WPC6 ?]gm![8{* ^Q+J?3߾2Rc ]J\i8.,{$orx^xSW3܈iߞ;w`8 mMϡ ׏/k,b\Qj.07HFmBp[X꾳.cJyDZnFfx2+qA1 HG)ʨe|=cݍ8qS≇"QkhPM6 fwu@* FV?u*VZ^VӮZA9 2P06+gh^`'1DhK|/ĕFjuVpP\QQ=%QrHD0|K28 q(_\B8vxYpsjT|5pmЧ-5h]O߷T8&ƔY3AG o/p}gН#!B UwNc % 0( E U<> 1 04c 0@w 0 0.  0 0^ 0% 0 1u 1d^ w@49M\ m^ 1u 1 1 1  1 1 1UN&t@ @   UH*our&@ @  @ !!@ "K"#@ $$%&ou'ou(ou(@ (ou)ou}))@ *ou+@ u+ou+ou+@ i,ous,@ ,ou,@ g-ouq-ou-@ [.@ e.ouo.@ .ou.@ c/oum/@ /ou/ Ba0~0 0D/1 D3s1 0D11 AQ23 0D3@ 4ou4ou4@ 4 D+ 5ou45@ 5ou555555555555555555555555555555555555555555555555 A(6HP DeskJet 690C Series Printer0,,,,00(9 Z6Times New Roman RegularX($\  `&Times New Roman CEKQW[agmAutoList2A.A.A."A.A.A.A.(;3$2#  0  .3  0  (O;$0  2#  a  .3  0` (#(#(b$0  0` (#(#2#   .3  0 ` (#` (#(xir$0  0` (#(#0 ` (#` (#2#(  0  )3  0 (# (#($0  0` (#(#0 ` (#` (#0 (# (#2#(  a  )3  0h(#(#(F$0  0` (#(#0 ` (#` (#0 (# (#0h(#(#2#(   )3  0h(#h(#($0  0` (#(#0 ` (#` (#0 (# (#0h(#(#0h(#h(#2#  0  )3  0(#(#({$0  0` (#(#0 ` (#` (#0 (# (#0h(#(#0h(#h(#0(#(#2#  a  )3  0p(#(###37=CIQYag1.a.i.(1)(a)(i)1)a) xGGaeimquy}Bullet ListBullets ListȄ'  &{'(E)*+E,-E./&(ng غ3|x/ U `CEIMQUY]aAutoList1""""""""i)1)a) UCEKQW]cioAutoList31.I.1.1.1.1.1.1.(CEKQW]cioAutoList4A.A.A.A.A.A.A.A. h CEIMQUY]aAutoList5""""""""i)1)a) ֽCEKQW]cioAutoList6A.A.A.1.A.A.A.A. CEKQW]cioAutoList7A.A.A.1.A.A.A.A.(CEKQW]cioAutoList8A.A.A.A.A.A.A.A.(hH  Z6Times New Roman Regular Z"  _3XXAppropriatefinalapprovals[plat;condo]grantedbytownshipboard.E %   Z"  _XX3Developerpreparespreliminaryplanbasedupon  PlanningCommissionreactiontoconceptualreview#3J#$bAAZ0Arial Narrow RegularWPC#K-513+ %. %%% Z"  _XX3Approval#3J# Z"  _3XXTownshipBoardapprovespreliminaryplatorpreliminarycondorecommendation. Z"  _XX3PlanningCommissionconceptualreview  (Noformalaction)#3J#? D   Z"  _XX3Planningcommissionreviewspreliminaryplanbaseduponpublicinput.Ifplanisaplat,tentativeplatapproval  isgrantedtoanacceptableplanandforwardedtotownshipboardfortentativeplatapprovalcontingenttoopenspaceplanapproval;ifplaniscondominium,considerationisgiventopreliminarycondominiumreview.#3J# Z"  _XX3Denial#3J# Z"  _XX3Applicantreviewsopenspacecommunity  regulationsandproceduralrequirements#3J# Z"  _XX3Developerpreparesitemsrequiredfor  conceptualreviewbyPlanningCommission#3J# Z"  _XX3Optionalpreapplicationconferenceheldwith  staffonrequired sketchinformation#3J#<  Z"  _XX3Publichearingheldonpreliminaryplan  perrequirementsofsection3.5.2.(B)#3J#:  A Z"  _XX3PlanningCommissiondecisiononopenspacecommunityplan;ifplat,preliminary  approvalisconsidered;ifcondo,preliminarycondominiumapprovalisconsidered.#3J# Z"  _XX3[Preliminaryopenspace;preliminaryplat  orpreliminarycondorecommendation.]#3J#;  Z"  _XX3Developercanresubmitonlyifconsistentwith  recommendationsofPlanningCommission.#3J# Z"  _XX3Developerpreparesitemsrequiredfor  conceptualreviewbyPlanningCommission#3J# Z"  _3XXFinalPlans[openspace;platorcondo]submittedandreviewedbyplanningcommission.WPCK-k513+ %. %c%%WPC&513+ %. %%WPCK-513+ %. %%%> WPCK-a513+ %. %Y%%WPCK-e513+ %. %]%% Z"  _XX3Optionalpreapplicationconferenceheldwith  staffonrequired sketchinformation#3J#B WPC#K-513+ %. %%%L WPCK-e513+ %. %]%%WPCKv-X513+ %. %P%%G WPCK-513+ %. %%%I WPCK-e513+ %. %]%%K WPCK-r513+ %. %j%%WPC#K-513+ %. %%%a O WPCK-r513+ %. %j%%Q WPCK-r513+ %. %j%%S WPCKv-X513+ %. %P%%U WPCKi-K513+ %. %C%% d Z"  _3XXDeveloperpreparesfinalplansand  receivesallexternalagencyapprovals(3$ !  VVVV'dxd(3$ !  ݀Level 1Level 2Level 3Level 4Level 5]ZX^YC<<CLevel 1Level 2Level 3Level 4Level 5($$   1  ` WPC#K-513+ %. %%%WPC#K-513+ %. %%%d 'dxdWPC#K-513+ %. %%%f WPC#K-513+ %. %%%[c&Draw Object <<=8C HKKKK !  _&N%XX-,XXpXX-  K%&N$*ZKZONINGORDINANCE:&%%&(%o%'P'()OPENSPACECOMMUNITY)#$&%$*Z#$ݩ %$& *MontgomeryCounty,PA*+*hA*+,Hambur,-,,-,,.gTownship,MI.+*M*+    /PlanningCommission(610)2783722/#$&% $ݩW##&N%%$&#  0  ZoningOrdinance0 @ 0@ (# (#0@h(#(#0@h(#h(#0@(#(#HamburgTownship,_Livingston_ԀCounty,MichiganAV) xdExA   ARTICLE14.00 w OPENSPACECOMMUNITY (Adopted1/16/92)  7   Section14.1.Intent  {   ItistheintentofthisArticletoofferanalternativetotraditionalsubdivisionsthroughtheuseofplannedunitdevelopmentlegislation,asauthorizedbySection16(c)oftheTownshipRuralZoningAct(PublicAct184of1943,asamended)forthepurposeof:  ;   L  h#LE% ,Xr` XpX,XXpXE ;q0  2"3  0r(#(#  encouragingtheuseofTownshiplandinaccordancewithitscharacterandadaptability; ;q-݌ r(#r(# Ќ    ;    ;"0  2"3  0r(#(#  assuringthepermanentpreservationofopenspace,agriculturallands,andothernaturalresources; ;"M݌[r(#r(# Ќ    ;    ;N0  2"3  0r(#(#  allowinginnovationandgreaterflexibilityinthedesignofresidentialdevelopments; ;Ny݌cr(#r(# Ќ    ;    ;m 0  2"3  0r(#(#  facilitatingtheconstructionandmaintenanceofstreets,utilities,andpublicservicesinamore  economicalandefficientmanner; ;m ݌ r(#r(# Ќ    ;    ; 0  2"3  0r(#(#  ensuringcompatibilityofdesignandusebetweenneighboringproperties;and, ; ݌_r(#r(# Ќ    ;    ; 0  2"3  0r(#(#  encouragingalesssprawlingformofdevelopment,thuspreservingopenspaceasundevelopedland. ;  ݌gr(#r(# Ќ  &N%%&NTheseregulationsareintendedtopreserveatraditionalruralcharactertothelandusepatterninthe  Townshipthroughthecreationofsmallresidentialnodescontrastingwithopenspaceandlessintensivelanduses.ThisArticleisnotintendedasadeviceforignoringtheZoningRegulationsoftheTownship,thestandardssetforththerein,northeplanningconceptsuponwhichtheZoningOrdinancehasbeenbased.#&N%%&N # c  &N%%&NTheseregulationsareintendedtoresultinaspecificdevelopmentsubstantiallyconsistentwithZoningOrdinancestandards,yetallowformodificationsfromthegeneralstandardstoinsureappropriate,fair,andconsistentdecisionmaking.Theopenspacecommunitydistrictisestablishedasanoverlaydistrictapplicabletoallsinglefamilyresidentialdistricts.#&N%%&N# C&!(  Section14.2.Scope  ('$+ &N%%&NForthepurposesofthisArticle,an"openspacecommunity"isdefinedasapredominatelysinglefamily *%- residentialdevelopmentinwhichdwellingunitsareplacedtogetherintooneormoregroupingswithinaAV) xdE"-xA #-s(0 Z.,Xr` XpxX ,Xr` XpXZ#&N%%&N#Article14.000 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#10(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunity2-(1(#(# ЇZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA  &~%%&~definedprojectarea.Thedwellingunitsareseparatedfromadjacentpropertiesorothergroupingsof w dwellingsbysubstantialopenspacethatisperpetuallyprotectedfromdevelopment.Commercialuses,asstatedinSection14.4.13.,maybeallowedwithinopenspacecommunitiesoffifty(50)acresormore.#&~%%&~# /  Section14.3.EligibilityCriteria    &~%%&~Tobeeligibleforopenspacecommunityconsideration,theapplicantmustpresentaproposalfor {   residentialdevelopmentthatmeetseachofthefollowing:#&~%%&~# W     14.3.1. 󀀀&~%%&~RecognizableBenefits.Anopenspacecommunityshallresultinarecognizableand _    substantialbenefit,bothtotheresidentsofthepropertyandtotheoverallqualityoflifeinthe  Township.Thisbenefitshouldaccrue,inspiteofanyforeseeabledetrimentsoftheproposed  development.#&~%%&~#     14.3.2. MinimumProjectSize.&~%%&~Theminimumsizeofanopenspacecommunitydevelopmentshallbe _   five(5)acresofcontiguousland.Toqualifyforacommerciallandusecomponent,and/orthe  inclusionofdwellingsotherthansinglefamilyunits,anopenspacecommunitymusthaveaminimum  grosssiteoftwentyfive(25)acres.ToqualifyforcommerciallanduseunderSection14.4.13.,asite  musthaveaminimumoffifty(50)acres.