Sterling Heights City Zoning Code

ARTICLE 14C

NORTH VAN DYKE AVENUE CORRIDOR DISTRICT

SECTION 14C.01. INTENT.

The intent of this article is to establish clear development and design standards consistent with the vision for North Van Dyke Avenue Corridor, as articulated in the North Van Dyke Avenue Corridor Master Plan. The future for the corridor is envisioned to have pedestrian-oriented development patterns that encourage walkability and well-connected green spaces. The vision also promotes a model for urban living with a greater diversity of land uses; higher density residential options; and concentrated areas of residential, entertainment, and retail uses. The article is intended to foster new development and public improvements that make the corridor a vibrant place to live, work, recreate, eat, shop, and socialize. Additionally, the article reinforces infrastructure that supports multi-modal transportation options for pedestrians, bicyclists, transit riders, motorists, and individuals of all ages and capabilities.

(Ord. No. 278-NNN, 2-4-25)

SECTION 14C.02. APPLICABILITY AND LIMITATIONS.

The regulations in the North Van Dyke Avenue Corridor District shall apply to those properties designated within the City of Sterling Heights North Van Dyke Avenue Corridor Master Plan located between M-59 to the north and 18 and ½ Mile Road to the south, and generally bounded by the Clinton River on the east and R. Mancini Drive on the West. Figure 14C.02-1 illustrates the boundaries of the District. Subdistricts are illustrated in Figure 14C.03-1. To the extent that the regulations in this article conflict with any other regulations of the Zoning Ordinance, this article and its regulations will control. Existing uses, buildings, and structures that are not permitted or special land uses enumerated in Section 14C.04, Subdistrict Regulations or that otherwise do not conform to the regulations and standards provided herein that were lawful at the time of their development are considered nonconforming and subject to Article 27, Nonconforming Uses, Buildings and Structures.

Figure 14C.02-1: North Van Dyke Avenue Corridor District Boundary

(Ord. No. 278-NNN, 2-4-25)

SECTION 14C.03. SUBDISTRICTS DEFINED.

A. District Core. The District Core is the area surrounding Van Dyke Avenue and Utica Road from Riverland Drive to 19 Mile Road. The District Core serves as an urban center to Sterling Heights. Development in the District Core provides a mix of uses in high density buildings that are 4 to 5 stories in height that align and interact with the street edge.

B. Parkside. The Parkside subdistrict is defined as the area between Van Dyke Avenue and Clinton River Road where the two roads meet in the north to Riverland Drive in the south. The Parkside subdistrict has a strong relationship to the Clinton River and Clinton River Park North. Development in this area requires sensitivity to natural resource protection. Uses include 4 to 5 story multi-family residential or hotel, single story retail/commercial, and 1 to 4 story office.

C. Utica Triangle. The Utica Triangle is the area west of Van Dyke Avenue from 19 ½ Mile Road to Riverland Drive. Development within the Utica Triangle subdistrict supports neighborhood development and has a lower density mixed-use character than that of the District Core. Uses include 1 to 2 story medium-low density residential, multi-family, retail/commercial, office, civic, and institutional.

D. North Van Dyke Avenue Industrial. The North Van Dyke Avenue Industrial subdistrict lies along Van Dyke Avenue from 19 Mile Road to 18 ½ Mile Road. The subdistrict contains the area east of R. Mancini Drive to Utica Avenue. The subdistrict supports 2 to 3 story, street-facing industrial/manufacturing and retail/commercial uses. These uses are organized as a business park with buildings facing local roads.

Figure 14C.03.1: Subdistrict Boundaries

(Ord. No. 278-NNN, 2-4-25)

SECTION 14C.04. SUBDISTRICT REGULATIONS.

A. The allowed dimensions and land uses for each subdistrict are identified in this section. Table 14C.04.A.1 shows a summary of subdistrict dimensional requirements. Additional details for all dimensions and land uses in each subdistrict are included in subsections B through E of this section.

Table 14C.04.A.1 Subdistrict Dimensional Requirements
Dimension	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Minimum Front Yard Setback	None	None	None on major thoroughfares. For all other street types, a setback of 10 feet from the lot line is required.	10 feet
Maximum Front Yard Setback	8 feet	10 feet	15 feet on major thoroughfares. For all other street types, a setback of 20 feet from the lot line is required.	20 feet
Minimum Height	24 feet	16 feet	16 feet	24 feet
Minimum Rear Yard Setback	None	25 feet	10 feet	20 feet
Maximum Rear Yard Setback	None	35 feet	25 feet	35 feet
Minimum Side Yard Setback	None	5 feet	5 feet	5 feet
Maximum Side Yard Setback	10 feet	15 feet	15 feet	15 feet
Maximum Height (In all zones, the maximum Height may be exceeded through compliance with Section 14C.05.G)	60 feet	48 feet	48 feet	60 feet
Minimum Open Space (Must also comply with Section 14C.05.G)	10% of the gross square footage of each building footprint
Watercourse setback (measured from top of bank)	None	100 feet	None	None

B. District Core. As the urban center of the District and Sterling Heights as a whole, development in the District Core should be the highest density in the District, reasonably tall, and interface closely with the street.

1. Permitted Uses:

a. Residential dwelling units located above the ground floor of a mixed-use building, subject to the following requirements:

i. Residential dwelling units must not be located on the same floor as non-residential uses.

ii. Each residential dwelling unit must have at least 1.25 dedicated parking spaces.

iii. Residential developments with 10 or more units must provide one additional dedicated parking space for every 10 units, rounded up.

b. City-owned and/or operated art, open spaces, community centers, libraries, museums, administrative offices, police and fire department facilities, parks, parking lots and parking structures, and recreational facilities.

c. Restaurants, including carry-out restaurants and accessory banquet and event uses, but excluding fast-food, drive-in, drive-through, and in-car service.

d. Retail businesses selling commodities on the premises, including, but not limited to, stores selling groceries, meats, fruits and produce, dairy products, baked goods, and other specialty food products, drugs, dry goods, flowers, books, clothing, jewelry and watches, notions, furniture, and hardware, provided that the use occupies 22,000 square feet or less of gross floor area. However, for retail businesses of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

e. Retail sales in which a workshop and/or showroom are required, including, but not limited to, new, classic, vintage, and antique automobiles that have been maintained in or restored to a condition that is substantially in conformity with manufacturer specifications and appearance; art; ceramic, stone, and glass products; lighting and electrical; furniture; jewelry and watches; interior design; photography; and upholstery, subject to the following requirements:

i. Retail showroom functions must be in the portion of the building with the customer entrance.

ii. The use must be contained in an entirely enclosed building with no outside storage of any materials, products, or parts.

iii. An accessory workshop that is customarily incidental to the above uses, excluding automotive repairs and reconditioning, that is not more than 40% of the gross floor area and not open or accessible to the public is permitted.

iv. Accessory warehousing or indoor storage of goods that is customarily incidental to the above uses, excluding automotive parts and related materials; stone; mineral; and other slabs such as concrete, granite, marble, soapstone, quartz, and quartzite, that is not more than 20% of the gross floor area and not open or accessible to the public is permitted.

f. Retail mailing, postal, printing, and staffed parcel pickup services.

g. Personal service shops, including, but not limited to, hair salons and barber shops; body art facilities; bike-share facilities; health and wellness spas; infrared saunas; nail and tanning salons; photographic studios; cryogenic and float therapy and massage services; self-service laundries; tailors; dressmaking shops; and small repair shops (such as computer, home appliance, jewelry, watch, and wireless device).

h. Dry cleaning establishments or pick-up locations dealing directly with the consumer.

i. Medical and dental offices, excluding hospitals and out-patient medical clinics, provided the use is located within a multi-tenant building.

j. Uses customarily related to medical and dental offices, including pharmacies, laboratories, home health care services, and the sale of medical equipment, subject to the following requirements:

i. The uses are located within the same building as the principal medical or dental facility that it is intended to service.

ii. Customer entrance to such a use is restricted to the inside of the building.

iii. Advertising or public displays visible from a public roadway is prohibited.

iv. Warehousing or indoor storage of goods beyond that customarily incidental to the above uses is prohibited.

k. Offices of an administrative, executive, or professional nature, provided the use is located within a multi-tenant building.

l. Veterinary offices, clinics, and groomers for nonfarm animals subject to the following requirements:

i. The incidental boarding of animals for the limited period immediately before and after the furnishing of medical, surgical, or grooming services is permitted as an accessory use.

ii. An adequate, enclosed method of refuse and medical waste storage and disposal is maintained so that no public nuisance is created at any time.

m. Financial institutions, including, but not limited to, banks; savings and loan associations; and credit unions.

n. Self-service parcel kiosk and locker services as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.B that is not located within 300 feet of an existing self-service parcel kiosk and locker service. Any exterior self-service parcel kiosk and locker service must be screened from view by a decorative fence, wall and/or planter.

o. Car-share uses as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.B limited to eight (8) cars.

p. Mobile food units, subject to the following requirements:

i. Mobile food units must not operate on any property without first receiving temporary use approval from the city. Notwithstanding Section 28.14, the Office of Planning may approve a temporary use for mobile food units for up to one year with any number of one-year extensions at the discretion of the Office of Planning.

