Village of Beverly Hills, MI

22.23.1 AUTHORITY

Pursuant to authority granted in Section 125.3503 of the Michigan Zoning Enabling Act (P.A. 110 of 2006, as amended), this Overlay District is written to permit flexibility in the regulation of land development in the Beverly Hills Village Center as needed to achieve the vision set forth in the published Village Center Plan.

22.23.2 INTRODUCTION AND ELEMENTS OF THE VILLAGE CENTER

a. Village Center Plan. This Section of the Zoning Ordinance is intended to implement the Vision, Concept and Design Guidelines for the Village Center as established in the Village's published Village Center Plan. The Village Center Plan articulates design principles to support the Vision and gives examples of how sites along the corridor could redevelop. The Design Guidelines provide standards for building, site and district design for the Village Center. The regulations contained in this Section enumerate the principles of the Village Center Plan inasmuch as possible; however, reference to the published Village Center Plan is highly recommended.

b.Overlay District Elements. To achieve the vision set forth in the Village Center Plan, the Village has established an Overlay District comprised of the following key elements:

1. Regulating Plan. Shows recommended building height and location of streets in the Village Center, and Primary Frontages where regulation of building mass is most important to create the streetscape and environments envisioned. Some flexibility in the location of streets may be permitted by the Village, upon recommendation by the Planning Commission as discussed in this Section.

2. Slip Street Detail. This illustration shows a possible cross-section for Southfield Road, as discussed in Section 22.23.5. Such a design requires approval from the Road Commission for Oakland County.

3. Form-Based Code. Enumerated in this Section, provides the regulatory framework for development and redevelopment in the Village Center Overlay Distrct, as shown on the Regulating Plan discussed above.

22.23.3 PURPOSE AND DEVELOPMENT PRINCIPLES

The purpose of this District is to accomplish the following:

a. Define a Village Center area for Beverly Hills that will create an identity for its commercial core

b. Implement the Village Center Vision as illustrated in the Beverly Hills Village Center Plan

c. Promote development of an integrated, mixed-use, pedestrian-oriented environment with buildings containing commercial, residential and office uses

d. Provide street linkages and internal drives to serve the development within the district, and logical street connections to developments outside the district

e. Regulate building height and require appropriate landscaping and screening to achieve appropriate scale along streetscapes and ensure proper transition to nearby residential neighborhoods.

Create a definable sense of place for the Village with a pedestrian oriented, traditional urban form that encourages residents to visit, stay, and enjoy the district

g. Encourage development consistent with the desired vision through incentives that will encourage use of the form-based code option

22.23.4 APPLICABILITY

a. Application of Regulations. Within the Village Center Overlay District, all requirements of the Beverly Hills Zoning Ordinance shall apply, except as modified by this Section. When applying the regulations to the form-based zones, if regulations elsewhere within this ordinance conflict or appear to conflict with the regulations of this Section, the regulations of this Section shall apply.

b. Interpretations and Appeals.This Overlay District relies, in part, on the Village Center Plan adopted by the Village Planning Commission. As such, certain flexibility is required to implement the Village Center Plan, depending on the timing, location and nature of redevelopment within the Village Center. Therefore, the Planning Commission shall have the authority to act on appeals, interpretations or modifications, in order to ensure they are consistent with the overall vision. Modifications are discussed in Section 22.23.11.

c. Underlying Zoning. Where the term "underlying zoning" is used, it shall refer to the zoning of the subject property as designated on the official Zoning Map for the Village of Beverly Hills and any applicable regulations that apply to that zoning district. Underlying this Village Center Overlay District are the following underlying zoning districts:
1. R-1, Single Family Residential
2. R-3, Single Family Residential
3. RM, Multiple Family Residential
4. O-1, Office
5. B, Business
6. P, Parking

d. Expansion of the District. In order to provide for the harmonious development and use of land within the Village Center, and to see to its logical extension, the Village Council, upon recommendation by the Planning Commission, may extend the boundaries of the Village Center where development is proposed that is consistent with the Village Center Plan and the Purpose and Development Principles in Section 22.23.3 above.

e. Conflicts. Where the provisions of this Section conflicts with other pprovisions of the Beverly Hills Code of Ordinances, the provisions of this Section shall govern.

f. Triggers for Compliance. Use and development of land within this Overlay District shall be as follows:

1. Existing Uses. An existing use shall be permitted to continue.

2. Changes in Use. Changes in use from one use to another use that does not require additional parking or building additions shall be permitted.

