimize property losses, and reduce public costs of rescue and relief efforts from the effects of flood conditions. 2. Restrict or prohibit uses which, when located in designated flood hazard areas, are dangerous to health, safety, and property in times of flooding, or causes excessive increases in flood heights or velocities. 3. Require that uses and structures which are vulnerable to floods including public facilities, in designated flood hazard areas be protected against flood damage at the time of construction. 4. Alert the public to lands which are unsuitable for certain uses and structures because of potential flood hazards. 5. Permit reasonable use of property located within designated flood hazard areas. Definitions - The following definitions shall be used to interpret the provisions of this section: BASE FLOOD: The flood having a one-percent chance of being equaled or exceeded in any given year. May /99 56-10 �Article 56. 0 - Supplemental Regulations 2. FLOOD OR FLOODING: A general and temporary condition of partial or complete inundation of normally dry land areas from : (a) (b) (c) The overflow of inland or tidal waters. The unusual and rapid accumulation or runoff of surface waters from any source. The collapse or subsidence of land along the shore of a lake or other body of water as a result of undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm, or by an unanticipated force of nature, such as a flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding. 3. FLOOD HAZARD AREA: Land which, on the basis of available flood plain information, is subject to a one-percent or greater chance of flooding in any given year. 4. FLOOD INSURANCE RATE MAP (FIRM): The official map of Pittsfield Township prepared by the Federal Emergency Management Agency, delineating both the areas of special flood hazards and the risk premium zones applicable to Pittsfield Township. 5. FLOOD INSURANCE STUDY: The official report provided by FEMA. The report contains flood profiles, the water surface elevation of the base flood, and may include a Flood Boundary - Floodway Map. 6. FLOODPLAIN: Any land area susceptible to being inundated by water from any source (see definition of base flood). 7. FLOODWAY: The channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. 8. STRUCTURE: For floodplain management purposes, a walled and roofed building that is principally above ground, gas or liquid storage facility, as well as a mobile home or manufactured unit. 9. SUBSTANTIAL IMPROVEMENT: Any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds fifty percent (50%) of the market value of the structure either, [1] before the improvement or repair is started, or [2] if the structure has been damaged and is being restored, before the damage occurred. For the purposes of May 1997 56-11 �I Article 56. 0 - Supplemental Regulations this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structures. The term does not, however, include either [1] any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications whi~h are solely necessary to assure safe living conditions, or [2] any alteration of a structure listed on the National Register of Historic Places or a State Inventory of Historic Places. C. 10. NEW CONSTRUCTION: Structures for which start of construction commenced on or after the effective date of this section. 11. USGS: United States Geological Survey. Application of Regulations 1. All designated flood hazard areas shall be subject to the provisions of this section. The Flood Boundary and Floodway Map and the Flood Profiles which are contained in the Flood Insurance Study and the Flood Insurance Rate Maps, dated May 15, 1992, are hereby made a part of this ordinance. 2. The general location of the designated flood hazard areas shall be shown on the official zoning map but shall be shown only for the purpose of providing information. The precise location of Floodway and flood hazard areas shall be determined from information as particularly specified on the Flood Boundary and Floodway Map, together with the Flood Profiles contained in the Flood Insurance Study, and by site surveys, and other base flood elevation data available from a federal, state or other source, where applicable. 3. The requirements of this section overlay ex1stmg zoning districts. Compliance with the provisions of this section shall be in addition to compliance with the provisions of this ordinru\ce. Conflicts among provisions of this ordinance or with provisions of any other ordinance shall be resolved in favor of the more stringent requirement. 4. No certificate of zoning compliance and no building permit shall be issued for any lot, use or structure subject, in whole or in part, to the provisions of this section until all provisions of this section, the underlying zoning district, and other applicable provisions of the zoning ordinance have been met. The Zoning Administrator shall have the authority to determine whether a lot, use, or structure is subject to this section. May 1997 56-12 ~ ,- �Anicle 56. 0 - Supplemental Regulations D. Information Required - Toe following information shall be provided with an application for a certificate of zoning compliance for any lot, use or structure located in whole or in part in a designated flood hazard area. 1. Elevation of the lowest habitable floor, including basement, of all structures. Toe elevation shall be referenced to USGS data. 2. If a structure is to be flood-proofed, the elevation to which flood proofing will be utilized shall be indicated. Toe elevation shall be referenced to USGS data. In such case a certificate of a professional engineer or architect registered in the State of Michigan shall be submitted indicating therein that the flood-proofing criteria of this section will be met. 3. A description of alteration or relocation of any watercourse. 4. Proof of floodplain permit approval or letter of no authority from the Michigan Department of Natural Resources, under authority of Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 5. Base flood elevation data for any lot subject to the Subdivision Control Act (Act 288, Public Acts 1967). 6. Additional information reasonably necessary to determine compliance with this section. E. May /99 7 General Standards for Flood Hazard Areas -The following standards, and all applicable provisions of the currently adopted version of the BOCA code as amended, shall apply to all land within a designated flood hazard area: 1. All new construction and substantial improvements including the placement of, or addition to or expansion of, prefabricated structures and mobile homes, shall be designed and anchored to prevent flotation, collapse, or lateral movement of the structure; shall be constructed with materials and utility equipment resistant to flood damage; and shall be constructed by methods and practices that minimize flood damage to the smallest reasonable extents. 2. New and replacement water supply systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems. 3. New and replacement sanitary sewage systems shall reduce to the smallest reasonable extent infiltration of flood waters into the systems, and discharges from the system into flood waters. On-site disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. 56-13 �Article 56. 0 - Supplemental Regulations F. 4. Public utilities and facilities shall be designed, constructed, and located to reduce flood damage to such utilities and facilities to the smallest reasonable extent. 5. Adequate drainage shall be provided to reduce exposure to flood hazards. Positive drainage away from all structures shall be provided. 6. A watercourse within a designated flood hazard area shall not be relocated until approval has been obtained from the Michigan Department of Natural Resources or the Washtenaw County Drain Commissioner, whichever has jurisdiction. Evidence of the approval shall be submitted by the person relocating the watercourse to the Federal Emergency Management Agency. Specific Standards for Flood Hazard Areas Excluding Floodways - The following standards shall apply to all land located within a designated flood hazard area but outside a floodway. G. May 1997 1. All buildings or structures shall be elevated so that the lowest floor is located at or above the base flood elevation. All basement floor surfaces shall be located at or above the base flood elevation. 2. Exceptions shall be permitted in accordance with applicable provisions of the currently adopted version of the BOCA code, as amended. Specific Standards for Floodways - The following standards shall apply to land located within the flood way portion of a designated flood hazard area: 1. Encroachments, including fill, new construction, substantial improvements, and other development shall be pn\hibited in a floodway. Exceptions to this standard shall be made only upon certification by a professional engineer registered in the State of Michigan, or by the Michigan Department of Natural Resources, in cases in which the department has jurisdiction, that the encroachment or other development will not result in any increase in flood levels during the discharge of base flood, and that the encroachment or other discharge complies with Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. 2. The uses and structures permitted in an underlying district shall not be permitted within a floodway, unless an exception is obtained as provided in subsection 0(1), preceding. 56-14 �Anicle 56. 0 - Supplemental Regulations SECTION 56.11 FENCE REGULATIONS A. PERMIT REQUIREivffiNTS - It shall be unlawful for any person, firm, or corporation to construct, or cause to be constructed, any fence on any property within Pittsfield Charter Township, except in accordance with these regulations. Any person, firm, or corporation desiring to construct, or cause to be constructed, any fence that is subject to these regulations shall first obtain a fence permit from the Building Department. The application for a fence permit shall contain any and all information, including drawings, that is required and necessary to determine compliance with this ordinance. B. FEE - The fee for a fence permit shall be established, and may be amended, by resolution of the Pittsfield Township Board. The fee shall be paid to the Township Treasurer at the time of application for the permit. C. LOCATION OF FENCES - All fences shall be located entirely on the property of the owner of the fence. Adjoining property owners may jointly apply for a fence permit for the purpose of constructing a fence on the common property line. D. HEIGHT REGULATIONS 1. • ----- May /99 7 Fences located on residential lots shall comply with the following regulations: a) Only ornamental type fences shall be located in a required front yard or, in the case of a corner or through lot, in a required yard which adjoins a public or private street provided such fences shall not exceed three (3) feet in height. b) Fences may be located in any required yard not adjoining a public or private street provided that they shall not exceed six (6) feet in height. 2. Fences on any commercial or office lot shall not exceed six (6) feet in height. Fences in a front yard or a street yard shall not be permitted in a commercial or office district expect where required by the Township Planning Commission. 3. Fences on any wholesale, warehouse, or industrial lot shall not exceed twelve (12) feet in height or, when located in a front or street yard, fifty percent (50%) opacity. 56-15 �Article 56. 0 - Supplemental Regulations 4. In determining the maximum height of a fence that separates two adjoining lots and that is located within two (2) feet of the common lot line, the maximum height at any point shall be measured from the highest grade at that point within two (2) feet on either side of the common lot line. E. VISION CLEARANCE - All fences shall comply with Section 56.04, Visibility at Intersections, herein. A fence that is located at the intersection of a driveway and a public sidewalk, or a sidewalk along a private street, shall not impede vision between the driveway and sidewalk. F. SAFETY OP FENCES 1. No spikes, nails, barbed wire, or other pointed objects or sharp protrusions shall be placed on, attached to, or permitted to remain on, any fence below the height of ten (10) feet, except in the case of fences that enclose farmland, in which case barbed wire may be permitted at any height of the fence. 2. Fences shall not contain any electric charge or current, except fences that enclose farmland, in which case electrically charged fence wires shall be permitted, provided such wires shall be attached to the inside face of the fence posts. All electrically charged fences shall be of a type and make approved by Underwriters Laboratories. G. RETAINING WALLS - A retaining wall shall be regulated as a fence if the wall projects more than eighteen (18) inches above the grade of the ground being retained. H. PUBLIC UTILITY FENCES - Fences that enclose public utility installations shall not be located in any required yard where the lot is located in a residential zoning district. Such fences may be located in any required yard where the lot is located in any other zoning district. Such fences shall comply with all other provisions of this ordinance. I. MAINTENANCE - Fences shall be maintained so as not to endanger life or property. Any fence which, through lack of repair, type of construction, or otherwise endangers life or property, is hereby deemed a nuisance. If an unsafe condition exists in regard to a fence, the building inspector or other authorized person shall serve written notice to the owner, agent, or person in control of the property on which such fence is located. The notice shall describe the unsafe conditions, shall specify the repairs or modifications required to make the fence safe, or shall require an unsafe fence or any portion thereof to be removed. The notice shall provide a time limit for such repairs, modifications, or removal to be made. May /997 56-16 �Article 56. 0 - Supplemental Regulations J. EXEMPTIONS - Fences not greater than four (4) feet in height where located on single family residential lots larger than 2-1/2 acres not located within a recorded subdivision or site condominium project and fences enclosing farmland shall be exempt from the regulations and requirements of this section, except Sections 56.1 lA & 56.1 lF. SECTION 56.12 - SITE CONDOMINIUM REVIEW A. Approval Required - Pursuant to authority conferred by Section 141 of the Condominium Act, preliminary and final site plans for all site condominiums shall be approved by the Pittsfield Township Planning Commission. B. General Requirements 1. No permits for erosion control, building construction, grading, or installation of water or sanitary sewerage facilities shall be issued for property in a site condominium development until a final site plan therefor has been approved by the Pittsfield Township Planning Commission and is in effect. However, the Planning Commission may, at its discretion, and with appropriate conditions attached, authorize the building inspector to issue permits for grading and foundation work on the basis of the approved preliminary site plan. This requirement shall include contractible, conversion, and expandable site condominiums. 2. If a building or structure to be placed on a condominium lot requires site plan approval under Section 55.02, herein, a site plan for that building or structure shall be approved in accordance with Article 55.0, herein, before a building permit may be issued. 3. The Pittsfield Township Planning Commission shall have the authority to review and approve or deny preliminary and final site plans for site condominiums. 4. Preliminary and final site plans shall be submitted, reviewed, and approved or denied in accordance with Article 55 .0, herein, provided however, that preliminary and final site plans shall not be combined for site condominiums. A dimensionally stable copy of the as built drawings shall be submitted to the Pittsfield Township Clerk and a second dimensionally stable copy shall be recorded with the Washtenaw County Register of Deeds. 5. Each condominium lot shall be located within a zorung district that permits the proposed use. • May /99 7 56-17 �Article 56. 