ii. Mobile food units must be located, and the distribution of products must occur, solely on hard-surfaced pavement.

iii. Mobile food units are prohibited from occupying and/or operating on or within any public parks, property, or right-of-way without the written permission of the City Manager or their designee.

iv. Mobile food units are prohibited from operating within 300 feet of any city authorized event, such as the fireworks, art fairs, public festivals, farmers' market, or other similar events, without written authorization from the organization conducting or authorizing such event or occurrence.

v. Mobile food units must comply with all applicable local, state, and federal regulations, including obtaining any required licenses and permits from the City of Sterling Heights, Macomb County Health Department, and any other local, state, or federal agency with authority over mobile food units.

vi. Mobile food units and any associated signage, equipment, outdoor seating, or tables must maintain a minimum 10-foot setback from all driveways; public sidewalks; utility boxes and vaults; ramps for barrier-free access; building entrances, exits, or emergency access ways; and must not locate within any area of the parcel or lot that impedes, endangers, or interferes with pedestrian or vehicular traffic.

vii. Mobile food units must maintain a minimum 15-foot setback in all directions from any fire hydrant.

viii. Mobile food units and any associated signage, equipment, seating, or tables must not occupy any barrier-free parking spaces or any off-street parking spaces required to fulfill the minimum amount of off-street parking required.

ix. The hours of operation for all mobile food units are limited to 7:00 a.m. to 11:00 p.m., unless a different time is approved by the Office of Planning as part of the temporary use permit.

x. Mobile food units and associated signage, equipment, outdoor seating, or tables must be removed from the location when the mobile food unit is not in operation.

xi. Mobile food units must not be located within 100 feet of the main entrance door of the nearest restaurant during the restaurant's posted hours of operation without the signed approval of the restaurant's owner, and a copy of that authorization is provided to the Office of Planning.

xii. Mobile food units are limited to one freestanding sign per unit that is no greater than 6 square feet on any one side and a height not to exceed six feet that may only be displayed during operation of the mobile food unit. Free standing signage must not be illuminated other than by lighting built into the mobile food truck unit. Signs attached to, painted on, or otherwise positioned in or on a mobile food unit are permitted. Banners, flags, wind-blown devices, or similar items are not permitted.

xiii. Fire lanes, vehicular access ways, and pedestrian walkways must not be obstructed or encroached upon by the mobile food unit, its signage, equipment, or outdoor seating or tables.

xiv. Amplified sound is prohibited as part of the mobile food unit operation.

xv. Flashing, blinking, and strobe lights are prohibited. Adequate illumination that provides for the safety of pedestrians and vehicles must be furnished. Such illumination must be of the size and character that does not disturb adjoining property owners or businesses.

xvi. Any mobile food unit and outdoor seating and tables must be a minimum distance of 150 feet from one-family residential zoning districts.

xvii. Covered, non-combustible trash receptacles must be provided for use by customers of the mobile food unit, and mobile food unit operators are responsible for the proper disposal of waste and trash associated with the operation. City trash receptacles are not to be used by mobile food units or mobile food unit operators for disposal of waste. Operators must remove all waste and trash prior to leaving each location. The location and all adjacent streets, sidewalks, and properties must be kept free and clear of refuse generated by the operation of the mobile food unit.

xviii. All associated equipment, including trash receptacles and signage, must be within 10 feet of the mobile food unit.

xix. Liquid waste or grease must not be disposed of at the location where the food truck is operating or released into any sanitary sewer or storm drains, sidewalks, streets, or other public places, or into any municipal waste receptacles.

q. Temporary Activating Uses, subject to the following requirements:

i. "Temporary activating uses" are intended to provide a community benefit, encourage street activation, and reduce visual blight associated with vacant buildings and lots for which there is no immediate development demand on a temporary basis, including, but not limited to, pop-up architecture; cultural and community events and exhibitions; or temporary retail and service uses, such as pop-up shops, bike kitchens, markets, and restaurants. Temporary activating uses are proposed by community-based public or private organizations that improve and enhance the social or economic welfare and quality of life of the residents of Sterling Heights and provide a service to City residents.

ii. Temporary activating uses must not operate on any property without first receiving temporary use approval from the city. Notwithstanding Section 28.14, the Office of Planning may approve a temporary use for temporary activating uses for up to six consecutive months and up to two additional six-month periods not to exceed a maximum of 18 consecutive months for the same use at the discretion of the Office of Planning.

iii. Temporary activating uses are not permitted other than uses permitted under Section 14C.04.B unless the Office of Planning determines that the uses are compatible with existing surrounding uses; will not cause substantial adverse impacts to the surrounding uses; and will provide a community benefit, activate the area, and reduce visual blight associated with vacant lots.

iv. Temporary activating uses are subject to compliance with all Americans with Disabilities Act (ADA) requirements and all applicable laws, codes, ordinances, and regulations.

v. The Office of Planning is authorized to revoke or refuse to approve or renew a temporary use permit for a temporary activating use if the Office of Planning determines that there has been a violation of the terms or conditions of the approval or based upon evidence of negative impacts to the surrounding area.

vi. Hours of operation for temporary activating uses will be as determined by the Office of Planning to protect public health, safety, and welfare.

r. Essential services needed to serve the immediate vicinity, provided that appropriate screening is installed and maintained as determined by the Office of Planning.

s. Other similar uses as determined by the Zoning Official.

2. Special Approval Land Uses.

a. Hotels.

b. Museums, art and photo galleries, auditoriums, cinemas, concert halls, and theaters, but excluding adult motion and mini-motion picture theaters, provided that the use occupies 22,000 square feet or less of gross floor area. However, for Museums, art and photo galleries, auditoriums, cinemas, concert halls, and theaters of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

c. Nightclubs.

d. Micro-breweries, micro-cideries, micro-distilleries, and micro-wineries, provided that the use occupies 12,000 square feet or less of gross floor area and subject to the following requirements:

i. The uses must include an accessory tasting room, tap room, or restaurant. The uses may also include accessory retail, demonstration, education and training, or other accessory uses customarily incidental to a brewery, distillery, cidery, or winery and open and accessible to the public.

ii. Storage of materials used for manufacturing, processing, and distribution must be located entirely within the building.

e. Day care facilities, subject to the following requirements:

i. The use must be part of a mixed-use development on the same parcel or lot.

ii. The use must not have frontage on a major thoroughfare except where the use is located above the ground floor of a mixed-use building.

iii. The use must contain at least 50 square feet of land area per person attending the facility.

iv. The use must have an outdoor play area of at least 1,200 square feet. Said play area must not be located within the front yard setback. The outdoor play area requirement may be waived if a public play area is available within 500 feet of the facility that is easily accessible by a safe walking route.

v. All outdoor play areas must be enclosed by a fence that is designed to discourage climbing, and is at least four feet in height, but no higher than six feet in height.

vi. Drop-off and pick-up are provided in a manner that protects the safety of children and does not create congestion on the parcel or lot or within a public roadway.

vii. The hours of operation do not exceed 16 hours within a 24-hour period. Activity between the hours of 10:00 p.m. and 6:00 a.m. must be limited so that the drop-off and pick-up is not disruptive to neighboring uses and residents.

viii. Appropriate licenses required by state law are maintained.

f. Indoor commercial recreational facilities, including, but not limited to, health and fitness clubs; tennis, pickleball, racquetball, and shuffleboard facilities; amusement device centers, provided that the use occupies 28,000 square feet or less of gross floor area. However, for indoor commercial recreational facilities of two or more floors, the use may occupy up to an additional 28,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

g. Accessory parking structures.

3. Accessory Uses.

a. Accessory buildings, structures, and uses that are customarily incidental to the permitted and special land uses enumerated in Section 14C.04.B, including EV charging stations but excluding drive-in, drive-through, and in-car service, are permitted.

4. Dimensional Requirements.

a. Setbacks.

i. There shall be no minimum front yard setback.

ii. There shall be a maximum front yard setback of 8 feet.

iii. There shall be no minimum rear yard setback.

iv. There shall be no maximum rear yard setback.

v. There shall be no minimum side yard setback.

vi. There shall be a maximum side yard setback of 10 feet.

b. Maximum and Minimum Height.

i. There shall be a minimum height of 24 feet.

ii. There shall be a maximum height of 60 feet.

5. Open Space.

a. A minimum of 10% of the gross square footage of each building footprint shall be designated as open space. All open space shall comply with the standards set in 14C.05.G, Park and Open Space Requirements, as set forth in this article.

C. Utica Triangle. Development within the Utica Triangle subdistrict should support neighborhood development and a lower density mixed-use character than that of the District Core.

