The M-1 Light Industrial District is intended to accommodate industrial activities whose external effects are minimal and in no way detrimental to surrounding districts, plus wholesale, warehousing and intensive service activities of a nature such as not to justify their inclusion in the commercial use district, but whose external effects also are nondetrimental. All uses in the district are intended to be compatible with one another. It is further the intent to carefully conserve land in the M-1 Zone for manufacturing and related uses, only in special circumstances will certain convenience services needed to serve the basic light industrial and related uses be permitted. All uses located within this district shall be so designed and operated as to observe the performance standards and regulations of use contained herein. The processing of raw material for shipment in bulk form for use in an industrial operation at another location shall not be permitted.

   All uses in this district shall be conducted wholly within a building with a landscaped front yard and with the side or rear yard used for loading and customer and employee parking.

   A.   Any one or more permitted uses in the O-R district as regulated in section 17.01 of this ordinance.

   B.   Warehousing and wholesale establishments and mini-warehouses.

   C.   Light manufacturing, compounding, processing, assembly, packing or treatment of articles from previously prepared raw materials which meet the requirements of this district.

   D.   Printing, publishing, photographic processing or allied industries.

   E.   Central dry cleaning plants or laundries, provided that such plants shall not deal directly with consumers on a retail basis.

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

   G.   Local union halls and offices.

   H.   Trade or industrial schools.

   I.   Commercial ambulance services.

   J.   Post offices and other public facilities, including DPW yards.

   K.   Building construction material wholesalers and contractors without outdoor storage.

   L.   Uses permitted under Article 22, Section 22.05 B 1, in accordance with the standards set forth in Section 22.05.

   M.   Similar uses, as determined by the Zoning Official.

(Ord. No. 278-PP, § 1, 12-1-09)

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

   A.   Building and construction material wholesalers and contractors, including but not limited to storage facilities and storage yards for building materials, sand, gravel, lumber and construction contractor’s equipment, subject to the following:

      1.   Such site shall (except for frontage on a public street) abut only land within an industrial district;

      2.   All outdoor storage shall be surrounded by an approved obscuring wall or fence of at least eight feet in height; provided, however, those sides abutting any major thoroughfare as described in the Master Road Plan shall be screened by an obscuring wall of at least eight feet in height;

   B.   Nonautomotive painting and varnishing shops, lumber and planing mills, subject to the following:

      1.   The site for such use shall, except for frontage on a public street, abut only land within an industrial district;

      2.   Devices and controls adequate to meet the standards enumerated in section 19.06 relative to sound, vibration, smoke, odor or gas shall be installed;

      3.   Adequate means of sanitary disposal of any waste material shall be provided;

      4.   All painting and varnishing operations shall be conducted within an enclosed building;

   C.   New and leased car sales establishments, excluding auto auctions, subject to the following:

      1.   Devices and controls adequate to meet the standards enumerated in section 19.06 relative to sound, vibration, smoke, odor or gases shall be installed;

      2.   Adequate means of sanitary disposal of any waste material shall be provided;

      3.   All areas provided for storage of automobiles shall be hard-surfaced and maintained with a permanent durable and dustless surface constructed of asphalt or concrete and shall be so graded and drained as to dispose within the site of all surface water accumulated within the area;

      4.   Parking of vehicles for the display and sale of new car sales and lease establishments shall be permitted in the front yard setback. Any such display, however, shall observe the setback requirements specified in section 19.04, area, height and bulk requirements, minus 30 feet;

   D.   Auto service centers and reconditioning establishments, subject to the following:

      1.   All repair operations shall be conducted within an enclosed building;

      2.   Devices and controls adequate to meet the standards enumerated in section 19.06 relative to sound, vibration, smoke, odor or gases shall be installed;

      3.   Adequate means of sanitary disposal of any waste materials shall be provided;

      4.   Storage of vehicles awaiting repair or pickup shall be restricted to parking spaces reflected on the approved site plan. In no case shall vehicles be stored for a period in excess of 15 days;