0 - Supplemental Regulations 6. For the purposes of this ordinance, each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the zoning district in which located. In the case of a site condominium containing single-family detached dwelling units, not more than one (1) dwelling unit shall be located on a condominium lot, nor shall a dwelling unit be located on a condominium lot with any other principal structure or use, except in a PUD district. Required yards shall be measured from the boundaries of a condominium lot. Lot coverage and floor area ratio shall be calculated using the area of the condominium lot. 7. Each condominium lot shall be connected to Pittsfield Township's water and sanitary sewer facilities, where available, or shall have a well, septic tank, and drain field approved by the County Health Department, where Pittsfield Township water and sanitary sewer services are not available. The well, septic tank, and drain field serving a condominium lot shall be located within that lot, as described in the master deed, except in a PUD district, in which case this requirement may be waived by the Township Board as a part of its approval of the PUD rezoning petition 8. Relocation of boundaries between adjoining condominium lots, if permitted in the condominium documents, as provided in Section 48 of the Condominium Act, shall comply with all regulations of the zoning district in which located and shall be approved by the Zoning Administrator. These requirements shall be made a part of the bylaws and recorded as part of the master deed. 9. Each condominium lot that results from a subdivision of another condominium lot, if such subdivision is permitted by the condominium documents, as provided in Section 49 of the Condominium Act, shall comply with all regulations of the zoning district in which located, and shall be approved by the Zoning Administrator. These requirements shall be made a part of the condominium bylaws and re~orded as part of the master deed. 10. All information required by this ordinance shall be updated and furnished to the Zoning Administrator until applicable certificates of zorung compliance have been issued, as provided in Section 58.06, herein. C. Preliminary Site Plan Requirements 1. May 1997 A preliminary site plan shall be filed for approval at the time the notice of proposed action is filed with Pittsfield Township. 56-18 �Article 56. 0 - Supplemental Regulations D. 2. The preliminary site plan shall include all land that the developer intends to include in the site condominium project. 3. The preliminary site plan shall include all information required in Section 55 .05, herein except that, in the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the preliminary site plan. Final Site Plan Requirements 1. A final site plan shall be filed for review for each phase of development shown on the approved preliminary site plan. 2. A final site plan for any phase of development shall not be filed for review by the Pittsfield Township Planning Commission unless a preliminary site plan has been approved by the Planning Commission and is in effect. 3. A final site plan shall include all information required by Section 66 of the Condominium Act, and the master deed and bylaws. The final site plan shall also include all information required in Section 55.08, herein, except that, in the case of a development that consists only of condominium lots and not buildings or other structures at the time of plan review, the location and dimensions of condominium lots rather than individual buildings, and other structures, and required yards, shall be shown on the final site plan. 4. The applicant shall provide proof of approvals by all County and State agencies having jurisdiction over improvements in the site condominium development, including but not limited to the County Road Commission, County Drain Commissioner, County Health Department, and the Michigan Department of Natural Resources. The Pittsfield Township Planning Commission shall not approve a final site plan until each county and state agency having such jurisdiction has approved that portion of the final site plan that is subject to its jurisdiction. • • E. Revision of Condominium Subdivision Plan - If the condominium subdivision plan is revised, the final site plan shall be revised accordingly and submitted for review and approval or denial by the Pittsfield Township Planning Commission before any building permit may be issued, where such permit is required. F. Private Streets - Private streets in a site condominium shall comply with sections 56.05.A, B, C, and D, herein . May /99 7 56-19 -- ~--=----- • �Anicle 56. 0 - Supplemental Regulations G. Amendment of Master Deed or Bylaws - Any amendment to a master deed or bylaws that affects the approved preliminary or final site plan, or any conditions of approval of a preliminary or final site plan, shall be reviewed and approved by the Pittsfield Township Planning Commission before any building permit may be issued, where such permit is required. The Planning Commission may require its review of an amended site plan if, in its opinion, such changes in the master deed or bylaws require corresponding changes in the approved site plan. H. Relation to Subdivision Ordinance - The provisions of Articles 4 and 5 of the Subdivision Ordinance of Pittsfield Charter Township shall apply to site condominiums, and these provisions incorporated herein by reference. In applying the design and development standards of Article 4 and the improvement requirements of Article 5 of the Subdivision Ordinance, the standards and requirements that are intended to apply to lots in a subdivision shall apply instead to condominium lots. Nothing in this Section shall be construed as requiring a site condominium to obtain plat approval under the Subdivision Ordinance or the Subdivision Control Act. I. Development Agreement - The Pittsfield Township Planning Commission may require, as a condition of approval, that the applicant enter into a development agreement with the Planning Commission and the Charter Township of Pittsfield, incorporating the terms and conditions of final site plan approval, and record the same in the Office of Register of Deeds for Washtenaw County. J. Any application for a building permit for construction to be located in a general common element shall include written authorization for the application by the Condominium Association. K. Monuments shall be set at all boundary comers and deflection points and at all road right of way intersection comers and deflection points. Lot irons shall be set at all condominium lot comers and deflection points of condominium lot lines. The Township Engineer may grant a delay the setting oi required monuments or irons for a reasonable time, but not to exceed one (1) year, on condition that the developer deposit with the Pittsfield Township Clerk, cash, a certified check, or an irrevocable bank letter of credit running to Pittsfield Charter Township, whichever the developer selects, in an amount as determined from time to time by resolution of the Township Board. Such deposit shall be returned to the developer upon receipt of a certificate by a surveyor registered in the State of Michigan that the monuments and irons have been set as required, within the time specified. If the developer defaults, the Township Board shall promptly require a registered surveyor to set the monuments and irons in the ground as shown on the condominium site plans, at a cost not to exceed the amount of the security deposit. -------- May 1997 56-20 �Article 56. 0 - Supplemental Regulations L. Road rights of way shall be described separately from individual condominium lots, and shall be accurately delineated by bearings and distances on the condominium subdivision plan and the final site plan. The right of way shall be for roadway purposes and for the purposes of locating, installing, maintaining, and replacing of public utilities. The developer shall dedicate easements to Pittsfield Township for all public water and sanitary sewer lines and appurtenances. M. All improvements in a site condominium shall comply with the design specifications as adopted by the Pittsfield Township Board and any amendments thereto. SECTION 56.13 - CONTROLLED USES A. PURPOSE. The purpose of this section is to identify and describe certain uses which are recognized as an impediment to stable growth and development because of their disruptive and deleterious effect on adjacent properties, especially when constructed near residential zones. Special control of these uses is necessary to insure that the adverse effects of these uses will not interfere with the growth and development of the surrounding areas. These special controls are itemized in this section. The primary control or regulation is for the purpose of preventing a concentration of these uses in any one (1) area (i.e., not more than two such uses within one thousand (1,000) feet of each other). B. RESTRICTIONS. The establishment of the following kinds of uses is prohibited if the establishment of any one (1) of the following uses constitutes the third such use within a one thousand (1,000) foot radius. ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ May 199 7 Adult motion picture theater Adult supply store Adult drive-in motion picture theater Adult physical culture establishment Arcades or amusement establishments Bars or establishments principally used for the sale of beer, wine or intoxicating liquor for consumption on the premises Cabaret Hotels or motels Pawnshops or collateral loan and/or exchange establishments Pool or billiard halls Public lodging houses Secondhand stores Specially designated distributor's establishment (SDD) 56-21 �Article 56. 0 - Supplemental Regulations ♦ Specially designated merchant's establishment (SDM) C. APPLICATION. Application to establish any of the above controlled uses shall be made to the Zoning Administrator, who shall not approve any such application or request if there are already in existence two (2) or more such controlled uses within a radius of one thousand (1,000) feet. D. WAIVERS. Upon denial of any application for a controlled use under subsection (B) above, the applicant may appeal for a waiver of the locational provisions above to the planning commission consistent with the standards set forth below. The planning commission shall waive the locational provisions set forth in subsection (B), after all the following findings are made: 1. The proposed use will not be contrary to any other provision of this ordinance or injurious to nearby properties; 2. The proposed use will not enlarge or encourage the development of a "skid row" or "strip"; 3. That the establishment of an additional controlled use will not be contrary to, or interfere with, any development program or improvement plan. 4. That all applicable city, state, or federal laws and/or regulations will be observed. E. PROCEDURE FOR WAIVER. Prior to granting waiver of the locational restrictions set forth above, and not less than five (5), nor more than fifteen (15) days before the request for waivers is considered or a public hearing held pursuant to this section, the Township Clerk shall publish, in a newspaper of general circulation in Pittsfield Charter Township, one (1) notice indicating that a request for waivers to establish a controlled use has been received, and shall send by mail or personal delivery, a copy of said notice to the owners of the property for which waivers are being considered, and to all persons to whcfui any real property is assessed within 300 feet of the boundary of the premises in question and to the occupants of all structures within 300 feet. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one (1) occupant of a structure, except that if a structure contains more than one (1) dwelling or spatial area owned or leased by different individuals, partnerships, businesses or organizations, one (1) occupant of each dwelling unit or spatial area shall receive notice. In the case of a single structure containing more than four (4) dwelling units or other distinct spatial areas owned or leased by different individuals, May /997 56-22 �Anicle 56. 0 - Supplemental Regulations partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice of application shall inform the rec1p1ent of the applicant's name, describe the nature and type of use proposed, indicate the local address, the lot number and subdivision name of the property in question and provide the section of the zoning ordinance under which the proposal is being processed. Said notice shall also invite written comments, statements or opinions, and indicate the place and date upon which written comments concerning the proposed use must be received. Said notice of application shall further indicate that a public hearing on the proposed controlled use may be requested by a property owner or occupant, no less than eighteen (18) years of age, of a structure located within 300 feet of the boundary of the property being considered for the controlled use. If the applicant or the planning commission requests a public hearing under this section any interested person may be represented by a person, firm, organization, partnership, corporation, board or bureau. F. • ESTABLISHMENT PROHIBITED NEAR SCHOOLS, RESIDENTIAL ZONES. It shall be unlawful to hereafter establish any controlled use if the proposed controlled use will be within a five hundred (500) foot radius of a planned unit development district (PUD) or agricultural district (AG) primarily devoted to residential use, a residentially zoned district or within a five hundred (500) foot radius of any nursery, primary or secondary school or day care facility. This prohibition relative to the establishment of a controlled use near a planned unit development district or agricultural district primarily devoted to residential use or residentially zoned districts shall be waived upon the presentment to the Zoning Administrator of a validated petition requesting such waiver, signed by at least 51 % of all those persons owning, residing, or doing business within five hundred (500) feet of the proposed location. No waivers shall be given to permit a controlled use to locate within a five hundred (500) foot radius of any nursery, primary or secondary school or day care facility. The Zoning Administrator shall adopt rules and regulations governing the procedure for securing any petition of waiver, which may be provided for in this section of the ordinance. The rules shall provide that the circulator of the petition requesting a waiver shall be over eighteen (18) years and subscribe to an affidavit attesting to the fact that the petition was circulated in accordance with said rules and that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the person whose name appeared thereon . • May /99 7 56-23 �Article 56. 0 - Supplemental Regulations The planning commission shall not consider the waiver of locational requirements until the above described petition, if required, shall have been filed and verified by the Zoning Administrator. Prior to the granting of approval for the establishment of any controlled use, the planning commission may impose any such conditions or limitations upon the establishment, location, construction, maintenance, or operation of the controlled use as in its judgment may be necessary for the protection of the public interest. Any evidence bond or other performance and guarantee may be required as proof that the conditions stipulated in connection therewith will be fulfilled. SECTION 56.14 - PLANNING AND DEVELOPMENT REGULATIONS FOR MOBILE HOME PARKS The business of selling new and/or used mobile homes as a commercial operation in connection with the operation of mobile home parks shall be prohibited. New or used mobile homes located on lots within the mobile home park to be used and occupied on that site may be sold by a licensed dealer or broker. This Section shall not prohibit the sale of a used mobile home by a resident of the mobile home park provided the park's regulations permit the sale. A mobile home shall be in compliance with the following minimum distances: 1. Twenty (20) feet from any part of an attached or detached structure of an adjacent mobile home which is used for living purposes. 2. Ten (10) feet from an on-site parking space of an adjacent site. 3. Ten (10) feet from either of the following: An attached or detached structure or accessory of an adjacent mobile home which is not used for living purposes. 4. Fifty (50) feet from any permanent building. 5. Ten (10) feet from the edge of an internal street. 6. Twenty (20) feet the right-of-way line of a dedicated public street within the mobile home park. 7. Seven and one half (7 1/2) feet from a parking bay. 8. Seven (7) feet from a common pedestrian walkway. \ ~ May 1997 56-24 �Article 56. 0 - Supplemental Regulations • C. The maximum height of accessory structures in a mobile home park shall be fifteen (15) feet. The height of a storage building on a mobile home site shall not exceed the lesser of fifteen (15) feet or the height of the mobile home. D. Parking Requirements 1. A minimum of two (2) parking spaces shall be provided for each mobile home site. The minimum number of parking spaces for conditional uses permitted in a mobile home park may be reduced to two-thirds (2/3) the number required for such uses as set forth in Article 51.0, herein, as part of the conditional use permit approval. 2. Additional parking facilities shall be provided as follows: E. • May /99 7 a. for storage of maintenance vehicles. b. at the park office location for office visitors. c. for general visitor parking, at the ratio of one (1) parking space for every three (3) mobile home sites in the park, in a convenient location for mobile home sites served thereby . Streets 1. Vehicular access to a mobile home park shall be provided by at least one (I) hard surface public road. 2. Only streets within the mobile home park shall provide vehicular access to individual mobile home sites in the mobile home park. 3. Two-way streets shall have a minimum width of twenty-one (21) feet where no parallel parking is permitted, thirty-one (31) feet where parallel parking is permitted, along one (1) side of the street, and forty-one (41) feet where parallel parking is permitted along both sides of the street. 4. The minimum width of a one-way street shall be thirteen (13) feet where no parallel parking is permitted, twenty-three (23) feet where parallel parking is permitted along one (1) side, and thirty-three (33) feet where parallel parking is permitted along both sides. 