1. Permitted Uses.

a. Townhouses and multiplexes, provided that the use is on a parcel or lot that does not have frontage on Van Dyke Avenue.

b. Residential dwelling units located above the ground floor of a mixed-use building, subject to the following requirements:

i. The parcel or lot must have frontage on Van Dyke Avenue.

ii. Residential dwelling units must not be located on the same floor as non-residential uses.

iii. Each residential dwelling unit must have at least 1.25 dedicated parking spaces.

iv. Residential developments with 10 or more units must provide one additional dedicated parking space for every 10 units, rounded up.

c. City-owned and/or operated art, open spaces, community centers, libraries, museums, administrative offices, police and fire department facilities, parks, parking lots and parking structures, and recreational facilities.

d. Restaurants, including carry-out restaurants and accessory banquet and event uses, but excluding fast-food, drive-in, drive-through, and in-car service, provided that the use is on a parcel or lot that has frontage on Van Dyke Avenue.

e. Personal service shops, including, but not limited to, hair salons and barber shops; body art facilities; bike-share facilities; health and wellness spas; infrared saunas; nail and tanning salons; photographic studios; cryogenic and float therapy and massage services; self-service laundries; tailors; dressmaking shops; and small repair shops (such as computer, home appliance, jewelry, watch, and wireless device), provided that the use is on a parcel or lot that has frontage on Van Dyke Avenue.

f. Dry cleaning establishments or pick-up locations dealing directly with the consumer, provided that the use is on a parcel or lot that has frontage on either Utica Road or Van Dyke Avenue.

g. Medical and dental offices, excluding hospitals and out-patient medical clinics, provided that the use is located within a multi-tenant building that has frontage on Van Dyke Avenue.

h. Uses customarily related to medical and dental offices, including pharmacies, laboratories, home health care services, and the sale of medical equipment, subject to the following requirements:

i. The uses are located within the same building as the principal medical or dental facility that it is intended to service.

ii. Customer entrance to such a use is restricted to the inside of the building.

iii. Advertising or public displays visible from a public roadway is prohibited.

iv. Warehousing or indoor storage of goods beyond that customarily incidental to the above uses is prohibited.

i. Offices of an administrative, executive, or professional nature, provided the use is located within a multi-tenant building that has frontage on Van Dyke Avenue.

j. Veterinary offices, clinics, and groomers for nonfarm animals, provided that the use is on a parcel or lot that has frontage on either Utica Road or Van Dyke Avenue and subject to the following requirements:

i. The incidental boarding of animals for the limited period immediately before and after the furnishing of medical, surgical, or grooming services is permitted as an accessory use.

ii. An adequate, enclosed method of refuse and medical waste storage and disposal is maintained so that no public nuisance is created at any time.

k. Financial institutions, including, but not limited to, banks; savings and loan associations; and credit unions, provided that the use is on a parcel or lot that has frontage on Van Dyke Avenue.

l. Retail businesses selling commodities on the premises, including, but not limited to, stores selling groceries, meats, fruits and produce, dairy products, baked goods, and other specialty food products, drugs, dry goods, flowers, books, clothing, jewelry and watches, notions, furniture, and hardware, provided that the use occupies 22,000 square feet or less of gross floor area and is on a parcel or lot that has frontage on Van Dyke Avenue. However, for retail businesses of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

m. Retail mailing, postal, printing, and staffed parcel pickup services.

n. Self-service parcel kiosk and locker services as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.C that is not located within 300 feet of an existing self-service parcel kiosk and locker service. Any exterior self-service parcel kiosk and locker service must be screened from view by a decorative fence, wall and/or planter.

o. Car-share uses as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.C limited to eight (8) cars.

p. Mobile food units, subject to the requirements of Section 14C.04.B.1.P.

q. Temporary Activating Uses, subject to the following requirements:

iii. Temporary activating uses are not permitted other than uses permitted under Section 14C.04.C unless the Office of Planning determines that the uses are compatible with existing surrounding uses; will not cause substantial adverse impacts to the surrounding uses; and will provide a community benefit, activate the area, and reduce visual blight associated with vacant lots.

iv. Temporary activating uses are subject to compliance with all Americans with Disabilities Act (ADA) requirements and all applicable laws, codes, ordinances, and regulations.

vi. Hours of operation for temporary activating uses will be as determined by the Office of Planning to protect public health, safety, and welfare.

r. Essential services needed to serve the immediate vicinity, provided that appropriate screening is installed and maintained as determined by the Office of Planning.

s. Other similar uses as determined by the Zoning Official.

2. Special Approval Land Uses.

a. Residential dwelling units located above the ground floor of a mixed-use building, subject to the following requirements:

i. The parcel or lot must have frontage on Utica Road.

ii. Residential dwelling units must not be located on the same floor as non-residential uses.

iii. Each residential dwelling unit must have at least 1.25 dedicated parking spaces.

iv. Residential developments with 10 or more units must provide one additional dedicated parking space for every 10 units, rounded up.

b. Churches, synagogues, mosques, and places of group worship, provided that the use is located within a multi-tenant building that has frontage on Utica Road or Triangle Drive.

c. Restaurants, including carry-out restaurants and accessory banquet and event uses, but excluding fast-food, drive-in, drive-through, and in-car service, provided that the use is on a parcel or lot that has frontage on Utica Road or Triangle Drive.

d. Micro-breweries, micro-cideries, micro-distilleries, and micro-wineries, provided that the use occupies 12,000 square feet or less of gross floor area, that the use is on a parcel or lot that has frontage on either Utica Road or Van Dyke Avenue, and subject to the following requirements:

ii. Storage of materials used for manufacturing, processing, and distribution must be located entirely within the building.

f. Offices of an administrative, executive, or professional nature, provided that the use is located within a multi-tenant building that has frontage on Utica Road or Triangle Drive.

g. Medical and dental offices, excluding hospitals and out-patient medical clinics, provided the use is located within a multi-tenant building that has frontage on Utica Road or Triangle Drive.

h. Financial institutions, including, but not limited to, banks; savings and loan associations; and credit unions, provided that the use is on a parcel or lot that has frontage on Utica Road.

i. Retail businesses selling commodities on the premises, including, but not limited to, stores selling groceries, meats, fruits and produce, dairy products, baked goods, and other specialty food products, drugs, dry goods, flowers, books, clothing, jewelry and watches, notions, furniture, and hardware, provided that the use occupies 22,000 square feet or less of gross floor area and that the use is on a parcel or lot that has frontage on Utica Road or Triangle Drive. However, for retail businesses of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

j. Indoor commercial recreational facilities, including, but not limited to, health and fitness clubs; tennis, pickleball, racquetball, and shuffleboard facilities; amusement device centers, provided that the use occupies 28,000 square feet or less of gross floor area and that the use is on a parcel or lot that has frontage on Utica Road. However, for indoor commercial recreational facilities of two or more floors, the use may occupy up to an additional 28,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

k. Day care facilities, subject to the following requirements:

i. The use must be part of a mixed-use development on the same parcel or lot.

ii. The use must not have frontage on Utica Road or Van Dyke Avenue.

iii. The use must contain at least 50 square feet of land area per person attending the facility.

v. All outdoor play areas must be enclosed by a fence that is designed to discourage climbing, and is at least four feet in height, but no higher than six feet in height.

vi. Drop-off and pick-up are provided in a manner that protects the safety of children and does not create congestion on the parcel or lot or within a public roadway.

viii. Appropriate licenses required by state law are maintained.

3. Accessory Uses.

a. Accessory buildings, structures, and uses that are customarily incidental to the permitted and special land uses enumerated in Section 14C.04.C, including EV charging stations but excluding drive-in, drive-through, and in-car service, are permitted.

4. Dimensional Requirements.

a. Setbacks.

i. There shall be no minimum front yard setback along major thoroughfares including Van Dyke Avenue and Utica Road. Developments along all other street types shall have a minimum setback of 10 feet measured from the lot line.

ii. There shall be a maximum front yard setback of 15 feet along major thoroughfares. Developments along all other street types shall have a maximum setback of 20 feet measured from the lot line.

iii. There shall be a minimum rear yard setback of 10 feet.

iv. There shall be a maximum rear yard setback of 25 feet.

v. There shall be a minimum side yard setback of 5 feet.

vi. There shall be a maximum side yard setback of 15 feet.

b. Maximum and Minimum Height.

i. There shall be a minimum height of 16 feet.

ii. There shall be a maximum height of 48 feet.

5. Open Space.

a. A minimum of 10% of the gross square footage of each building footprint shall be designated as open space. All open space shall comply with the standards set in Section 14C.05.G, Park and Open Space Requirements, as set forth in this article.

D. Parkside. The Parkside subdistrict has a strong connection to the Clinton River, with significant frontage along the river corridor. Development in this area should prioritize natural resource protection and a diverse range of outdoor and recreational programming along the river, with areas of mixed-use development limited to those parcels immediately adjacent to Riverland Drive and Van Dyke Avenue.