#&~%%&~# #   14.3.3. OpenSpace.Theproposeddevelopmentshallcontainatleastasmuchopenspaceareaas    wouldotherwiseberequiredbytheexistingunderlyingzoning.  14.3.4. UnifiedControl.&~%%&~Theproposeddevelopmentshallbeundersingleownershiporcontrol,such #s   thatthereisasinglepersonorentityhavingproprietaryresponsibilityforthefullcompletionofthe  project.Theapplicantshallprovidesufficientdocumentationofownershiporcontrolintheformof  agreements,contracts,covenants,and/ordeedrestrictionsthatindicatethatthedevelopmentwillbe  completedinits,entiretyasproposed.#&~%%&~ #    14.3.5. GuaranteeofOpenSpace.&~%%&~TheapplicantshallguaranteetothesatisfactionoftheTownship O !   PlanningCommissionthatallopenspaceportionsofthedevelopmentwillbemaintainedinthemanner  approved.Documentsshallbepresentedthatbindallsuccessorsandfutureownersinfeetitleto  commitmentsmadeasapartoftheproposal.Thisprovisionshallnotprohibitatransferofownership  orcontrol,providednoticeofsuchtransferisprovidedtotheTownshipandthelandusescontinueas  approvedintheopenspacecommunityplan.#&~%%&~# $&  Section14.4.ProjectDesignStandards  3'") Aproposedopenspacecommunityshallcomplywiththefollowingprojectdesignstandards:  14.4.1. Location.Anopenspacecommunitymaybeapproveduponanyresidentiallyzonedlandin *%-   theTownship.AV) xdE:-xA ;-(0 Article14.000 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#20(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunityJ-(1(#(# ЇZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA    14.4.2. PermittedUses.&~%%&~Anopenspacecommunityisgenerallyrestrictedtosinglefamilyresidential w   dwellingunits.Inprojectsoffifty(50)acresormore,acommercialcomponent,aslimitedinSection  14.4.13.maybeapproved.Also,inprojectsof(25)acresormore,uptofiftypercent(50%)ofthe  dwellingunitsmaybeotherthansinglefamilydwellingunits,providedthatthetotalnumberof  dwellingunitsdoesnotexceedthedensityforthesiteascomputedinSection14.4.8.#&~%%&~3$#  ;   14.4.3. BaseZoningRegulations.&~%%&~UnlessspecificallywaivedormodifiedbythePlanning      Commission,allZoningOrdinancerequirementsfortheunderlyingzoningdistrict,exceptforminimum  lotarea,andotherTownshipregulationsshallremaininfullforce.Innoeventshalltheminimumlot  arearequiredforcomputationpurposesofSection14.4.8begreaterthan30,000squarefeet.#&~%%&~&# ;    14.4.4. OpenSpaceRequirements. C    -   L  h Lf1,XrS` XpxX ,Xr` XpxXf -&)0  2  A  .3  0S(#(#  &~%%&~Anopenspacecommunityshallmaintainaminimumoffortypercent(40%)ofthegrossareaof   thesiteasdedicatedopenspaceheldincommonownership.ExceptasnotedinSection14.4.5.,anyundevelopedlandareawithintheboundariesofthesitemaybeincludedasrequiredopenspace.#&~%%&~*# -&)"*݌CS(#S(# Ќ    B.&~%%&~Alllandwithinadevelopmentthatisnotdevotedtoaresidentialunit,anaccessoryuse,vehicle K    r  S access,vehicleparking,aroadway,anapprovedlandimprovement,or,ifapplicable,a   r  S commercialuse,shallbesetasideascommonlandforrecreation,conservation,agriculturaluses,   r  S orpreservedinanundevelopedstate.#&~%%&~[,#    C.Thetotalareaofdedicatedopenspaceshallequalorexceedthetotalareabywhichalldwelling   r  S unitlotsarereducedbelow30,000squarefeet.  D.Thededicatedopenspaceshallbesetasidebythedeveloperthroughanirrevocableconveyance   r  S thatisfoundacceptabletothePlanningCommission,suchas:  %   i1,Xr` XpxX,XrS` XpxXi %00  0r(#(#0Sr(#r(#2"3  04S(#S(#  recordeddeedrestrictions, %00݌o 4(#4(# Ќ    %    %10  0r(#(#0Sr(#r(#2"3  04S(#S(#  covenantsthatrunperpetuallywiththeland,or %11݌'!w"4(#4(# Ќ    %    %20  0r(#(#0Sr(#r(#2"3  04S(#S(#  aconservationeasementestablishedpertheStateofMichiganConservationandHistoric "/$ PreservationAct,PublicAct197of1980,asamended(M.C.L.399.251). %22݌ 4(#4(# Ќ     r  S &~%%&~Suchconveyanceshallassurethattheopenspace"illbeprotectedfromallformsofdevelopment, s% '    r  S exceptasshownonanapprovedsiteplan,andshallneverbechangedtoanotheruse.Such   r  S conveyanceshall:#&~%%&~g4# +'{") L U  L  %    %T60  0r(#(#0Sr(#r(#2U  1  .3  04S(#S(#  Indicatetheproposedallowableuse(s)ofthededicatedopenspace. %T66݌(3$+4(#4(# Ќ    AV) xdE.