The intent of the mid- and high-rise development districts is to provide the opportunity for planned, intensive mixed use development consisting of office, commercial, and residential uses. The regulations set forth in this article are intended to promote construction of high-quality, high-profile buildings; accordingly buildings less than three stories in height are not permitted. Buildings in the mid-rise district may be up to eight stories in height, and buildings in the high-rise district may be up to 20 stories in height.

The regulations set forth in this article are further intended to provide flexibility so as to: encourage efficient use of the land in accordance with its inherent character; encourage innovation in land use planning; provide enhanced housing, employment, and shopping opportunities; and, ensure compatibility of design and use. Planned development may be permitted as a means to achieve the basic intent of these districts, in accordance with the guidelines in section 27.04.

In keeping with the basic intent, mid- and high-rise development districts should be located where necessary public services and utilities are available, and where existing or proposed roadways are able to accommodate the traffic generated. Furthermore, because of the character and intensity of development permitted, high-rise development districts should be located only adjacent to the I-275 freeway corridor.

A.

Principal uses and structures. In all areas zoned MRD, mid-rise development district or HRD high-rise development district, no building or part of a building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

1.

All principal uses permitted in the C-2, community commercial district, as set forth in section 16.02, subsection A.

2.

All principal uses permitted in the O-1, office district, as set forth in section 20.02, subsection A.

3.

a.

Assembly halls, display halls, convention centers, banquet halls, and similar places of assembly.

b.

Religious institutions, subject to the provisions of section 6.02, subsection U.

4.

Theaters or nightclubs, subject to the provisions in section 6.04, subsection A.

5.

Research and design facilities having the character of an office, provided that no manufacturing takes place on the premises.

6.

Hospitals, subject to the provisions in section 6.02, subsection L.

7.

Essential services, subject to the provisions in section 2.16, subsection A.

8.

Housing for the elderly, subject to the provisions in section 6.03, subsection E.

B.

Special land uses. The following uses may be permitted by the township board, subject to the conditions specified for each use; review and approval of the site plan and application by the planning commission and township board; the imposition of special conditions which, in the opinion of the planning commission or township board, are necessary to fulfill the purposes of this ordinance; and, the provisions set forth in section 27.03.

1.

Regional shopping centers, subject to the provisions in section 6.02, subsection T.

2.

Structures less than three stories in height.

3.

Multiple-family or efficiency dwelling units for rent or sale.

4.

Hotels.

5.

Motels and motel courts, subject to the provisions in section 6.02, subsection N.

(Ord. of 5-25-2004)

A.

Required conditions. All buildings and uses in the mid- and high-rise development districts shall comply with the site development standards set forth in section 6.04, subsection A, and with the following required conditions:

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All permitted retail or service establishments shall deal directly with customers. All goods produced and services performed on the premises shall be sold at retail on the premises where produced.

-

All business, servicing, or processing, except off-street parking and loading, shall be conducted within a completely enclosed building.

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There shall be no outside storage of any goods, inventory, or equipment.

B.

Site plan review. Site plan review and approval is required for all uses in the mid- and high-rise development districts in accordance with section 27.02.

C.

Area, height, bulk, and placement requirements. Buildings and uses in the mid- and high-rise development districts are subject to the area, height, bulk, and placement requirements in article 26.00, Schedule of Regulations.

D.

Planned development. Planned development may be permitted in the mid- and high-rise development districts, subject to the standards and approval requirements set forth in section 27.04.

E.

General development standards. Buildings and uses in the mid- and high-rise development districts shall be subject to all applicable standards and requirements set forth in this ordinance, as specified below and more generally in section 8.06.