1. Permitted Uses.

a. Residential dwelling units located above the ground floor of a mixed-use building, subject to the following requirements:

i. Residential dwelling units must not be located on the same floor as non-residential uses.

ii. Each residential dwelling unit must have at least 1.25 dedicated parking spaces.

iii. Residential developments with 10 or more units must provide one additional dedicated parking space for every 10 units, rounded up.

c. Retail businesses selling commodities on the premises, including, but not limited to, stores selling groceries, meats, fruits and produce, dairy products, baked goods, and other specialty food products, drugs, dry goods, flowers, books, clothing, jewelry and watches, notions, furniture, and hardware, provided that the use occupies 22,000 square feet or less of gross floor area. However, for retail businesses of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

d. Retail sales in which a workshop and/or showroom are required, including, but not limited to, new, classic, vintage, and antique automobiles that have been maintained in or restored to a condition that is substantially in conformity with manufacturer specifications and appearance; art; ceramic, stone, and glass products; lighting and electrical; furniture; jewelry and watches; interior design; photography; and upholstery, subject to the following requirements:

i. Retail showroom functions must be in the portion of the building with the customer entrance.

ii. The use must be contained in an entirely enclosed building with no outside storage of any materials, products, or parts.

e. Retail mailing, postal, printing, and staffed parcel pickup services.

f. Personal service shops, including, but not limited to, hair salons and barber shops; body art facilities; bike-share facilities; health and wellness spas; infrared saunas; nail and tanning salons; photographic studios; cryogenic and float therapy and massage services; self-service laundries; tailors; dressmaking shops; and small repair shops (such as computer, home appliance, jewelry, watch, and wireless device).

g. Dry cleaning establishments or pick-up locations dealing directly with the consumer.

h. Medical and dental offices, excluding hospitals and out-patient medical clinics, provided the use is located within a multi-tenant building.

i. Uses customarily related to medical and dental offices, including pharmacies, laboratories, home health care services, and the sale of medical equipment, subject to the following requirements:

i. The uses are located within the same building as the principal medical or dental facility that it is intended to service.

ii. Customer entrance to such a use is restricted to the inside of the building.

iii. Advertising or public displays visible from a public roadway is prohibited.

iv. Warehousing or indoor storage of goods beyond that customarily incidental to the above uses is prohibited.

j. Offices of an administrative, executive, or professional nature, provided the use is located within a multi-tenant building.

k. Veterinary offices, clinics, and groomers for nonfarm animals subject to the following requirements:

i. The incidental boarding of animals for the limited period immediately before and after the furnishing of medical, surgical, or grooming services is permitted as an accessory use.

ii. An adequate, enclosed method of refuse and medical waste storage and disposal is maintained so that no public nuisance is created at any time.

l. Financial institutions, including, but not limited to, banks; savings and loan associations; and credit unions.

m. Self-service parcel kiosk and locker services as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.D that is not located within 300 feet of an existing self-service parcel kiosk and locker service. Any exterior self-service parcel kiosk and locker service must be screened from view by a decorative fence, wall and/or planter.

n. Car-share uses as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.D limited to eight (8) cars.

o. Mobile food units, subject to the requirements of Section 14C.04.B.1.P.

p. Temporary Activating Uses, subject to the following requirements:

iii. Temporary activating uses are not permitted other than uses permitted under Section 14C.04.D unless the Office of Planning determines that the uses are compatible with existing surrounding uses; will not cause substantial adverse impacts to the surrounding uses; and will provide a community benefit, activate the area, and reduce visual blight associated with vacant lots.

iv. Temporary activating uses are subject to compliance with all Americans with Disabilities Act (ADA) requirements and all applicable laws, codes, ordinances, and regulations.

vi. Hours of operation for temporary activating uses will be as determined by the Office of Planning to protect public health, safety, and welfare.

q. Community centers and cultural and membership organizations that occupy 22,000 square feet or less of gross floor area. However, for community centers and cultural and membership organizations of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

r. Essential services needed to serve the immediate vicinity, provided that appropriate screening is installed and maintained as determined by the Office of Planning.

s. Other similar uses as determined by the Zoning Official.

2. Special Approval Land Uses.

a. Residential dwelling units on the ground floor of a multi-story building, subject to the following requirements:

i. Residential dwelling units must not occupy any part of the ground floor unless ground floor commercial and office uses are not economically viable at the location.

ii. Each residential dwelling unit must have at least 1.25 dedicated parking spaces.

iii. Residential developments with 10 or more units must provide one additional dedicated parking space for every 10 units, rounded up.

b. Outdoor amphitheaters.

c. Outdoor commercial recreational facilities, including, but not limited to, tennis and pickleball facilities and clubs, golf clubs and courses, and equestrian centers.

d. Indoor commercial recreational facilities, including, but not limited to, health and fitness clubs; tennis, pickleball, racquetball, and shuffleboard facilities; amusement device centers, provided that the use occupies 28,000 square feet or less of gross floor area. However, for indoor commercial recreational facilities of two or more floors, the use may occupy up to an additional 28,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

e. Bed and breakfasts.

f. Farmer's markets.

g. Restaurants, including carry-out restaurants and accessory banquet and event uses, but excluding fast-food, drive-in, drive-through, and in-car service.

h. Hotels.

i. Micro-breweries, micro-cideries, micro-distilleries, and micro-wineries, provided that the use occupies 12,000 square feet or less of gross floor area and subject to the following requirements:

ii. Storage of materials used for manufacturing, processing, and distribution must be located entirely within the building.

j. Beer Gardens, subject to the following:

i. The use must be an open air, roofed or unroofed area operated as part of a premises licensed to sell beer or alcoholic beverages for consumption on the premises that is adjacent to an associated commercial use.

ii. Beer Gardens must comply with all applicable local, state, and federal regulations, including obtaining any required licenses and permits from the City of Sterling Heights, Macomb County Health Department, and any other local, state, or federal agency with authority over beer gardens.

iii. All emergency exits shall have a gate(s) which swing to egress and must swing free and clear of any public sidewalk. Gates must include approved latch hardware, which shall be mounted only on the inside.

iv. Hours of operation for a beer garden shall be as determined by the Planning Commission to protect public health, safety, and welfare.

v. The perimeter of the outdoor seating area is designated by a durable decorative fence, wall and/or planter of at least three and one-half feet in height.

vi. All outdoor lighting must be shielded to prevent direct lighting on the right-of-way or adjacent property.

vii. Covered, non-combustible trash receptacles must be provided for use by customers of the beer garden, and beer garden operators are responsible for the proper disposal of waste and trash associated with the operation.

3. Accessory Uses.

a. Accessory buildings, structures, and uses that are customarily incidental to the permitted and special land uses enumerated in Section 14C.04.D, including EV charging stations but excluding drive-in, drive-through, and in-car service, are permitted.

4. Dimensional Requirements.

a. Setbacks.

i. There shall be no minimum front yard setback.

ii. There shall be a maximum front yard setback of 10 feet.

iii. There shall be a minimum rear yard setback of 25 feet.

iv. There shall be a maximum rear yard setback of 35 feet.

v. There shall be a minimum side yard setback of 5 feet.

vi. There shall be a maximum side yard setback of 15 feet.

b. Maximum and Minimum Height.

i. There shall be a minimum height of 16 feet.

ii. There shall be a maximum height of 48 feet.

5. Open Space.

b. Riparian Greenspace Connectivity.

i. Conservation Zone. The Parkside subdistrict is located immediately adjacent to the Clinton River, making protection of the river and natural lands important. There is hereby established a natural buffer area for all land located in this subdistrict. The following standards are intended to limit development that would negatively impact the natural area, while allowing certain development and infrastructure that encourages access and enjoyment by the community.

a. A 100-foot watercourse buffer is required for all development adjacent to waterways in order to provide sufficient run-off for water filtration and habitat protection.

b. Commercial and mixed uses are exempt from this buffer requirement subject to approval by the Office of Planning as long as the development is found to be sensitive to the river and existing habitats. The Office of Planning can require additional information from an applicant to confirm sensitivity to the riparian and river areas.

E. North Van Dyke Avenue Industrial. This subdistrict boasts a strong history of industrial development. Development should continue to focus on industrial land uses, with a design that integrates landscaping and pedestrian improvements throughout.

1. Permitted Uses.

a. Townhouses and multiplexes, provide that the use is on a parcel or lot on the eastside of Van Dyke Avenue.

b. Residential dwelling units located above the ground floor of a mixed-use building, provided that the use is on a parcel or lot on the eastside of Van Dyke Avenue and subject to the following requirements:

i. Residential dwelling units must not be located on the same floor as non-residential uses.

ii. Each residential dwelling unit must have at least 1.25 dedicated parking spaces.

iii. Residential developments with 10 or more units must provide one additional dedicated parking space for every 10 units, rounded up.

d. Light intensity industrial uses, including research and development, manufacturing, warehousing, testing and laboratory services and similar uses located as allowed under Article 19, M-1 Light Industrial District on the westside of Van Dyke Avenue.

e. Colleges and educational, trade, and vocational training facilities and campuses located on the westside of Van Dyke Avenue.

f. Restaurants, including carry-out restaurants, but excluding banquet, fast-food and drive-through facilities, provided that the use is on a parcel or lot on the eastside of Van Dyke Avenue.

g. Retail mailing, postal, printing, and staffed parcel pickup services, provided that the use is on a parcel or lot on the eastside of Van Dyke Avenue.

h. Personal service shops, including, but not limited to, hair salons and barber shops; body art facilities; bike-share facilities; health and wellness spas; infrared saunas; nail and tanning salons; photographic studios; cryogenic and float therapy and massage services; self-service laundries; tailors; dressmaking shops; and small repair shops (such as computer, home appliance, jewelry, watch, and wireless device), provided that the use is on a parcel or lot on the eastside of Van Dyke Avenue.

i. Financial institutions, including, but not limited to, banks; savings and loan associations; and credit unions, provided that the use is on a parcel or lot on the eastside of Van Dyke Avenue.