3. Site Improvements. Site and building maintenance shall be allowed.

4. Building Expansions

a. Exempt Expansions. Additions of a size equal or less than 10% of the gross square footage of the existing buildings may be permitted and may be constructed according to the requirements of the Village Center Overlay District or the underlying zoning, at the property owner's discretion.

b. Minor Expansions. Additions of a size greater than 10% but equal or less than 25% of the gross square footage of the existing building, shall be permitted, but shall meet the Site Layout Requirements for the Zone in which it is located unless modifications are allowed in accordance with Section 22.23.11.

c. Major Expansions. Additions of a size greater than 25% of the gross square footage of the existing building shall meet the requirements of this Village Center Overlay District.

5. New Buildings and Development. New development projects proposed under this Village Center Overlay District, shall meet all requirements of this Section.

6. Modifications. Modifications of the requirements in this Village Center Overlay District may be approved when consistent with the Village Center Plan, and as discussed in Section 22.23.11.

22.23.5 STANDARDS FOR NEW DEVELOPMENT

a. Streets and Access. The Regulating Plan shows recommended street locations to provide interconnectivity and access to internal portions of the Village Center. These streets will be maintained by private property owners, but cooperation among owners is needed to create the connections needed to implement the Regulating Plan. To ensure such coordinated access is phased in as development occurs, each development shall be responsible for recording easements to allow for shared access.

1. Location. The location of streets shall be generally consistent with the Regulating Plan, but may be modified by the Planning Commission upon consideration of the criteria in Section 22.23.11, Administration.

2. Street Design. All streets and service drives shall be constructed to meet the requirements of the Village of Beverly Hills Code of Ordinances.

3. Temporary Access. Where a planned street is not constructed at the time of redevelopment of a property and connections cannot be immediately provided, temporary access may be allowed provided the following is met:

a. Such access meets the construction requirements of the zoning ordinance in terms of width and design.

b. The development has dedicated the necessary easements to accommodate any streets or service drives planned within their site.

c. Parking agreements have been executed on the developer's site to allow for future shared parking.

d. Deed restrictions are recorded that ensure its removal when such streets and service drives are constructed.

4. Street Furniture. Benches, trash receptacles and other furniture may be required in park and plaza areas and along adjoining sidewalks where the Planning Commission determines that pedestrian activity will benefit from these facilities. Street furniture shall be consistent with any published Village Center Design Specifications.

5. Slip Street. Upon endorsement by the Road Commission for Oakland County, a single row of parking may be permitted along the entire front of the building, which may be located within the right-of-way. The final design shall be determined by the Road Commission for Oakland County, and may change at their discretion. The current design includes angled or parallel parking with a one-way circulation aisle. A minimum seven (7) foot wide sidwalk should be provided between the parking and the building, and the required building setbacks/build-to requirements of this Section shall begin at the edge of the sidewalk closest to the property.

b. Public Open Space. A minimum of 5% of the gross floor area of all stories of proposed buildings shall be provided. Such areas shall be located to complement existing or planned civic and greenspaces, and shall be one of the following:

1. Greenspace. Greenspaces are open spaces that provide recreation or leisure areas that serve the entire Village Center area.

a. Location and design of greenspaces shall generally follow those shown on the Village Center Plan, with flexibility according to Section 22.23.11.

b. To the greatest extent possible, greenspaces should be grouped with greenspace on adjoining parcels.

c. Greenspaces shall be landscaped and shall not be counted toward parking lot, greenbelt or buffer requirements.

2. Park or playground. Parks and playgrounds are best suited near residential areas at the perimeter of the Village Center.

3. Corner Plaza. Required build-to lines may be modified to accommodate a plaza. The typical size of a plaza is 25 feet by 25 feet, but may vary depending on site conditions.

4. Pedways. Pedways may be incorporated throughout developments as discussed in the Village Center Plan.

22.23.6 CONTRIBUTIONS IN LIEU

The Village recognizes that certain physical elements of the Village Center may be best developed in a coordinated fashion rather than piecemeal as development occurs. Therefore, where desired by the applicant or where required by the Village, payments in lieu of those improvements may be made in accordance with the following:

a. Payments in lieu may be accepted for the following improvements:

1. Streets as shown on the Regulating Plan.

2. Streetscaping as listed in Section 22.23.8a.

3. Parking as discussed in Section 22.23.10.

4. Slip Street along Southfield Road as discussed in Section 22.23.5, if allowed by the Road Commission for Oakland County.

