The T Technology Innovation Business District is intended so as to primarily accommodate wholesale activities, warehouses, and industrial operations whose external and physical effects are restricted to the District only and which do not detrimentally impact the surrounding districts. The T District is so structured as to permit the processing, packaging, assembly, and/or treatment of finished or semi-finished products from previously prepared materials.Certain uses are deemed to be more intensive industrially than those identified for the purposes of this District. Examples of uses considered inappropriate for the T Technology Innovation Business District may include, but are not limited to, those facilities that process raw materials in bulk form to be shipped off-site and other similar heavy industry uses as determined by the Zoning Administrator

   The general goals of this District include, among others, the following specific purposes:

   (a)   To foster economic growth by providing suitable locations for technology innovation activities that create jobs, generate tax revenue. and contribute to the City's economic vitality.

   (b)   To promote manufacturing development that is free from danger of fire, explosions, toxic and noxious matter, radiation, and other hazards, and from offensive noise, vibration, smoke, odor and other objectionable nuisances associated with more intensive industry.

   (c)   To ensure that technology innovation uses are compatible with surrounding land uses and zoning districts by enforcing appropriate development standards and operational controls.

   (d)   To promote the efficient use of land and infrastructure by clustering technology innovation uses in designated areas, thereby optimizing infrastructure investments and minimizing land use conflicts.

   (e)   To support businesses involved in research and development, high technology, and advanced manufacturing, thereby promoting innovation and modernization within the industrial sector.

(1975 Code §5.91) (Ord. 591. Passed 12-4-24.)

   In the Technology Innovation Business District, no building or land shall be used, and no building shall be erected except for one or more of the following specified uses unless otherwise provided in this chapter:

   (a)   Artificial Intelligence (AI) and Machine Learning.

   (b)   Biotechnology and Life Sciences.

   (c)   Business Offices associated with an on-site principal use.

   (d)   Commercial Greenhouses and Nurseries.

   (e)   Commercial Kennels.

   (f)   Commercial Laundry and Dry Cleaning.

   (g)   Contractor's Offices and Storage Yards.

   (h)   Craft Industries.

   (i)   Cybersecurity.

   (j)   Data Centers.

   (k)   Essential Services.

   (l)   Film Production.

   (m)   Food and Beverage Processing.

   (n)   Government Facility.

   (o)   Industrial Training Centers.

   (p)   Information Technology (IT) Services.

   (q)   Light manufacturing, processing, and assembly operations including additive manufacturing, advanced manufacturing, clean technology manufacturing, furniture manufacturing, medical device manufacturing and assembly, technology and electronics assembly, textile manufacturing, and other similar uses.

   (r)   Limited retail sales, provided they are accessory to a principal permitted use.

   (s)   Metal Fabrication, Light.

   (t)   Nanotechnology.

   (u)   Pet Care Services.

   (v)   Pharmaceutical Production.

   (w)   Printing and Publishing Establishments.

   (x)   Research and Development Laboratories.

   (y)   Storage including commercial, outdoor, personal, and vehicle.

   (z)   Warehouse, Mini.

   (aa)   Warehousing and Distribution Facilities.

   (bb)   Wholesale Businesses.

   (cc)   Other uses of a similar and no more objectionable character to the above uses as determined by the Zoning Administrator.

   (dd)   Accessory buildings, structures, and uses incidental to any of the above permitted uses; e.g., workforce day care facilities, employee recreation facilities, storage buildings, and other similar uses in conformity with Section 1240.11(1).

      (1975 Code § 5.92) (Ord. 481. Passed 12-7-10; Ord. 588. Passed 7-2-24; Ord. 591. Passed 12-4-24.)

   The following uses may be permitted as a special land use by the Planning Commission subject to the general and specific requirements of Chapter 1274.

   (a)   Agricultural Processing Facilities.

   (b)   Auto engine and body repair, and undercoating shops when completely enclosed.

   (c)   Craft Breweries and Distilleries.

   (d)   E-commerce Fulfillment Centers.

   (e)   Event Center, Industrial.

   (f)   Heavy Equipment Sales and Rental.

   (g)   Mixed-Use Provision as outlined in Section 1262.04.

   (h)   Testing and Certification Labs.

   (i)   Other uses of a similar character to the above uses.