5. A dead-end road shall terminate with an adequate turning area. A blunt-end road is prohibited. Parking shall not be permitted within the turning area. 56-25 �Article 56. 0 - Supplemental Regulations F. Outdoor Storage - Common storage areas for the storage of boats, motorcycles, recreation vehicles, and similar equipment may be provided in a mobile home park, but shall be limited to use only by residents of the mobile home park. The location of such storage area shall be shown on the site plan required herein. No part of such storage area shall be located in any yard required on the perimeter of the mobile home park. Such storage area shall be screened from view from adjacent residential properties. G. Site Constructed Buildings - All buildings constructed on site within a mobile home park must be constructed in compliance with the Pittsfield Township Building, Electrical, Plumbing, Mechanical and Cross-Connection Codes. Any addition to a mobile home unit that is not certified as meeting the standards of the US Department of Housing and Urban Development for mobile homes shall comply with the Pittsfield Township Building, Electrical, Plumbing, and Mechanical Codes. Certificates and permits shall be required as provided in Article 58.0, herein. A final site plan shall be approved prior to construction of any principal structure, not including mobile home units, in accordance with Article 55.0, herein. H. Placement of a Mobile Home Unit I. May 1997 1. It shall be unlawful to park a mobile home unit so that any part of such unit will obstruct a street or pedestrian walkway. 2. A building permit shall be issued by the Township Building Department before a mobile home may be placed on a site in a mobile home park. Site Plan Review Required - Construction of a mobile home park shall require prior approval of a site plan by the Township Planning Commission. For purposes of this section only, a site plan shall provide the following information. 1. The site plan shall be prepared on standard twenty-four (24) inch by thirtysix (36) inch sheets and shall be of a scale not g\-eater than one (1) inch equals twenty (20) feet or less than one (1) inch equals two hundred (200) feet, and of such accuracy that the Planning Commission can readily interpret the plan. 2. Scale, north arrow, name and date, plus date of any revisions. 3. Name and address of property owner and applicant; interest of applicant in the property; name and address of developer. 4. Name and address of designer. A site plan shall be prepared by a community planner, architect, landscape architect, engineer, or land surveyor registered in the State of Michigan. 56-26 �Article 56. 0 - Supplemental Regulations 5. A vicinity map; legal description of the property; dimensions and area; lot line dimensions and bearings. A metes and bounds description shall be based on a boundary survey prepared by a registered surveyor. 6. Existing topography, at minimum of two (2) foot contour intervals; existing natural features ·such as trees, wooded areas, streams, and wetlands; natural features to remain or to be removed; one hundred (100) year flood hazard area. 7. Existing buildings, structures, and other improvements, including drives, utility poles and sewers, easements, pipelines, excavations, ditches, bridges, culverts; existing improvements to remain or to be removed; deed restrictions, if any. 8. Name and address of owners of adjacent properties; use and zoning of adjacent properties; location and outline of buildings, drives, parking lots, and other improvements on adjacent properties. 9. Locations and size of existing public utilities on or surrounding the property; location of existing fire hydrants; inverts of sanitary and storm sewers; location of existing manholes and catch basins; location of existing wells, septic tanks, and drain fields, if applicable. 10. Names and rights-of-way of existing streets on or adjacent to the property; surface type and width; spot elevations of street surface at intersections with streets and drives of the proposed development. 11. Zoning classification of the subject property; location of required yards; total property area; dwelling unit density; schedule of dwelling units, by type; phasing information. 12. Grading plan, at a minimum contour interval of two (2) feet. 13. Location and exterior dimensions of proposed buildings and structures other than mobile home dwellings; height and finished floor elevations of such buildings and structures; location of mobile home and parking spaces 14. Location and alignment of all proposed streets and drives; rights of way, where applicable; surface type and width; typical street sections; location and details of curbs; curb radii. 15. Location and dimensions of proposed parking lots; number of spaces in each lot; dimensions of spaces and aisles; typical section of parking lot surface. May 1997 56-27 �Article 56. 0 - Supplemental Regulations 16. Location, width, and surface of proposed sidewalks and pedestrian paths. 17. Location, use, size, and proposed improvements of open space and recreation areas. 18. Location and type of proposed screens and fences; height, typical elevations, and vertical section of screens, showing materials and dimensions. 19. Location, type, size, area, and height of proposed signs. 20. General proposed utility layout for sanitary sewer, water and storm water systems. 21 . An overall map at a smaller scale showing how this property ties in with all other surrounding properties should be developed to include: a. existing and proposed water mains, sanitary and storm sewers in the area including sanitary sewer service areas; the road network in the area; b. the relationship of existing and proposed drainage courses and retention basins in the general area that impact or are impacted by his development as well as an area wide drainage map showing all the sub-areas that affect this site (all drainage must be directed to retention ponds); the map should also be on a twenty-four (24) inch by thirty-six (36) inch sheet. 22. Landscape plan showing location, type, and size of plant materials. 23. Location, dimension, and materials of proposed retaining walls; fill materials; typical vertical sections. \ J. Building Permits Required - No mobile home may be placed on a mobile home site until a building permit therefore has been issued by the Pittsfield Township Building Department. A building permit shall not be issued until all required state approvals have been obtained. K. Occupancy - A mobile home in a mobile home park shall not be occupied until all required approvals have been obtained from the State of Michigan and a Certificate of Occupancy is issued by the Pittsfield Township Zoning Administrator. May 1997 56-28 �Anicle 56. 0 - Supplemental Regulations SECTION 56.15 SETBACKS ALONG MAJOR ROADS No building, structure or parking shall be located in the front yard required by the district in which the building or structure is located, or within the following distances from the following roads, whichever results in the greater setback. Ann Arbor Saline Road Bemis Road Carpenter Road Washtenaw A venue to Ellsworth Road Ellsworth Road to Bemis Road Clark Road Crane Road Ellsworth Road Fosdick Road Golfside Road Clark Road to Packard Road Hogback Road Lohr Road Waters Road to Oak Valley Drive Oak Valley Drive to Textile Road Maple Road Marton Road Michigan A venue Moon Road Morgan Road State Road to Platt Road Platt Road to Plum Hollow Drive Carpenter Road to Crane Road (extended) Munger Road Platt Road State Road Stone School Road Textile Road West Township Line to Platt Road Carpenter Road to Munger Road Thomas Road Warner Road Washtenaw Avenue Waters Road West Township Line to Oak Valley Drive May /99 7 56-29 110 feet 110 feet 95 feet 110 feet 110 feet 93 feet 110 feet 93 feet 110 feet 95 feet 93 feet 110 feet 110 feet 93 feet 125 feet 110 feet 110 feet 93 feet 93 feet 93 feet 110 feet 110 feet 110 feet 110 feet 110 feet 93 feet 93 feet 95 feet 93 feet �Article 56. 0 - Supplemental Regulations SECTION 56.16 - QUARRIES AND SAND AND GRAVEL PITS ,.......,._ I" The removal of soil, including top soil, sand, gravel, stone and other earth materials shall be subject to the following conditions: A. There shall be not more than one (1) entrance way from a public road to said lot for each six hundred sixty (660) feet of front lot line. B. Such removal shall not take place before sunrise or after sunset. C. On said lot no digging or excavating shall take place closer than one hundred (100) feet to any lot line. D. On said lot all roads, driveways, parking lots and loading and unloading areas within one hundred (100) feet of any lot line shall be paved, watered or chemically treated so as to limit, on adjoining lots and public roads, the nuisance caused by wind borne dust. E. Any odors, smoke, fumes, or dust generated on said lot by any digging, excavating or processing operation and borne or able to be borne by the wind shall be confined within the lines of said lot as much as is possible so as not to cause a nuisance or hazard on any adjoining lot or public road. I I _,.......,__ F. Such removal shall not be conducted as to cause the pollution by any material of any surface or subsurface water course or body outside of the lines of the lot on which such use shall be located. G. Such removal shall not be conducted as to cause or threaten to cause the erosion by water of any land outside of said lot or of any land on said lot so the earth materials are carried outside of the lines of said lot, that such removal shall not be conducted as to alter the drainage pattern of surface or subsurface waters on adjacent property, and that in the event that such removal shall cease to be conducted it shall be the continuing responsibility of the o"ifmer or operator thereof to assure that no erosion or alteration of drainage patterns, as specified in this paragraph, shall take place after the date of the cessation of operation. r I I H. All fixed equipment and machinery shall be located at least one hundred (100) feet from any lot line and five hundred (500) feet from any residential zoning district, but that in the event the zoning classification of any land within five hundred (500) feet of such equipment or machinery shall be changed to residential subsequent to the operation of such equipment or machinery may continue henceforth but in no case less than one hundred ( 100) feet from any lot line. I. There shall be erected a fence of not less than six (6) feet in height around the periphery of the area being excavated. fences shall be adequate to prevent May /997 I ~,-----.,., ~ I 56-30 ,J �Article 56. 0 - Supplemental Regulations trespass, and shall be placed on level terrain no closer than fifty (50) feet to the top edge of any slope. J. All areas within any single development shall be rehabilitated progressively as they are worked out or abandoned to a condition of being entirely lacking in hazards, inconspicuous, and blended with the general surrounding ground form so as to appear reasonably natural. K. The operator or operators shall file with the Township Planning Commission and the County Health Department a detailed plan for the restoration of the development area which shall include the anticipated future use of the restored land, the proposed final topography indicated by contour lines of not greater interval than five (5) feet, steps which shall be taken to conserve topsoil; the type and number per acre of trees or shrubs to be planted and the location of future roads, drive, drainage courses, and/or other improvements contemplated. The restoration plans shall be filed with and approved by both the Township Planning Commission and the County Health Department before quarrying or removal operations shall begin. The plans shall be certified by a soil or geology engineer. In restoration no filling operations shall be permitted which will likely result in contamination of ground or surface water, or soils, through seepage of liquid or solid waste or which will likely result in the seepage of gases into surface or subsurface water or into the atmosphere. L. The operator or operators shall file with the Township Planning Commission a bond, payable to the Township and conditioned on the faithful performance of all requirements contained in the approved restoration plan. The rate per acre of property to be used for the required bond shall be fixed by the Township Planning Commission. The bond shall be released upon written certification of the County Health Department that the restoration is complete and in compliance with the restoration plan. SECTION 56.17-JUNK YARDS AND INOPERATIVE VEHICLES In addition to and as an integral part of development, the following provisions shall apply: A. May /99 7 Junk yards shall be established and maintained in accordance with all applicable State of Michigan statutes. 56-31 �Article 56.0 - Supplemental Regulations B. It is recognized by this ordinance that the location in the open of such materials included in this ordinance's definition of "Junk Yards" will cause the reduction of the value of adjoining property. To that end, the character of the district shall be maintained and property value conserved. A solid, unpierced fence or wall at least seven (7) feet in height and not less in height than the materials located on the lot on which a junk yard shall be operated, shall be located on said lot no closer to the lot lines than the yard requirements for buildings permitted in this district. All gates, doors, and access ways through said fence or wall shall be of solid, unpierced material. In no event shall any materials included in this ordinance's definition of "Junk Yard" be located on the lot on which a junk yard shall be operated in the area between the lines of said lot and the solid, unpierced fence or wall located on said lot. C. All traffic ingress or egress shall be on major streets, and there shall be not more than one (1) entrance way to the lot on which a junk yard shall be operated from each public road on which said lot abuts. D. On the lot on which a junk yard shall be operated, all roads, driveways, parking lots, and loading and unloading areas within any junk yard shall be paved, watered or chemically treated so as to limit on adjoining lots and public roads the nuisance by wind borne dust. SECTION 56.18 - DRIVE-IN THEATERS AND TEMPORARY TRANSIENT AMUSEMENT ENTERPRISES In addition to and as an integral part of development, the following provisions shall apply: A. Drive-in theaters shall be enclosed for their full periphery with a solid screen fence at least seven (7) feet in height. Fences shall be of sound construction, painted or otherwise finished neatly and inconspicuously. B. All fenced-in areas shall be set back at least one hundred (100) feet from any front street or property line, with the area between the fence and the street or property line to be landscaped in accordance with Section 56.08, herein. C. All traffic ingress or egress shall be on major streets and all local traffic movement shall be accommodated within the site so that entering and exiting vehicles will make normal and uncomplicated movements into or out of the public through fares. All points of entrance or ,exit for motor vehicles shall be located no closer than two hundred (200) feet from the intersection of any two (2) streets or highways. \ May /997 56-32 �Article 56. 0 - Supplemental Regulations SECTION 56.19 A. B. May /99 7 - WIRELESS TELECOMMUNICATION FACILITIES Attached Wireless Telecommunication Facilities shall be considered a permitted use in all non-residential zoning districts under any of the following conditions: 1. The Facility is mounted on an existing building or structure, does not increase the height of said building or structure by more than twenty (20) feet, and where, at the discretion of the Zoning Administrator, the building or structure will not be materially altered or changed in appearance. 2. The Facility is collocated upon an Attached Wireless Telecommunication Facility which had been pre-approved for such collocation as part of a previous approval by the Township . 3. The Facility is located on an existing utility pole or structure, located in a public right-of-way or utility easement, where the existing pole or structure is not proposed to be modified in a manor which, in the discretion of the Zoning Administrator, would materially alter the pole or structure and/or result in an impairment of the sight lines or other safety interests. Where allowed as a permitted or conditional use under this ordinance, Wireless Telecommunication Facilities shall meet the following standards: 1. Such facilities shall comply with all applicable regulations of the Federal and State governments including, but not limited to, emission standards and such compliance shall be demonstrated by the applicant 2. Applicants shall demonstrate the facilities make provision for the collocation of other compatible facilities on any structure erected by that provider. Nothing in this section shall be construed as requiring or permitting collocators to be accommodated at other than reasonable terms and rates. 3. Landscaping shall be provided to screen the facility in accordance with the Land Development Standards. 