-xA /-(0 Article14.000 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#30(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunity>-(1(#(# ZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA    %    %":0  0r(#(#0Sr(#r(#2U  2  .3  04S(#S(#  Requirethatthededicatedopenspacebemaintainedbypartieswhohaveanownershipinterest w intheopenspace. %":M:݌ 4(#4(# Ќ    %    %;0  0r(#(#0Sr(#r(#2U  3  .3  04S(#S(#  Providestandardsforscheduledmaintenanceoftheopenspace. %;;݌ [4(#4(# Ќ    %    %<0  0r(#(#0Sr(#r(#2U  4  .3  04S(#S(#  &~%%&~ProvideformaintenancetobeundertakenbytheTownshipofHamburgintheeventthatthe   dedicatedopenspaceisinadequatelymaintained,orisdeterminedbytheTownshiptobeapublicnuisance,withtheassessmentofcostsuponthepropertyowners.#&~%%&~=# %<=݌{  4(#4(# Ќ    14.4.5. AreasNotConsideredOpenSpace.Thefollowinglandareasarenotincludedasdedicated 3    openspaceforthepurposesofthisArticle:L ( L c     cl@2  A  .3  0 S   Theareaofanystreetrightofwayproposedtobededicatedtothepublic.cl@@݌ S(#S(# Ќ   c     cA2  B  .3  0 S   Anysubmergedlandarea.cAA݌ S(#S(# Ќ   c     cwB2  C  .3  0 S   Anyportionoftheprojectusedforcommercialpurposes.cwBB݌;S(#S(# Ќ    14.4.6. ContinuingObligation.&~%%&~Thededicatedopenspaceshallforeverremainopenspace,subject C   onlytousesapprovedbytheTownshipontheapprovedsiteplan.Furthersubdivisionofopenspace  landoritsuseforotherthanrecreation,conservationoragriculturalpurposes,exceptforeasementsfor  utilitiesandsepticsystems,shallbestrictlyprohibited.#&~%%&~C#    14.4.7. AllowableStructures.&~%%&~Anystructure(s)orbuilding(s)accessorytoarecreation,conservation C   oragricultureusemaybeerectedwithinthededicatedopenspace,subjecttotheapprovedopenspace  plan.Theseaccessorystructure(s)orbuilding(s)shallnotexceed,intheaggregate,onepercent(1%)  oftherequiredopenspacearea.#&~%%&~E# +   14.4.8. DwellingDensity.&~%%&~Thepermitteddensityofresidentialuseswithinanopenspacecommunity    shallnotexceedthedensityallowedbytheunderlyingresidentialzoningdistrictbaseduponaminimum  lotareanogreaterthan30,000squarefeet.Allcomputationsshallbestatedtothenearestsquarefoot.  #&~%%&~G#&~%%&~Thenumberofdwellingunitsallowablewithinanopenspacecommunityprojectshallbedeterminedin "W#   thefollowingmanner:#&~%%&~aI# "3$   &~%%&~Theapplicantshallprepare,andpresenttothePlanningCommissionforreview,aparalleldesignfor $&   theprojectthatisconsistentwithStateandTownshiprequirementsanddesigncriteriaforatentative  preliminaryplat.Thisdesignshallincludeallinformationasrequiredbytheguidelinesadoptedbythe  PlanningCommissionpursuanttoSection14.6.1.ThePlanningCommissionshallreviewthedesign  anddeterminethenumberoflotsthatcouldbe_feasibly_Ԁconstructedfollowingtheparalleldesign.This  number,asdeterminedbythePlanningCommission,shallbethemaximumnumberofdwellingunits  allowablefortheopenspacecommunityproject.#&~%%&~_J# )%,  AV) xdE2-xA 3-(0 Article14.000 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#40(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunityB-(1(#(# ZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA    14.4.9. RegulatoryFlexibility.