ARTICLE X: INDUSTRIAL DISTRICTS
Section
10.01 LI: Light Industrial District
A. Intent:
It is the intent of the Light Industrial District (LI) to provide for a variety
of light industrial uses, including manufacturing, processing, assembling,
packaging, or treatment of products from previously prepared materials, as well
as commercial establishments not engaging primarily in retail sales. Such
industrial areas should be free of incompatible uses, and designed to avoid
negatively impacting adjacent conforming uses.
B. Uses
Permitted By Right:
In
the Light Industrial District, no building or land shall be used and no
building or structure erected except for one or more of the following specified
uses, unless otherwise provided for in this Ordinance. All uses permitted in
this district are subject to the requirements and standards of Article XVIII,
Site Plan Requirements prior to initiation of the use or structure.
The
following are uses permitted by right when conducted in a permanent fully
enclosed building:
1. Light
industrial establishments that perform assembly, fabrication, compounding,
manufacture, or treatment of materials, goods, and products, including, but not
limited to:
a. Jobbing
and machine shops.
b. Fabricated
metal products.
c. Plastic
products, forming and molding.
d. Processing
of machine parts.
e. Monument
and art stone production.
f. Industrial
laundry operations.
g. Wood
products processing facility.
h. Printing
and publishing.
2. Storage
facilities for building materials, sand, gravel, stone, lumber, and
contractor's equipment.
3. Grain
and feed elevators, bulk blending plants and/or handling of liquid nitrogen
fertilizer and anhydrous ammonia.
4. Commercial
uses not primarily involved in retail sales as a primary use, including but not
limited to building material suppliers (excluding concrete mixing), retail
lumber yards including incidental millwork, farm implement dealers and repair.
5. The
manufacturing, compounding, processing and packaging of perfumes,
pharmaceuticals, toiletries, and condiments (except fish, meat, fowl,
vegetables, vinegar, and yeast).
6. The
manufacturing, compounding, assembling or treatment of articles or merchandise
from the following previously prepared materials: bone, cellophane, fur, glass,
hair, horn, leather, paper, plastics, precious or semi-precious metals or
stones, zinc and aluminum pressure die casting, shell, textiles, tobacco, wood
(excluding planing mill), yarns and paint not requiring a boiling process.
7. Distribution
plants, parcel delivery service, ice and cold storage plants.
8. Assembly
of electrical appliances, electronic instruments and devices, radios and phonographs,
including the manufacture of small parts, such as condensers, transformers,
crystal holders, transistor and computer boards, and the like.
9. Laboratories,
experimental or testing.
10. Public
utility service yard or electrical receiving transforming station.
11. Coal
yards.
12. Freighting
or trucking terminals.
13. Freight
yards.
14. Painting,
upholstering, rebuilding, conditioning, body and fender work, repairing, tire
recapping or retreading, and battery manufacture.
15. Industrial
park, subject to the following conditions:
a. Permitted
uses shall include all uses permitted by right within this district. Special
uses identified in Section 10.01 D may be permitted, subject to the special use
provisions of Article XVI.
b. The
minimum required land area for an industrial park shall be twenty (20)
contiguous acres.
c. The
development of an industrial park shall be in accordance to an overall plan for
development of the park, which plan shall be approved by the Township Planning
Commission.
d. The
developer shall provide within the industrial park a sanitary sewage system
that shall be of sufficient size and design to collect all sewage from
structures within the industrial park.
e. The
developer shall provide within the industrial park a storm drainage system
which shall be of sufficient size and design as will, in the opinion of the
Township Engineer, collect, carry off and dispose of all predictable surface
water runoff within and draining into the industrial park, and shall be so
constructed as to conform with the statutes, ordinances and regulations of the
State of Michigan, the Livingston County Drain Commissioner and the Township.
f. If a
public water system is not available, the developer shall provide within the
industrial park a potable water system that shall be of sufficient size and
design to supply potable water to each of the structures to be erected in the
development.
i. The
developer shall also provide a fire hydrant within four hundred (400) feet of
each structure.
ii. Such
water system shall conform to the statutes, ordinances, and regulations of the
State of
g. All
industrial parks shall have direct access to a paved street or major
thoroughfare.
h. Provision
shall be made for safe and efficient ingress and egress to and from public
streets and highways serving the industrial park without undue congestion or
interference with normal traffic flow.
i. All
points of vehicular access to and from public streets shall be located not less
than seventy-five (75) feet from the intersection of any public street lines
with each other.
ii. No
part of any parking access and/or service area may be located closer than one
hundred fifty (150) feet to any residential property line.
j. Parking,
loading, or service areas used by motor vehicles shall be located entirely
within the boundary lines of the industrial park.
k. Any
industrial park adjoining any residential development shall be provided with a
buffer zone of at least sixty (60) feet that shall be provided adjacent to the
property line. Such buffer shall be planted with evergreen and other suitable
plantings and used for no other purposes as provided in Section 6.13. A
landscaped planting area shall also be provided along all street frontages that
shall not be less than sixty (60) feet in width.
l. Lighting
facilities shall be required where deemed necessary for the safety and
convenience of employees and visitors. These facilities will be arranged in
such a manner so as to protect
abutting streets and adjacent properties from unreasonable glare or hazardous
interference of any kind.
m. Maximum
building coverage on any lot within the industrial park shall not exceed forty
(40) percent.
n. Minimum
lot sizes within an industrial park shall be one (1) acre.
o. Minimum
lot width within an industrial park shall be one hundred twenty (120) feet.
p. Minimum
yard setbacks within an industrial park shall be:
1) Front yard: Forty (40) feet.
2) Side yard: Thirty (30) feet.
3) Rear yard: Forty (40) feet.