j. Retail sales in which a workshop and/or showroom are required, including, but not limited to, new, classic, vintage, and antique automobiles that have been maintained in or restored to a condition that is substantially in conformity with manufacturer specifications and appearance; art; ceramic, stone, and glass products; lighting and electrical; furniture; jewelry and watches; interior design; photography; and upholstery, subject to the following requirements:

i. Retail showroom functions must be in the portion of the building with the customer entrance.

ii. The use must be contained in an entirely enclosed building with no outside storage of any materials, products, or parts.

k. Retail businesses selling commodities on the premises, including, but not limited to, stores selling groceries, meats, fruits and produce, dairy products, baked goods, and other specialty food products, drugs, dry goods, flowers, books, clothing, jewelry and watches, notions, furniture, and hardware, provided that the use occupies 22,000 square feet or less of gross floor area and that the use is on a parcel or lot on the eastside of Van Dyke Avenue. However, for retail businesses of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

l. Medical and dental offices, excluding hospitals and out-patient medical clinics, provided the use is located within a multi-tenant building on the eastside of Van Dyke Avenue.

m. Uses customarily related to medical and dental offices, including pharmacies, laboratories, home health care services, and the sale of medical equipment, subject to the following requirements:

i. The uses are located within the same building as the principal medical or dental facility that it is intended to service.

ii. Customer entrance to such a use is restricted to the inside of the building.

iii. Advertising or public displays visible from a public roadway is prohibited.

iv. Warehousing or indoor storage of goods beyond that customarily incidental to the above uses is prohibited.

n. Offices of an administrative, executive, or professional nature, provided the use is located within a multi-tenant building on the eastside of Van Dyke Avenue.

o. Self-service parcel kiosk and locker services as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.E that is not located within 300 feet of an existing self-service parcel kiosk and locker service. Any exterior self-service parcel kiosk and locker service must be screened from view by a decorative fence, wall and/or planter.

p. Car-share uses as an accessory use that is customarily incidental to any permitted or special land use enumerated in Section 14C.04.E limited to eight (8) cars.

q. Mobile food units, subject to the requirements of Section 14C.04.B.1.P.

r. Temporary Activating Uses, subject to the following requirements:

iii. Temporary activating uses are not permitted other than uses permitted under Section 14C.04.E unless the Office of Planning determines that the uses are compatible with existing surrounding uses; will not cause substantial adverse impacts to the surrounding uses; and will provide a community benefit, activate the area, and reduce visual blight associated with vacant lots.

iv. Temporary activating uses are subject to compliance with all Americans with Disabilities Act (ADA) requirements and all applicable laws, codes, ordinances, and regulations.

vi. Hours of operation for temporary activating uses will be as determined by the Office of Planning to protect public health, safety, and welfare.

s. Essential services needed to serve the immediate vicinity, provided that appropriate screening is installed and maintained as determined by the Office of Planning.

t. Other similar uses as determined by the Zoning Official.

2. Special Approval Land Uses.

a. Residential dwelling units on the ground floor of a multi-story building, provided that the use is on a parcel or lot on the eastside of Van Dyke Avenue and subject to the following requirements:

i. Residential dwelling units must not occupy any part of the ground floor unless commercial and office uses are not economically viable at the location.

ii. Each residential dwelling unit must have at least 1.25 dedicated parking spaces.

iii. Residential developments with 10 or more units must provide one additional dedicated parking space for every 10 units, rounded up.

b. Shared commercial kitchens, provided that the use occupies 22,000 square feet or less of gross floor area and that the use is on a parcel or lot on the eastside of Van Dyke Avenue. However, for shared commercial kitchens of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

c. Banquet and event facilities, provided that the use occupies 22,000 square feet or less of gross floor area and that the use is on a parcel or lot on the eastside of Van Dyke Avenue. However, for banquet and event facilities of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

d. Museums, art and photo galleries, auditoriums, cinemas, concert halls, and theaters, but excluding adult motion and mini-motion picture theaters, provided that the use occupies 22,000 square feet or less of gross floor area and that the use is on a parcel or lot on the eastside of Van Dyke Avenue. However, for museums, art and photo galleries, auditoriums, cinemas, concert halls, and theaters of two or more floors, the use may occupy up to an additional 22,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

e. Indoor commercial recreational facilities, including, but not limited to, health and fitness clubs; tennis, pickleball, racquetball, and shuffleboard facilities; amusement device centers, provided that the use occupies 28,000 square feet or less of gross floor area and that the use is on a parcel or lot on the eastside of Van Dyke Avenue. However, for indoor commercial recreational facilities of two or more floors, the use may occupy up to an additional 28,000 square feet of gross floor area for each floor above the ground floor. The square footage limitation does not apply to the re-use of an existing building.

f. Micro-breweries, micro-cideries, micro-distilleries, and micro-wineries, provided that the use occupies 12,000 square feet or less of gross floor area and subject to the following requirements:

ii. Storage of materials used for manufacturing, processing, and distribution must be located entirely within the building.

g. Beer Gardens, subject to the following:

iv. Hours of operation for a beer garden shall be as determined by the Planning Commission to protect public health, safety, and welfare.

v. The perimeter of the outdoor seating area is designated by a durable decorative fence, wall and/or planter of at least three and one-half feet in height.

vi. All outdoor lighting must be shielded to prevent direct lighting on the right-of-way or adjacent property.

3. Accessory Uses.

4. Dimensional Requirements.

a. Setbacks.

i. There shall be a minimum front yard setback of 10 feet.

ii. There shall be a maximum front yard setback of 20 feet.

iii. There shall be a minimum rear yard setback of 20 feet.

iv. There shall be a maximum rear yard setback of 35 feet.

v. There shall be a minimum side yard setback of 5 feet.

vi. There shall be a maximum side yard setback of 15 feet.

b. Maximum and Minimum Height.

i. There shall be a minimum height of 24 feet.

ii. There shall be a maximum height of 60 feet.

5. Open Space.

F. Drive-though, drive-in, and in-car service uses and facilities are prohibited in all subdistricts.

(Ord. No. 278-NNN, 2-4-25)

SECTION 14C.05. BUILDING/SITE DESIGN.

All development in the District is required to comply with these Building/Site Design Standards. The tables following each subsection include the specific dimension for each requirement, and supplements the descriptions included in this section.

A. Facade Composition.

1. Materials.

a. All new buildings constructed after the effective date of this article and all lawfully existing buildings prior thereto that have been altered over 50% on the exterior facade shall comply with the material requirements detailed below.

i. The exterior of all buildings shall be constructed of aesthetically pleasing brick and/or stone building materials or other similar durable decorative building materials approved by the Office of Planning. Vinyl material is strictly prohibited.

ii. Metal, stucco, and other materials as approved by the Office of Planning may be used for accents on the facade.

iii. A minimum amount of the wall area of any ground floor on a street facing facade shall consist of durable materials according to Table 14C.05.A.4, Facade Material and Transparency Requirements. Windows and doors shall not be included in this calculation.

iv. Floors above the ground floor level shall include the minimum percentage of durable materials on any street facing facade defined in Table 14C.05.A.4, Facade Material and Transparency Requirements.

2. Transparency.

a. The following standards shall apply to all public street facing facade of any building constructed after the effective date of this article and all lawfully approved additions to public street facing facade of buildings in existence prior to the effective date of this article.

i. The ground floor shall have a minimum amount percentage of glass, as calculated between 3 feet and 8 feet above grade in accordance with Table 14C.05.A.4, Facade Material and Transparency Requirements. When the ground level of the building consists of public street-facing residential uses, the specified requirement may be reduced by no greater than 15% by the Office of Planning.

ii. For all upper floors of any multi-story building, all public street facing facade shall have a minimum percentage of glass in accordance with Table 14C.05.A.4, Facade Material and Transparency Requirements.

iii. The Office of Planning may waive, decrease, and/or modify the transparency requirements required herein if the Office of Planning determines that the requirement would negatively affect the historic character or structural stability of an existing building.

Figure 14C.05.A.1-2: Durable Material and Transparency

1 The percentage of minimum durable material is provided in Table 14C.05.A.1.

2 The ground floor minimum transparency standard referenced in 14C.05.A.2.a.1.

3 The upper floor minimum transparency standard referenced in 14C.05.A.2.a.2.

Table 14C.05.A.1-2 Facade Materials and Transparency Requirements
Standard	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Minimum Durable Materials - Ground Floor Materials (14C.05.A.1.a.iii) Note windows and doors should not be included in calculation.	40%	40%	40%	35%
Minimum Durable Materials - Upper Floor (14C.05.A.1.a.iv) Note windows and doors should not be included in calculation.	30%	30%	30%	25%
Minimum Transparency - Ground Floor (14C.05.A.2.a.i)	60%	60%	60%	50%
Minimum Transparency - Upper Floor (14C.05.A.2.a.ii)	55%	55%	55%	40%

B. Lot Coverage.

1. Lot coverage means the portion of a site that is covered by principal and accessory buildings and structures, as measured from the outside of the building or structure at ground level and expressed as a percentage of the total site area. In addition to all buildings, the lot coverage calculation shall include parking lots, accessory buildings, and any impervious surfaces including hardscaping.