4. Applicants shall demonstrate a justification for the height of the proposed structure and an evaluation of alternative designs which could result in a lower height. 56-33 �Article 56. 0 - Supplemental Regulations 5. The facility shall not be demonstrably injurious or otherwise detrimental to the public safety and welfare and shall be so located and designed as to be harmonious with the surrounding area. 6. Setbacks: The base of the supporting structure shall be setback from all property lines a minimum distance equal to the combined overall height of the support structure and antenna(s) except as follows. On conforming lots or parcels which abut the right-of-way of a State or Federal limited access highway the minimum required setback shall be that which is required for a principal structure in the district therein located except that the setback from any current or future residential district shall be a minimum of the combined height of the tower and antenna. 7. If a proposed facility is to be located in an AG (Agricultural) District, such facility shall not be approved unless the district is designated in the adopted Comprehensive Plan for rural or industrial use. 8. An applicant seeking approval for a proposed facility shall demonstrate that there is no existing facility upon which it may reasonably collocate. Collocation is deemed reasonable for purposes of this section when the following conditions are met" a. The wireless telecommunication facility under consideration for collocation can be obtained at reasonable market rates and terms. \ b. May 199 7 The facility on which the collocation is being considered, taking into consideration reasonable modification or replacement of the facility, is able to provide the required structural support. For the purposes of this section "reasonable modification" shall mean structural modification at a cost not to exceed the cost of a replacement support structure. 56-34 �Article 56. 0 - Supplemental Regulations 9. May 1997 c. The collocation being considered is technologically reasonable, e.g., the collocation will not result in unreasonable interference or reduced operating efficiency, given all appropriate physical or other adjustments to the structure, antennas and other equipment. d. The height of the structure for collocation will not be required to be increased beyond a point deemed permissible by the Township. Removal: A wireless telecommunication facility shall be removed when it has not been used for three (3) consecutive months or more. For purposes of this section the period of nonuse shall begin immediately upon the cessation of operations (transmission or reception of radio signals) or the removal of antennas or other equipment. Prior to the issuance of any building permit an agreement for removal, in a form acceptable to the Township, shall be recorded with the Washtenaw County Register of Deeds. Said agreement shall establish a covenant by both the applicant and the property owner to remove the facility in a timely manner as required under this section of the ordinance, with the further provision that the applicant and property owner shall be responsible for the payment of any and all removal costs and/or legal fees incurred by the Township in securing removal of said facility 56-35 �ARTICLE 57.0 NON-CONFORl\1ITIES SECTION 57.01 - PURPOSE Within the districts established by this ordinance or by amendments thereto, there exist buildings and structures and uses of parcels, lots, buildings and structures which were lawful before this ordinance was adopted or amended including legal non-conforming uses, buildings and structures, and which would be prohibited, regulated or restricted it is the intent of this ordinance to permit these buildings and structures and uses of parcels, lots, buildings and structures, herein referred to an non-conformities to continue until they are discontinued, damaged or removed but not to encourage their survival. These non-conformities are declared by this ordinance to be incompatible with the buildings and structures and uses of parcels, lots, buildings and structures permitted by this ordinance in certain districts . It is further the intent of this ordinance that such nonconformities shall not be enlarged, expanded or extended except as provided herein nor to be used as grounds for adding other buildings and structures and uses of parcels, lots, buildings and structures prohibited elsewhere in the same district. • SECTION 57.02-NON-CONFORMING USES OF PARCELS AND LOTS Where, on the date of adoption or amendment of this ordinance, a lawful use of a parcel or lot, such use not involving any buildings or structure or upon which parcel or lot a building or structure is accessory to such principal use, exists that is no longer permissible under the provisions of this ordinance, such principal use may be continued so long as it remains otherwise lawful subject to the following provisions : A. No such non-conforming use of a parcel or lot shall be enlarged, expanded or extended to occupy a greater area of land than was occupied on the date of adoption or amendment of this ordinance and no accessory use, building or structure shall be established therewith. B. No such non-conforming use of a parcel or lot shall be moved in whole or in part to any other portion of such parcel or lot not occupied on the date of adoption of this ordinance. C. If such non-conforming use of a parcel or lot ceases for any reason for a period of more than one hundred eighty ( 180) consecutive days, the subsequent use of such parcel or lot shall conform to the regulations and provisions set by this ordinance for the district in which such parcel or lot is located . • February, 199./ 57-1 �Article 57. 0 - Non-Conformities SECTION 57.03 - NON-CONFORMING BUILDINGS AND STRUCTURES A. A non-conforming building or structure shall be one which was lawful on the effective date of adoption or amendment of this ordinance and which does not conform to the new ordinance regulation for lot area, lot area per dwelling unit, lot width, lot coverage, floor area ratio, height, transition and landscape strips, off-street parking, loading space, or yard requirements of the district in which located. B. A non-conforming structure may continue after the effective date of adoption or amendment of this ordinance. A non-conforming structure, except a single-family dwelling and its accessory buildings and structures, which is damaged by any means to an extent of more than fifty percent (50%) of its replacement cost shall not be reconstructed except in conformity with the regulations of the district in which located. Any non-conforming structure, except single-family dwellings and their accessory structures, which is damaged to an extent of fifty percent (50%) or less of its replacement cost, may be replaced in its location existing at the time of such damage, provided the replacement is commenced within two (2) years of the date of damages, and is diligently pursued to completion. Failure to complete replacement shall result in the loss of legal, non-conforming status, unless good cause, upon hearing before the Township Board can be shown for the delay. C. Non-conforming, single-family dwellings and their accessory buildings and structures may be contin~ed, replaced, repaired, or remodeled, and shall be exempt from the provisions of Section 57.03 .B, preceding. Such dwelling, and its accessory buildings and structures, may be replaced or repaired, if approved by the Zoning Administrator, according to the conditions set forth in Section 57.03 .F (1) following. D. A single-family dwelling and its accessory buildings and structures may be constructed or moved onto a non-conforming lot of record, if approved by the Zoning Administrator, according to the conditions set fortli in Section 57.03 .F (1), following. E. A non-conforming building or structure which is moved within a lot or to another lot, shall conform, after it is moved, to the regulations of the district in which located. February, 1994 57-2 - I'""""\ �Article 57. 0 - Non-Conformities F. Non-conforming structures may be expanded in compliance with the following regulations : 1. 2. A non-conforming single-family dwelling unit and its accessory buildings and structures may be expanded, provided all the following conditions are met. In such case no action or review by the Pittsfield Township Zoning Board of Appeals shall be required, unless a variance is requested. a. Toe single-family dwelling shall be a permitted use in the district in which it is to be located. b. The lot shall be of record at the date of adoption of or amendment to this ordinance. c. The owner of the subject lot shall not own adjacent property which can reasonably be added, in whole or in part, to the lot to make it conform. If part of an adjacent parcel is so added, the remaining part of the adjacent parcel shall conform to the minimum lot area and width requirements of the district in which located. d. All new construction for building expansion shall meet all yard, lot coverage, floor area ratio, and height regulations. Non-conforming single-family dwellings, to be replaced or repaired at the location existing at the time of damage, shall be exempt from this subsection ( d), provided that the yards, lot coverage, floor area ratio and height regulations existing at the time of damage shall not be encroached upon or exceeded. All other non-conforming structures, in any zoning district, may be expanded only after approval by the Zoning Board of Appeals, as provided in Section 60.06 herein entitled "Expansion of Non-conforming Buildings and Structures 11 • SECTION 57.04 STRUCTURES - NON-CONFORMING USES OF BUILDINGS AND Where, on the date of adoption or amendment of this ordinance, a lawful use of a building or structure exists that is no longer permissible under the regulations of this ordinance, such use may be continued so long as it remain otherwise lawful subject to the following provisions: Febroary, 199./ 57-3 �Article 57. 0 - Non-Conformities A. No existing building or structure devoted to a use not permitted by this ordinance in the district in which it is located shall be enlarged, constructed, reconstructed, moved, or structurally extended or altered except in changing the use of such building or structure to a use permitted in the district in which such building or structure is located, except that if no structural alterations are made any nonconforming use of a building or structure may be changed to another nonconforming use by the Board of Appeals, as provided in Article 60.0 of this ordinance; provided further, that such other non-conforming use is equally appropriate or more appropriate in the district involved than the existing nonconforming use. In permitting such change the Board of Appeals may require appropriate conditions and safeguards in accord with the provisions and intent of this ordinance. B. When a non-conforming use of a building or structure is discontinued or abandoned for more than one hundred and eighty (180) consecutive days, except where government action prevents access to the premises, the building or structure shall not thereafter be used except in conformance with the regulations of the district in which it is located. C. Any structure or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations for the districts, and the non-conforming use may not thereafter be resumed. D. Where a non-conforming status applies to a structure and premises in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land. Destruction for the purpose of this subsection is defined as damage to an extent of more than 50 percent (50%) of the replacement cost at the time of destruction. SECTION 57.05-REPAIRS AND MAINTENANCE \ On any non-conforming building or structure or portion of a building or structure, devoted in whole or in part of any non-conforming use work may be done in any period of twelve (12) consecutive months on ordinary repairs or on repair or replacement of nonbearing walls, fixtures, wiring or plumbing to an extent not to exceed ten (10) percent of the then current replacement value of the building or structure, provided that the floor area or volume of such building, or the number offamilies housed therein, or the size of such structures as it existed on the date of adoption or amendment of this ordinance shall not be increased. Nothing in this ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any building or structure or part thereof declared to be unsafe by any official charged with protecting the public safety upon order of such official. February. 1994 57-4 �Article 5 7. 0 - Non-Conformities If a non-conforming building or structure, or a portion of a building or structure containing a non-conforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance, and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the district in which it is located. SECTION 57.06 - CHANGE OF TENANCY OR OWNERSHIP There may be a change of tenancy, ownership or management of an existrng nonconforming use, building or structure, provided there is no change in the nature or character, extent or intensity of such non-conforming use, building or structure. SECTION 57.07 - EXTENSION AND SUBSTITUTION A non-conforming use, building or structure shall not be extended unless it fulfills the requirements of Article 54.0 of this ordinance, nor shall one non-conforming use, building or structure be substituted for another non-conforming use, building or structure except as provided for in Section 57.04.A above. SECTION 57.08 - COMPLETION OF PENDING CONSTRUCTION To avoid undue hardships, nothing in this ordinance shall be deemed to require a change in plans, construction, or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this ordinance and upon which actual building construction has been carried on diligently. Actual construction is hereby defined to include the placing of construction materials in permanent position and fastened in a permanent manner. Where excavation or demolition or removal of an existing building has been substantially begun preparatory to rebuilding, such excavation or demolition or removal shall be deemed to be actual construction, provided that work shall be carried on diligently. SECTION 57.09- CONDITIONAL USES Any use existing at the time of adoption of this ordinance and which is permitted as a conditional use in a district under the terms of this ordinance shall be deemed a conforming use in such district, and shall without further action be considered a conforming use. February, 199./ 57-5 �- Article 57. 0 - Non-Conformities SECTION 57.10 - SUBSTANDARD, NON-CONFORMING LOTS OF RECORD In any district in which single-family dwellings are permitted, notwithstanding limitations imposed by other provisions of this ordinance, a single-family dwelling and customary accessory buildings or structures may be erected on any single lot of record at the effective date of adoption or amendment of. this ordinance. Such lot must be in separate ownership and not of continuous frontage with other lots in the same ownership as of the date of adoption of this ordinance. These provisions shall apply even though such lot fails to meet the requirements for area for width, or both, that are generally applicable in the district, provided that yard dimensions and other requirements, not involving area or width, or both, of the lot shall conform to the regulations for the district in which such lot is located. If two (2) or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are of record at the time of passage or amendment of this ordinance and if all or part of the lots do not meet the requirements for lot width and area as established by this ordinance, the lands involved shall be considered to be an undivided parcel for the purpose of this ordinance, and no portion of said parcel or lot shall be used or sold which does not meet lot width and area requirements established by this ordinance, nor shall any division of the parcel or lot be made which leaves remaining any parcel or lot with width or area below the requirements stated in the ordinance. \ February, 1994 57-6 �ARTICLE 58.0 ADMINISTRATION AND ENFORCEMENT SECTION 58.01 - PURPOSE It is the purpose of this article to provide the procedures for the administration of the ordinance, issuance of permits, inspection of properties, collection of fees, handling of violators and enforcement of the provisions of this ordinance and amendments thereto. SECTION 58.02 - ADMINISTRATION Except where herein otherwise stated, the prov1S1ons of this ordinance shall be administered by the Zoning Administrator, or by such deputies of his department as the Township Board may designate to enforce the provision of this ordinance. SECTION 58.03 - DUTIES OF ZONING ADMINISTRATOR The Zoning Administrator shall have the power to enforce the prov1S1ons of this ordinance, grant certificates of zoning compliance and certificates of occupancy, and to make inspections of buildings or premises necessary in the enforcement of this ordinance. It shall be unlawful for the Zoning Administrator to approve plans or issue any permits or certificates of occupancy for any excavation or construction until he has inspected such plans in detail and found them to conform with this ordinance, nor shall the Zoning Administrator vary or change any terms of this ordinance. If the Zoning Administrator shall find that any of the provisions of this ordinance are being violated, he shall notify in writing the person responsible for such violations, indicating the nature of the violation and ordering the action necessary to correct it. He shall order discontinuance of illegal use of land, buildings, or structures; removal of illegal buildings or structures changes; discontinuance of any illegal work being done; or shall take any other action authorized by this ordinance to ensure compliance with or to prevent violation of its provisions. SECTION 58.04 - ISSUANCE OF CERTIFICATE OF ZONING COMPLIANCE The Zoning Administrator shall require that all applications for certificates of zoning compliance shall be accompanied by plans and specifications including a plot plan or the site plan in duplicate drawn to scale. The Zoning Administrator shall retain the original copy for his files. May 199 7 58-1 �Article 58. 