   E.   Automobile repair garages, subject to the following:

      1.   The site for any such use shall (except for frontage on a public street) abut only land within a commercial or industrial district);

      2.   All overhead service doors servicing the facility shall either face industrially zoned property or the public street if the doors are within 75 feet of a commercial zoned district;

      3.   All repair operations shall be conducted within an enclosed building;

      4.   Devices and controls adequate to meet the standards enumerated in section 19.06 relative to sound, vibration, smoke, odor or gases shall be installed;

      5.   Adequate means of sanitary disposal of any waste materials shall be provided;

      6.   Parked vehicles waiting to be repaired shall be located in designated areas and screened from public view by a decorative masonry wall meeting the requirements of section 24.01;

   F.   Recreational vehicle storage, subject to the following:

      1.   Such site shall (except for frontage on a public street) abut only land within an industrial district;

      2.   All such storage shall be enclosed within a building or shall be surrounded by an approved obscuring wall or fence of at least eight feet in height; provided, however, those sides abutting any major thoroughfare as described in the Master Road Plan shall be screened by an obscuring wall of at least eight feet in height;

      3.   Holding tank disposal facilities shall be provided which shall meet all state, county and city requirements;

      4.   No major repair or maintenance of any vehicles shall be performed on the premises;

      5.   The site or area shall be hard-surfaced and maintained with a permanent durable and dustless surface constructed of asphalt or concrete and shall be so graded and drained as to dispose within the site of all surface water accumulated within the area;

   G.   Limited retail sales of products customarily incidental to the uses permitted in sections 19.01 and 19.02, subject to the following:

      1.   No more than 10% of the gross floor area, not to exceed a total of 1,500 square feet, may be available as a sales area or for retail display;

      2.   Retail sales and display shall be limited to the specific item or items manufactured, processed, fabricated or produced and/or the display of the components used in fabrication of the finished product produced;

      3.   The Planning Department may require additional parking to be provided not to exceed the retail requirements of section 23.02 if the parking for the industrial use is determined by the Planning Department to be insufficient to accommodate both the industrial and retail operations of the site;

      4.   Signage and lighting shall be compatible with surrounding industrial uses;

      5.   The display of products for sale shall not be visible from outside the building;

      6.   All such uses shall either be located in a building containing the permitted principal uses which will be served or in service centers consisting of one or more buildings designed with common drives, parking and loading areas and landscaping;

   H.   Automobile impound lots, subject to the following:

      1.   The entire area shall be enclosed on all sides with fencing not less than six feet in height;

      2.   The site shall (except for frontage on a public street) abut only land within an industrial district;

      3.   A concrete driveway of at least 15 feet in width shall be installed to provide access to the site from a public thoroughfare;

      4.   The site or area used as the impound lot shall be hard surfaced or maintained with a durable gravel base which shall be maintained in a dust-free condition and shall be so graded and drained so as to dispose within the site of all surface water accumulated within the area;

      5.   The impounded lot shall not be located within a planned industrial park;

      6.   Storage of all materials shall be in conformance with applicable Fire Department codes, rules and regulations;

      7.   Sufficient off-street parking shall be provided for the parking of vehicles of participants in periodic auctions to be held on the site;

      8.   All buildings and/or structures shall conform with applicable codes and ordinances;

      9.   Permanent or portable sanitary facilities shall be provided on site or available for use within 300 feet of the impound lot;

      10.   Lighting shall be provided to enhance security on the site;

      11.   The impound lot shall be maintained for the exclusive storage of vehicles and articles impounded, seized or recovered by authorized governmental agencies and shall not be used by the operator of the impound lot or any contractor for the storage of articles or vehicles;

      12.   The operation of the lot shall be in accordance with all applicable federal and state statutes and regulations and all applicable local codes, ordinances and regulations;

   I.   Indoor recreation facilities, including the ice arenas, gymnastic facilities and tennis facilities;

   J.   Truck, utility trailer, industrial and commercial vehicles and equipment, boat, recreation vehicle and mobile home rental facilities, subject to the following conditions:

