ARTICLE 23 CONDOMINIUM STANDARDS Section 23.01 Intent. The intent of this Article is to provide regulatory standards for condominiums and site condominiums similar to those required for projects developed under other forms of ownership within a zoning district. This article is not intended to prohibit or treat a proposed or existing condominium project differently than a project or development under another form of ownership. These regulations apply to the design of the development. Refer to Section 12.06 for applicable review standards and required submittal information. The design of a one-family detached condominium project shall be subject to the design layout and engineering standards, as provided below, except as may otherwise be provided by this Ordinance. Streets shall conform to the design layout standards of this Article and applicable sections of this Ordinance. Section 23.02 Area, Height and Bulk Requirements. The areas and setbacks required for condominium buildings and lots shall be based on the density provisions contained in Article 5 of this Ordinance, Residential Districts. Section 23.03 Location and Arrangement of Streets. 23.03.01 The street layout shall provide for the continuation of collector streets in adjoining subdivisions or of the proper projection of streets when adjoining property is not subdivided; or conform to a plan for a neighborhood unit adopted by the Planning Commission. 23.03.02 The street layout shall include minor streets so laid out that their use by through traffic shall be discouraged. 23.03.03 Should a proposed condominium development border on or contain an existing or proposed major thoroughfare, the Planning Commission may require marginal access streets, reverse frontage, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation and reduction of traffic hazards. 23.03.04 Should a proposed condominium development border on or contain a railroad, expressway, or other limited access highway right-of-way, the Planning Commission may require the location of a street approximately parallel to and on each side of such right-of-way at a distance suitable for the development of an appropriate use of the intervening land such as for parks in residential districts. Such distances shall be determined with due consideration of the minimum distance required for approach grades to future grade separation. 23.03.05 Half streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations, and where the Planning Commission finds it will be practicable to require the dedication of the other half when the adjoining property is developed. Page 23-1
23.03.06 Should a proposed condominium development border upon or contain an existing or proposed river, canal, channel, or drainage-way, the Planning Commission may require the location of a bridge facility suitable to permit the unimpeded flow of water and the passage of water-borne vehicles. 23.03.07 Maximum length for residential cul-de-sac streets shall be five hundred (500) feet, except where, in the opinion of the Planning Commission, conditions may justify a greater distance. 23.03.08 For large scale residential projects that would potentially have average daily traffic volumes of over two thousand (2,000) trips during an average day or two hundred (200) trips during a peak hour, major entrances should be limited to the half mile or quarter mile points along major thoroughfares where there is potential for traffic signalization in the future. Deviations from this standard shall be permitted if needed to provide adequate sight distance or if a modification is supported by a traffic impact study provided by the proprietor. 23.03.09 Spacing of intersections along Major Arterials and Collectors (as established by the Master Plan). Streets intersecting along major thoroughfares shall be spaced at least three hundred (300) feet from the intersection of another platted street on the same side of the street, and spaced at least six hundred sixty (660) feet where possible. In addition, streets crossing major thoroughfares shall cross in direct alignment. Where direct alignment is not possible, streets on opposite sides of a major thoroughfare shall be off-set no less than two-hundred fifty (250) feet to each other, unless the Planning Commission and Village Council determine that a lesser offset is justified because of numerous existing streets or the difficulty of providing adequate site distance with a different alignment. 23.03.10 Street Jogs. Street jogs with centerline offsets of less than one hundred twenty-five (125) feet shall be avoided. 23.03.11 Streets shall be aligned to maximize the preservation of natural features and existing grades to the extent feasible. Streets should follow natural topography to minimize grading. 23.03.12 The proposed neighborhood shall conform to the various elements of the Master Plan and shall be considered in relation to the existing and planned major arterials and collector streets, and such part shall be dedicated Village right-of-way in the location and the width indicated on such plan. 23.03.13 Streets shall be designed to facilitate slow vehicle speeds and minimized cut-through traffic. Traffic calming techniques are encouraged in accordance with the objectives of the Village Master Plan. Page 23-2
Section 23.04 Right-of-Way Widths. Refer to Village street design standards for road and right-of-way design requirements. Section 23.05 Easements. 23.05.01 Location of utility line easements shall be provided as necessary for utility lines and a width consistent with the above table, or as established by the private utility company. 23.05.02 Recommendations on the proposed layout of telephone and electric company easements should be sought from all of the utility companies serving the area. It shall be the responsibility of the developer to submit copies of the proposed condominium development plan to all appropriate public utility agencies. Section 23.06 Lot Design and Arrangement. 23.06.01 General Standards: (a) (b) (c) (d) (e) Through lots (lots with frontage on two parallel streets) are prohibited, except in the case of a reverse frontage lot that abuts a major thoroughfare where access to such major thoroughfare is prohibited. Lots facing a three-way intersection shall be aligned to prevent on-coming headlight glare into the living area of the building envelope. Blocks shall be so designed as to provide two (2) tiers of back-to-back lots, except where lots back onto a major thoroughfare, railroad, natural feature or project boundary. Corner lots shall have access to the lesser traveled roadway were possible. Corner lots in residential subdivisions shall be at least fifteen (15) feet wider than the minimum width permitted by the Zoning Ordinance. (f) Lots that abut an active rail line shall have minimum depth of two hundred fifty (250) feet to provide a minimum seventy five (75) foot setback from the railroad right-of-way line. 23.06.02 Lots Shape and Unit Orientation. (a) (b) (c) Excessive lot depth in relation to width shall be avoided. A depth-to-width ratio of three (3) to one (1) shall be considered a maximum. The Village may approve a greater ratio if the building site is limited due to natural features such as floodplain, wetlands and submerged land. Every condominium unit shall front or abut on a street with direct access. Side lot lines shall generally be at right angles or radial to the street centerlines. This requirement shall not apply where such lot lines would create irregularly shaped lots which would unreasonably limit construction, or where adjustments to the standard lot Page 23-3
