[Ord. No. 245, effective 10-27-1997]
A. The purpose of the PRD Public Recreation District
is to enhance the quality of life in the community by preserving certain
public lands characterized by distinctive natural features for the
enjoyment and benefit of all residents of the Township, to be used
as passive recreation areas. Distinctive natural features may include,
but are not limited to, woodlands, wildlife habitat, wetlands, or
other ecologically significant lands.
B. It is the further intent of this district to preserve
certain open lands for the enjoyment and benefit of all residents
of the Township for use as active recreation areas and facilities
where playground and sports activities may occur. Such active or passive
recreation areas should be located where the activities occurring
thereon will minimize disturbance to nearby residential uses.
A. Principal uses. In the PRD Public Recreation District
no building shall be erected and no building or land shall be used
except for the following uses, and subject to the standards and requirements
set forth in this chapter and the review procedures in Article 21,
Site Plan Review. The following shall apply to each individual use
which may be located on a lot with other uses.
(1)
Outdoor recreation activities which do not cause
excessive noise or impact on the environment, including but not limited
to nature study, hiking and horseback riding, boating, fishing and
cross-country skiing;
(2)
Forest preserves and natural areas;
(3)
Conservation of soil, vegetation, water, fish
and wildlife; and
(4)
On-site driveways and roads where alternative
means of access are proven to be impractical.
B. Accessory buildings and uses. The following accessory
buildings and uses shall be permitted, subject to the provisions set
forth in Article 19:
(1)
Accessory buildings and uses which are customarily
incidental to the principal use on the lot, subject to the same required
conditions that are applicable to the principal uses. Such accessory
uses may include, but are not limited to:
(d)
Play structures and park and picnic facilities;
(e)
Nature trails, bike paths and boardwalks; and
(2)
Outside storage, subject to the following standards:
(a)
Proposed outside storage of materials, supplies,
equipment, or other goods shall be accessory to a permitted use and
shall be shown on the site plan.
(b)
Outside storage areas shall be set back a minimum
of 100 feet from all property lines.
(c)
All outside storage area(s) shall be completely
accessible to fire and emergency vehicles. All proposed outside storage
areas shall be reviewed and approved by the Fire Chief.
(d)
Outside storage areas shall be completely screened
from view from adjoining properties and from the road, in accordance
with the requirements set forth in Article 13, Landscaping, Screening
and Walls.
C. Special land uses. The following uses shall be permitted
as special land uses in the PRD Public Recreation District subject
to the following requirements and subject to the review procedures
in Article 22, Special Land Use Review. The following shall apply
to each individual use which may be located on a lot with other uses.
(2)
Fields for baseball, football, soccer, and similar
sports;
(3)
Ice rinks (indoor and outdoor);
(5)
Park or recreation administration buildings;
(6)
Stables, kennels and structures for the keeping
and raising of livestock and other domesticated animals, subject to
the following conditions:
(a)
The minimum lot area shall be five acres.
(b)
The building wherein animals are kept shall
be set back a minimum of 100 feet from any lot line.
(c)
Such facilities shall be subject to conditions
and requirements set forth by the Planning Commission during site
plan review necessary to ensure against the occurrence of any possible
nuisance (i.e., fencing, soundproofing, and sanitary requirements).
(d)
All animals shall be kept indoors between the
hours of 10:00 p.m. and 6:00 a.m.
(e)
Kennels shall be operated in conformance with
all applicable county and state regulations.
(f)
An operations/management plan must be submitted
as a part of site plan review.
(7)
Special event campsites, subject the following
conditions:
(a)
Minimum lot size shall be 10 acres.
(b)
Development features, including accessory structures,
shall be located and related to minimize adverse effects on adjacent
properties. Minimum setbacks for any buildings, structures or use
areas shall be 200 feet from any property line abutting a residential
district.
(c)
Accessory structures shall be set back 50 feet
from the edge of any wetland or the shoreline of any pond, river,
stream or drain.
(d)
Each campsite shall be provided with water and
sanitary service approved by the Health Department or have convenient
access to approved service buildings.
D. Uses not permitted. Uses which generate excessive
traffic or noise, alter the natural terrain or features of the site,
create noxious fumes or other air pollutants, or disturb the peace
shall not be permitted in the PRD Public Recreation District because
these uses typically have characteristics which are incompatible with
the intent and purposes of the PRD Public Recreation District. Such
uses may include, but are not limited to:
(1)
Motorcycle, snowmobile or other form of motorized
off-road vehicle trails or tracks;
(2)
Camp lodges and recreational vehicle campgrounds;
and
A. Site plan review. Submission of a site plan for review
and approval by the Planning Commission shall be required, in accordance
with the provisions set forth in Article 21, Site Plan Review, prior
to issuance of a building permit and development in the PRD Public
Recreation District.
B. Natural features standards. All PRD Public Recreation
District uses shall be developed to preserve the natural features
of the site, in accordance with the intent of the district, and shall
comply with the following standards:
(1)
Building shall not be developed on areas with
slopes greater than 13%, unless the Planning Commission determines
that there is no alternative to locating the building within the steeply
sloped area. Trails located in areas with slopes greater than 13%
shall be designed to minimize impact to slopes.