0 - Administration and Enforcement The certificate of zoning compliance signifies that, in the opm10n of the Zoning Administrator, the intended use, building or structure complies with all provisions of this ordinance. No building permit shall be issued unless certificates of zoning compliance has been issued. It shall be unlawful to change a type of use of land, to change the type of use or occupancy of any building or structure, or to extend any use on any lot on which there is a non-conforming use or structure, until a certificate of zoning compliance has been issued. No occupancy permit shall be issued for any lot, building, or structure that does not have a certificate of zoning compliance. Where a building permit is required, application for a certificate of zoning compliance shall accompany or preceded the application for a building permit. In all other cases in which a building permit is not required, the application for a certificate of zoning compliance shall be made prior to the date when a new or enlarged use of a building or lot or part thereof is intended to begin. Applications for certificates of zoning compliance shall be made to the Zoning Administrator. SECTION 58.05 - VOIDING OF CERTIFICATE OF ZONING COMPLIANCE Any certificate of zoning compliance granted under this ordinance shall become null and void unless construction and/or use is commenced within one hundred eighty (180) days and completed within five hundred and forty-five (545) days of the date of issuance. SECTION 58.06 - ISSUANCE OF CERTIFICATE OF OCCUPANCY - FINAL INSPECTION A. No lot, building, or structure, or any part thereof shall be occupied by or for any use for which a certificate of zoning compliance is required by this ordinance unless and until a certificate of occupancy shall have been issued for such new use. No change in use other than that of a permitted use shall be made until a certificate of occupancy has been issued by the Zoning (\dministrator. Every certificate of occupancy shall state that the use or occupancy complies with this ordinance. B. No occupancy certificate for a building or structure or any addition thereto, constructed after the effective date of this ordinance, shall be issued until construction has been completed and the premises inspected and certified by the Zoning Administrator to be in conformity with the plans and specifications as specified in the approved site plan and/or building permit and the premises meets the minimum occupancy requirements as specified in the Land Development Standards. .Hay 1997 58-2 �Article 58.0 - Administration and Enforcement C. The holder or a certificate of zoning compliance for the construction, erection, or moving of any building, structure, or part thereof, for the establishment of a use, shall notify the Zoning Administrator immediately upon the completion of the work authorized by such certificate for final inspection. The certificate of occupancy shall be issued, or written notice shall be given to the applicant stating the reasons why a certificate cannot be issued, not later than fourteen (14) days after the Zoning Administrator is notified in writing that the building or premises is ready for inspection. SECTION 58.07- VOIDING OF CERTIFICATE OF OCCUPANCY Any certificate of occupancy granted under this ordinance shall become null and void if such use(s), building(s), and/or structure(s) for which said certificate was issued are found by the Zoning Administrator to be in violation of this ordinance. The Zoning Administrator upon finding such violation shall immediately notify the Township Board of said violation and voiding of the certificate of occupancy. SECTION 58.08 - FEES, CHARGES, AND EXPENSES The Township Board shall establish a schedule of fees, charges and expenses, and a collection procedure, for building permits, certificates of occupancy, appeals, and other matters pertaining to the ordinance. The schedule of fees shall be posted in the office of the Zoning Administrator, and may be altered or amended only by the Township Board. No permit, certificate, conditional use approval, or variance shall be issued unless or until such costs, charges, fees or expenses listed in this ordinance have been paid in full, nor shall any action be taken on proceedings before the Board of Appeals, unless or until preliminary charges and fees have been paid in full. SECTION 58.09 - VIOLATIONS AND PENALTIES: NUISANCE PER SE: ABATEMENT Uses of land, and dwellings, building, or structures, including tents and mobile homes, erected, altered, razed or converted in violation of any provision of this ordinance are hereby declared to be a nuisance per se. The court shall order such nuisance abated and the owner and/or agent in charge of such dwelling, building, structure, tent, mobile home or land shall be adjudged guilty of maintaining a nuisance per se. Anyone violating any of the provisions of this ordinance shall upon conviction thereof be subject to a fine of not more than one hundred dollars ($100.00) and the costs or prosecution thereof, by imprisonment in the county jail for a period not to exceed thirty (30) days, or both. Each day that a violation is permitted to exist shall constitute a separate offense. The imposition of any sentence shall not exempt the offender from compliance with the requirements of this ordinance. May 1997 58-3 �Article 58.0 -Administration and Enforcement SECTION 58.10 - COMPLIANCE WITH PER1'1ITS AND CERTIFICATES Building permits or certificates of zoning compliance issued on the basis of approved plans and applications authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation ofthis ordinance, and punishable as provided by Section 58.09, herein. ,\fay 199; 58-4 �• ARTICLE 59.0 AMENDMENT PROCEDURE SECTION 59.01 - INITIATING AMENDMENTS AND FEES The Township Board may from time to time, on recommendation from the Planning Commission, amend, modify, supplement or revise the district boundaries or the provisions and regulations herein established, whenever the public necessity and convenience and the general welfare require such amendment. Said amendment may be initiated by resolution of the Township Board, the Planning Commission, or by petition of one or more owners of property to be affected by the proposed amendment. Except for the Township Board, or the Planning Commission, the petitioner or petitioners requesting an amendment shall at the time of application pay the fees established by the Township Board, no part of which shall be returnable to the petitioner. All proposed amendments shall be referred to the Township Planning Commission for review and recommendation. SECTION 59.02 - AMENDMENT PROCEDURE The procedure for making amendments to this ordinance shall be in accordance with Act 168 of the Public Acts of 1959, as amended, and Act 184, Public Acts of 1943, as amended. SECTION 59.03 - CONFORMANCE TO COURT DECREE Any amendment for the purpose of conforming to a provision thereof to the decree of a court of competent jurisdiction shall be adopted by the Township Board and the amendments published without referring the same to any other board or agency. SECTION 59.04 - INFORMATION REQUIRED The petitioner shall submit a detailed description of the petition to the Township Clerk. When the petition involves a change in zoning map, the petitioner shall submit the following information: • A. A legal description of the property. B. A scaled map of the property, correlated with the legal description, and clearly showing the property's location. C. The name and address of the petitioner. February, 1994 59-1 �Article 59. 0 - Amendment Procedure D. The petitioner's interest in the property, and if the petitioner is not the owner, the name and address of the owner(s). E. Date of filing with the Township Clerk. F. Signature(s) of petitioner(s) and owner(s) certifying the accuracy of the required information. ,,,, SECTION 59.05 - FINDINGS OF FACT REQUIRED In reviewing any petition for a zoning amendment, the Planning Commission shall identify and evaluate all factors relevant to the petition, and shall report its findings in full, along with its recommendations for disposition of the petition, to the Township Board. The facts to be considered by the Planning Commission shall include, but not be limited to, the following: A. Whether or not the requested zoning change is justified by a change in conditions since the original ordinance was adopted or by an error in the original ordinance. B. The precedents, and the possible effects of such precedents, which might likely result from approval or denial of the petition. C. The ability of the Township or other government agencies to provide any services, facilities, and/or programs that might be required if the petition were approved. D. Effect of approval of the petition on the condition and/or value of property in the Township or in adjacent civil divisions. E. Effect of approval of the petition on adopted development policies of Pittsfield Township and other government units . All findings of fact shall be made part of the public records of the meetings of the Planning Commission and the Township Board. A petition shall not be approved unless these and other identified facts be affirmatively resolved in terms of the general health, safety, welfare, comfort, and convenience of the citizens of Pittsfield Township, or of other civil divisions where applicable. - ~ February, 1994 59-2 i �ARTICLE 60.0 BOARD OF APPEALS SECTION 60.01 -BOARD OF APPEALS ESTABLISHED A. The Board of Appeals shall consist of five (5) members appointed by the Township Board. The first member shall be a member of the Planning Commission. The remaining members shall be selected from the electors of the Township residing in the area of the Township. The members selected shall be representative of the population distribution and of the various interests present in the Township. An employee or contractor of the Township Board may not serve as a Board of Appeals member. One member of the Board of Appeals shall be a member of the Township Board. An elected official of the Township shall not serve as Chairperson of the Board of Appeals. Members of the Board of Appeals shall be removable by the Township Board for non-performance of duty or misconduct in office upon written charges and after public hearing. A member shall disqualify himself from a vote in which he has a conflict of interest. Failure of a member to disqualify himself constitutes misconduct in office. Term of office of each member shall be for three (3) years except that, of the members first appointed, two (2) shall serve for two (2) years and the remaining members for three (3) years . The term of office of the members first appointed shall commence at 12 noon on January 1, 1977. A successor shall be appointed not more than one month after the term of the preceding member has expired. All vacancies for un-expired terms shall be filled for the remainder of the term. A vacancy in the Board of Appeals shall exist upon the member of the Township Board serving on the Board of Appeals ceasing to be a member of the Township Board; further a vacancy in the Board of Appeals shall exist upon the member of the Planning Commission serving on the Board of Appeals ceasing to be a member of the Township Planning Commission. The Board of Appeals shall not conduct business unless a majority of the members of the Board of Appeals are present. The Board of Appeals at its first meeting following January I of each year shall select from its membership a chairperson of the Board of Appeals who shall serve until the successor chairperson is appointed. February, 199./ 60-1 �Article 60. 0 - Board of Appeals B. In addition to the procedural requirements set forth in Acts 184 and 168, above, the Board of Appeals shall fix rules and regulations to govern its procedures, and shall record into the minutes of its meetings all findings, conditions, facts, and other relevant factors, including the vote of each member upon each question, or if absent or failing to vote, indicating such fact, and all of its official actions. Such records shall be open to public inspection. C. Appeals shall be taken within a reasonable time, not to exceed sixty (60) days or such lesser period as may be provided by the rules of the Board of Appeals by filing with the Zoning Administrator and with the Board of Appeals a notice of appeal specifying the grounds thereof. The Zoning Administrator shall forthwith transmit to the Board of Appeals all papers constituting the record upon which the action appealed from was taken. D. The Board of Appeals shall fix reasonable time and date for a hearing of the Board of Appeals. The Board shall give due notice of the hearing by certified mail to the parties of interest and to owners of adjacent properties. Where the hearing concerns matters of general applicability in the Township and does not concern only individual lots or parcels, such notice shall be given in a newspaper of general circulation in the Township . However, the Board of Appeals shall notify the parties of interest by certified mail. All notices of a hearing shall be mailed or published not more than ten (10) days nor less than five (5) days prior to the date on which the hearing is to be held. E. An appeals stays all proceedings in furtherance of the action appealed from, unless the Zoning Administrator from who the appeal is taken certifies to the Board of Appeals after the notice is filed with him, that by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life and property. In such case proceedings shall not be stayed other than by restraining order which may be granted by the Board of Appeals or by a court of record on application, on notice to the Zoning Administrator, and on due cause shown. F. The Township Board shall determine by resolution the a.iJount of the fee, to be paid at the time of filing of the appeal. SECTION 60.02 - POWERS AND DUTIES The Board of Appeals shall perform its duties and exercise its powers as provided in Acts 184, P.A. 1943, as amended, and 168, P.A. 1959, as amended, in such a way that the objectives of this ordinance shall be attained, the public health, welfare and safety secured, and substantial justice done. The Board of Appeals shall hear and decide only those matters which it is specifically authorized to hear and decide as provided in this ordinance. February. /994 - 60-2 i �Article 60. 0 - Board ofAppeals SECTION 60.03 - ADMINISTRATIVE REVIEW The Board of Appeals shall hear and decide appeals where there is an error alleged in any order, requirement, decision, or determination made by the Zoning Administrator in the enforcement of this ordinance. SECTION 60.04 - VARIANCE The Board of Appeals shall have the power and duty to authorize upon appeal in specific cases such variance from the provisions of this ordinance as will not be contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this ordinance would result in unnecessary hardship . A variance shall not be granted by the Board of Appeals unless and until the following conditions are met: A. A written application for a variance is submitted, demonstrating: 1. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same district. 2. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance. 3. That the special conditions and circumstances do not result from the actions of the applicant. 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures, or buildings in the same district. 5. That no non-conforming use of neighboring lands, structures, or buildings in the same district, and no permitted use of lands, structures or buildings in other districts shall be considered grounds for the issuance of a variance. B. The Board of Appeals shall make findings that the requirements of the ordinance in Section 60.04, preceding have been met by the applicant for a variance. C. The Board of Appeals shall further make a finding that the reasons set forth in the application justify the granting of the variance, and the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. February, 1994 60-3 �Article 60. 