5. Public Open Space as discussed in Section 22.23.5.

6. Required Landscaping as discussed in Section 22.23.10.e.

b. In cases where the elements above cannot reasonably be developed on a parcel, or for those where coordinated installation (on-street parking, for example) is needed for logical development, the Village may allow developers to defer construction in one of the following ways:

1. Payment into a dedicated fund, of an amount equal to the cost to install all deferred improvements on the subject site. Improvement costs must also consider off-site improvements and utilities needed to serve the site. The developer shall submit to the Village an estimate of costs to construct these items for verification by the Village's engineer.

2. The Village may facilitate, through a special assessment district or other means, construction of streetscaping as development progresses in the Village Center. Developments proposed under this Village Center Overlay District shall participate in the special assessment district, and agree to pay back the costs to serve their portion of the Village Center. The assessment district may be created to install or replace some or all of the items listed above, the costs of which will be distributed amongst developed parcels consistent with the standards listed.

22.23.7 ZONES AND PERMITTED USES

a. Zones. The Village Center Overlay District shall be and is hereby divided into Zones as enumerated on the Regulating Plan.

1. Mixed Use Zone. The Mixed Use Zone is intended to provide for a traditional mixture of office buildings, retail stores, entertainment establishments, public spaces, residential uses and related activities that are mutually supporting and serve the needs of Village residents. The intent of the zone regulations is to encourage a lively social environment and economically viable Village Center with a wide variety of uses in a pedestrian oriented unified setting, with shared parking and access.

2. Residential Zone. The Residential Zone is intended to support the activities of the Mixed Use Zone through increased residential densities and pedestrian-oriented design. It is also intended to provide a transition between the tall mixed use buildings located near Southfield and 13 Mile Roads, and the neighborhoods abutting the Village Center.

b. Permited Uses.

1.Mixed Use Zone.
a. Any of the uses allowed in the underlying zoning districts, as listed in Section 22.23.4, may be permitted.
b. Residential units, consistent with the Village Center Plan, may be permitted. These include dedicated residential areas as shown, but also mixed-use buildings as discussed in the Village Center Plan.
c. Reconstruction and expansion of existing single-family structures is permitted, provided such is consistent with the underlying zoning requirements.
d. Other complementary uses, consistent with the Village Center Plan and adjacent land uses, may be permitted by the Village Council upon recommendation by the Planning Commission.

2. Residential Zone.
a. Uses permitted in the underlying zoning districts shall be allowed.
b. Residential units, consistent with the Village Center Plan, may be permitted.
c. Reconstruction and expansion of existing single-family structures is permitted, provided such is consistent with the underlying zoning requirements.

22.23.8 MIXED USE ZONE REQUIREMENTS

a. Streetscaping. The following shall be installed along all Primary Frontages, as shown on the Regulating Plan, as part of a comprehensive street and streetscape network:

Required Streetscaping
Sidewalks	Sidewalks shall be installed along all street frontages, and shall be a minimum five (5) feet wide.  Sidewalks along all Primary Frontages, as shown on the Regulating Plan, shall be a minimum of seven(7) feet wide, or as required in Section 22.08.410 Sidewalks or Bikeways, whichever is wider
	Wider sidewalks are encouraged, and may encompass all or a portion of the front yard build-to zone as defined in sub-section c. Building Requirements below
	Accessible sidewalk connections shall be provided between parking areas and building entrances
Street Trees	As required in Section 22.09.040.d.
	Tree grates may be installed, and when used shall be five (5) to ten (10) feet in length, and shall have access to irrigation systems provided by the developer
Street Lights	Pedestrian level street lighting of a decorative nature shall be installed along all sidewalks consistent with the Village Center Plan or street light standards adopted by the Village
	Light poles shall be installed at least every 30 ft. or closer in order to provide required illumination
	Illumination levels shall comply with Section 22.23.10.b.2.d)

b. Site Layout. Sites shall be designed consistent with the Village Center Plan and shall meet the following:

Notes:
There are no minimum or maximum lot sizes.
There are no maximum lot coverage requirements, provided stormwater requirements are met.
Building Placement
Façade	Buildings must occupy at least 75% of Primary Frontages as shown on the Regulating Plan
Orientation	Buildings must be parallel to the street
Recesses	May be allowed to accommodate outdoor dining, plazas or other public amenities consistent with the Village Center Plan
Parking Circulation and Driveways
Parking Location	Minimum 75% of off-street parking must be in rear yard
Minimum Parking Setback	10 ft. from all property lines
Minimum Driveway Spacing	150 ft. from other driveways
	Refer to RCOC for additional spacing requirements