(2)
Storm drainage facilities shall be designed
to provide a naturalistic appearance in terms of natural shape, shallow
depth, minimum side slopes and perimeter landscaping.
(3)
There shall be no structures or fill material
placed within the one-hundred-year floodplain, except that landscaping,
trails and passive recreation facilities that do not obstruct the
flow of the floodway may be allowed within the one-hundred-year floodplain
by the Planning Commission during site plan review.
(4)
All site plans shall be designed to minimize
impact to woodlands, as demonstrated to the satisfaction of the Planning
Commission during site plan review.
(5)
PRD Public Recreation District uses shall protect wetlands and drainageways in accordance with the provisions of Chapter
275, Wetlands and Drainageways, of the Municipal Code.
C. Public access.
(1)
All PRD Public Recreation District uses shall
have direct access onto a public hard-surfaced street, except that
indirect access onto a public street may be permitted where the Planning
Commission determines that such an alternative would promote traffic
safety and would not cause undue disruption to surrounding properties.
(2)
All street, roads, and access drives shall be concrete or asphalt and be designed and constructed in accordance with Chapter
205, Roads and Driveways, and the standards of the Wayne County Department of Public Services and the Township Engineer. The Planning Commission has the discretion to modify the design standards for roads that are internal to the PRD Public Recreation District where such modification will enhance preservation of natural features.
D. Landscaping and buffering.
(1)
Submission of a landscape plan to the Planning
Commission for review and approval shall be required; provided, however,
the Planning Commission may waive this requirement in consideration
of the proposed use, existing natural vegetation, and the need for
additional landscaping. In the event a landscape plan is required,
it shall specify plant materials and landscape treatment, based on
requirements set forth in Article 13. The landscape plan shall be
a part of or accompany the site plan.
(2)
Buildings, outside storage areas, and parking
areas in the PRD Public Recreation District shall be screened from
view from any adjoining residential property. Such screening shall
consist of a continuous obscuring wall or landscaped screen in accordance
with Article 13, Landscaping, Screening and Walls.
(3)
During site plan review, the Planning Commission
may require a combination of trees, shrubs, fences or berms to buffer
recreational facilities from adjacent residential areas.
E. Off-street parking and loading requirements. PRD Public
Recreation District uses shall provide off-street parking and loading
in accordance with the provisions set forth in Article 12.
F. Grading requirements. Any grading, excavating, filling, land balancing, or similar activity shall require a grading permit and shall conform to the grading regulations set forth in Chapter
124, Grading.
[Amended 7-22-2002]
G. Sign regulations. All signs shall conform to the regulations
set forth in Article 16.
H. Waterfront regulations. All development along the
Detroit River and interior canals shall conform to the waterfront
regulations set forth in Article 17.
I. Covered trash receptacle. The proposed method of trash
collection and disposal shall meet the requirements of Article 19
and be indicated on the site plan.
J. Lighting requirements. Outdoor lighting shall be arranged
and designed to minimize impact on surrounding land uses in accordance
with the regulations set forth in Article 19.
Any structure or use of land in a PRD Public
Recreation District shall be subject to the following area and bulk
regulations:
Minimum lot area
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See1
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Minimum setback from all property lines
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50 feet
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Natural feature setback
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See2
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Maximum height of all structures
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35 feet
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Notes:
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1 The minimum lot
area shall be based on the requirements for parking, landscaping,
vehicular and pedestrian circulation, and conditions set forth herein,
unless otherwise specified.
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2 Natural feature
setback shall be maintained in relation to the ordinary high water
mark of any pond, river or channel and to the edge of any drainageway
or regulated wetland. Only waterfront structures and appurtenances,
as permitted in Article 17, Waterfront Provisions, may be located
within the natural feature setback. This setback may be reduced by
the Planning Commission upon a determination that it is clearly in
the public interest. In determining whether the setback reduction
is in the public interest, the benefit which would reasonably be expected
to accrue from the proposed development shall be balanced against
the reasonably foreseeable detriments to the natural feature. The
following general criteria shall be applied in undertaking this balancing
test:
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a.
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The relative extent of the public and private
need for the proposed activity.
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b.
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The availability of feasible and prudent alternative
locations and methods to accomplish the expected benefits from the
activity, including alternatives which are off site or on other commercially
available properties.
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c.
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The extent and permanence of the beneficial
or detrimental effects which the proposed activity may have on the
public and private use to which the area is suited, including the
benefits the natural feature provides.
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d.
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The probable impact of the proposal in relation
to the cumulative effect created by other existing and anticipated
activities in the watershed.
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e.
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The probable impact on recognized historic,
cultural, scenic, ecological, or recreational values and on the public
health or fish or wildlife.
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f.
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The size and quality of the natural feature.
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g.
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Proximity to any waterway.
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h.
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Extent to which upland soil erosion adjacent
to the natural feature is controlled.
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i.
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Economic value, both public and private, of
the proposed land change to the general area.
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j.
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Findings of necessity for the proposed project
which have been made by other state or local agencies.
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