The light industrial research district is designed to provide locations for a variety of applied technology, research and development, light industrial, and related office uses. This district is further established to recognize the growing convergence of office, industrial and research in terms of functions, location, appearance and activities. The uses permitted in this district and the application of required development standards will create compatible and orderly development of the area and will promote both safe and convenient vehicular and pedestrian traffic. All uses in the LI-R district shall be located within a research park development submitted as either a subdivision, site condominium, or other unified form of land development. A well planned environment is required through the coordinated application of development standards such as site access, signage, landscaping and other unifying elements.

It is intended that permitted activities or operations produce no external impacts that are detrimental in any way to other uses in the district or to properties in adjoining districts. Accordingly, applied technology, research, light industrial, and related office uses permitted in this district shall be fully contained within well-designed buildings on amply landscaped sites, with adequate off-street parking and loading areas, and with no outside storage.

Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with guidelines in section 27.04.

(Ord. of 5-25-2004; Ord. of 5-25-2010)

A.

Principal uses and structures. In all areas zoned LI-R light industrial research 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.

Research and design centers and testing laboratories.

2.

Light manufacturing, assembly, research, packaging, testing and repair of the following:

a.

Life science products, including, but not limited to biotechnology/biopharmaceutical/biomedical products; pharmaceuticals; and medical instruments, appliances, and diagnostic equipment.

b.

Material science products, including, but not limited to plastics/polymers, laser technology, and robotics.

c.

Information technology products, including but not limited to telecommunications and computer parts, equipment, and electronics.

d.

Instrumentation products, including, but not limited to scientific instruments; measuring, controlling, testing, and metering equipment, and optical instruments.

e.

Automotive parts and accessories.

3.

Professional, executive and administrative offices.

4.

Computer programming, software development, and data processing centers.

5.

Business service establishments such as printing and photocopying services, mail and packaging services, and typing and secretarial services.

6.

Uses and structures accessory to the above, subject to the provisions in section 2.03.

7.

Secondary retail and service uses, which are accessory to the principal permitted use. Such uses shall not be permitted in a separate building. Such secondary uses shall have at least one separate customer entrance or a service window in a lobby area.

8.

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

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.

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

2.

Computer and business machine sales when conducted in conjunction with and accessory to a permitted principal use.

3.

Standard restaurants provided that at least one of the following conditions are met:

a.

The restaurant shall be located at the intersection of a major thoroughfare and an internal road serving the light industrial research district.

b.

A standard restaurant may be permitted as an accessory use to a permitted or special land use, provided that the restaurant and its required parking do not occupy more than 50 percent of the primary use of the site.

4.

Child care centers, subject to the provisions in section 6.02, subsection E, and provided that at least one of the following conditions are met:

a.

The child care center shall be located at the intersection of a major thoroughfare and an internal road serving the light industrial research district.

b.

A child care center may be permitted as an accessory use to a permitted or special land use, provided that the child care center and its required parking do not occupy more than 50 percent of the primary use of the site.

5.

Warehousing and materials distribution centers.

6.

Medical and dental clinics, hospitals, offices or laboratories.

(Ord. of 5-25-2004; Ord. of 8-23-2005; Res. of 5-31-2007; Ord. of 5-25-2010)

A.

Required conditions. Except as otherwise noted for specific uses, buildings and uses in the LI-R light industrial research district shall comply with the following required conditions:

1.

All uses in the LI-R district shall be located within a light industrial research district development submitted as either a subdivision, site condominium or other unified form of land development. This provision is not intended to exclude the development of individual sites held by a single corporate entity, provided all regulations contained herein are met. All research park developments shall submit subdivision plats or site plans containing the following elements:

a.

A street lighting plan providing for the illumination of internal access roads.

b.

A comprehensive sign plan illustrating identification, directional, and traffic safety signs.

c.

Proposed language to be included either in deed restrictions or condominium documents which specify minimum architectural standards for the development of individual lots within the subdivision or site condominium.

2.

Site area. All light industrial research district developments shall be located on a minimum site of ten acres. Individual sites of less than ten acres are permitted, but must be located in an area where at least ten acres are zoned LI-R.

3.

Compliance with performance standards. All manufacturing, compounding, assembling, processing, packaging, or other activity shall comply with the performance standards set forth in article 7.00.

4.

Characteristics of permitted activities.

a.

The LI-R district is so structured as to permit the manufacturing, compounding, processing, packaging, assembly and/or treatment of finished or semifinished products from previously prepared material. The processing of raw material for shipment in bulk form, to be used in an industrial operation at another location, is not permitted. Taking into consideration the performance standards set forth in article 7.00, activities such as stamping, casting, and multi-station machining shall not be permitted in the LI-R district.

b.

All manufacturing, compounding, assembling, processing, packaging, or other industrial or business activity shall be conducted within a completely enclosed building.

c.

Warehousing shall be permitted solely as an accessory use in the LI-R district when provided in conjunction with a permitted or special land use.

5.

Underground utilities. All telephone, electric, gas and cable television utilities shall be placed underground throughout a light industrial research development.

6.

Outdoor storage. There shall be no outside storage of any goods, inventory or equipment. The use of trailers for storage shall be strictly prohibited.

7.

Access. Except for individual parcels fronting on an existing county or state road, access to individual lots or sites within a light industrial research development shall be provided only from dedicated public roads or township approved private roads located within the research park development.

8.

Transition strip. Where an LI-R district abuts a residential district, the landscape buffer required by Section 5.03A-2 shall be established within a minimum fifty (50) foot transition strip.

9.

Loading area, and truck and trailer parking. Loading areas and truck and trailer parking shall be located in side or rear yards; however, areas shall be screened from view from any public road. Loading areas or truck and trailer parking shall be separated from and not interfere with parking and circulation intended for general passenger vehicle traffic. The backing of trucks or other vehicles onto a public street shall be prohibited.

10.

Mechanical and roof mounted equipment. All mechanical and roof mounted equipment shall be screened from view of any public road.

11.

Employee services. Employee services such as a cafeteria, snack bar or exercise gym may be permitted as an accessory use to a permitted or special land use in the LI-R, district provided such services are contained wholly within the principal structure and are offered to employees only.

B.

Site plan review. Site plan review and approval is required for all uses in the LI-R district in accordance with section 27.02.

C.

Area, height, bulk, and placement requirements. Buildings and uses in the LI-R district 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 LI-R district, subject to the standards and approval requirements set forth in section 27.04.

E.

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

(Ord. of 5-25-2004; Ord. of 5-25-2010)