0 - Board ofAppeals D. The Board of Appeals shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of this ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. E. In granting any variance, the Board of Appeals may prescribe appropriate conditions and safeguards in conformity with this ordinance. Violations of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of this ordinance, and punishable under Section 58.09 of this ordinance. F. Under no circumstances shall the Board of Appeals grant a variance to allow a use not permissible under the terms of this ordinance in the district involved, or any use expressly or by implication prohibited by the terms of this ordinance in said district. G. In exercising the above mentioned powers, the Board of Appeals may, so long as such action is in conformity with the terms of this ordinance, reverse or affirm, wholly or partly or may modify the order, requirement, decision, or determination appealed from and may make such order, requirement, decision or determination as ought to be made, and to that end shall have the powers of the Zoning Administrator from whom the appeals is taken. SECTION 60.05 - VOIDING OF, AND RE-APPLICATION FOR, VARIANCE The following provisions shall apply: A. B. Each variance granted under the provisions of this ordinance shall become null and void unless : 1. The construction authorized by such variance or permit has been commenced within one hundred eighty (180) days after the granting of such variance and pursued diligently to completion; or 2. The occupancy of land or buildings authorized by such variance has taken place within one hundred eighty days (180) days after the granting of such variance. No application for a variance which has been denied wholly or in part by the Board of Appeals shall be re-submitted for a period of three hundred sixty-five (365) days from such denial, except on ground of new evidence or proof of changed conditions bound by the Board of Appeals to be valid. February, 1994 60-4 - ,.......,__ �r----------Article 60. 0 - Board ofAppeals SECTION 60.06 - EXPANSION OF NON-CONFORMING BUILDINGS AND STRUCTURES The Board of Appeals shall determine if a non-conforming building or structure may be enlarged, expanded, extended or altered, and the conditions under which such improvements shall be made. The following provisions shall apply: • A. LIMITATIONS : The reasons for the non-conformity shall be limited to minimum lot area and lot width, yard, off-street loading and parking requirements. In no case shall building or structure that is non-conforming because of lot coverage, floor area ratio, or height requirements be permitted to expand without removing the non-conformity, except as permitted under a variance for hardship reasons. B. PERMITTED USES : The existing and proposed uses of such buildings and structures must be among those permitted in the district in which situated. C. CONFORMANCE REQUIRED: The proposed improvement shall conform to all requirements of the district in which situated. D. DETERMINATIONS: The Board shall determine the following in approving a request: 1. That the retention of the non-conforming building or structure is reasonably necessary for the proposed improvement or that the requiring of removal of such building or structure would cause unnecessary hardship. 2. That the proposed improvement is reasonably necessary for the continuation of activities on the property. 3. That the enlarged or otherwise improved non-conforming building or structure shall not adversely affect the public health, safety, welfare and converuence. E. AUTHORITY OF BOARD: The Board shall have the authority to require removal or modification of the non-conformity, where such is reasonable, as a condition for approval. The board may attach other conditions for its approval which it deems necessary to protect the public health, safety, welfare and converuence. F. SITE PLAN APPROVAL REQUIRED: All expansions permitted under this section shall meet all requirements of Article 55.0 herein . February, 1994 60-5 �Article 60. 0 - Board ofAppeals SECTION 60.07 - APPEALS TO THE BOARD OF APPEALS f The following provisions shall apply : A. APPEALS, HOW TAKEN: Appeals from the ruling of the Zoning Administrator of the township board concerning the enforcement of the provisions of this ordinance may be made to the Board of Appeals within such time as shall be prescribed by the Board of Appeals by general rule, by the filing with the officer from whom the appeal is taken and with the Board of Appeals of a notice of appeal specifying the grounds thereof. The officer from whom the appeal is taken shall forthwith transmit to the Board of Appeals all the papers constituting the record of the action or decision being appealed. B. WHO MAY APPEAL: Appeals to the Board of Appeals may be taken by any person aggrieved or by any officer, department, board, agency, or bureau of the township, county, or state. C. FEE FOR APPEAL: A fee shall be paid to the Board of Appeals at the time of filing the notice of appeal which the Board of Appeals shall pay over, within thirty (30) days after deciding any appeal, to the General Fund of the Township. The appeal fee shall be determined by resolution of the Township Board. D. EFFECT OF APPEAL: RESTRAINING ORDER: An appeal stays all proceedings in furtherance of the action appealed from unless the officer from whom the appeal is taken certifies to the Board of Appeals, after the notice of appeal shall have been filed with him, that by reason of facts stated in the certificate, a stay would in his opinion cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order \ Febn1ary. 199-1 60-6 i �Article 60. 0 - Board of Appeals which may be granted by the Board of Appeals or by the circuit court, on application, on notice to the officer from whom the appeal is taken and on due cause shown. E. REPRESENTATION AT HEARING: Upon the hearing, any party or parties may appeal in person or by agent or by attorney. F. DECISIONS OF THE BOARD OF APPEALS AND APPEALS TO THE CIRCUIT COURT: The Board of Appeals shall decide upon all matters appealed from within a reasonable time and may reverse or affirm wholly or partly, or may modify the order, requirement, decision or determination as in its opinion ought to be made in the premises and to that end shall have all the powers of the Zoning Administrator from whom the appeal is taken. The Board of Appeals' decision of such appeals shall be in the form of a resolution containing a full record of the findings and determination of the Board of Appeals in each particular case. Any person having an interest affected by such resolution shall have the right to appeal to the circuit court on questions of law and fact. SECTION 60.08 - DUTIES ON MATTERS OF APPEAL It is the intent of this ordinance that all questions of interpretation and enforcement shall first be presented to the Zoning Administrator, and that such questions shall be presented to the Board of Appeals only on appeal from the decisions of the Zoning Administrator, and the recourse from decisions of the Board of Appeals shall be to the courts as provided by law. It is further the intent of this ordinance that the duties of the Township Board in connection with this ordinance shall not include hearing and deciding questions of interpretation and enforcement that may arise. The procedure for deciding such questions shall be as stated in this article and this ordinance. SECTION 60.09 - SUBSTITUTION OF NON-CONFORMING USES A non-conforming use may be substituted for an existing non-conforming use upon approval by the Board of Appeals, provided that the existing non-conforming use is a legal non-conformity, and provided further that the proposed non-conforming use is more appropriate than the existing non-conforming use in the neighborhood in which it is located. The Board of Appeals may attach conditions to its approval. February. 199./ 60-7 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Pittsfield-Charter-Twp_Comprehensive-Plan-and-Zoning-Ordinance_1997 Creator An entity primarily responsible for making the resource Pittsfield Township Planning Commission, Pittsfield Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1995-1997 Title A name given to the resource The Comprehensive Plan Description An account of the resource The Comprehensive Plan for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and was adopted April 20, 1995.The Zoning Ordinance for Pittsfield Charter Township was prepared by the Pittsfield Township Planning Commission and revised through May 27, 1997. It begins on page 132 of the document. Subject The topic of the resource Comprehensive plan publications Zoning--Michigan Pittsfield Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/17257707af6f8f639a7e190b262e863a.jpg 62775c47029e91749a51009d89a4aa19 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS1085.B63 C66 1909 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0451 Title A name given to the resource The Concentrations of Bee Description An account of the resource Binding of The Concentrations of Bee, by Lilian Bell, published by L.C. Page and Company, 1909. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1909 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9f8c8f12c8a3d3783bb654c9300ee5e1.jpg 6ae6cbf03496bbffef62bd19811828c9 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS3539.R23 C66 1911 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0072 Title A name given to the resource The Confessions of Artemas Quibble Description An account of the resource Binding of The Confessions of Artemas Quibble, edited by Arthur Train, published by Charles Scribner's Sons, 1911. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1911 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/4414c0cf563f9ef1914d355bfd519b6e.jpg bb433ddded8b0adcd200bda67145151f Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS3503.A645 C6 1903 c.2 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0440 Title A name given to the resource The Congressman's Wife: A Story of American Politics Description An account of the resource Binding of The Congressman's Wife, A Story of American Politics, by John D. Barry, published by The Smart Set Publishing Co., 1903. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1903 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/899407a49d0ddae44e4938a8ddff5d0b.jpg 7a6c74734d44650aadc620266f86192b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS1042 .C6 1902 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0159 Title A name given to the resource The Conqueror Creator An entity primarily responsible for making the resource Schank, Will (Designer) Description An account of the resource Binding of The Conqueror, by Gertrude Atherton, published by Macmillan Company, 1902. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1902 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/050749617e84ce0307506b8376a20b81.jpg 5785db97b3a4a6f4e3d08e9bf1f737cf Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS3507.Y33 C66 1902 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0248 Title A name given to the resource The Conquest Description An account of the resource Binding of The Conquest, by Eva Emery Dye, published by A. C. McClurg and Company, 1902. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1902 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/fb54091f28c0375aed66f30b33580bcf.jpg 391381f31287e71ebca3ae97b7952541 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. U313.M64 C66 1916 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0368 Title A name given to the resource The Conquest of America Description An account of the resource Binding of The Conquest of America, by Cleveland Moffett, published by George H. Doran Company, 1916. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1916 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f7849459c69378db5a63263104de4e33.pdf 7fa6d0a910ddc3b4d5f92cd6508312a7 PDF Text Text   The Continuing Adventure of Faith Editorial by Richard A. Rhem Minister of Preaching and Theological Inquiry Christ Community Church Spring Lake, Michigan Published in Perspectives A Journal of Reformed Thought November 1989, p. 3 This issue of Perspectives is radical; it goes to the root of God’s creative purpose and redeeming grace; it goes to the root of the human condition and its healing. Dealing with matters of such fundamental import on which the tradition of the church has so long been codified, it is not easy to gain a fresh perspective. The very spectacles through which we read the biblical story already delimit what we will find there. It is difficult for the story itself to speak its own truth over the resounding force of confessional dogma that has reduced the story to a set of theological propositions. One of the exciting developments in contemporary theological discussion and in preaching is the recovery of narrative. As background for this issue we can do no better than to revisit Genesis 1-3. In my own development, I began reading the Genesis stories as literal accounts of historical events. Even beyond my early years in Sunday school, there remained for me seven twenty-four-hour days, a human couple, Adam and Eve, a garden, a tree, and a snake. I remember the sense of threat I felt at the suggestion that Genesis 1 and 2 were two separate creation stories, neither authored by Moses, deriving from different periods of Israel’s history, neither of which ought to be understood as narration of actual history. Finally, my defenses were worn down and I yielded to what now seems so obvious. The explosion of knowledge in the respective sciences combined with a recognition of the mythological character of the passages. As symbolic stories, those chapters became powerful purveyors of truth about God, the world, and human destiny. Richness of meaning grew in proportion to my release of a literalistic interpretation. Then I encountered Walter Brueggemann’s Commentary on Genesis. Brueggemann tells me there is no legitimate way I can separate Genesis 2 and 3 because there is an obvious dramatic cohesion between them. Further, Brueggemann challenged my easy accommodation to two parallel creation © Grand Valley State University   �The Continuing Adventure of Faith Editorial by Richard A. Rhem Page 2   accounts offering complementary perspectives on God’s creative action. Genesis 1 —2:4a, the later writing, gives the grand cosmic scope of God’s work in fine liturgical form. Genesis 2:4b—3:24 focuses on human persons as the glory and the central problem of creation. No longer can I isolate chapter three, reading it as the story of the Fall appended to two creation accounts. Brueggemann calls me up short with his claim. The text is commonly treated as the account of “the fall.” Nothing could be more remote from the narrative itself. This is one story which needs to be set alongside many others in the Old Testament. In general, the Old Testament does not assume such a “fall.” Deuteronomy 30:11-14 is more characteristic in its assumption that humankind can indeed obey the purposes of God. (p. 41) Brueggemann, the biblical exegete, disallows my tendency as a theologian to turn story into dogma, to create here an ideological lens through which to view humankind and thereby to speak of the human creature as fallen. Of course, this is not to deny the proud disobedience and consequent alienation portrayed in the story. But, contends Brueggemann, there is not one “fall” story but rather, in Genesis 1-11, four “falls,” four stories of invitation and refusal, all of which form the prelude to the story of God’s radical grace in the creation of a people out of the barrenness of Sarah’s womb (11:30). This is not the place to debate specific points of Brueggemann’s argument; I cite his discussion because he forces me to revisit familiar territory, territory so familiar that I know what it means before I read it and therefore mute its voice and short-circuit its power to address me, to confront me, to grant some new insight to me. If only I can move beyond the feeling of threat and the consequent defensiveness that wields traditional dogma as a weapon against the advance of human learning on all fronts, it just may be that the biblical story, freed from my preunderstanding, will reveal new insight that will illumine the contemporary scene and address questions left unanswered by our traditional formulations. The Christian pilgrimage is lived out in the tension between the valued tradition that has shaped us and the need ever and again to be liberated from the cultural, ethnic, theological prisons into which we are sentenced by our need for security and our lack of fundamental trust. The adventure of faith goes on, and faithfulness demands that we keep seeking to discover the translation of God’s radical grace into the idiom of our day. The task is not for the nervous, for those whose faith is tenuous, whose confidence is enmeshed in proof texts for a series of theological propositions that constitute a logically coherent system of thought. But if we do not engage in the serious and delightful probing of our faith and experience, we will not only fail to find © Grand Valley State University �The Continuing Adventure of Faith Editorial by Richard A. Rhem Page 3   expression for the gospel for the twenty-first century, we will not even be in on the conversation. © Grand Valley State University � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. References Walter Brueggemann, Genesis: Interpretation: a Bible Commentary_, 2010 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RA-4-19891101 Date A point or period of time associated with an event in the lifecycle of the resource 1989-11-01 Type The nature or genre of the resource Text Title A name given to the resource The Continuing Adventure of Faith Publisher An entity responsible for making the resource available Perspectives: A Journal of Reformed Thought Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource eng Description An account of the resource Editorial created, delivered, or published by Richard A. Rhem (Dick) on November 1, 1989 entitled "The Continuing Adventure of Faith", it appeared in Perspectives, Nov. 1989, p. 3. Tags: Faith Journey, Tradition, Hebrew Scriptures. Scripture references: Walter Brueggemann, Genesis: Interpretation: a Bible Commentary_, 2010. Format The file format, physical medium, or dimensions of the resource application/pdf Faith Journey Hebrew Scriptures Tradition https://digitalcollections.library.gvsu.edu/files/original/1798e9e46d3350588ec3c15eec777118.jpg 6ccd89857f446f1b35055f1f96019f79 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Michigan Novels Collection. PZ7.M926 Cop Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0031 Title A name given to the resource The Copper Princess: A Story of Lake Superior Mines Creator An entity primarily responsible for making the resource Ball, Thomas Watson (Designer) Description An account of the resource Binding of The Copper Princess: A Story of Lake Superior Mines, by Kirk Munroe, published by Harper & Brothers, 1898. