The M1 Manufacturing/Industrial District is established to accommodate
those uses which are a non-nuisance type located in relative proximity
to residential areas, and to preserve and protect land designated
on the Comprehensive Plan for industrial development and use from
the intrusion of certain incompatible uses which might impede the
development and use of lands for industrial purposes. Development
in the M1 District is limited primarily to certain storage, wholesale,
and industrial uses, such as the fabrication of materials, and specialized
manufacturing and research institutions.
(Ordinance 99-0928-A adopted 10/12/21)
Use and development of land and buildings shall only be for
the following specified uses, unless otherwise provided for in this
Ordinance. All applicable ICC codes adopted by the City of Bells shall
also be enforced when developing structures. Uses are grouped into
major categories and only those uses listed under each category are
permitted. Land and/or buildings in the districts indicated at the
top of the Table may be used for the purposes denoted by the following
abbreviations:
P: Permitted Use. Land and/or buildings in this
District may be used for the purposes listed by right.
S: Special Use. Land and/or buildings in this District may be used for this purpose by obtaining Special use approval when all applicable standards cited in Article 14 [are met].
–: Not Permitted. The use is not permitted
in the district. Uses not listed in the table are also not permitted.
Uses that are not listed in any district of the zoning ordinance,
as shown, may be allowed based upon a similar/comparable use determination
from the City of Bells Planning and Zoning Commission.
|
Table 8.1. Schedule of Uses
| ||
|---|---|---|
|
Use
|
M1
|
Use Requirements
|
|
Residential limited to the following:
|
|
|
|
Dwelling units for watchmen and operating personnel and their
families
|
P
|
|
|
Agriculture and animal-related uses limited to
the following:
|
|
|
|
Farm implement dealers
|
P
|
|
|
Grain elevator and storage
|
P
|
|
|
Kennels
|
P
|
|
|
Livestock yards
|
S
|
|
|
Locker plants
|
P
|
|
|
Plant nursery and commercial greenhouses
|
P
|
|
|
Produce terminals
|
P
|
|
|
Slaughterhouse
|
–
|
|
|
Retail trade limited to the following:
|
|
|
|
Adult book and video store
|
–
|
Section 14.08(a)
|
|
Auction houses
|
P
|
|
|
Business machine sales and service
|
P
|
|
|
Furnace/air conditioner sales/service
|
P
|
|
|
Glass sales and service
|
P
|
|
|
Hardware, electrical, plumbing, paint and floor covering sales
|
P
|
|
|
Machinery and equipment sales
|
P
|
|
|
Mail order business
|
P
|
|
|
Mobile homes and trailer sales/rental
|
P
|
|
|
Petroleum products sales
|
P
|
|
|
Services limited to the following:
|
|
|
|
Cleaning services
|
P
|
|
|
Dry cleaning plants/commercial laundries
|
P
|
|
|
Locksmith shops
|
P
|
|
|
Office service centers
|
P
|
|
|
Pest control services
|
P
|
|
|
Tool and equipment rental
|
P
|
|
|
Repair shops, nonautomotive
|
P
|
|
|
Towing/recovery services
|
S
|
|
|
Tire sales/storage
|
P
|
Section 14.15
|
|
Massage Parlor
|
S
|
|
|
Tattoo Establishment
|
S
|
Section 14.03(b)
|
|
Motor vehicle dealers and service limited to the
following:
|
|
|
|
Automobile rental
|
P
|
|
|
Minor automobile service and repair
|
P
|
Section 14.04(a)
|
|
Major automobile service, body repair and painting
|
P
|
Section 14.04(a)
|
|
Parts stores
|
P
|
|
|
Truck rental
|
P
|
|
|
Truck sales (new/used)
|
P
|
|
|
Truck stops
|
S
|
Section 14.04(c)
|
|
Vehicle auctions
|
P
|
|
|
Vehicle salvage yards
|
S
|
Section 14.13(c)
|
|
Vehicle service stations
|
S
|
Section 14.04(c)
|
|
Accommodation and food services limited to the
following:
|
|
|
|
Cafeterias (as an accessory use)
|
P
|
|
|
Food Truck Park
|
S
|
Section 14.05(d)
|
|
Mobile Food Units
|
S
|
Section 14.05(d)
|
|
Restaurants, carryout
|
S
|
|
|
Restaurants, standard not including drive-through/in
|
S
|
|
|
Restaurant and taverns with outdoor seating
|
S
|
|
|
Taverns and bars
|
S
|
|
|
[Finance, insurance, real estate, professional, scientific,
and technical limited to the following:]
|
|
|
|
Blueprinting and graphic design establishments
|
P
|
|
|
Newspaper offices including printing
|
P
|
|
|
Offices, general and professional with accessory research and
testing
|
P
|
|
|
Printing and publishing establishments
|
P
|
|
|
Radio, television and recording studios