2. The maximum lot coverage is provided in Table 14C.05.B, Lot Coverage and Lot Area Requirements.

3. The minimum lot coverage is provided in Table 14C.05.B, Lot Coverage and Lot Area Requirements.

4. Should a development be unable to reach the required minimum lot coverage provided in Table 14C.05.B, the Office of Planning may grant a modification as provided for in this article, or one or more of the following options may be used in lieu thereof:

a. A privately owned, publicly accessible amenity space on the property. This space shall be a minimum of 500 square feet and include enough trees to provide a shade canopy that covers at least 60% of the area in order to satisfy this requirement.

b. The building exceeds the transparency percentage required in Table 14C.05.A.1-2, Facade Materials and Transparency Requirements by 10%.

c. The development utilizes at least two components of green infrastructure in excess of what is required in Section 24.12, Enhanced Landscaping Features, including, but not limited to, rain gardens, bioretention cells, vegetated swale, planter boxes, disconnected downspouts, green pavers, green roofs, or rain harvesting techniques.

d. The development provides public amenities described in 14C.05.D.1, Pedestrian Amenities.

Table 14C.05.B Lot Coverage and Lot Area Requirements
Standard	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Maximum Lot Coverage (14C.05.B.2)	95%	90%	90%	90%
Minimum Lot Coverage (14C.05.B.3)
Gross Lot Area: 0 - 4,999	55%	50%	50%	45%
Gross Lot Area: 5,000 - 9,999	50%	45%	45%	40%
Gross Lot Area: 10,000 - 19,999	45%	40%	40%	35%
Gross Lot Area: 20,000 - 24,999	40%	35%	35%	30%
Gross Lot Area: 25,000+	35%	30%	30%	35%

C. Building Massing.

1. All buildings with three or more stories shall be designed with varied massing to prevent flat, static streetscapes. Development must clearly articulate a horizontal hierarchy (base, middle, top) that is properly scaled to the height of the structure. Horizontal articulation shall be achieved through one or more of the following architectural features:

a. Bay windows: Bay windows shall be a minimum of two feet in depth and four feet in width;

b. Recessed entrances or windows: These shall be recessed a minimum of four feet in depth and six feet in width. Canopies or awnings are required at primary building entries;

c. Niches: Niches shall be a minimum of two feet in depth and four feet in width;

d. Gateways: Gateways shall be a minimum of four feet in width;

e. Porches: Porches shall measure at least 48 square feet; or

f. Colonnades: Colonnades shall be a minimum of four feet in width.

Figure 14C.05.C.1: Building Articulation

1 Recessed windows shall be recessed a minimum of 4 feet in depth and 6 feet in width

2 Recessed entrances shall be recessed a minimum of 4 feet in depth and 6 feet in width.

3 Porches must measure at least 48 square feet.

4 Bay windows shall be a minimum of 2 feet in depth and 4 feet in width.

5 Major facade articulations (pushes and pulls in depth) must occur at intervals no greater than approximately 25 feet.

2. Major facade articulations (pushes and pulls in depth) must occur at intervals no greater than 25 feet.

3. Roof types should be appropriate to the building's architecture. Roof line offsets or other architectural features shall be provided for architectural interest and variety to the massing of a building and to relieve the effect of a single long roof. Asphalt shingles, standing metal seamed material or other compatible materials shall be required on pitched roofs. Other roof materials, as determined by the Building Official, may be appropriate on flat roofs that are not visible to the public.

a. Architectural detailing such as bays, balconies, decks, and roof trellises are encouraged to create design diversity and more complex geometries.

b. Green roofs, solar roofs, and white-colored roofs are encouraged, where possible.

4. Upper floor stepbacks are required for all buildings that exceed the allowed maximum height. Refer to Table 14C.04.A.1, Subdistrict Dimensional Requirements, for the subdistrict's permitted height.

a. The stepback, determined in Table 14C.05.C.5, Building Massing Requirements shall apply to all floors above the ground floor in buildings that are four stories or more in height.

b. When the building is taller than five stories, all floors above the five shall step back by at least an additional 50% of the stepback identified in Table 14C.05.C.5, Building Massing Requirements.

c. Balconies/patios and occupiable rooftops may be used to achieve this requirement.

5. Height Transitions.

a. The height transition measurement is applied to control the size of tall buildings for such purposes as promoting transition in scale between buildings of different heights, protecting access to sunlight, and/or limiting shadow and overlook on neighboring properties. A height transition is required when there is a height difference of 30 feet or more between a proposed building and any adjacent zoning district with a lower building height limit or when buildings are taller than 60 feet.

b. These developments are required to provide a stepback to allow for building separation and circulation of air and light. The stepback shall be a minimum width according to Table 14C.05.C.5 Building Massing Requirements. This stepback shall apply to all floors above the average height of the buildings on the block.

Figure 14C.05.C.5: Height Transition

1 The stepback is needed for height transition, which is required when there is a height difference of 30 feet or more between a proposed building and an adjacent zone district with a lower building height limit or when buildings are taller than 60 feet. The image stepback reference 14C.05.A.4.b.

Table 14C.05.C.5 Building Massing Requirements
Standard	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Minimum Upper Floor Stepback (14C.05.C.4.a)	10 feet	10 feet	10 feet	10 feet
Minimum Upper Floor Stepback Above 5 Floors (14C.05.C.4.b)	15 feet	15 feet	15 feet	15 feet
Minimum Stepback for Height Transition (14C.05.C.5)	15 feet	10 feet	10 feet	10 feet

D. Pedestrian Amenities.

1. Overhead covers are required at building entrances to provide weather protection to pedestrians and may encroach into a required yard, as indicated in this section, or into a public right of way with an approved encroachment agreement with the city. These coverings are required to be between nine and 14 feet above the level of the sidewalk and shall only contain the address of the property (all other signage is prohibited). The overhead covers shall also provide a minimum depth of coverage of six feet and project no closer than three feet to the curb.

2. All non-residential uses, including mixed-use developments, are permitted to provide street-side outdoor/cafe seating and dining patios, subject to the requirements of the city's Outdoor Patio Service licensing requirements and Section 28.19. This area shall be between the public right-of-way and the front facade along primary streets. In instances where there is sufficient sidewalk width for a minimum 6-foot clear path, the Office of Planning may grant a temporary use permit pursuant to Section 28.14 to allow temporary spill-out/seating areas within the public right-of-way, adjacent to development.

3. All developments shall have a minimum sidewalk width of eight feet, with landscaping that complies with subsection I, Landscape Standards, as set forth in this article.

Figure 14C.05.D.1: Pedestrian Amenity

1 Overhead covers are required at building entrances to provide weather protection and these coverings are required to be between 9 and 14 feet above the level of the sidewalk. They shall also provide a minimum depth of coverage of 6 feet and project no closer to the curb than 3 feet.

2 All non-residential developments are encouraged to provide street-side outdoor/cafe seating and dining patios.

3 All development shall have a minimum sidewalk width of 8 feet, with landscaping that complies with subsection I, Landscape Standards, as set forth in this article.

E. Entrances.

1. A building entrance shall include a door and/or entry feature that provides visitors with direct access to the building and shall not open toward the street and/or public right-of-way. The street facing facade of all buildings shall have an operable entrance facing the street and a walkway to the nearest sidewalk.

a. Additional operable building entrances shall be required, at a minimum, at each specified length of street facing building facade in accordance with the requirements set forth in Table 14C.05.E.1, Entrances Requirements.

b. Buildings with parking lots in the rear shall have an operable building entrance for the public facing the parking lot.

c. In addition to any applicable engineering standards, and except where in conflict with applicable engineering standards, curb cuts shall comply with the following:

i. Curb cuts shall be 26 to 30 feet wide with a minimum 20-foot radius on each side.

ii. The separation between two curb cuts shall be a minimum distance according to Table 14C.05.E.1, Entrances Requirements.

iii. When major thoroughfares (Van Dyke Avenue and Utica Road) intersect with other secondary streets, curb cuts should be relocated to streets that are not considered major thoroughfares. This is intended to support fewer curb cuts on major thoroughfares.

vi. Shared automobile entrances should be utilized.

Table 14C.05.E.1 Entrances Requirements
Standard	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Minimum Distance of Pedestrian Entrances (14C.05.E.1.a)	40 feet	40 feet	40 feet	50 feet
Minimum Curb Cut Distance (14C.05.E.1.b.ii)	100 feet	100 feet	100 feet	50 feet

F. Parking Requirements.

1. All off-street parking shall comply with Article 23, Off-Street Parking and Loading Requirements expect as modified in this article.

2. In addition to the following standards, all parking lots must comply with the standards set in section 24.03. Parking Lot Landscaping Requirements.