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1898 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6119c8f9913e7d5dc4d6566454f0c51e.jpg f38ce0f128261096ac1aa9165fbf4f40 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Lincoln and the Civil War. PS1707 .C6 1893 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0223 Title A name given to the resource The Copperhead Creator An entity primarily responsible for making the resource Armstrong, Margaret (Designer) Description An account of the resource Binding of The Copperhead, by Harold Frederic, published by Charles Scribner's Sons, 1893. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1893 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/26b2185d93430867b18e64c247489e34.jpg 099bbea5ab2d65a694d888b9e351768f Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS1120.B5 C67 1904 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0466 Title A name given to the resource The Corner in Coffee Creator An entity primarily responsible for making the resource Decorative Designers (Designer) Description An account of the resource Binding of The Corner in Coffee, by Cyrus Townsend Brady, published by G.W. Dillingham Co., 1904. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1904 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/5a2bd30f366a0f96d33137456712f6da.jpg e62bf2e39af65e7ddc0caee222288f3b Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS3515.03476 C68 1906 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0364 Title A name given to the resource The Count at Harvard Creator An entity primarily responsible for making the resource Sacker, Amy M. (Designer) Description An account of the resource Binding of The Count at Harvard, by Rubert Sargent Holland, published by L.C. Page and Company, 1906. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1906 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/52202a8e1aab389191ec5bb2bfe93898.jpg f927765cbb1fafb1b6fa85e99c05da7c Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PQ2238 .C68 1897 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0379 Title A name given to the resource The Count of Nideck Description An account of the resource Binding of The Count of Nideck, by Ralph Browning Fiske, published by L.C. Page & Company, 1897. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1897 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/337211af26bf0cb5afbd894dd0e76a0b.jpg 112a72d642e1b66e0cec7f800aff93ec Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Decorated Publishers' Bindings Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Description An account of the resource From the early 1870s to roughly 1930, many publishers issued their commercial book covers with a remarkable variety of graphic designs and illustrations. This sixty-year period saw many artists and designers contributing to this art form. While some can be identified from their style or initials, others remain unknown. Source A related resource from which the described resource is derived Seidman Rare Books Collection Michigan Novels Collection Regional Historical Collection Lincoln and the Civil War Collection Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-08-30 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a>, <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource image/jpg Language A language of the resource eng Type The nature or genre of the resource Image Identifier An unambiguous reference to the resource within a given context DC-01 Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Source Seidman Rare Books. PS2718.R47 C68 1898 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context DC-01_Bindings0404 Title A name given to the resource The Count's Snuff-Box Description An account of the resource Binding of The Count's Snuff-Box: A Romance of Washington and Buzzard's Bay During the War of 1812, by George R.R. Rivers, published by Little, Brown, & Company, 1898. Subject The topic of the resource Book covers Covers (Illustration) Graphic arts Publishers and publishing Pictorial bindings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Date A point or period of time associated with an event in the lifecycle of the resource 1898 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d98d83a46864000c4b5d9104a40d673f.jpg c7b8d1234d65036d0e69d3563f9a5f2e Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-183_K269-0008 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1970-12-01 Title A name given to the resource The Country Store in Kane County, Illinois Description An account of the resource Black and white photograph of an exterior view of "The Country Store" and Post Office building located in Kane County, Illinois. Scanned from the negative. Subject The topic of the resource Kane County (Ill.) Black-and-white photography Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1970s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/cafd4bc19b03cdfc66500472e01f7434.mp3 c34cc01e9ec05b2a08f96391c1b1bba0 Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Sound A resource primarily intended to be heard. Examples include a music playback file format, an audio compact disc, and recorded speech or sounds. Event Pentecost XII Series Faith's Foundation Scripture Text Exodus 6:2-4, 19:4-5, Romans 13:10 Location The location of the interview Christ Community Church, Spring Lake, MI Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context KII-01_RA-0-19880814 Date A point or period of time associated with an event in the lifecycle of the resource 1988-08-14 Title A name given to the resource The Creation of a People: Covenant and Law Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Sermons Relation A related resource Richard A. Rhem - An Archive of Sermons, Prayers, Talks and Stories: http://richardrhem.org/ Language A language of the resource eng Type The nature or genre of the resource Sound Format The file format, physical medium, or dimensions of the resource audio/mp3 Description An account of the resource A sermon given by Richard A. Rhem (Dick) on August 14, 1988 entitled "The Creation of a People: Covenant and Law", as part of the series "Faith's Foundation", on the occasion of Pentecost XII, at Christ Community Church, Spring Lake, MI. Scripture references: Exodus 6:2-4, 19:4-5, Romans 13:10. Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/40dadfb171bd4075b2533a4b00a5f8c4.pdf f74cf4b03a952e00e205e19b06941d2d PDF Text Text The Cross and the Theology of Self-Esteem Book Review Self-Esteem: The New Reformation By Robert H. Schuller, (Word Books, 1983) Reviewed by Richard A. Rhem Minister of Preaching and Theological Inquiry Christ Community Church Spring Lake, Michigan Published in Perspectives A Journal of Reformed Thought March 1986, pp. 10-13 The way of Jesus in this world led to crucifixion. God raised him up. Thus we have a gospel to proclaim, but only Jesus stands beyond the cross; our history is lived out under the shadow of the cross; those who follow Jesus are called to costly discipleship. An authentic biblical theology must embrace the cross and bring to expression the dying to self and denial of self, symbolized in the cross of Jesus and the cross Jesus calls us to bear. Does the theology of self-esteem outlined by Robert H. Schuller in his book, SelfEsteem: The New Reformation, meet the above criterion? Is there place for the cross in a theology of Self-Esteem? Schuller sketched the appearance of Christian theology, viewed from the perspective of self-esteem, which he contends is the deepest need of the human person. The whole spectrum of biblical truth is seen in light of this need. The traditional content of Reformed theology, which is Schuller’s heritage, is not changed, but the perspective of fundamental human need as a starting point does put that traditional content in a new light. That new light changes dramatically the appropriate approach to people. This is not surprising since this is theological understanding which arises from the pulpit, from the heart of an evangelist, and the passion of an apologist for the faith. Schuller’s conviction that the deepest need of the human person is the need for self-esteem or a sense of self-worth is coupled with an equally critical conviction — the dignity of the human person. The content of the gospel addresses the © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 2 person’s deepest need; the approach to the person is determined by the infinite value of the human person created in the image of God. Robert Schuller has called for a daring and creative rethinking of biblical faith; indeed, for a new reformation. He has written a call to action, drawing a first, tentative outline of what a theology of self-esteem would look like. He invites the church to think with him and to go beyond him. He is convinced that it is possible to move beyond our Reformation theology, characterized by reaction, into a new age characterized by expanded mission. His own ministry of over thirty years has gained him a worldwide hearing. His credentials are established. Now he has moved beyond concrete demonstration into the area of theological reflection. He invites us to join him on the journey. To do so we must be certain that the gospel of Jesus Christ centered in the crucifixion and resurrection comes to full expression. Let us seek to discover from his own writing whether this is the case. The Human Person Central to Schuller’s understanding of both the content and approach of the gospel is the dignity of the human person. He claims: Historically, the Church does not have a commendable success record in its effort to purge sinful pride out of Christ’s followers without insulting, demeaning, and bringing dishonor to God’s beautiful children. The theological task to which Schuller calls the church is to discover a full-orbed theological system beginning with and based on a solid central core of religious truth—the dignity of man. And let us start with a theology of salvation that addresses itself at the outset to man’s deepest need, the “will to self worth.” He is insistent at this point: No theology of salvation, no theology of the Church, no theology of Christ, no theology of sin and repentance and regeneration and sanctification and discipleship, can be regarded as authentically Christian if it does not begin with and continue to keep its focus on the right of every person to be treated with honor, dignity, and respect. At the same time, any creed, any biblical interpretation, and any systematic theology that assaults and offends the self-esteem of persons is heretically failing to be truly Christian.... Such forceful affirmations raise questions about Schuller’s view of human nature and the human condition. Is he naive about the demonic potential of the human © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 3 person? Is he not aware of the record of human history written in blood, laced with violence? Is his a Pollyanna view of the human situation, a refusal to see the darkness? That is scarcely the case; he does, however, make a critical distinction between the nature of the human person and the actual human condition. Human nature is marked by wonder and dignity, a reflection of the image of God in which the person was created. The human condition is marked by a reactive behavior which is not reflective of human nature but by a denial of that nature. The rebellious actions of a person are reactions, not the expression of a person’s true nature: By nature we are fearful, not bad. Original sin is not a mean streak; it is a non-trusting inclination. Label it a “negative self-image,” but do not say that the central core of the human soul is wickedness. If this were so, then truly, the human being is totally depraved. But positive Christianity does not hold to human depravity, but to human inability. I am humanly unable to correct my negative self-image until I encounter a life-changing experience with nonjudgmental love bestowed upon me by a Person whom I admire so much that to be unconditionally accepted by him is to be born again. Schuller uses the illustration of the golf ball. The outside dimpled surface gives little hint of what is really inside. Rebellion is our surface appearance. Why the rebellion? At the center of the golf ball is a hard rubber core. Around that core is a maze of stretched rubber wrappings. The core represents a negative self-image or an intrinsic lack of trust or simply fear. The stretched rubber wrappings are the reactions of that fear-filled core—all the anxieties and fearful reactions of negative emotions which surface as the rebellious exterior—angry, mean, violent. To use Schuller’s analogy, emanating from the core of the person constituted of fear, feelings of inferiority, and doubt are all forms of demonic behavior—enough to create hell on earth, presenting to the world an angry face. What is wrong with humankind is the ego run amuck, an ego threatened, insecure, desperately trying to establish itself, prove itself, justify itself, make something of itself. The consequence is sin and misery. One can hardly accuse Schuller of naiveté in regard to the darkness of the human situation. He is not content, however, simply to explain it in terms of wicked human nature. He asks why the human person reacts as he does. He finds the biblical picture of human sinfulness corroborated and explained by insights from the behavioral sciences. He sees the ego with its destructive potential reacting negatively because instead of trust which liberates for love, there is at the core a lack of trust which issues in fear, love’s opposite. What is needful? To be born again—changed from a negative to a positive selfimage through an experience of grace in an encounter with Jesus Christ. © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 4 Beginning with a strong conviction that every person must be treated with respect and accorded the dignity that is his because he is created in the image of God, Schuller has probed beneath the surface of human sin and rebellion to understand that one acts, not according to his nature, but reacts out of an intrinsic fear and lack of trust. That being the case, the approach to people is all important, and it is here that he is critical of the traditional approach of much of the church. One reason many Christians have behaved so badly in the past two thousand years is because we have been taught from infancy to adulthood “how sinful” and “how worthless” we are. The self-image will always incarnate itself in action. A negative diagnosis will become a self-fulfilling prophecy. The most difficult task for the Church to learn is how to deal honestly with the subject of “negativity,” “sin,” and “evil” without doing the cause of redemption more harm than good. The Place of the Cross The cross of Jesus Christ plays a central role in the theology of self-esteem, and self-esteem is the perspective from which the cross is discussed. Therefore it may appear that Schuller reinterprets the meaning of the atonement, but that simply is not the case. He claims, “The Cross is the central force in the kingdom of God.” He discusses this claim under the double aspect of the cross of Christ and the cross of the Christian. Christ’s death for us witnesses to the infinite value we have in God’s sight. Such a realization changes one inside. The core of fear and lack of trust, which is the generating center of all negativity and rebellion, is transformed into trust and security—a positive sense of worth, liberating one in turn to extend love and forgiveness to others. Were this all Schuller had to say about the cross, his critics would be right in seeing in this interpretation the effect of the cross as “moral influence,” Jesus’ sacrifice inspiring us to emulate his example of self-giving love. To claim this as the heart of Schuller’s understanding of the atonement, however, is simply without warrant if we listen to his own statement. References to the atonement are to be found throughout the text and it is always the substitutionary atonement that comes to expression. For example: It is not until we meet Jesus Christ, who is perfect and he offers to share his robe of righteousness with us and his garment of grace is draped across our shoulders that we can then walk with him into the presence of God. He specifically discusses the crucifixion in another context. There he lists three ways in which we can say we are saved “by the blood of Christ.” © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 5 1. The Cross of Christ brings vitality to my dignity...I know the value of my life when I see the price God paid on the Cross to save my soul.... 2. The Cross of Christ makes atonement from guilt possible because it adds integrity to the positive Gospel...In the Cross of Christ we see the harsh reality of “negativity,” “demonic human behavior,” “collectivized social evil in institutions....” 