The O-R Office Research District is designed to primarily accommodate office, scientific, business, technological research operations, related testing operations and other related uses where office, technology and scientific research activities are mutually dependent or developmental in nature; in a spacious, open type environment devoid of nuisance factors commonly present in nonresidential districts; and to permit uses which support and complement permitted principal uses enumerated in this district or which are vital to such principal uses and required to be located close to them; and the result shall be development planned in a coordinated manner, according to an approved site plan. It is further the intent of this district to continue all activities within an enclosed building with no outdoor activities allowed.

   All uses permitted in this district shall be conducted completely within a building in accordance with the standards of this article and limited to those listed on the approved site plan, and no other uses shall be permitted unless the appropriate plans are amended in accordance with this ordinance.

   A.   Corporate headquarter offices, administrative, professional and/or business offices of permitted principal uses, legal, engineering, surveying, accounting, architectural and similar professional offices.

   B.   Research, development and testing facilities for technological, scientific and business establishments, including the development of prototypes.

   C.   Educational and design facilities whose principal function is the research and development of new products and processes and technical training.

   D.   Technological, medical and dental clinics; medical, optical, pharmaceutical and dental laboratories.

   E.   Data processing and computer centers, including incidental service and maintenance of electronic data processing equipment.

   F.   Similar uses as determined by the Zoning Official.

   The following uses, and others similar to those cited in this article, may be permitted by the Planning Commission, subject to the general standards of section 25.02 and the specific standards imposed for each use:

   A.   Utility and public service facilities and uses needed to service the immediate vicinity but excluding any outside storage;

   B.   The development of professional, scientific instruments, electrical or electronic prototypes which meet the performance standards specified in section 17.06;

   C.   Specialized or customized photographic or graphic design services;

   D.   Limited retail services customarily incidental to the principal uses permitted in sections 17.01 and 17.02, subject to the following:

      1.   Not more than 10% of the gross floor area, not to exceed a total of 1,500 square feet, may be available as a sales area or for display;

      2.   The display of available products shall not be visible from outside the building;

      3.   All such uses shall be located in a building containing the permitted principal uses which will be served;

   E.   Planned office research parks, subject to the following:

      1.   All planned office research parks shall have a minimum site size of ten acres;

      2.   In order to achieve innovative design, the Planning Commission may modify specific height or placement standards in conjunction with an approved development plan for the site. Whenever a specific standard is varied, the extent of the change and the basis for it shall be documented as part of the approval;

   F.   Trade or technical schools;

   G.   Printing, publishing, photographic processing or allied industries;

   H.   Public utilities, as regulated by section 3.02(I). Wireless communication towers, antennas and related facilities shall be further subject to the provisions of section 28.18.

(Ord. No. 278-Y, § 24, 5-16-00)

   Accessory buildings and uses customarily incidental to the principal permitted uses enumerated in sections 17.01 and 17.02 are permitted. Accessory uses, other than parking and trash receptacles, shall be contained within an enclosed structure.

   A.   The minimum size of each lot per building:

      1.   Area: 40,000 square feet.

      2.   Width: 140 feet.

   B.   Maximum height of any structure:

      1.   In stories: 2.

      2.   In feet: 30.

      (Building height may exceed 30 feet, provided that the front, rear and side yard setbacks are increased three feet for each one additional foot of building height.)

   For development of more than one building, height limit zones shall be delineated on a site plan. The zones shall be based on considerations of architectural character, natural light, air circulation, views, solar access, relation to neighboring buildings and fire protection and safety. The proposed height of each building shall be shown on the site plan.

   C.   Minimum building floor area:

      1.   Area: 5,000 square feet.

   D.   Minimum yard setback per lot:

      1.   Front and street-side setbacks shall be measured from the centerline of each road right-of-way (R.O.W.) in accordance with the city’s Master Road Plan, as follows:

         Distance from centerline:

         a.   Regional (204' R.O.W.): 137 feet.

         b.   Regional (150' R.O.W.): 110 feet.

         c.   Major: 95 feet.

         d.   Secondary: 78 feet.

         e.   Collector: 70 feet.

         f.   Local: 65 feet.

         g.   Cul-de-sac: 95 foot radius.

         h.   Freeway: 35 feet.*

         i.   Private roads: 35 feet.**

   *   Freeways shall be measured from the established right-of-way line.

   **   In the case of private roads, the front yard setback shall be measured from the road easement or common usage line abutting the subject lot.

   The required front yard shall be landscaped and maintained thereafter in a neat and orderly condition. Parking shall not be allowed within the required front yard setback. If the existing right-of-way is greater than that shown on the Master Road Plan, the front yard setback (or street-side setback) as measured from the centerline of the right-of-way shall be equal to one-half of the actual right-of-way of the street plus 35 feet for all classes of roads.