3. All off-street parking shall be located behind street-facing facades.

4. The following standards are applicable to parking lots:

a. All parking lots must contain a safe and accessible pedestrian connection as required pursuant to Section 24.10, Pedestrian Connections, unless modified herein. Additionally, these connections must comply with ADA accessibility standards, including, but not limited to:

i. A connection route shall be at least three feet wide;

ii. Pave sidewalks with smooth, durable material;

iii. To the extent possible, have a maximum cross-slope of 1 inch of fall for every 4 feet of width (2% grade);

iv. Limit longitudinal grades to 5%. A maximum of 8% may be used if necessary. When grades exceed 5%, special textures and handrails may be required as determined by the Office of Planning;

v. Storm drain inlets are prohibited in the crosswalk; and

vi. If a parking lot is approved to be adjacent to a public street and is within 50 feet of a public right-of-way, it shall be screened with native plantings, decorative fencing, decorative masonry, or a combination of these techniques, to a height of 34 inches.

b. A landscaped island protected by a raised curb shall be established for every ten parking spaces. Islands shall be planted with a minimum of 1.5 canopy trees per island and at least three canopy trees per 100 feet of linear length, with the preferred planting material mix to include shrubs and native plants. Islands shall be located to organize and direct traffic flow within the parking lot and may be clustered. Except as modified herein, landscaping must comply with the requirements of Section 24.03, Parking Lot Landscaping Requirements.

c. A parking lot shall not consist of more than two double-loaded parking aisles (bays) adjacent to each other. The length of a parking lot shall not exceed ten stalls.

Figure 14C.05.F.3-4: Parking Space

1 All off-street parking shall be located behind street-facing facades.

2 All parking lots must contain a safe pedestrian connection.

5. The following standards are applicable only to parking structures that are located adjacent to the street:

a. A screening mechanism-either architectural, vegetation, or a combination-shall be provided.

b. The structure shall comply with section 23.04, Parking Structure Development Standards. Compatibility with principal buildings may be achieved through building form and materials; the pattern, size, shape; and surface treatments such as cornices, moldings, reveals and sills.

c. When associated with multi-family development, developers shall explore options that "wrap" housing around the parking garage.

d. Parking garage entries shall be located off side streets or alleys, when applicable.

6. Shared Parking:

a. Mixed-use districts benefit greatly from the differing parking demand levels at different times of the day. Shared parking is an arrangement that takes advantage of different peak parking demands through using the same off-street parking spaces to meet off-street parking requirements. The Office of Planning may permit shared parking if the following conditions are met:

i. All developments, sites, and uses involved in the shared parking must be located within 1,320 feet (a quarter of a mile) from the shared parking, measured from the closest entrance of the use to the nearest parking space within the shared parking lot.

ii. The site or sites involved must contain two or more separate and distinct building activities or functions which, by their nature, can use shared parking without having an adverse impact on traffic circulation or without impairing the overall functioning of the site or sites.

iii. Shared parking shall be set forth in a recordable instrument signed by the property owner and recorded against the affected property in the Macomb County Register of Deeds, describing the property affected by this agreement, identifying the number of required spaces that have been reduced, and acknowledging that the reduction may affect future uses of the overall site depending on the type and scope of uses proposed and the total number of spaces available.

b. The Office of Planning may approve a reduction in the number of off-street parking spaces required when multiple commercial uses provide their off-street parking in the same parking lot, as follows:

i. Up to a 20% reduction may be approved when four or more commercial uses are involved.

ii. Up to a 15% reduction may be approved when three commercial uses are involved.

iii. Up to a 10% reduction may be approved when two commercial uses are involved.

Figure 14C.05.F.6: Shared Parking

1 Mixed-use districts benefit greatly from the differing parking demand levels at different times of day. Shared parking is an arrangement that takes advantage of different peak parking demands through two or more buildings using the same off-street parking spaces to meet parking requirements. The diagram above uses the daytime office building and residential building as an example.

Figure 14C.05.F.6: Shared Parking

G. Parks and Open Space Requirements.

1. A minimum percentage of open space is required for all developments pursuant to Section 14C.04.A.1, Subdistrict Regulations. In addition to the minimum percentage required, all land designated as open space shall comply with the following conditions:

a. Developments shall provide public linkages from its own open space to adjacent open spaces to contribute to and connect the larger green network.

b. Bifurcation of green space shall be minimized to the greatest extent possible.

2. Open space consists of one or more open usable areas, the purpose of which is to provide an outdoor area designed for outdoor living and recreation. Plazas, courtyards, and other pedestrian amenities, excluding retention and detention ponds, may count toward the open space required. To count toward the requirement, the open space must be accessible and include at least two of the following amenities:

a. Native planting areas that are strategically created and contain elements of landscape design.

b. Pedestrian scale bollards or other accent lighting.

c. Special paving, such as colored/stained concrete, brick, or other paver type.

d. Artwork.

e. Bike racks.

f. Seating, such as tables and chairs or low seating walls.

g. Fountains or other similar prefabricated water features.

h. Playgrounds, fields, plazas, or courts.

i. Green rooftops.

j. Rooftop terraces.

k. Community gardens.

3. Preserve Existing Trees.

a. All developments shall comply with Chapter 51, Article III - Tree Preservation.

H. Screening Requirements.

1. All screening shall be in accordance with Section 24.01 - Screening Requirements.

2. The standards below are required for energy efficiency systems, renewable energy production systems, mechanical and elevator equipment, cooling or heating systems, ventilation systems, and ductwork for a building. These systems shall be screened from public view and sited to minimize their visibility and impact. All systems shall comply with the following requirements:

a. Equipment shall be combined and co-located unless it is not possible to do so.

b. Equipment shall be located on the roof of buildings unless it is not possible to do so, provided that rooftop equipment comply with the standards set in Section 24.04, Screening of Roof-Mounted Appliances. Any equipment located on the ground shall comply with Section 24.09, Transformer and Other Ground-Mounted Appliance Screening.

c. When equipment is located on the ground or on an upper level that is not the roof, landscaping or wall enclosures shall be used to screen the unit(s) from view and all ducts shall be incorporated into the interior of the building, and are prohibited from being on a street-facing facade.

3. All trash and recycling receptacles must comply with the standards set in Section 24.05, Location and Screening of Trash Receptacles. Additional requirements are as follows:

a. All waste and recycling areas shall be co-located.

b. Waste and recycling areas shall be located along an alley or side-street when one exists.

c. Waste and recycling areas are not permitted to be located along any street-facing facade.

d. When possible, waste and recycling areas shall be incorporated into the main building structure, provided the waste area is serviceable from an alley.

I. Landscape Standards.

1. These standards are required for landscaping that is within the public right-of-way. This is defined as the space between the private property line and the back of the curb.

2. Whenever any yard (front, side, or rear) and road right-of-way areas are not designated or used for building, off-street parking, loading and unloading, storage, vehicular traffic or other purpose within the terms and requirements the District, it shall be irrigated and landscaped with either approved natural materials or living plant materials which shall be maintained in an aesthetically pleasing condition, subject to the approval of the city. In instances where pedestrian safety or maintenance is a concern, sod may be approved by the Office of Planning.

3. All trees shall comply with the following standards:

a. Three canopy trees per 100 feet of lot perimeter are required.

b. Tree canopy shall cover no less than the specified percentage according to Table 14C.05.I.2, Landscape Requirements. The defined percentage represents the canopy coverage at maturity. Refer to "Plant Material Size Table" in Section 24.02, Site Landscaping Requirements for plant material size standards.

i. No more than 30% of a single Family (e.g., Aceraceae, Maple), no more than 20% of a single Genus (e.g., Acer) and no more than 10% of a single species (e.g., Acer saccharum) is allowed.

ii. Trees shall be planted at least 15 feet from driveways and alleys.

iii. The frontage greenbelt width shall be 6 feet for medium trees and 8 feet for all large trees.

iv. Medium to large trees shall not be planted closer than 15 feet from any utility poles to allow for line maintenance or lamp posts to provide proper lighting.

v. Small trees shall not be planted closer than 10 feet from any utility poles or lampposts. All trees shall be planted a minimum of 10 feet from all fire hydrants, water lines, sewer lines and water sewer mains.

vi. Trees shall have a minimum spacing of 30 feet.

Figure 14C.05.I.2: Tree Canopy

1 Tree canopy shall cover no less than the specified percentage according to Table 14C.05.I.7, Landscape Requirements. The defined percentage represents the canopy coverage at maturity. Refer to "Plant Material Size Table" in Section 24.02, Site Landscaping Requirements for plant material size standards.

2 Trees shall have a minimum spacing of 30 feet.

3. For new development, there shall be three canopy trees per 100 feet in the parkway on each side of each public street. If it is not possible to locate these trees in the parkway, they shall be placed within the exterior yards next to the parkway pursuant to the required count. When located below power lines, however, street trees shall be understory.

a. In addition to new planting material, the city may recognize and give one canopy tree credit for each 12 inches of caliper of healthy existing material that is in desirable condition and properly located as determined by the Office of Planning.

b. The city may give credit for canopy trees that are planted at a size greater than the required minimum size. The following shall be a basis for the credit:

i. Canopy tree or understory tree. For each inch of caliper greater than the minimum required, an inch of credit shall be applied.

ii. Evergreen tree or multi-stemmed tree. For each foot in height greater than the minimum required, a foot of credit shall be applied.

iii. Deciduous or evergreen shrubs. For each 2 feet in height greater than the minimum required, a foot of credit shall be applied.

c. For all residential uses, there shall be a minimum of one canopy tree per dwelling unit located around and/or adjacent to the structure.