      1.   No storage shall be permitted within the front yard setback;

      2.   All outdoor storage areas shall be paved;

      3.   The minimum size of the site devoted entirely to such use shall be not less than five acres;

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

   L.   Lighted outdoor commercial sports centers, including baseball, golf driving ranges, miniature golf and other intense activities. Because such centers possess the unique characteristic of often being used late into the night while attracting large numbers of spectators and attendant vehicular traffic in conjunction with ingress and egress to parking areas, these uses shall be permitted only in industrial districts subject to the following conditions:

      1.   Outdoor commercial sports centers shall be permitted only upon parcels of land zoned M-1 and M-2 which are surrounded by similarly zoned property on all sides, except a side abutting a major thoroughfare of 120 feet of right-of-way or greater. Such uses shall be limited to parcels of property which exceed 20 acres and are not conducive to industrial development by virtue of large floodplain areas, previous landfill use or similar circumstances. The petitioner shall provide the Planning Commission with supporting documentation and data, including but not limited to topographic surveys, soil tests and any other information determined to be necessary for the Planning Commission to determine whether these requirements have been met;

      2.   Because it is of primary concern to the city to preserve large areas of industrial property for industrial uses, the Planning Commission when considering approval of such a use shall take into account the compatibility of the lighted outdoor commercial sports center with existing and future industrial development and the requirements of sections 25.02 and 25.03;

      3.   The proposed internal site design of the facility shall meet all standards of the city and other affected governmental agencies, including but not limited to those standards pertaining to proper drainage, lighting, hard-surfacing and other engineering standards;

      4.   Points of ingress and egress shall be available to the complex only from abutting major thoroughfares of 120 feet of right-of-way or greater. The site shall comply with all standards of the City of Sterling Heights and other affected governmental agencies relative to driveways, acceleration and deceleration lanes and related items;

      5.   The use and parking area shall be screened from adjacent major thoroughfares with berms and other approved landscaping;

      6.   All lighting used to illuminate the area shall be installed so as to be confined within and directed upon the site;

      7.   Devices for the transmission of broadcasting of voices or music shall be so directed as to prevent said sound from being audible beyond the lot lines of the site;

      8.   Storage buildings, restroom facilities, facilities for the sale and consumption of food, beverages and refreshments and other similar accessory uses shall comply with all standards of the City of Sterling Heights and other affected governmental agencies. Such accessory facilities shall operate only during the hours of operation of the principal use of the property;

   M.   Firearm and archery ranges, subject to the following:

      1.   All activities shall take place within an enclosed building;

      2.   The use shall comply with all applicable federal, state and local laws, rules, regulations and licensing requirements;

   N.   Kennels, subject to the following:

      1.   No such use shall be located within 150 feet of any residential zone;

      2.   All housing of animals shall be done in completely enclosed freestanding buildings or with a corner tenant in such a manner as to produce no offensive odor or audible sound at the lot line or to adjacent tenants;

      3.   An adequate, enclosed method of refuse storage and disposal shall be maintained so that no public nuisance shall be created at any time;

      4.   The site shall be located so as to have one property line abutting a major thoroughfare of at least 120 feet of right-of-way, existing or proposed;

      5.   Outdoor exercise areas shall be secured or fenced and shall not be located within 50 feet of any property line.

   O.   Shipping containers or storage containers, as an accessory use incidental to any principally permitted use in section 19.01 or any special approval land use in section 19.02, subject to the following:

      1.   Shipping containers or storage containers must be screened in accordance with the screening requirements provided in section 24.01;

      2.   Shipping containers or storage containers may only be located in the rear yard and shall comply with all required setbacks as provided in section 19.04;

      3.   Shipping containers or storage containers shall not exceed 15 feet in height, and may not be stacked;

      4.   Shipping containers or storage containers shall not be used for advertising purposes, except for a reasonably-sized identification sign and/or logo, not to exceed 25 square feet on any side of the container;