Projections
Balconies	May project up to 8 ft. into any yard
Eaves and Awnings	May project up to 2 ft. into any yard
ADA Compliant ramps	May project into any yard
Fences, Walls and Garden Walls
Required	A knee wall shall be installed along all Primary Frontages and pedways occupied by parking
Minimum Height	30 in. where adjacent to streets, sidewalks, and parks
Design	Must meet requirements of Section 22.08.150

c. Building Requirements. Buildings shall be designed according to the following:

Setbacks / Build-To Line
Front Yard Build-To Zone	0 ft. to 20 ft.
Minimum building depth	30 ft.
Side Yard Setback	No setback is required along Primary Frontages shown on the Regulating Plan
	10 ft. from other streets and property lines
	Buildings shall meet any spacing, fire wall or other requirements of the Fire Department
Rear Yard	0 ft.
	Buildings shall meet any spacing, fire wall or other requirements of the Fire Department
Adjacent to Residential Zone	Section 22.09.040.e., Landscaping and Section 22.08.160, Wall Requirements
Building Height
Maximum	As shown on Regulating Plan, with additional height incentives per Section 22.23.11
Minimum	2 stories
Ground/First Floor Elevation	At grade
Required Step Backs	Building height for stories over three shall be stepped back a distance equal to the story height for each story.  This creates a 45-degree angle from the top to the bottom of each story

 

Roof Design
Flat Roofs	A minimum 42 in. tall parapet shall be installed to conceal rooftop mechanical equipment visible from the street level
Minimum Floor Area for Residential Units
Studio Units	400 sq. ft.
1 Bedroom Units	600 sq. ft.
2 Bedroom Units	800 sq. ft.
Building Design and Façades
Articulation	Articulation through design,  windows, or recesses is required to prevent long, monotonous, flat facades
Ground Floor Windows	75% minimum window area
	Windows shall be designed to create storefronts
	Transom windows should be used above storefront windows where possible
	Maximum 0.25 reflectance factor
	Minimum 60% light transmittance factor
	Reflective coatings are prohibited
Upper Floor Windows	50% minimum window area
	Windows facing street must be taller than they are wide (typically 2:1)
	Openings shall generally follow the established rhythm of other buildings constructed according to this Section
	Windows divided into multiple panes of glass are encouraged
	Windows may be ganged horizontally (maximum five per group) if each grouping is separated by a column, pier or wall section that is at least seven inches wide
Entrances	One usable door every 50 ft. of front building wall
	At least one usable door facing street or front lot line
	Recessed entrances are encouraged
	Pedestrian connection to public sidewalk must be provided
Building Materials	Color scheme shall be harmonious with the Village’s predominant character and architecture, and shall unify the building with other buildings in the district
	At least seventy-five percent (75%) of building façades, exclusive of required window areas, shall consist of a high-quality, durable material, such as masonry brick, native stone, fiber-cement board, or better siding
	Accent materials, such as fiberglass reinforced concrete, siding, decorative metal, and polymer plastic.  EIFS materials, or those that will create glare or heat reflection may be used only on portions of facades located 8 feet above grade
	Peaked roofs shall consist of asphalt, fiberglass, tile, slate or cedar shingles.  Standing seam metal roofing shall be allowed as an accent only

22.23.9 RESIDENTIAL ZONE REQUIREMENTS

a. Site Layout. Sites shall be designed according to the following:

Notes:
There are no minimum or maximum lot sizes.
Both attached and detached residential units shall be permitted, provided they are in a form and style consistent with the Village Center Plan and adjacent uses outside the Village Center District.
Building Placement
Façade	Must occupy at least 50% of lot width along Primary Frontages
	Building must be oriented parallel to the street
Maximum Lot Coverage	75% provided stormwater requirements are met.
Projections
Bay Windows	May project up to2 ft. into side or rear yard
Balconies	May project up to 8 ft. into any yard
ADA Compliant ramps	May project into any yard
Porches and Stoops	May project up to 6 ft. into front yard
Driveways
Parking Location	Side or rear yard
Residential Driveway Width	Maximum 12 ft. in the front yard
Corner Lot Minimum Setbacks	20 ft. from any right-of-way, street or access easement

b. Building Requirements. Buildings shall be designed according to the following:

