Chapter 13
Residential Infill Overlay District
3.1301 Intent.
The Residential Infill Overlay District (RIOD) is intended to allow for diversity in housing stock and promote redevelopment of dated housing or vacant lots within existing single-family neighborhoods zoned R-1, one-family dwelling designated as RIOD on the official zoning map.
The RIOD provides an optional development process that allows for smaller one-family and two-family dwelling units to be located within an R-1 district which through design criteria, architectural standards, and dimensional restrictions, will be compatible with existing single-family residential neighborhoods. Housing permitted by the RIOD is intended to be constructed at a scale and design which is consistent with an existing neighborhood.
(Ord. No. 2440, 4-9-23)
3.1302 Applicability.
The RIOD shall only apply to those areas zoned R-1 and specifically designated on the official zoning map. Parcels with the RIOD overlay may be developed for uses permitted in the R-1 district subject to the regulations of the R-1 district. However, parcels with the RIOD overlay may also be developed with residential uses set forth in Section 3.1303, subject to standards set forth in this chapter.
Approval for uses permitted under this chapter shall require an application for a zoning compliance permit in accordance with Section 6.701. Upon demonstration that the applicable standards set forth in this chapter and of the R-1 zoning district are met, a zoning compliance permit shall be issued.
(Ord. No. 2440, 4-9-23)
3.1303 General Standards.
A. Permitted Uses. In addition to uses permitted in the R-1 district, two-family dwellings, and smaller one-family dwellings, shall be permitted as of right if the standards of Article 3, Chapter 12 are met.
B. Dimension Standards.
1. Two-family dwellings in the RIOD shall be subject to the standards applicable to properties in the R-1 district, as set forth in Section 2.301, Table 3, Dimension Standards.
2. Smaller one-family dwellings in the RIOD shall be subject to the standards applicable to properties in the R-1 district, as set forth in Section 2.301, Table 3, Dimension Standards.
C. Minimum Floor Area.
1. The minimum floor area per two-family and smaller one-family dwelling unit shall be 800 square feet.
D. Trees.
1. All two-family and smaller one-family dwelling units must plant one street tree in the right-of-way, one in the front yard, and one in the rear yard. The applicant shall show all existing, living trees which may count towards the requirements on a plot plan. The trees planted must follow the standard in Section 4.411, Planting Material Standards, and have a minimum height of 25 feet at full maturity unless using approved substitutes.
2. A right-of-way permit is necessary to install street trees in the right-of-way in accordance with Section 4.411.
3. Public Works reserves the right to waive the requirement for planting one street tree in the right-of-way if existing utilities or public infrastructure make planting of a tree in the right-of-way unfeasible.
4. In order to provide flexibility for growth where existing trees from the surrounding property may make new tree growth difficult, a property owner may request a substitute of two understory trees in lieu of one deciduous or evergreen tree in the front yard and side yard. The understory tree should be a minimum of eight feet in height at full maturity.
5. In the event any trees are damaged within six months of planting, the property owner shall be required to replace the same.
E. Garage Proportion of Front Facade.
1. Dwellings in the RIOD which are two stories or larger shall not be subject to the calculation of the garage proportion of the front facade in Section 2.404(B)(1)(c). Rather, the width of front-loaded garage doors may not exceed 50 percent of the total width of the combined total of the first and second-story facades.
(Ord. No. 2440, 4-9-23)
3.1304 Design Standards for Two-Family Dwelling in the RIOD.
A. In addition to complying with the design standards set forth in this section, all proposed developments must be constructed in accordance with the Infill Overlay Design Guidelines.
B. Two-family dwellings shall only be permitted on lots that are 45 feet in width or wider.
C. The total livable square footage between both dwelling units shall not exceed 2,200 square feet.
D. All standards set forth in Section 2.404(B)(1) shall be met. In addition, buildings shall be designed to be compatible with the surrounding existing residential structures within the neighborhood. This shall be accomplished using the following criteria:
1. Orientation.
a. Two-family dwellings may be oriented side-by-side, front-to-back, or with one unit stacked on top of another.
b. Interior Lots. For interior lots, the primary building entrance shall be located in the front facade parallel to the street.
c. Corner Lots. For corner lots, the primary entrance shall face the street from which the structure derives its street address. However, two-family dwellings shall have a separate primary entrance per dwelling unit, with only one primary entrance per street.
2. Primary Entrances. Primary entrances for all two-family structures shall be clearly defined by at least one of the following:
a. A projecting or recessed entrance.
b. Stoop or enclosed or covered porch, provided that an enclosed porch shall comply with required setbacks.
c. Transom and/or side light window panels framing the door opening.
d. Architectural trim framing the door opening.
3. Building Design.
a. Two-family dwellings are an allowed use on individual lots within the base one-family dwelling (R-1) zoning district of the Residential Infill Overlay District.
b. These homes should be consistent in height, bulk, and scale with surrounding single-family residential uses.
c. Other Design Elements.
i. Rooflines shall be of a similar pitch to the immediately adjacent neighboring structures.
ii. Architectural details such as window frames, cornices, gables, or other similar orientation should be similar to other structures in the neighborhood.
iii. Building must be articulated into intervals to be compatible with adjacent structures. Articulation methods include modulation, broken rooflines, and other building elements (chimneys, dormers entries, etc.).
iv. Higher quality architectural materials are encouraged (such as natural materials (brick, stone, etc.), hardy plank, aluminum, or lap siding or similar quality material).
v. All facades must meet the following requirements:
1. A minimum of 30 percent of the building facade must utilize higher quality materials including, but not limited to, brick, stone, wood, hardy plank, aluminum, lap siding or similar quality material.