&~%%&~Toencourageflexibilityandcreativityconsistentwiththeopenspace w   communityconcept,thePlanningCommissionmaygrantspecificdeparturesfromtherequirementsof  theZoningOrdinanceforyard,lot,andbulkstandardsasapartoftheapprovalprocess.Inprojectsof  fifty(50)acresormore,specificareasmaybedesignatedforcommerciallandusesthatservetheopen  spacecommunity.AnyregulatorymodificationshallbeapprovedthroughafindingbythePlanning  Commissionthatthedeviationshallresultinahigherqualityofdevelopmentthanwouldbepossible  usingconventionalzoningstandards.Regulatorymodificationsarenotsubjecttovarianceapprovalof  theZoningBoardofAppeals.Nopartofanopenspacecommunityplanmaybeappealedtothe  ZoningBoardofAppeals.#&~%%&~wP# [     14.4.10. Access.&~%%&~ԀDirectaccessontoaCountyroadshallberequiredtoanopenspacecommunity. c    Thenearestedgeofanyentranceorexitdriveshallbelocatednocloserthantwohundred(200)feet  fromanyexistingstreetorroadintersection(asmeasuredfromthenearestintersectionrightofway  line).#&~%%&~T#     14.4.11. InternalRoads.&~%%&~Constructionofprivateroadsasameansofprovidingaccessandcirculation c   isencouraged.Privateroadwayswithinanopenspacecommunityareexemptedfromthedesign  requirementsoftheTownshipPrivateRoadOrdinance,ifthefollowingfindingsaremadebythe  PlanningCommission:(AsAmended11/24/92)#&~%%&~sV# K L   h(L c     cX2 "3  0 r   &~%%&~adeedrestrictionisplacedontheprojectsitethatperpetuallyvestsfeesimpleofthelandareainthe  partiesadjoiningtheroadandprohibitsfuturetransfertothepublic;and,#&~%%&~X#cXX݌r(#r(# Ќ   c     cPZ2 "3  0 r   &~%%&~amaintenanceplan,includingameansofguaranteeingmaintenanceassessmentsfromtheaffected G propertyowners,isreviewedandapprovedbytheTownshipPlanningCommission.#&~%%&~Z#cPZZ݌#sr(#r(# Ќ      14.4.12. NaturalFeatures.&~%%&~Thedevelopmentshallbedesignedtopromotethepreservationofnatural +   features.Ifanimalorplanthabitatsofsignificantvalueexistonthesite,thePlanningCommission,as  aconditionofapproval,mayrequirethattheopenspacecommunityplanpreservetheseareasina  naturalstateandadequatelyprotectthemasnaturepreservesorlimitedaccessareas.#&~%%&~V\# s    14.4.13. CommercialComponent.&~%%&~Anopenspacecommunitywithagrossareaoffifty(50)acresor +!{"   moremayincorporateacommerciallandusecomponent,providedthatallofthefollowingaremet:#&~%%&~^#  "[# L ֽ h L  -    -`0  2ֽ  A  .3  0S(#(#  Thetotalareaoccupiedbythecommerciallandusesmaynotexceedfivepercent(5%)ofthe #% grossareaoftheopenspacecommunityorfive(5)acres,whicheverisless. -`;`݌ S(#S(# Ќ    -    -a0  2ֽ  B  .3  0S(#(#  Allcommercialusesshallbecompatiblewiththeresidentialarea. -aa݌W&!(S(#S(# Ќ    AV) xdE6-xA 7-(0 Article14.000 ` 0 ` (#` (#0 (# (#0h(#(#0h(#h(#50(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunityF-(1(#(# ЇZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA    -    -Ie0  2ֽ  C  .3  0S(#(#  &~%%&~ThePlanningCommissionfindsthatthearchitecturaldesignofthestructuresiscompatiblewith w thebalanceofthedevelopment.#&~%%&~e# -Iete݌SS(#S(# Ќ    -    -f0  2ֽ  D  .3  0S(#(#  &~%%&~Allcommercialstructuresareconnectedtoapedestrianaccesssystemservicingtheproject.#&~%%&~g# -f&g݌ [S(#S(# Ќ    -    -uh0  2ֽ  E  .3  0S(#(#  &~%%&~Vehicularaccessisavailableonlyfromanaccessdrivetotheopenspacecommunitythat   connectsdirectlywithM36.#&~%%&~ i# -uhh݌  S(#S(# Ќ    -    -j0  2ֽ  F  .3  0S(#(#  &~%%&~IfaproposedprojectcannotprovidedirectaccesstoM36,thePlanningCommissionmay W   approveacommerciallandusecomponentforanopenspacecommunityprojectlocatedonanypavedCountythoroughfare,subjectto:#&~%%&~j# -jGj݌_ S(#S(# Ќ    %    %'l0  0r(#(#0Sr(#r(#2ֽ  1  .3  04S(#S(#  &~%%&~Aspeciallandusehearingonthelocationoftheusebeingheldpriortoconsiderationbythe   PlanningCommission.ThehearingshallbeconductedaccordingtotheproceduresstatedinSection3.5.ofthisOrdinance,and#&~%%&~l# %'lRl݌ 4(#4(# Ќ    %    %^n0  0r(#(#0Sr(#r(#2ֽ  2  .3  04S(#S(#  &~%%&~ThePlanningCommissionmakingthefindingthattheoverallsitelayout,includingthe 7 architecturaldesignandthevehicularcirculationpattern,is:#&~%%&~o# %^nn݌c4(#4(# Ќ  L   h L c   i1,Xr XpxX,Xr` XpxXi   r  S  4 cp2 "3  0    Compatiblewiththesurroundinglanduses,andcp^q݌ (# (# Ќ   c      r  S  4 cr2 "3  0    &~%%&~Willnothaveasignificantdetrimentaleffectonthecharacterofsurroundingresidential  uses.