Setbacks / Build-To Line
Front Yard Build-To Line	12 ft.
Rear Yard Setback	25 ft.
Side Yard Setback	0 setback with firewall; or 4 ft.
Building Height
Maximum	2½ stories or 35 ft.
Garages
Garages shall be located in the rear yard and may be accessed by a rear alley or from a side street.  The Planning Commission may permit garage doors on the front façade where lot dimensions (lot depth) do not permit a rear alley.
Front-facing Attached Garage	Cannot encompass more than 50% of façade width
Attached Garage Setback	20 ft. from front façade

 

Façades
Windows	20% minimum window area
	Windows facing street must be taller than they are wide (typically 2:1)
Entrances	At least one usable door shall face front lot line
	Second door for duplexes may face side or rear yard
Front Porch or Stoop	If provided, shall be a minimum 6 ft. wide by 6 ft. deep
Roof Pitch
Minimum	4:12
Maximum	12:12
Minimum Floor Area for Residential Units
Studio Units	400 sq. ft.
1 Bedroom Units	600 sq. ft.
2 Bedroom Units	800 sq. ft.
Building Design
Building Materials	Buildings shall utilize high-quality building materials that are in keeping with traditional architectural styles.  Permitted wall materials include, brick, stone, wood, and fiber cement siding.

22.23.10 GENERAL DEVELOPMENT REQUIREMENTS
Developments shall be consistent with the Village Center Plan, any published Village Center Specifications, and the following:

a. Signs. Signs shall comply with the provisions of Section 22.32, Signs.

b. Lighting. Except as otherwise required below, lighting shall comply with the requirements of Section 22.09.050.

1. A photometric plan and fixture details shall be submitted with the site plan.

2. Lighting levels shall comply with the following:

Use	Minimum/Maximum Footcandles (fc)
	Minimum	Maximum	Maximum at Residential Property Lines
a)  Residential or institutional uses	0.2 fc	5 fc	1.0 fc
b)  Office, recreation, and entertainment  uses	0.6 fc	5 fc	1.0 fc
c)  Commercial uses	0.9 fc	5 fc	1.0 fc
d)  Sidewalks and Pedways	0.6 fc	5 fc	1.0 fc
Parking lots and bicycle parking areas	3 fc	10 fc	1.0 fc

3. Light fixtures shall consist of Light-Emitting Diodes (LED) that emit warm lighting consistent with traditional downtown illumination. Neon lighting or exposed light sources shall be prohibited.

4. Building-mounted fixtures shall be decorative, such as goose-neck fixtures.

5. Ground level lighting may be allowed only in the form of pedestrian-level bollards, or indirect ground lighting located within planters or tree grates.

6. Light fixtures shall utilize shields and filters to prevent glare into upper story residential units.

c. Parking.

1. Design. Except as otherwise required in this Section, off-street parking lots shall be designed according to Section 22.28, Off-Street Parking and Loading Requirements.

2. Vehicular Parking.

a. The number of parking spaces shall be as required in Section 22.28 Off-Street Parking and Loading Requirements, or 4 spaces per 1,000 gross square feet of building area, whichever is less.

b. The amount of parking may be reduced by the Village, based on a finding by the Planning Commission that adequate parking is provided for the mixture of proposed and future uses, in consideration of available on-street parking, available municipal parking within the Village Center, different peak hour parking demands, or shared parking agreements.

c. The Planning Commission may require a Parking Study, prepared by a qualified professional, from the applicant to assist with making a determination.

3. Bicycle Parking. All developments shall provide bide racks that meet the following:

a. Bike rack design shall be as noted in the Village Center Plan.
b. Racks shall be located at least three (3) feet and not more than five (5) feet from the curb.
c. The number of spaces shall be provided according to the following:

Use	Number of Bicycle Parking Spaces
Residential	One (1) per each three (3) rooms
Recreation/Assembly/Commercial	One (1) per ten (10) automobile spaces

d. Loading. Loading areas shall be provided as required in Section 22.28 Off-Street Parking and Loading Requirements; however, the Planning Commission may modify or waive loading requirements where it is determined that adequate loading areas are available on nearby sites or driveways as part of shared parking or driveway agreements, or where expected uses and activities are such that dedicated loading is not necessary.

e. Landscaping. Landscaping, including parking lot landscaping, shall comply with the provisions of Section 22.09.040, Landscaping.