3. The Cross of Christ adds morality to divine forgiveness. ...Negativity must pay its dues. Evil must be punished. So Christ has taken the rap “for our irresponsible negative behavior.” He experienced hell—on the cross...His suffering is credited to my personal account....So God is morally able and obligated to offer forgiveness to any person who claims the credit card of Calvary’s Cross to cover the guilt of his sinful behavior. As stated above, Schuller will always speak of the cross, and any other doctrinal truth for that matter, from the perspective of his central motif, self-esteem, because he is convinced that self-esteem affords an effective key for interpreting the gospel for our day. To say, however, that the atoning death of Jesus Christ for the sin of the world is not at the heart of that gospel in his understanding is simply not true. The second aspect in which the cross is “the central force in the Kingdom of God” he discusses as “the cross of the Christian.” This is the cross the person graced by God through Jesus Christ voluntarily assumes as his response to that grace. What does it mean to bear one’s cross? It means to respond positively to the dream God puts in the heart of the redeemed. Faithful to his Reformed heritage, Schuller is careful to stress that he is now speaking of the response of a grateful heart for a salvation freely given, a salvation fully accomplished and graciously applied. To experience grace is to respond out of gratitude, and that response involves commitment. Its price is self-denial—”The voluntary vicarious assumption of the Cross.” When God’s dream is accepted, we must be prepared to pay a high price. The dream that comes from God calls us to fulfill his will by taking an active part in his kingdom. The price? A cross. The reward? A feeling of having done something beautiful for God. It is the cross we voluntarily accept and willingly bear that distinguishes a dangerous egotism from healthy self-esteem. To pursue the dream and thereby to commit oneself to the fulfilling of God’s will as God reveals it to one is to bear the cross. There can be no success without a cross, but even here success must not be understood as “always winning and never losing.” Rather, success is to be defined as the gift of self- esteem that God gives us as a reward for our sacrificial service in building self-esteem in others. Win © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 6 or lose: If we follow God’s plan as faithfully as we can, we will feel good about ourselves. That is success! We will then be able to live with ourselves with dignity when we know deep down in our hearts that we did what God wanted us to do. Cross bearing is no minor theme for Schuller. Self- esteem restored in a person through the encounter with Jesus Christ and the experience of God’s grace becomes the dynamic of a fruitful life lived to the glory of God. If one has truly been overwhelmed by grace, redeemed by Jesus Christ, then one knows with Paul that he can do all things through Christ who strengthens him. For Schuller this is what it means to be a possibility thinker. To be saved is to know that Christ forgives me and I now dare to believe that I am somebody and I can do something for Cod and for my fellow human beings. Schuller contends that forgiveness is not simply the negation of our guilt but “a positive injection of saving and soaring faith!” Repentance follows the experience of grace. Our thinking is turned around; a whole new world presents itself and we are called to “caring, risky trust which promises the hope of glory...through noble, human need-filling achievements.” Cross bearing is costly. In many and various ways this fact comes to expression: There is no crown without a cross. There is no success without sacrifice. There is no resurrection without death...no accomplishment without commitment, and no commitment without conflict. For there is no commitment without involvement; there is no involvement without selfdenial; and there is no self-denial without personal sacrifice. So what is the real Christ-call to self-denial? It is a willingness to be involved in the spiritual and social solutions in society. Self-denial is the daring commitment of your name, your reputation, your integrity, your ego on the altar of God’s call to service. Mark this; it is important: The greatest Cross any person can carry is to risk sacrificing his or her ego by risking the embarrassment of a public failure in the pursuit of some noble, honorable, God-inspired dream. That is positive self-denial. It is denying your ego the selfish protection from a possible humiliating failure that might occur if you tried to carryout the divine idea. No one familiar with the ministry of Robert Schuller can doubt that he speaks here out of his own experience. Jesus followed a dream to do the Father’s will and he was crucified. Martin Luther King Jr. had a dream and he was assassinated. Robert Schuller has followed a dream, and only the naive would judge the personal cost in terms of the grandeur of the Crystal Cathedral. © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 7 Cross-bearing in Schuller’s understanding is a call “to do something creative and constructive.” He rejects the “crusader complex.” While recognizing that sometimes a situation calls for frontal attack, confrontation, he is also aware that such an approach is a dangerous style and should be the exception, not the rule, because violence breeds violence. The difference between a positive, constructive approach to society’s problems and the confrontational approach is the difference between generating a social climate of polarization versus creating a community where creative and mutually respectful dialogue can happen. Finally, cross-bearing will move the Christian person into the whole spectrum of human society and its concerns. Schuller will not choose between a gospel of personal salvation or a social gospel. He proclaims a whole gospel that brings personal salvation to individuals and addresses the larger societal issues as well. It is Schuller’s conviction that the idea of self-esteem provides an integrating factor which can show how the personal and social dimensions of theology can be interconnected. Schuller thus sees the applicability of the gospel to the full spectrum of human existence, personal and social. He sees the theology of the Reformation as reactionary and the sixteenth to the twentieth centuries as the “reactionary age.” With the conviction regarding the dignity of the human person and the realization that the deepest human need and longing is for self-esteem, he is convinced a Christian theology will be able to address the whole person and the whole of society with its healing gospel ushering in a new age, the age of mission. As we reflect on our walk with Jesus Christ through another Lenten pilgrimage we raise the question of the human condition and what address this time of selfdenial makes to it. In a critique of the idea that low self-esteem is at the heart of the human dilemma, David G. Myers cites recent data from psychological research which seems to indicate that there is rather a “self-serving bias” that characterizes the human person. Myers contends, It seems true that the most common error in people’s self-images is not unrealistically low self-esteem, but rather a self-serving bias; not an inferiority complex, but a superiority complex. In any satisfactory theory or theology of self-esteem, these two truths must somehow coexist [The Christian Century, December 1, 1982, pp. 1226-1230). If Myers is correct, it would not be the first time that truth proved dialectical. We ought not immediately be forced to choose between Schuller and Myers. Rather, it would seem that each has hold of an important and critical insight. In all of the recent research data referred to by Myers we are dealing with the human person in action—acting man or woman in concrete, existential situations. In our analysis of Schuller’s position on the human person we saw that there is no dark shadow, no demonic dimension of human behavior that he denies. His © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 8 contention regarding the fundamental need of every person for self-esteem says nothing about concrete human behavior. What he does insist is that that behavior is a manifestation, not of human nature as human nature, but rather of human nature as distorted, wrenched loose from its native soil of resting in God. Once that separation of the person from God occurs, all hell breaks loose, literally, but it is reaction, not simple action as a reflection of nature. Thus the recent research data only confirms what we in the church have always known from Scripture about ourselves: our lives are marked by rebellion, pride, and self-love in the sense of selfishness. It is precisely here that Schuller—the pastor and communicator of the gospel — has so much to teach us. The diagnosis of the situation is dismal; will we be content simply to declare that dark truth? Can we be content to reinforce what our hearers already really know but which, if thrown in their faces, will only reinforce them in their already entrenched rebellion by which they are trying to deny the truth? Schuller points us to an alternative which is both theologically and psychologically sound. There is no need to recite the darkness of the person’s reactive behavior of which he or she is quite aware; what is needful is to show that through the creative action and intention of God, he or she is something quite other than the behavior would seem to indicate. Through an appeal to what he is, not what he does, one may just succeed in breaking through to the person because the approach will have been motivated by love, executed with grace, and grounded in truth. Defenses tumble; the cornered is known, feels no need to rush to justify himself, senses acceptance, and learns of the reality of forgiveness. Then it is that deep repentance occurs. It is not a prelude to salvation but a fruit of the experience of grace. It is in the presence of Jesus Christ in whose face is seen the good and gracious God that one knows unconditional love and acceptance; therefore it is in that presence that one dares see oneself deeply and that one “dies” to those old patterns of reactive behavior that bound him in chains of selfish existence and created havoc in his human relationships and, most seriously, alienated him from God. If the church would really hear Robert Schuller, there would be renewal and revitalization of major proportions. One of my most respected teachers, Professor D. Ivan Dykstra, wrote in personal correspondence about Schuller’s basic premise regarding the dignity of the human person and the basic need for self-worth. Commenting on Schuller’s book, Self-Esteem:... he judges it was Bob Schuller in search of a theology, or, better, in search of a Bible. And this is exactly the right order and the only proper order, despite our wish and our pretense that we find our Bibles first and then go on from there. All reformations, vitalizations of the faith, happen by our first responding to an instinct of authenticity and then going on to re-read our © Grand Valley State University �Schuller, The Cross & the Theology of Self-Esteem, review by Richard A. Rhem Page 9 Bibles accordingly or creating our theologies....The great prophets did it that way, Jesus did, Luther, and so on down the line. Dykstra then goes on to reflect on his own philosophical work which led him to an examination of Christian beliefs through use of linguistic analysis. He raises the question, are our Christian beliefs Christian? His conclusion is That religious terms, including Christian ones, begin always in the form of some great, situationally defined, instinctive authenticities. After the first flush of excitement...there is a time of intellectual and institutional structuring of the belief. There is a virtually complete discontinuity of meaning between the universe of discourse of the original intuition and the institutionalized universe of discourse into which we move the original terms. In the process the whole original meaning is simply buried. In Christian contexts, the over-all name for that structuring is “ecclesiasticizing.” And everything, every dominating concept in the ecclesiastico-theological structure, loses the authentic Biblical meaning: faith, sin, Jesus, inspiration, scripture, resurrection have no longer any discernible connection with the initial biblical intent. Until some courageous soul, (like Luther, as one example) has, and has the courage to act on, a new authentic instinct. To attack the ecclesiastical inauthenticities one does not need to attack the Bible on which they base themselves; one needs only to “out-Bible” the bibliolaters. To read the Bible via the instincts is not to invent a new Bible; it is to recover it. Dykstra suggests that Schuller’s authentic instinctual grasp of a deep biblical truth has ramifications for the whole theological system; that perhaps Schuller’s unquestioned Reformed orthodoxy is itself too confined a vehicle to contain the ferment of his own insight. Such is certainly the case, but Schuller did not write this slender volume as the complete and final word. He writes a first word pleading with others to join the question for a more adequate way to bring to expression his own authentic insight confirmed by the worldwide hearing he has gained. © Grand Valley State University � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Richard A. Rhem Collection Description An account of the resource Text and sound recordings of the sermons, prayers, services, and articles of Richard Rhem, pastor emeritus of Christ Community Church in Spring Lake, Michigan, where he served for 37 years. Starting in the mid 1980's, Rhem began to question some of the traditional Christian dogma that he had been espousing from the pulpit. That questioning was a first step in a long and interesting spiritual journey, one that he openly shared with his congregation. His journey is important, in part because it is reflective of the questioning, the yearnings, and the gradual revision of beliefs that many persons in this part of the century have experienced and continue to experience. It is important also because of the affirming and inclusive way his questioning was done and his thinking evolved. His sermons and other written and spoken materials together document the steps in his journey as it took a turn in 1985, yet continued to revolve around the framework and liturgies of the Christian calendar. Subject The topic of the resource Clergy--Michigan Reformed Church in America Christ Community Church (Spring Lake, Mich.) Religion Interfaith worship Sermons Sound Recordings Creator An entity primarily responsible for making the resource Rhem, Richard A. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/514">Richard A. Rhem papers (KII-01)</a> Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives. Contributor An entity responsible for making contributions to the resource Kaufman Interfaith Institute Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource English Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context KII-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1981-2014 Format The file format, physical medium, or dimensions of the resource audio/mp3 text/pdf Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. References Robert H. Schuller. Self-Esteem: The New Reformation, 1983. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RA-4-19860302 Date A point or period of time associated with an event in the lifecycle of the resource 1986-03-02 Type The nature or genre of the resource Text Title A name given to the resource The Cross and the Theology of Self-Esteem a review of Publisher An entity responsible for making the resource available Perspectives: A Journal of Reformed Thought Creator An entity primarily responsible for making the resource Richard A. Rhem Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource eng Description An account of the resource Book Review created, delivered, or published by Richard A. Rhem (Dick) on March 2, 1986 entitled "The Cross and the Theology of Self-Esteem a review of", on the book Self-Esteem, written by Robert H. Schuller, it appeared in Perspectives, March, 1986, pp. 10-13. Tags: Way of Jesus, Theology, Unconditional Love, Human Nature, Christian, Self-Esteem, Forgiveness. Scripture references: Robert H. Schuller. Self-Esteem: The New Reformation, 1983. . Format The file format, physical medium, or dimensions of the resource application/pdf Christian Forgiveness Human Nature Self-Esteem Theology Unconditional Love Way of Jesus