#&~%%&~r#crqr݌_ (# (# Ќ  L  h L  -    -t0  2  G  .3  0S(#(#  Allparkingandloadingareasservingthecommercialusesshallbetotherearofthestructureand g fullyscreenedfromviewofanypublicroadway. -tGt݌ S(#S(# Ќ    -    -u0  2  H  .3  0S(#(#  Theallowablecommercialuseswithinsuchanareashallberecordedasadeedrestrictiononthe  propertyandshallberestrictedtothefollowing: -uu݌ S(#S(# Ќ    L U  L c      r  S cw2U  1  .3  0 4   Foodandbeveragestoresforthesaleof:groceries,fruit,meat,bakedgoods,dairyproducts, ? ! beveragesandliquor.cww݌ 4(#4(# Ќ   c      r  S cx2U  2  .3  0 4   Personalserviceestablishmentssuchasbarbershops,beautysalons,laundrypickup,and "#$ similaruses.cxDy݌ 4(#4(# Ќ   c      r  S cTz2U  3  .3  0 4   Childcareordaycarecenters.cTzz݌g% '4(#4(# Ќ   c      r  S c_{2U  4  .3  0 4   &~%%&~SubjecttofindingsbythePlanningCommissionthat(a)auseisconsistentwiththeintentof 'o") thisArticleand(b)providesnosignificantnegativeimpactontheopenspacecommunityprojectorothersurroundinglanduses,officesforthefollowingprofessionsoroccupationsmaybepermitted:doctor;dentist;attorney;engineer;#&~%%&~|#Ԁaccountant;architect;financial )%, consultantorbroker;publisher;realestatebroker;secretarialservices;andsimilarusesasdeterminedbythePlanningCommission.c_{{݌ 4(#4(# Ќ  AV) xdE"-xA #-s(0 Article14.000  0  (# (#0 (# (#0h(#(#0h(#h(#60(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunity @"  @"  @" 2-(1(#(# ZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA    -    -;0  2U  I  .3  0S(#(#  &~%%&~Nostructurewithinthecommerciallandusecomponentofanopenspacecommunityshallbe w occupiedwithoutavalidcertificateofoccupancyfromtheTownship.#&~%%&~Ӂ# -;f݌SS(#S(# Ќ    %    % 0  0r(#(#0Sr(#r(#2U  1  .3  04S(#S(#  &~%%&~Arequestforacertificateofoccupancyforacommercialstructurewithinanopenspace  [ communityshallbereviewedbytheZoningAdministratortoinsurecompliancewiththisArticle.#&~%%&~˃# % 6݌ 4(#4(# Ќ    %    %0  0r(#(#0Sr(#r(#2U  2  .3  04S(#S(#  &~%%&~Acertificateofoccupancymaybeapprovedonlyforusesidentifiedinsubsection14.4.13(H). {   Approvalshallnotbegrantedtoausethatisinconsistentwiththeintentand/orrequirementsofthisArticle.#&~%%&~݅# %H݌3 4(#4(# Ќ    %    %F0  0r(#(#0Sr(#r(#2U  3  .3  04S(#S(#  &~%%&~Theinitialcertificateofoccupancyforacommercialstructureorportionofacommercial ;  structurewithintheopenspacecommunityshallnotbeapproveduntilfifty percent(50%)of   thephysicalimprovementsrelatedtotheresidentialcomponentsofthetotalopenspacecommunityplanarecomplete,notwithstandinganapprovedscheduleforprojectphasing.#&~%%&~# %Fq݌ 4(#4(# Ќ    %    % 0  0r(#(#0Sr(#r(#2U  4  .3  04S(#S(#  &~%%&~AcertificateofoccupancymayberevokedbyactionoftheZoningAdministrator,ifauseis ; conductedinamannerthatdoesnotcomplywiththeintentofthisArticleand/oranyotherrequirementsofthisOrdinance.#&~%%&~# % K݌C4(#4(# Ќ  Section14.5.ProjectStandards   &~%%&~Inconsideringanyapplicationforapprovalofaopenspacecommunitysiteplan,thePlanningCommission ? shallmaketheirdeterminationsonthebasisofthestandardsforsiteplanapprovalsetforthinArticle4.00,aswellasthefollowingstandardsandrequirements:#&~%%&~# G   14.5.1. CompliancewiththeOpenSpaceCommunityConcept.&~%%&~Theoveralldesignandlanduses    proposedinconnectionwithanopenspacecommunityshallbeconsistenttheintentoftheopenspace  communityconcept,aswellaswithspecificdesignstandardssetforthherein.