22.33.11 ADMINISTRATION

a. Site Plan Review. Applications shall be reviewed according to Section 22.08.290 Site Plan Review.

b. Incentives.
1. Types of Incentives. To promote redevelopment and stimulate reinvestment in the Village Center, the Village, upon recommendation by the Planning Commission, may grant additional flexibility or development options where one or more of the Recognized Benefits, listed below, are provided. The following incentives may be granted.

a. Additional Building Height. The maximum building height elsewhere in the Village is two (2) stories. Many locations in the Village Center, as noted on the Regulating Plan, permit additional building height in some cases.

b. Parking. Inherent in the Village Center Plan is a shared parking concept that provides more efficient use of parking, which allows the Village to consider parking reductions for development in the Village Center.

c. Dimensional Flexibility. As with all planned developments, it is recognized that certain flexibility may be needed to achieve development consistent with the Village Center Plan. Where needed to implement the Village Center, flexibility may be allowed.

2. Recognized Benefits. Additional building height, beyond that allowed on the Building Height Plan, or flexibility may be granted during the project review when one or more of the following recognized benefits are provided:

a. Senior housing or barrier-free housing units.

b. High quality architectural design beyond the requirements of the Zoning Ordinance.

c. Extensive landscaping beyond the requirements of the Zoning Ordinance.

d. Provision of open space or public plazas or features beyond the requirements of the Zoning Ordinance.

e. Significant use of sustainable building and site design features such as: water use reduction, water efficient landscaping, innovative wastewater technologies, low impact stormwater managements, optimize energy performance, on-site renewable energy, passive solar heating, reuse/recycled/renewable materials, indoor air quality or other elements identified as sustainable by established groups such as the US Green Building Council (LEED) or ANSI National Green Building Standards.

f. Inclusion of parking within the building, either behind liner storefronts, underground or on upper floors.

b. Allowed Flexibility. It is recognized that certain existing site conditions may prohibit full compliance with this Section. The Village Council, upon recommendation by the Planning Commission, may modify the standards of this Section, after considering the criteria below:

1. The proposed development is consistent with the Village Center Plan, as amended.
2. The proposed development is consistent with the Purpose and Development Principles listed in Section 22.23.3.
3. The proposed modification will not prevent or complicate logical extensions of streets, parking, open space, or development of adjacent properties consistent with the Village Center Plan and Regulating Plan.
4. The modification is the minimum necessary to allow reasonable development that is consistent with the purpose of the Village Center.
5. The proposed development will not impair public safety.
6. The modification is not simply for convenience of the development.

c. Conditions and Phasing. Where deemed necessary, the Village Council, upon recommendation by the Planning Commission, may:

1. Impose reasonable conditions to further the purpose of the Village Center or to ensure compliance with the Village Center Plan.

2. Require a phasing plan that explains how new development, meeting the requirements of this section, will be constructed, and elements of the site not in compliance will be phased out over time.

d. Development Agreement. Development approved according to this Section shall enter into a development agreement with the Village, in a form acceptable to the Village Attorney that specifies the required improvements, commitments and obligations of the development as it relates to the overall Village Center district. The development agreement shall specify any recognized benefits provided by the developer, flexibility granted by the Village, and maintenance provisions for all site improvements.

REGULATING PLAN


SLIP STREET DETAIL


HOW TO USE THE VILLAGE CENTER FORM-BASED CODE

This Code is structured in a fashion similar to a Planned Unit Development, where regulatory flexibility may be granted in favor of a higher quality development, or one that provides additional benefits that could not be achieved using the underlying zoning. The Village Center is a project that began through the planning process. The Village Master Plan calls for a village center near the intersection of 13 Mile Road and Southfield Road. The Village Planning Commission has developed a Village Center Plan to further implement the Master Plan. The Village Center Plan includes three basic elements:


1. The Vision and Development Guidelines, which generally explain the type of development and redevelopment that is envisioned for the Village Center Area. These include discussion of desired site and building layouts, pedestrian amenities, streetscaping, building quality and other elements that will contribute to the overall vision.

2. The Village Center Design Specifications, which includes the set of streetscaping and public elements that will be required in the district to provide cohesive streets, sidewalks and design within the Village Center.

To implement the Village Center Plan, the Village has adopted a form-based code. This is called the Village Center Overlay District, and is included in the Village Zoning Ordinance as Section 22.23. This is the regulatory document that implements the Village Center Plan. The code refers to the Village Center Plan, which provides the foundation for the code, and can be the basis for necessary elements which may not be required in the code per se, but that may be necessary to achieving the vision in the Village Center Plan. To encourage use of the Overlay District, it contains additional regulatory flexibility and incentives such as additional building height and parking reductions, to help improve development potential and viability in the Village Center. {Ord. 348; 1-4-14}