2. A maximum of 70 percent of the building facade may utilize vinyl siding. Vinyl siding must have a thickness of 0.50 mm or above.
4. Owner Occupancy. One of the dwelling units shall be owner-occupied. The dwelling unit that is leased shall be registered with the City as required in Chapter 26 of the City of Pontiac Municipal Code. All rentals must also comply with the requirements of Article VI, Chapter 22 of the Pontiac Municipal Code.
5. Deed Restriction. A deed restriction enforceable by the City shall be recorded prior to the issuance of a building permit stipulating that the ADU will not be conveyed separately from the primary dwelling unit. An alternative form of security may be substituted if it meets the intent of this provision and is approved by the City Attorney.
6. To maintain and reflect the traditional character of single-family dwelling units, projects shall include the following design elements:
a. Facade modulation;
b. Entry features that are dominant elements facing the street; and
c. Utilization of a variety of high-quality materials that are new to the neighborhood and/or complementary to the surrounding neighborhood.
7. In addition to the three required design elements, applicants shall choose two other design options from the following list:
a. Architectural articulation in walls and roofs;
b. Covered entry porch; and
c. Second story step back or modulation; and
d. Larger area of windows, used as architectural features, compared to other structures in the neighborhood on the front and side facades of the principal structure.
8. Access and Parking. Access and parking shall be provided in driveways and garages consistent with adjacent residential structures. All parking must comply with Article 4, Chapter 3.
a. Where rear access is available parking shall be located in the rear yard.
b. Garages which face a public street shall be recessed or flushed with the line of the front wall of the dwelling. In no case shall the garage protrude beyond the rest of the structure.
c. Two-family dwellings that are oriented front to back shall have a single driveway.
d. Shared driveways shall be permitted on lots that have a width of 45 feet or more. The minimum driveway width for shared driveways shall be 18 feet. The maximum driveway width shall be 24 feet.
e. All driveways must comply with the requirements of Section 4.202.
(Ord. No. 2440, 4-9-23)
3.1305 Design Standards for Smaller Single-Family Dwelling in the RIOD.
A. In addition to complying with the design standards set forth in this section, all proposed developments must be constructed in accordance with the Infill Overlay Design Guidelines.
B. All standards set forth in Section 2.404(B)(1) shall be met. In addition, buildings shall be designed to be compatible with the surrounding existing residential structures within the neighborhood. This shall be accomplished using the following criteria:
1. Orientation.
a. Interior Lots. For interior lots, the primary building entrance shall be located in the front facade parallel to the street.
b. Corner Lots. For corner lots, the primary entrance shall face the street from which the structure derives its street address.
2. Primary Entrances. Primary entrances for all two-family structures shall be clearly defined by at least one of the following:
a. A projecting or recessed entrance.
b. Stoop or enclosed or covered porch, provided that an enclosed porch shall comply with required setbacks.
c. Transom and/or side light window panels framing the door opening.
d. Architectural trim framing the door opening.
3. Building Design.
a. Smaller single-family dwellings are an allowed use on individual lots within the base one-family dwelling (R-1) zoning district of the Residential Infill Overlay District.
b. To maintain and reflect the traditional character of the neighborhood, in exchange for the smaller dwelling size, the projects shall include the following design elements:
i. Facade modulation;
ii. Entry features that are dominant elements facing the street; and
iii. Utilization of a variety of high-quality materials that are new to the neighborhood and/or complementary to the surrounding neighborhood.
c. In addition to the three required design elements, applicants shall choose two other design options from the following list:
i. Architectural articulation in walls and roofs;
ii. Covered entry porch; and
iii. Second story step back or modulation; and
iv. Larger area of windows, used as architectural features, compared to other structures in the neighborhood on the front and side facades of the principal structure.
d. Other Design Elements.
i. Rooflines shall be of a similar pitch to the immediately adjacent neighboring structures.
ii. Architectural details such as window frames, cornices, gables, or other similar orientation should be similar to other structures in the neighborhood.
iii. Building must be articulated into intervals to be compatible with adjacent structures. Articulation methods include modulation, broken rooflines, and other building elements (chimneys, dormers, entries, etc.).
iv. Higher quality architectural materials are encouraged (such as natural materials (brick, stone, etc.), hardy plank, aluminum, or lap siding or similar quality material).
v. All facades must meet the following requirements:
1. A minimum of 30 percent of the building facade must utilize higher quality materials including, but not limited to, brick, stone, wood, hardy plank, aluminum, lap siding or similar quality material.
2. A maximum of 70 percent of the building facade may utilize vinyl siding. Vinyl siding must have a thickness of 0.50 mm or above.
4. Access and Parking. Access and parking shall be provided in driveways and garages consistent with adjacent residential structures. All parking must comply with Article 4, Chapter 3.
a. Where rear access is available parking shall be located in the rear yard.
b. Garages which face a public street shall be recessed or flushed with the line of the front wall of the dwelling. In no case shall the garage protrude beyond the rest of the structure.
c. Shared driveways shall be permitted on lots that have a width of 45 feet or more. The minimum driveway for shared driveways width shall be 18 feet. The maximum driveway width shall be 24 feet.
d. All driveways must comply with the requirements of Section 4.202.
(Ord. No. 2440, 4-9-23)