#&~%%&~]# k    14.5.2. CompatibilitywithAdjacentUses:&~%%&~Theproposedopenspacecommunityplanshallsetforth #!s"   indetail,allspecificationswithrespecttoheight,setbacks,density,parking,circulation,landscaping,  views,andotherdesignfeaturesthatexhibitdueregardfortherelationshipofthedevelopmentto  surroundingproperties,thecharacterofthesite,andthelanduses.Indeterminingwhetherthis  requirementhasbeenmet,considerationshallbegivento:#&~%%&~# $& L ( L c     c2  A  .3  0 S   Thebulk,placement,andmaterialsofconstructionofproposedstructures.cے݌O&!(S(#S(# Ќ   c     c“2  B  .3  0 S   Pedestrianandvehicularcirculation.c“݌(W#*S(#S(# Ќ  AV) xdE.-xA /-(0 Article14.000  0  (# (#0 (# (#0h(#(#0h(#h(#70(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunity @"  @"  @" >-(1(#(# ЇZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA   c     cV2  C  .3  0 S   Thelocationandscreeningofvehicularuseorparkingareas.cV݌wS(#S(# Ќ   c     cg2  D  .3  0 S   Theprovisionoflandscapingandothersiteamenities.cg݌/S(#S(# Ќ    14.5.3. ImpactofTraffic.&~%%&~Theopenspacecommunityshallbedesignedtominimizetheimpactof  7   trafficgeneratedbytheproposeddevelopmentonsurroundinguses.#&~%%&~#     14.5.4. ProtectionofNaturalEnvironment.&~%%&~Theproposedopenspacecommunityshallbeprotective      ofthenaturalenvironment.Itshallcomplywithallapplicableenvironmentalprotectionlawsand  regulations.  14.5.5. CompliancewithApplicableRegulations.Theproposedopenspacecommunityshallcomply C    withallapplicableFederal,state,andlocalregulations.#&~%%&~#&~%%&~ #   Section14.6.GeneralRequirements g   14.6.1. GeneralApplicationRequirements.Theapplicationforapprovalofanopenspace o   communityshallbemadeaccordingtoproceduresandguidelinesadoptedbyresolutionofthePlanning  Commission.TherequiredmaterialsshallbesubmittedtotheTownshipZoningAdministratorwithall  requiredfees.#&~%%&~Ҝ#&~%%&~    14.6.2. EffectofApproval.Approvalofanopenspacecommunityproposalshallnotrequire, nor o   shallitbeconstruedasanamendmenttotheZoningOrdinance.Allimprovementsandusesofthesite  shallbeinconformitywiththeapprovedopenspacecommunitysiteplanandcomplyfullywithany  conditions.#&~%%&~#&~%%&~ W   14.6.3. RecordingofAction.Theapplicantshallrecordanaffidavitwiththeregisterofdeeds  Ѐ0  containingthefulllegaldescriptionoftheprojectsite,specifyingthedateoffinalTownshipapproval,  anddeclaringthatallimprovementswillbecarriedoutinaccordancewiththeapprovedopenspacecommunityplanunlessanamendmentisadoptedbytheTownship.Inaddition,alldeedrestrictionsandeasementsshallbedulyfiledwiththeregisterofdeedsoftheCountyandcopiesofrecordeddocumentspresentedtotheTownship. (#(#   14.6.4. LandUsePermit.Followingfinalapprovaloftheopenspacecommunitysiteplanandfinal #%   approvaloftheengineeringplansbytheTownshipEngineer,alandusepermitmaybeobtained.It  shallbetheresponsibilityoftheapplicanttoobtainallotherapplicableTownship,County,Stateor  Federalpermits.#&~%%&~Π#&~%%&~ _&!(   14.6.5. InitiationofConstruction.#&~%%&~2#&~%%&~Ifconstructionhasnotcommencedwithintwentyfour(24)months (g#* Ѐ0  offinalapproval,allTownshipapprovalsbecomenullandvoid.Theapplicantmayapplyinwritingto (G$+ thePlanningCommissionforanextension,nottoexceedtwelve(12)months.Amaximumoftwo(2)extensionsmaybeallowed.#&~%%&~ȥ#&~%%&~*%-(#(# #&~%%&~d#AV) xdEB-xA C-(0 Article14.000  0  (# (#0 (# (#0h(#(#0h(#h(#80(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunity @"  @"  @" &~%%&~R-(1(#(# Ї#&~%%&~#ZoningOrdinance0 0 (# (#0h(#(#0h(#h(#0(#(#HamburgTownship,_Livingston_ԀCounty,Michigan(#(# AV) xdExA  &~%%&~  14.6.6. ContinuingAdherencetoPlan.