configuration would protect regulated wetlands or preserve other natural features, such as topography. (d) (e) (f) (g) (h) Lot line configuration should avoid irregular shapes such as dog leg lots that have irregular side lot lines and triangular lots that have an very small or no rear lot line. Condominium units abutting major thoroughfares or collector streets, where marginal access streets are not desirable or possible to attain, shall be situated with reverse frontage condominium units, or with side condominium unit lines parallel to the major traffic streets. Condominium units shall have a front-to-front relationship across all streets where possible. Where condominium units border upon bodies of water, the front yard may be designated as the waterfront side of such condominium unit provided the building envelope has sufficient depth to provide adequate setback on the street side to maintain a setback for all structures equal to the front setback on the street side as well as on the waterfront side. Lots intended for purposes other than residential use shall be specifically designed for such purposes, and shall have adequate provision for off-street parking and loading, setbacks and other requirements in accordance with the Zoning Ordinance. Section 23.07 Blocks. Blocks within one-family detached condominium developments shall conform to the following standards: 23.07.01 Maximum length for blocks shall not exceed one thousand forty (1,040) feet except where, in the opinion of the Planning Commission, conditions may justify a greater distance. 23.07.02 Widths of blocks shall be determined by the condition of the layout and shall be suited to the intended layout. Section 23.08 Open Space Design. In accordance with the Schedule of Regulations for all residential districts, open space is required. The design of this feature must comply with the following design standards: 23.08.01 Common upland open space areas shall be provided ample road frontage for high visibility and easy access. Such open space shall be centrally located within the subdivision. 23.08.02 Projects that front on major roadways which possess a natural, or rural, character, shall provide a wider greenbelt to preserve the existing character along the roadway. 23.08.03 Where significant natural features are being preserved such as wetlands and creeks, every attempt shall be made to preserve views to the area. In particular, the terminus of key roadway intersections and entrances should be utilized as a viewshed and focal point for the open space. Page 23-4
23.08.04 Small pockets of useable parkland are also appropriate provided there is a feature that connects the areas creating one cohesive open space system. 23.08.05 Connections to nearby community facilities and other open space areas should be considered in the design. 23.08.06 Where open space access points are provided between lots, they should be a minimum of twenty (20) feet wide and be clearly identified and delineated with physical elements such as fencing, pathways and signs. Section 23.09 Natural Features. The natural features and character of lands must be preserved wherever possible. Due regard must be shown for all natural features such as large, trees, natural groves, water courses, and similar community assets that will add attractiveness and value to the property, if preserved. The preservation of drainage and natural stream channels must be considered by the proprietor and the dedication and provision of adequate barriers, where appropriate, shall be required. Refer to Article 24 for Environmental Protection Standards. Section 23.10 Pedestrian Circulation. Walkways shall be installed in all condominium development projects. Refer to Section 3.24 for design and construction requirements. Section 23.11 Landscaping. Landscaping is required in all condominium development projects in accordance with Article 19. Section 23.12 Street Lighting. Street lights shall be provided along both sides of all streets and at all street intersections. They shall be spaced every four-hundred (400) feet in between each intersection, or as otherwise determined by the Village Council. Street lights shall not exceed twenty (20) feet in height. Section 23.13 Utilities. 23.13.01 The proprietor shall make arrangements for all lines for telephone, electric, television, and other similar services distributed by wire or cable to be placed underground entirely throughout the development area, and such conduits or cables shall be placed within private easements provided to such service companies by the developer or within dedicated public ways, provided only that overhead lines may be permitted, upon written recommendation of the Village Engineer and the approval of the Planning Commission at the time of site plan approval, where it is determined that overhead lines will not constitute a detriment to the health, safety, general welfare, design, and character of the development. All such facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All such facilities shall be constructed in accordance with standards of construction approved by the Michigan Public Service Commission. All drainage and underground utility installations which traverse privately held property shall be protected by easements granted by the proprietor. Page 23-5
23.13.02 Sanitary sewer including all appurtenances shall be required in all one-family detached condominium developments. 23.13.03 An adequate public water supply including all appurtenances shall be required in all one-family detached condominium developments. 23.13.04 An adequate storm drainage system including necessary storm sewers, catch basins, manholes, culverts, bridges and other appurtenances shall be required in all one-family detached condominium developments. 23.13.05 Adequate provisions shall be made for proper drainage of stormwater run-off from residential rear yards. Each yard shall have front to rear drainage except where topography or other natural features require otherwise. In those projects where front to rear drainage is deemed inadequate or insufficient by the Village Engineer, then drainage pipe, may be required to be installed along the rear yard in accordance with the standards and specifications which are adopted by resolution of the Village Council. Page 23-6