Figure 14C.05.I.3: Tree Graphics

1 The city may give credit for canopy trees that are planted at a size greater than the required minimum size.

2 For all residential uses, there shall be a minimum of one canopy tree per dwelling unit located around and/or adjacent to the structure.

4. In order to promote street tree health and longevity, the tree shall have an adequate volume of soil. The soil volume surrounding a tree shall be 750 cubic feet to 1000 cubic feet per tree, provided that this area is exclusive of the soils volume calculation for adjacent trees.

5. The size specifications for all required planting material shall be pursuant to Article 24, Environmental Provisions.

6. Reference Section 24.02, Site Landscaping Requirements, for all acceptable species.

7. All noxious or exotic weeds identified in the State of Michigan's list of Prohibited and Restricted Species are strictly prohibited.

Figure 14C.05.I.4: Soil Volume

1 The soil volume surrounding a tree shall be 750 cubic feet to1000 cubic feet (1,000ft3) per tree, provided that this area is exclusive of the soils volume calculation for adjacent trees.

Table 14C.05.I.2 Landscape Requirements
Standard	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Minimum Tree Canopy (14C.05.I.2)	50%	40%	40%	40%

J. Environmental Preservation and Design Bonuses.

1. Stormwater management/Flood mitigation.

a. The applicant is required to utilize some native planting materials which are specified for the climatic zone, topographic and hydrologic characteristics of the site. Refer to subsection 14C.05.I, Landscape Standards for native planting requirements.

b. Whenever possible, stormwater management facilities shall be designed as natural features, implementing native deep-rooted shoreline plantings that stabilize the soil, slow runoff, facilitate infiltration and decrease erosion, subject to specific approval by the Office of Planning. Approval shall be based on whether the proposed natural treatment provides an aesthetic and screening benefit to surrounding properties.

c. A minimum of five canopy trees per 100 feet of high-water line are required. A minimum of 25% of the required canopy tree shall be non-canopy tree planting material.

d. Wherever possible, hard surfaces with non-vehicular traffic or low traffic speeds shall incorporate permeable pavement to allow for infiltration of stormwater runoff into the ground.

2. The use of natural landscaping shall be encouraged adjacent to and within stormwater detention facilities, wetland, low-lying and inactive open space areas.

3. Where feasible, rooftops of commercial, residential, and industrial buildings should incorporate solar panels for energy generation or green roofs for heat distribution efficiency and additional stormwater retention.

4. The following Environmental Design strategies are encouraged per the bonuses identified in Table 14C.05.J.4, Environmental Design Bonuses. Each strategy used shall be in excess of the open space required pursuant to Section 14C.04.A.1, Subdistrict Regulations and Section 24.12, Enhanced Landscaping Features. Each strategy may be used to achieve multiple categories of Design Bonuses. For instance, if a development in the District Core includes three (3) additional strategies, it would qualify for an additional 18 feet of height, a 5% lot coverage reduction, and a 15% parking requirement reduction. Strategies include:

a. Native planting areas that are strategically created and contain elements of landscape design.

b. Pervious paving.

c. Bioswales.

d. Green rooftops.

e. Rain gardens.

f. Infiltration and flow-through planter boxes.

g. Level spreaders.

h. Cisterns.

i. Pollinator gardens.

j. Community gardens.

k. Planted medians.

l. Playgrounds, fields, plazas, or courts.

Table 14C.05.J.4 Environmental Design Bonuses
Standard	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Additional Height	Each strategy used shall equate to an increase of 6 feet, up to a total of 3 additional stories, above the allowed maximum height. Refer to Table 14C.04.A.1, Subdistrict Dimensional Requirements, for the subdistrict's permitted height.	Each strategy used shall equate to an increase of 6 feet, up to a total of 2 additional stories, above the allowed maximum height. Refer to Table 14C.04.A.1, Subdistrict Dimensional Requirements, for the subdistrict's permitted height.	Each strategy used shall equate to an increase of 6 feet, up to a total of 2 additional stories, above the allowed maximum height. Refer to Table 14C.04.A.1, Subdistrict Dimensional Requirements, for the subdistrict's permitted height.	Each strategy used shall equate to an increase of 6 feet, up to a total of 2 additional stories, above the allowed maximum height. Refer to Table 14C.04.A.1, Subdistrict Dimensional Requirements, for the subdistrict's permitted height.
Maximum Lot Coverage Bonus	Two or more strategies shall be implemented to exceed the maximum lot coverage by 5%. Refer to Table 14C.05.B, Lot Coverage and Lot Area Requirements, for the allowed maximum lot coverage.	Two or more strategies shall be implemented to exceed the maximum lot coverage by 5%. Refer to Table 14C.05.B, Lot Coverage and Lot Area Requirements, for the allowed maximum lot coverage.	Two or more strategies shall be implemented to exceed the maximum lot coverage by 5%. Refer to Table 14C.05.B, Lot Coverage and Lot Area Requirements, for the allowed maximum lot coverage.	Two or more strategies shall be implemented to exceed the maximum lot coverage by 5%. Refer to Table 14C.05.B, Lot Coverage and Lot Area Requirements, for the allowed maximum lot coverage.
Parking Requirement Reduction	Parking shall be reduced by 5% for each strategy used. An additional 5% reduction is permitted for a pedestrian pass-through that complies with Section 24.10. Pedestrian Connections and 14C.05.F.4. Reductions are limited to up to 40% of the required maximum.	Parking may be reduced by 5% for each strategy used. An additional 5% reduction is permitted for a pedestrian pass-through that complies with Section 24.10. Pedestrian Connections and 14C.05.F.4. Reductions are limited to up to 20% of the required maximum.	Parking may be reduced by 5% for each strategy used. An additional 5% reduction is permitted for a pedestrian pass-through that complies with Section 24.10. Pedestrian Connections and 14C.05.F.4. Reductions are limited to up to 20% of the required maximum.	Parking may be reduced by 5% for each strategy used. An additional 5% reduction is permitted for a pedestrian pass-through that complies with Section 24.10. Pedestrian Connections and 14C.05.F.4. Reductions are limited to up to 20% of the required maximum.

K. Ground Floor Uses.

1. Buildings shall include active uses that support the vibrancy and usability of adjacent public realm and encourage walk-in traffic. The following standards only apply to buildings that are two or more stories in height.

a. A portion of the length of any street-facing facade on the ground floor of all new buildings shall consist of active uses that occupy a minimum portion according to Table 14C.05.K.1, Active Use Requirements.

b. Vehicle entry and exit ways necessary for access to parking are exempt from this requirement. Such accessways shall not exceed 30 feet in width and shall meet the requirements identified in Table 14C.05.E.3, Entrances Requirements.

Table 14C.05.K.1 Active Use Requirements
Standard	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Minimum Active Uses (14C.05.K.1.a)	80%	75%	75%	65%

L. Modifications.

1. Following approval of the use, development, building, structure, site plan, or variance by the Planning Commission, the Zoning Board of Appeals, and/or the City Council, as applicable, the Office of Planning may approve, in its sole discretion, minor modifications, including, but not limited to, the following:

a. Modifications of up to 10% of the dimensional requirements set forth in Section 14C.04.A.1, Subdistrict Regulations.

b. Modifications of up to 10% of the 100-foot watercourse buffer required in Section 14C.05.D, Parkside Subdistrict.

c. Modifications of up to 10% of the standards set forth in Section 14C.05, Building/Site Design.

(Ord. No. 278-NNN, 2-4-25)

Sterling Heights City Zoning Code

ARTICLE 14C

NORTH VAN DYKE AVENUE CORRIDOR DISTRICT

SECTION 14C.01. INTENT.

(Ord. No. 278-NNN, 2-4-25)

SECTION 14C.02. APPLICABILITY AND LIMITATIONS.

Figure 14C.02-1: North Van Dyke Avenue Corridor District Boundary

(Ord. No. 278-NNN, 2-4-25)

SECTION 14C.03. SUBDISTRICTS DEFINED.

Figure 14C.03.1: Subdistrict Boundaries

(Ord. No. 278-NNN, 2-4-25)

SECTION 14C.04. SUBDISTRICT REGULATIONS.

Table 14C.04.A.1 Subdistrict Dimensional Requirements
Dimension	District Core	Parkside	Utica Triangle	North Van Dyke Industrial
Minimum Front Yard Setback	None	None	None on major thoroughfares. For all other street types, a setback of 10 feet from the lot line is required.	10 feet
Maximum Front Yard Setback	8 feet	10 feet	15 feet on major thoroughfares. For all other street types, a setback of 20 feet from the lot line is required.	20 feet
Minimum Height	24 feet	16 feet	16 feet	24 feet
Minimum Rear Yard Setback	None	25 feet	10 feet	20 feet
Maximum Rear Yard Setback	None	35 feet	25 feet	35 feet
Minimum Side Yard Setback	None	5 feet	5 feet	5 feet
Maximum Side Yard Setback	10 feet	15 feet	15 feet	15 feet
Maximum Height (In all zones, the maximum Height may be exceeded through compliance with Section 14C.05.G)	60 feet	48 feet	48 feet	60 feet
Minimum Open Space (Must also comply with Section 14C.05.G)	10% of the gross square footage of each building footprint
Watercourse setback (measured from top of bank)	None	100 feet	None	None