#&~%%&~#&~%%&~Anypropertyownerwhofailsmaintainanapprovedsite w Ѐ0  designshallbedeemedinviolationoftheuseprovisionsoftheZoningOrdinanceandshallbesubject W tothepenaltiesforsame.#&~%%&~"#&~%%&~3(#(#   14.6.7. PerformanceGuarantee:#&~%%&~Q#&~%%&~ThePlanningCommissionmayrequirethataperformance  ;   guarantee,inaccordancewiththeSection5.3.oftheZoningOrdinance,bedepositedwiththe  Townshiptoinsurecompletionofimprovements.#&~%%&~#&~%%&~     Section14.7.ScheduledPhasing ;    14.7.1. ScheduledPhasing.#&~%%&~#&~%%&~Whenproposedconstructionistobephased,theprojectshallbedesigned C  Ѐ0  inamannerthatallowseachphasetofullyfunctiononitsownregardingservices,utilities,circulation, #  facilities,andopenspace.Eachphaseshallcontainthenecessarycomponentstoinsureprotectionofnaturalresourcesandthehealth,safety,andwelfareoftheusersoftheopenspacecommunityandtheresidentsofthesurroundingarea.#&~%%&~#&~%%&~g(#(#   14.7.2. TimingofPhases.#&~%%&~#&~%%&~Eachphaseoftheprojectshallbecommencedwithintwentyfour(24) o Ѐ0  monthsoftheschedulesetforthontheapprovedsiteplan.Ifconstructionofanyphaseisnot O commencedwithintheapprovedtimeperiod,approvaloftheplanshallbecomenullandvoid,subjecttotherequirementsofSection14.5.10.(A).#&~%%&~#&~%%&~(#(#  Section14.8.RevisionofApprovedPlans  K   14.8.1. GeneralRevisions.#&~%%&~@#&~%%&~Approvedplansforanopenspacecommunitymayberevisedin S   accordancewiththeproceduressetforthinSection14.5.#&~%%&~#&~%%&~ 3   14.8.2. MinorChanges.#&~%%&~#&~%%&~NotwithstandingSection14.8.1.,minorchangestoanapprovedopenspace  Ѐ0  communityplanmaybepermittedbythePlanningCommissionfollowingnormalsiteplanreview {  proceduresoutlinedinArticle4.00,subjecttothefindingofallofthefollowing:#&~%%&~~#&~%%&~W !(#(#   -    -.0  2  A  .3  0S(#(#  Suchchangeswillnotadverselyaffecttheinitialbasisforgrantingapproval; -.Y݌"_#S(#S(# Ќ    -    -Y0  2  B  .3  0S(#(#  #&~%%&~#&~%%&~Suchminorchangeswillnotadverselyaffecttheoverallopenspacecommunityinlightofthe #% intentandpurposeofsuchdevelopmentassetforthinthisArticle;and#&~%%&~#&~%%&~ -Y݌$&S(#S(# Ќ    -    -s0  2  C  .3  0S(#(#  Suchchangesshallnotresultinthereductionofopenspaceareaasrequiredherein. -s݌[&!(S(#S(# Ќ  #&~%%&~#AV) xdE:-xA ;-(0 Article14.000  0  (# (#0 (# (#0h(#(#0h(#h(#90(#(#0p(#(#0p(#p(#0(#(#OpenSpaceCommunity @"  @"  @" &~%%&~J-(1(#(# f.` hp x (#,Xr XpxXf#&~%%&~# @b b OPENSPACECOMMUNITYAPPROVALPROCESS   i\-5%!`z  `E2Y tt0jv i (#(#(#(#',` XX'  %&~i\/5%!`zv  `E tt 0H ii\@5%!`zv  `E tt 0H i3p`\ j~0NttpK@@@ > ?KE$tt i\@5%!`z\{  `Es tt 0. [i L(#L(#(#(# H Cp`\ j~0_y!pp#K@@@  #KE) !p!pCp`\ j~0_y!pp#K@@@  #KE) !p!p"p`\ j~07y!pp#K@@@  #KE ) !p!p "p`\ j~07y!pp#K@@@  #KE ) !p!p ep`\ j~0G y!pp#K@@@  #KE ) !p!p Ap`\ j~0oy!pp#K@@@  #KE ) !p!p  ..L(#L(#i\.5%!`zm  `E2 tt 0j Mii\85%!`zm  `E2 tt 0j Mi L(#L(#.. (#(#L(#L(#bp`\ j~0> !pp#K@@@  #KE| !p!p1 6p`\ j~0; &p&@@@ t u&E| &&1 U=p`\ j~0Pt~pK@@@ 4 5KEO t~t~ Mp`\ j~0> !pp#K@@@  #KE0 !p!p  (#(#(#(#i\(5%!`z   `E@ tt 0x  i (#(#(#(#Jp`\ j~0R ppK@@@ E FKEupp*$ i\#5%!`zq  `E@ tt 0xhQ i (#(#(#(#)p`\ j~0F  ppK@@@ 8 9KEpp]  (#(#(#(#i\25%!`z(  `E<  tt,0t   i (#(#(#(#Pp `\ j~0F +ppK@@@ E FKEpp$i\+5%!`zxu `E1tt i h(#h(#(#(#Rp `\ j~0S ptpKv@@@ + ,KvEptptR l\48($`~Z> `E >tt0 @Hl J(#J(#h(#h(#*p`\ j~05ppK@@@ 8 9KE pp Hp`\ j~0&5ppK@@@ 8 9KEppi\&5%!`z{ `E ?tt( ii\,5 %!`z<mL `E1LttdPi ,(#,(#J(#J(#!p`\ j~0*ptpKv@@@ + ,KvE |ptpt 1 Tp`\ j~0pgpKi@@@  KiEtpgpg) (#(#,(#,(#i\55 %!`z /h  `E h tt0 i (#(#(#(#i\75 %!`zbd  `E& d tt| 0^ i   (#(#Fp`\ j~07ppK@@@ _ `KE "pp J">i\'5 %!`zB `E $ttd#:i    2(#2(#1p`\ j~0D ppK@@@ ^ _KE F%pp $=i\W5%!`zi"  `E&" tt:0< 4& Ii (#(#2(#2(#_p`\ j~0U"!pp#K@@@  #KE z'!p!p /' (#(#(#(#i\95%!`z `E)tt")Ki (#(#(#(#Np`\ j~0 F&ppK@@@ E FKE*ppP*$ i\ 5%!`zB `Ed [,tt +!i 2(#2(#(#(#-@):2(#2(#