Minimum
yard setbacks for lots, which abut property outside an industrial park, shall
be as required for other uses in the district.
C. Permitted
Accessory Uses:
1. Accessory
uses clearly appurtenant to the main use of the lot and customary to and
commonly associated with the main use, such as:
a. Incidental
offices for management and materials control.
b. Restaurant
or cafeteria facilities for employees working on the premises.
D. Uses
Permitted By Special Use Permit:
1. Asphalt
and concrete batching facilities.
2. Billboards.
3. Communication
towers.
4. Junkyards.
E. Site
Development Requirements: The following minimum and maximum standards shall
apply to all uses and structures in the LI: Light Industrial District unless
they are specifically modified by the provisions of Article VI: General
Provisions or Article XVII: Standards for Specific Special Land Uses; or as
varied pursuant to Article V: Zoning Board of Appeals.
1. Minimum
2. Minimum
Frontage: Each parcel of land shall have continuous frontage of not less
than three hundred thirty (330) feet, except in an approved industrial park
where each lot shall have continuous frontage of not less than one hundred
twenty (120) feet.
3. Yard
and Setback Requirements:
a. Front
yard: One hundred (100) feet.
b. Side yard: Eighty (80) feet, except in
the case where a side yard abuts a residential zoning district, in which case
the minimum required side yard shall be one hundred fifty (150) feet.
c. Rear
yard: Eighty (80) feet, except in the case where a rear yard abuts a
residential zoning district, in which case the minimum required rear yard shall
be one hundred fifty (150) feet.
d. See
Section 10.01 B 15 o for the minimum
yard and setback requirements in a planned industrial park.
4. Maximum
5. Maximum
Height: Unless otherwise provided in this Ordinance, no principal building
shall exceed a height of forty (40) feet measured from the finished grade.
6. Performance
Standards:
a. External
areas for storage shall be screened on all sides by an opaque fence of not less
than five (5) feet in height.
b. When
a side or rear lot line abuts or is adjacent to property located within a
residential district, a berm or buffer zone shall be required in addition to
the minimum yard requirements, specific driveways and plantings of which shall
be determined through the site plan review process. (See Section 6.13.)
c. Sound:
The intensity level of sounds shall not exceed the following decibel levels
when adjacent to the following types of uses:
|
Decibels |
Adjacent
Use |
Where
Measured |
|
55 |
Residential
Dwellings |
Common
|
|
65 |
Commercial |
Common
|
|
70 |
Industrial
and Other |
Common
|
The
sound levels shall be measured with a type of audio output meter approved by
the Bureau of Standards. Objectionable noises due to intermittence, beat
frequency, or shrillness shall be muffled so as not to become a nuisance to
adjacent uses.
d. Vibration:
All machinery shall be so mounted and operated as to prevent transmission
of ground vibration exceeding a displacement of .003 of one inch measured at
any lot line of its source.
e. Odor:
The emission of noxious, odorous matter in such quantities as to be readily
detectable at any point along lot lines, when diluted in the ratio of one
volume of odorous air to four or more volumes of clean air so as to produce a
public nuisance or hazard beyond lot lines, is prohibited.
f. Gases:
The escape of or emission of any gas, which is injurious, destructive, or
explosive, shall be unlawful and may be summarily caused to be abated.
g. Glare
and Heat: Any operation producing
intense glare or heat shall be performed within an enclosure so as to
completely obscure and shield such operation from direct view from any point
along the lot line except during the period of construction of the facilities
to be used and occupied.
h. Light:
Exterior lighting shall be so installed
that the source of light shall not be visible and shall be so arranged as far
as practical to reflect light away from any residential use, and in no case
shall more than one (1) foot-candle power of light cross a lot line five (5)
feet above the ground in a residential district.
i. Electromagnetic
Radiation: Applicable rules and
regulations of the Federal Communications Commission, in regard to propagation
of electromagnetic radiation, shall be used as standards for this Ordinance.
j. Smoke,
Dust, Dirt and Fly Ash: Any
atmospheric discharge requiring a permit from the Michigan Department of
Environmental Quality or federal government shall have said permit(s) as a
condition of approval for any use in this District.
k. Drifted
and Blown Material: The drifting or
airborne transmission beyond the lot line of dust, particles, or debris from
any open stock pile shall be unlawful and may be summarily caused to be abated.
l. Radioactive
Materials: Radioactive materials
shall not be emitted to exceed quantities established as safe by the U.S.
Bureau of Standards, as amended from time to time.
m. Other
Forms of Air Pollution: It shall be
unlawful to discharge into the atmosphere any substance not covered in parts C,
D, and H and in excess of standards approved by the Michigan Department of
Environmental Quality.
n. Liquid
or Solid Wastes: It shall be
unlawful to discharge at any point any materials in such a way or of such
nature or temperature as can contaminate any surface waters, land or aquifers,
or otherwise cause the emission of dangerous or objectionable elements, except
in accord with standards approved by the Michigan Department of Environmental
Quality.
o. Hazardous Wastes: Hazardous wastes as defined by the
Michigan Department of Environmental Quality shall be disposed of by methods
approved by the Michigan Department of Environmental Quality.
i. All
storage of materials on any land shall be within the confines of the building
or part thereof occupied by said establishment.
ii. Material
which normally and reasonably is discarded from industrial uses of property may
be stored outside of an enclosed building for a reasonable time provided that
such storage areas are completely screened by an opaque fence of not less than
five (5) feet in height.
p. Any
complaint alleging a violation of any of the following performance standards
shall be accompanied by evidence which supports that allegation.
7. Provisions
of Article XIV: Parking and Loading Requirements.
8. Provisions
of Article XV: Signs.
9. Provisions
of Article XVIII: Site Plan Review.
10. Provisions
of Section 6.16: Environmental Protection Standards.