(1975 Code § 5.93) (Ord. 08-2002-08. Passed 9-3-02; Ord. 591. Passed 12-4-24.)

   These mixed-use provision aims to incorporate accessory residential uses into the Technology Innovation Business District in order to create vibrant, mixed-use, live-work opportunities that support both economic development and community living: fostering a diverse and dynamic environment. Residential uses are not allowed as a principal use and are solely permitted when accessory and subordinate to the principal enterprise technology uses found in this chapter and for rent only.

         A.   Residential developments should be designed to be compatible with principal enterprise technology uses in terms of building materials, scale, and character.

         B.   The proposed residential use must not negatively impact the technology innovation or similar enterprise operations or result in undue hardship for those businesses.

         C.   The residential use shall not be permitted as a principal use and, instead, is limited to being accessory to the property's principal enterprise technology use.

         D.   Any such residential use shall be bound to the principal enterprise technology land use on the parcel which shall be documented in a form capable of being recorded and reasonably satisfactory to the City Council and City Attorney.

         E.   Residential uses shall not operate as the principal land use on the site and it is a condition of any residential mixed use approval that if the principal enterprise technology use vacates the parcel, the residential use must cease operations on the parcel if no new principal enterprise technology user moves into the site within 12 months. This period to cease operations may be extended upon application of the property owner to the City and the Planning Commission finds reasonable justification (e.g. circumstances beyond the control of the property owner) for the extension request.

         A.   Density shall be based on the size of the principal building.

 

         B.   A density bonus of an additional two (2) units per 25,000 square feet of principal building space will be allowed if 20% of the units are designated as affordable workforce housing with approved MSHDA LIHTC, 1602, TCAP, MSHDA Direct Lending or other similar program, which must meet the AMI monthly rental limit requirements for federal or state application.

         A.   Adequate lighting, secure entrances, and other safety measures must be incorporated to ensure resident safety.

         B.   Adequate infrastructure and services must be available to support the residential use.

         A.   Residential and non-residential uses must have separate, clearly marked entrances.

      (1)   Need: Demonstration of need for workforce housing or other forms of residential within the Technology Innovation Business District and the identified property.

      (2)   Impact: Analysis of the potential impact on existing industrial uses, including traffic. parking, and operational compatibility.

      (3)   Health and Safety: Evaluation of measures taken to protect the health and safety of residents, including noise mitigation and other relevant environmental safeguards.

      (4)   Community Integration: Consideration of how the residential use integrates with the surrounding community and contributes to a mixed-use environment.

(Ord. 591. Passed 12-4-24.)

      (1)   Sites at which hazardous substances are stored, used, or generated shall be designed to prevent spills and unpermitted discharges to the air, surface of the ground, groundwater, lakes, streams, rivers, or wetlands.

      (2)   Secondary containment for above ground areas where hazardous substances are stored or uses shall be provided. Secondary containment shall be sufficient to store the substances for the maximum anticipated period necessary for the recovery of any released substances.

      (3)   General purpose floor drains shall only be allowed if they are approved by the responsible agency for connection to a public sewer system, and on-site closed holding tank (not a septic system) or regulated through a State of Michigan groundwater discharge permit.

      (4)   All applicable requirements for the keeping of, emergency response for, transport and disposal of hazardous substances shall be met. No discharges to groundwater, including direct and indirect discharges, shall be allowed without required permits and approvals.

      (5)   Underground storage tank installation, operation, maintenance, closure, and removal shall be in accordance with the requirements of the Michigan Licensing and Regulatory Affairs Storage Tank Division and the Department of Environment, Great Lakes, and Energy.

      (6)   Bulk storage facilities for pesticides and fertilizers shall follow requirements of the Michigan Department of Agriculture.

      (1)   A landscaped buffer of at least 10 feet in width shall be provided along all property lines adjacent to residential districts.

      (2)   Screening in the form of a solid fence or wall, not less than six feet in height, shall be provided along property lines abutting residential districts.

      (3)   All outdoor storage shall be screened from the view of any public thoroughfare in addition to the adjacent residential districts. The extent of the screening may be determined by the Planning Commission based on the intended use.

point along the property line.

(Ord. 591. Passed 12-4-24.)

(1975 Code § 5.95) (Ord. 591. Passed 12-4-24.)