      5.   Shipping containers or storage containers shall be maintained free of graffiti, substantial rust, or bare metal areas;

      6.   Shipping containers or storage containers shall not be used to store hazardous materials, as defined in the International Fire Code;

      7.   Electrical service, water service, or any plumbing shall not be run or connected to shipping containers or storage containers;

      8.   Shipping containers or storage containers shall not occupy any required parking, loading, or landscaping area under the site plan requirements of the Zoning Ordinance;

      9.   All shipping containers or storage containers must be located at ground level and placed upon a permanent foundation that meets all applicable city codes and ordinances;

      10.   Shipping containers or storage containers shall comply with all applicable city codes and ordinances;

      11.   It is understood by the property owner that the property owner will maintain a current inventory list of materials stored within the shipping container and/or storage container, which shall be made available upon demand and review by city officials.

(Ord. No. 278-A, § 35, 4-17-90; Ord. No. 278-F, § 7, 8-8-90; Ord. No. 278-P, § 3, 10-3-95; Ord. No. 278-R, § 9, 8-20-96; Ord. No. 278-Y, § 26, 5-16-00; Ord. No. 278-AA, § 7, 3-20-01; Ord. No. 278-III, § 1, 10-16-23)

   Accessory buildings and uses customarily incidental to the principal permitted uses enumerated in sections 19.01 and 19.02 are permitted, including the following:

   A.   Operations required to maintain or support any use permitted above on the same lot as the permitted use, such as maintenance shops, power facilities, government facilities, public utilities and medical facilities;

   B.   Sleeping quarters for security and maintenance personnel. Such quarters shall not be constructed as permanent housekeeping facilities or units for family living, except as may be permitted in conjunction with an approved mini-warehouse;

   C.   Amusement devices, as regulated by section 28.01;

   D.   Outside storage, except for shipping containers or storage containers which meet the requirements of section 19.02, shall be so limited to currently licensed cars, trucks and vehicles, finished and semi-finished manufactured materials produced on the premises and equipment necessary as an accessory to the principal use, provided the following conditions are complied with:

      1.   All storage shall be located to the rear of the building;

      2.   A masonry wall, not less than four feet nor more than eight feet high, landscaping with a chain link or pressure-treated obscuring wood fence shall enclose the storage area;

      3.   It is mutually understood by the property owner and the city that whenever a different material is to be stored than that agreed upon in the original request, a new approval shall be required from the Planning Department;

      4.   The city shall also find, before granting this approval, it will not tend to further:

         a.   Impair the adequate supply of light and air to adjacent property;

         b.   Increase the hazard from fire, flood and other dangers;

         c.   Diminish the market value of adjacent land and buildings;

         d.   Increase the congestion on the public street; and

         e.   Otherwise impair the public health, safety, comfort and general welfare.

      5.   The height of any materials to be stored outside shall observe the following setbacks from the perimeter of the enclosed storage area.

 

(Ord. No. 278-III, § 2, 10-16-23)

   A.   The minimum size of each lot per building:

      1.   Width: 100 feet.

      2.   Depth: 200 feet.

      3.   Area: 20,000 square feet.

   B.   Maximum height of any structure:

      1.   In stories: None.

      2.   In feet: 35.

      Building height may exceed 35 feet, provided that yard setbacks to that point of the building which exceeds 35 feet are increased two feet for each additional foot of building height over 35 feet.

   C.   Minimum building floor area:

      1.   Area: 5,000 square feet.

   D.   Minimum yard setback per lot:

      1.   A building or any portion of it that does not exceed 30 feet in height may be permitted to extend up to 40 feet into any required 75 foot front yard, or up to 15 feet into any required 50 foot front yard.

      2.   Side: 5 feet. If walls of structures facing such interior side lot lines contain windows or other openings, side yards of not less than 15 feet shall be provided. No building shall be located closer than 50 feet to the outer perimeter (property line) of such district when such property line abuts any residential district.