      2.   Side: 25 feet one side; 100 feet total. No building shall be located closer than 75 feet to the outer perimeter (property line) of such district when such property line abuts any residential district.

      3.   Rear: 75 feet. No building shall be located closer than 100 feet to the outer perimeter (property line) of this district when such property line abuts any residential district.

   E.   Maximum lot coverage: the maximum lot coverage shall be governed by meeting all requirements for yard space, landscaping, screening, off-street parking and loading. The location of buildings and uses and distances between buildings shall be as shown on the site plan. Distances between buildings shall be sufficient to meet fire regulations and to provide for natural light, air circulation and solar access.

(Ord. No. 278-A, § 33, 4-17-90; Ord. No. 278-AA, §§ 5, 6, 3-20-01)

   A.   The exterior of all buildings hereafter erected shall be constructed of brick and/or stone building materials or other similar durable, decorative building materials as may be approved by the Planning Department, subject to any additional requirements set forth in section 26.01, paragraph H. The architecture and exterior finish of any building shall be complementary and compatible in style and be of uniform finish on all sides of its exterior.

   B.   All portions of the site not used for parking, driveway and buildings shall be provided with a lawn or landscaping (see section 24.02, environmental provisions) approved by the Planning Department and so maintained in an attractive condition. Parking lots shall be landscaped so as to reduce heat and glare, to divide parking lots into smaller units and to buffer adjacent areas, where necessary. All plantings shall be live and shall be properly and regularly maintained. Dead or dying materials shall be replaced in accordance with approved plans.

   C.   Outdoor storage of vehicles, equipment, supplies or products; outdoor processing, repair or other operations; or outdoor display of goods, materials, products, equipment or processes is prohibited. No display shall be permitted in a window or in any other location visible from a street or an adjacent lot. Trash and other waste materials shall be stored within a principal or accessory building or shall be totally screened from view from a street and adjacent lot and shall not be located in a required yard. Utility meters and control devices shall also be located and screened.

   D.   Loading and unloading areas, as specified in section 23.05, are not required in the O-R Office Research District. All loading and unloading activities shall be confined to inside the building. Loading areas shall be confined to rear yard areas with all such activities screened from view off-site. Side yard loading areas may be permitted by the Planning Department when such space and loading facilities do not interfere with parking and circulation, either vehicular or pedestrian, and/or where a residential district abuts the rear property line. Loading activities shall be limited in duration to a period of time not to exceed 24 hours.

   E.   Once a building line has been established by the construction of a principal building upon an approved site, no other principal building or use shall be located between the established building line and the front lot line (or side lot line abutting a side street) without first obtaining approval of the Planning Commission. The Planning Commission shall review the building and/or use proposed to be located in front of the established building to determine whether the building or use is of such location, size and character to be in harmony with the appropriate and orderly development of the balance of the site, is not detrimental to the development of adjacent uses, does not create any vehicular or pedestrian hazards and is aesthetically compatible with the buildings and uses located upon the site. Landscaping plans, site plans (including signs and the location of dumpsters) and elevations of all sides of any building to be constructed shall be submitted to enable the Planning Commission to determine whether the proposed additional building and/or use conforms with the requirements of this section. In reviewing this request, the Planning Commission shall apply the standards contained herein and in section 25.02 and may impose reasonable conditions as authorized by section 25.03(D) to ensure that the standards are satisfied.

   F.   Roof-mounted appliances and fixtures shall be effectively screened on all sides by an approved architectural detail so as not to be visible from off the site (section 24.04).

(Ord. 278-OO, § 8, 8-5-09)

   It is the intent of this section to require that each permitted use shall be a good neighbor to adjoining properties by control of noise, odor, glare, vibration, smoke, dust, liquid wastes, radiation, radioactivity and the like. The performance standards set forth in subsection (A) following shall be complied with, and any use which fails to comply with the standards shall be in violation of this ordinance and be subject to penalties as accorded by law. The sum of the effects of concurrent operations on two or more lots measured at any property line shall not be greater or more offensive to the senses than the standards contained herein. Compliance with the provisions of this subsection by single or mutual changes in operational levels, scheduling of operations and other adjustments is permitted. In case of conflict among these standards and federal and state regulations, the most restrictive standard or regulation shall apply.

   A.   General regulations and limitations on uses.

      1.   Noise. Noise shall not exceed 60 decibels (db(A)) equivalent daytime and 55 decibels (db(A)) equivalent nighttime, as measured at any site line which is adjacent to any residential, office or commercial zone. In no case shall the maximum noise level exceed 60 db(A).

      2.   Odors. Odors from any use shall not be discernible at the property line to a greater degree than odors from plants for the manufacture of electronic equipment. The values given in table III (Odor Thresholds) in the latest revision of Chapter 5, "Physiological Effects," in the "Air Pollution Abatement Manual," by the Manufacturing Chemists’ Association, Inc., Washington, D.C., copyright 1951, shall be used as standard in case of doubt concerning the character of odors emitted. In such case, the smallest value given in table III shall be the maximum odor permitted. Detailed plans for the prevention of odors crossing property lines may be required before approval of a site plan by the Planning Department.

