A.

Purpose

The Continuing Light Industrial (CLI) Overlay District is established to allow continuing use of existing warehousing and light industrial buildings in the Corridor Employment (CE) District and the Corridor Activity Center District (CAC) that were developed for these uses prior to creation of these districts. By allowing these uses to continue, the CLI District protects and promotes owner investment in the existing buildings and site improvements.

B.

Criteria

The CLI Overlay District shall be utilized at a particular location if the following requirements are met:

1.

The property is in the Corridor Employment (CE) or the Corridor Activity Center (CAC) Districts.

2.

The property is developed with single or multiple tenant warehousing or light industrial buildings and site improvements. The buildings and site improvements must either exist or be shown on a Site Development Plan that was technically complete prior to April 13, 2004.

3.

Use of the property for warehousing or light industrial operations has not ceased for a period exceeding two years since April 13, 2004.

C.

Uses Permitted as a Matter Of Right

The following uses are permitted as a matter of right in the CLI Overlay District:

1.

Warehouse, manufacturing, assembly or processing uses permitted in the M-1 District and accessory uses thereto.

2.

Uses allowed in the underlying district.

3.

Furniture stores.

4.

Retail, limited accessory:

For any manufacturing or warehouse use permitted in the M-1 District, accessory retail sales may be permitted, provided that:

a.

The products sold are either manufactured or distributed on the site;

b.

Not more than 30% of the floor space of the first floor of the main structure may be devoted to the retail sales of articles made or distributed on the premises; and

c.

Any service facilities are limited to the repair and/or service of products manufactured or distributed by the owner or lessee of the site.

Nothing herein shall be construed to permit the operation of general retail sales businesses.

5.

Material recovery facilities—source separated.

6.

Recycling collection facilities.

7.

Rooftop solar collectors.

(Bill No. 17-2021(ZRA-197), § 1, 5-6-2021)

D.

Other Requirements

1.

The requirements of the underlying CE district for accessory uses, bulk requirements, and compliance with the Route 1 Manual shall apply to improvements to properties utilizing the CLI Overlay District provisions.

2.

Building and site improvement expansions of up to 50% of the square foot area existing or approved on April 13, 2004 are permitted for warehouse and industrial uses. Greater expansions may be authorized under the nonconforming use provision of Section 129.0. Expansions for uses permitted in the CE District are not restricted, but shall conform to the CE District regulations.

3.

Outdoor storage areas shall not exceed 5% of the site and all outdoor storage must be screened in accordance with the Route 1 Manual.

E.

Procedures for Documenting Pre-Existing Warehouse or Industrial Use

If there is no Site Development Plan approved by Howard County for a warehouse or industrial building constructed prior to April 13, 2004, or the approved Site Development Plan does not accurately reflect site improvements existing on that date, additional documentation shall be submitted to the Department of Planning and Zoning. Such documentation may include photographs of the structure and site improvements, aerial photography, or other materials that provide clear evidence of the scope of warehouse or industrial development on the property prior to April 13, 2004. This provision, however, does not apply to any property which is the subject of a zoning enforcement case. Such properties may only be confirmed as nonconforming uses if they are processed in accordance with Section 129.0.D.2 of these Regulations.

F.

Provisionally permitted Uses—Expansions

Other existing uses which do not conform with the uses permitted as a matter of right in the underlying district may become permitted uses and be approved for building or site improvement expansions beyond the square foot area existing or approved on April 13, 2004, subject to the approval of a permit as provided in Section 128.0.D.