      3.   Rear: 50 feet. No building shall be located closer than 50 feet, and no storage shall be located closer than 20 feet from the outer perimeter (property line) of this district when such property line abuts any residential district.

   E.   Maximum lot coverage: the maximum lot coverage shall be governed by meeting all requirements for yard space, landscaping, screening, off-street parking and loading. The location of buildings and uses and distances between buildings shall be as shown on the site plan.

(Ord. No. 278-A, § 36, 4-17-90; Ord. No. 278-G, §§ 11, 12, 9-18-90; Ord. No. 278-X, § 5, 4-6-99; Ord. No. 278-AA, § 8, 3-20-01; Ord. No. 278-BB, § 4, 12-18-01; Ord. No. 278-CC, § 6, 6-3-03)

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

   B.   All portions of the site not used for parking, driveway and buildings shall be provided with a lawn or landscaping, as specified in section 24.02, approved by the Planning Department and so maintained in an attractive condition.

   C.   Every use involving the receipt or delivery of materials shall provide space for vehicle standing so loading or unloading will not take place in any public street, alley or right-of-way. Loading and unloading shall be provided in such a manner that backing from a public street with a right-of-way of 86 feet or greater will not be facilitated. Loading and unloading docks and truck wells are prohibited in required front yards along major thoroughfares and/or existing or proposed rights-of-way of 120 feet or greater. Along thoroughfares or rights-of-way of less than 120 feet, below grade loading shall be permitted in the required front yard. In no instance shall above grade or elevated loading be permitted in the required front yard.

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

(Ord. No. 278-F, § 8, 8-8-90; Ord. No. 278-OO, § 10, 8-5-09)

   It is the intent of this section to require that each permitted use shall be a good neighbor to adjoining properties by control of noise, odor, glare, vibration, smoke, dust, liquid wastes, radiation, radioactivity and the like. The performance standards set forth in subsection A, following, shall be complied with. In case of conflict among these standards and federal and state regulations, the most restricted standard or regulation shall apply.

   A.   General regulations and limitations on uses.

      1.   Noise. Noise shall not exceed 65 decibels measured at the front site line and as measured at any site line which is adjacent to an O-R, office, commercial or residential district.

      2.   Odors and gases. No obnoxious odors or gases shall be emitted which may be harmful or irritating to the public health and/or safety.

      3.   Glare and heat. Glare and heat from arc welding, acetylene torch cutting or similar processes shall be shielded in such a manner as to prevent any danger or discomfort to persons outside of any building where such operation is being conducted.

      4.   Exterior lighting. During business hours after sunset, the parking areas shall be adequately lighted for safety of users and security of adjacent property owners. All lighting shall comply with the exterior lighting standards of section 24.06.

      5.   Vibration. Shall not cause a ground displacement exceeding .003 inch as measured at any site line of the premises and not detectable at any residential district boundary.

      6.   Smoke. Emission of smoke shall not exceed the number 2 standard as established by the Ringelmann Chart for periods aggregating four minutes in any 30 minutes.

      7.   Dirt, dust and fly ash. The emission of dirt, dust and fly ash shall not exceed three-tenths grains per cubic foot of flue gas as measured at stack temperatures of 500°F with not to exceed 50% excess air. No haze shall be caused by such emission which would impair visibility.

      8.   Radioactive materials. No radioactive materials shall be emitted in excess of standards established by the U.S. Bureau of Standards for human safety.

      9.   Power. Power utilized in any industrial activity shall be derived only from electrical energy or smokeless fuels containing less than 20% volatile content on a dry basis. Bituminous coal shall be fired only by mechanical equipment.

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

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

      12.   Bulk storage of flammable liquids, liquified petroleum gases and the like. The bulk storage of such materials, either above ground or underground, shall not be permitted unless permitted by the Fire Marshal.

      13.   Fire Code. Uses and activities in the M-1 district shall observe all applicable provisions of the Sterling Heights Fire Code.

(Ord. No. 278GG, § 2, 12-6-05)