      3.   Glare. Glare, whether direct or reflected, such as from floodlights or high temperature processes, and as differentiated from general illumination, shall not be visible at any property line.

      4.   Exterior lighting. Any lights used for exterior illumination shall comply with the exterior lighting standards of section 24.06.

 

   No light measured (at eye level) at the property line between nonresidential and any residential district or use shall be greater than one-quarter footcandle at the side and rear property line, nor greater than one-half footcandle or the intensity of the available street lighting at the front property line, whichever is greater. Lighting shall be arranged so as to reflect light away from adjacent residential areas.

      5.   Vibration. Vibration shall not be discernible at any property line to the human sense of feeling for three minutes or more duration in any one hour. No discernible vibration should be detectable at all at any residential district boundary. Vibration at any time shall not produce an acceleration of more than 0.1 gravities or shall result in any combination of amplitudes and frequencies beyond the "safe" range of table 7 United States Bureau of Mines Bulletin No. 442, "Seismic Effects of Quarry Blasting" on any structure. The methods and equations of said Bulletin No. 442 shall be used to compute all values for the enforcement of this provision.

      6.   Smoke. Emission of smoke on the site shall be controlled so that a nuisance will not result. Emission of smoke shall not exceed the number 1 standard as established by the Ringelmann Chart.

      7.   Dusk dirt and fly ash. No person, firm or corporation shall operate or cause to be operated, maintain or cause to be maintained any process for any purpose or furnace or combustion device for the burning of coal or other natural or synthetic fuels, without maintaining and operating while using said process or furnace or combustion device, recognized and approved equipment, means, methods, device or contrivance to reduce the quantity of gasborne or airborne solids or fumes emitted into the open air, which is operated in conjunction with said process, furnace or combustion device so that the quantity of gasborne or airborne solids shall not exceed 20 hundredths grains per cubic foot of the carrying medium at the temperature of 500°F. For the purpose of determining the adequacy of such device, these conditions are to be conformed to when the percentage of excess air in the stack does not exceed 50% at full load. The foregoing requirement shall be measured at the A.S.M.E. test code for dust-separating apparatus. All other forms of dust, dirt and fly ash shall be completely eliminated insofar as escape or emission into the open air is concerned. The city may require such additional data as is deemed necessary to show that adequate and approved provisions for the prevention and elimination of dust, dirt and fly ash have been made.

      8.   Gases. Fumes or gases shall not be emitted at any point in concentration or amounts that are noxious, toxic or corrosive. The values given in table I (Industrial Hygiene Standards - Maximum Allowable Concentration for eight-hour day, five days per week), table III (Odor Thresholds), table IV (Concentrations of Substance Causing Pain in the Eyes) and table V (Exposures to Substances Causing Injury to Vegetation) in the latest revision of Chapter 5, "Physiological Effects," that contains such tables, in the "Air Pollution Abatement Manual," by the Manufacturing Chemists' Association, Inc., Washington, D.C., are established as guides for the determination of permissible concentration or amounts. Detailed plans for the elimination of fumes or gases may be required before approval of the site plan.

      9.   Hazard. Operations shall be carried on with reasonable precautions against fire and explosion hazards.

      10.   Radiation and radioactivity. All activities involving radioactive materials shall be conducted according to state and federal rules and regulations adopted for human safety. Operations shall cause no dangerous radiation, as specified by the regulations of the United States Nuclear Regulatory Commission, at any property line.

      11.   Electrical radiation. Electrical radiation shall not adversely affect at any point any operations or any equipment other than those of the creator of the radiation. Avoidance of adverse effects from electrical radiation by appropriate single or mutual scheduling of operations is permitted.

      12.   Waste. All sewage and industrial wastes shall be handled, stored, treated and/or disposed of in compliance with all federal, state, county and/or city laws and regulations.

      13.   Utilities underground. All lines for telephone, electric, television and other similar services distributed by wire or cable shall be placed underground entirely throughout the development area, except for major thoroughfare right-of-way, and such conduits or cables shall be placed within private easements provided to such service companies by the developer or within dedicated public ways. All such facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All such facilities shall be constructed in accordance with standards of construction approved by the Michigan Public Service Commission.

      14.   Heat. Operations generating heat shall be contained within a building. In no case shall the generated heat raise the ambient temperature at a property line higher than the prevailing normal temperature at the time of occurrence.

      15.   Storage. Above ground outside storage shall not be permitted. The storage of explosives shall not be permitted. Underground storage of flammable materials shall not be permitted unless it is accessory to the principal use and specifically approved by all applicable local, state and federal review authorities.

(Ord. No. 278GG, § 1, 12-6-05)