The Michigan Zoning Enabling Act, PA 110 of 2006 as amended, allows for the creation of special land development regulations to address problems and needs in specific areas. The special districts established under this article have been created in order to implement the goals and objectives of the Ecorse Master Plan or other planning documents, and to further protect the health, safety, and welfare of the community. In addition to the standards of the base zoning districts applicable to a particular site, the standards of the established special district shall also apply. To the extent there is a conflict between the standards with the applicable base zoning district, the standard of the special district shall apply.

(Ord. of 5-31-22(1))

The establishment of specific development regulations for special districts is designed to achieve the following objectives:

A.

Ensure that development is guided by provisions of the Ecorse Master Plan and other documents supporting the overall redevelopment program of the special districts.

B.

Provide a range of housing choice and opportunity.

C.

Encourage the development of public and private park and recreation facilities that recognize and enhance the unique waterfront location, public needs, and amenities of the special districts.

D.

Provide commercial activity that will serve as an attractive draw to the regional trade area and meet the needs of local residents for convenience shopping.

E.

Limit industrial uses to those with external physical effects confined to the district in which they are located and do not affect in a detrimental manner any of the surrounding districts.

F.

Ensure that the circulation and parking system will provide for the safe and efficient movement of motorized, non-motorized, and pedestrian traffic.

G.

Ensure that all new construction is designed and located in a manner that capitalizes upon its unique environment.

H.

Provide for unification of the area through landscaping, signage, lighting and street furniture.

I.

Ensure that the location, design, visual appearance and construction of individual buildings and structures is consistent with overall design objectives and redevelopment efforts.

J.

Encourage energy conservation in the design and location of new structures.

(Ord. of 5-31-22(1))

Given the proximity of this area to the opportunity site identified in the West Jefferson Avenue Corridor Plan, and the desire to promote a concentration of mixed-used development in this area, the purpose and intent of this section is consistent with section 6.7.1 of this ordinance.

(Ord. of 5-31-22(1))

A.

The standards in this section shall apply within the West Jefferson Avenue Overlay District 1 as designated on the official zoning map.

B.

The provisions of the section shall apply to all planned buildings and all alterations, renovations, expansions or other work that includes exterior changes to existing buildings subject to site plan review per article 8.

C.

This section is not intended to supersede or supplant established building and fire code regulations, nor to regulate the quality, durability, maintenance, performance, load capacity, or fire resistance characteristics or workmanship of building materials.

(Ord. of 5-31-22(1))

A.

Development within the West Jefferson Avenue Overlay 1 shall comply with section 6.7.3 with the exception that the maximum height in the West Jefferson Avenue Overlay 1 shall be six (6) stories and the maximum height shall be seventy-six (76) feet.

B.

Where a parcel directly abuts the property line of a residentially zoned property at the time of a development submission, the proposed building height shall "step-down" to no more than three (3) stories with a maximum of forty (40) feet in height on the side facing the residentially zoned property. This step down shall extend for a minimum of twenty (20) feet from the development parcel's edge to interior.

(Ord. of 5-31-22(1))

Development within the West Jefferson Avenue Overlay 1 shall comply with section 6.7.4.

(Ord. of 5-31-22(1))

Development within the West Jefferson Avenue Overlay 1 shall comply with section 6.7.6.

(Ord. of 5-31-22(1))

Development within the West Jefferson Avenue Overlay 1 shall conform to the regulated use table (section 3.2) requirements for the Corridor Core (CC) District.

(Ord. of 5-31-22(1))