|
P
|
|
|
Research and development laboratories
|
P
|
|
|
Health care and social assistance limited to the
following:
|
|
|
|
Day-care centers, commercial/preschools
|
S
|
Section 14.07(a)
|
|
Medical and dental clinics
|
P
|
|
|
Medical laboratories
|
P
|
|
|
[Entertainment and recreation limited to the following:]
|
|
|
|
Adult regulated use
|
–
|
|
|
Boat sales, including service
|
P
|
|
|
Boat storage
|
P
|
|
|
Forestry/wildlife preserve
|
P
|
|
|
Ice skating rinks
|
P
|
|
|
Racetracks and go-cart tracks
|
S
|
|
|
Shooting ranges, indoors
|
P
|
|
|
Shooting ranges, outdoors
|
S
|
|
|
Stadiums/arenas
|
S
|
|
|
Educational services limited to the following:
|
|
|
|
Driving schools
|
P
|
|
|
Schools, commercial and trade
|
P
|
|
|
Training centers, engineering or sales
|
P
|
|
|
Public administration limited to the following:
|
|
|
|
Government buildings excluding correctional facilities
|
P
|
|
|
Correctional facilities
|
S
|
|
|
Museums, civic buildings and landmarks preserved for public
inspection
|
P
|
|
|
Transportation and warehousing limited to the following:
|
|
|
|
Bottled gas storage and distribution
|
S
|
|
|
Bus and passenger rail terminals
|
P
|
|
|
Cartage, express, and parcel delivery establishments
|
S
|
|
|
Freight and intermodal terminals
|
S
|
|
|
Moving companies
|
P
|
|
|
Parking structures as a principal use
|
P
|
|
|
Self-storage facilities, indoor
|
P
|
|
|
Self-storage facilities, outside
|
P
|
|
|
Taxicab dispatching
|
P
|
|
|
Warehouses
|
P
|
Section 14.10
|
|
Wholesale business
|
P
|
|
|
Manufacturing limited to the following:
|
|
|
|
Manufacturing uses. Any establishment the principal use of which
is manufacturing, fabricating, processing, assembling, disassembling,
repairing, cleaning, servicing, testing, and storing of materials,
products, and goods provided operations conform with the performance
standards applicable to the district in which it is located.
|
P
|
|
|
Beverage bottling plants
|
P
|
|
|
Paper product manufacturing
|
–
|
|
|
Building material manufacturing including milling, planning
and joining
|
P
|
|
|
Chemical manufacturing and storage
|
S
|
|
|
Explosive manufacturing and storage
|
S
|
|
|
Food processing
|
P
|
|
|
Foundries
|
–
|
|
|
Heavy industry
|
–
|
|
|
Machine, sheet metal and welding shops
|
P
|
|
|
Petroleum tank farms
|
S
|
|
|
Sawmills
|
P
|
|
|
Utilities limited to the following:
|
|
|
|
Power generation plants
|
S
|
Section 14.11(a)
|
|
Public utility buildings
|
P
|
Section 14.11(a)
|
|
Sewage treatment plants
|
S
|
|
|
Telephone exchange buildings
|
P
|
|
|
Transmission lines for gas, oil and electricity
|
P
|
|
|
Utility substations
|
P
|
|
|
Single accessory wind energy conversion systems
|
S
|
Section 14.11(b)
|
|
Commercial wind energy conversion systems
|
S
|
Section 14.11(b)
|
|
Wireless communication facility - collocation
|
P
|
Section 14.11(c)
|
|
Wireless communication facility tower
|
S
|
Section 14.11(c)
|
|
Wireless communication facility on institutional site
|
S
|
Section 14.11(c)
|
|
Construction limited to the following:
|
|
|
|
Building materials storage yard without retail sales
|
S
|
|
|
Concrete and gravel crushing
|
–
|
|
|
Contractors’ offices and shops (excluding outdoor storage)
|
P
|
|
|
Contractors’ outdoor storage
|
S
|
Section 14.12(a)
|
|
Landscaping services
|
P
|
|
|
Waste processing and disposal limited to the following:
|
|
|
|
Processing, storage, transfer stations, disposal or incineration
of solid waste, hazardous waste or medical waste
|
S
|
Section 14.13(a)
|
|
Recycling facility, non-hazardous
|
P
|
Section 14.13(b)
|
|
Salvage yards
|
–
|
Section 14.13(c)
|
|
Sanitary landfills
|
S
|
Section 14.13(d) [sic]
|
|
Mining limited to the following:
|
|
|
|
Mineral extraction and general mining operations
|
S
|
Section 3.14(a) [14.14(a)]
|
|
Alcoholic Beverages limited to the following:
|
|
|
|
Alcoholic beverage establishment
|
S
|
Section 14.16
|
|
Alcoholic beverage store
|
P
|
Section 14.16
|
|
Brewpub
|
P
|
Section 14.16
|
|
Distillery
|
S
|
Section 14.16
|
|
Winery
|
P
|
Section 14.16
|
|
Convenience store
|
S
|
Section 14.16
|
|
Food store; grocery store
|
P
|
Section 14.16
|
|
General merchandise store
|
P
|
Section 14.16
|
|
Retail shops and stores other than listed
|
S
|
Section 14.16
|
|
Restaurant without drive-in or drive-through service
|
S
|
Section 14.16
|
|
Restaurant with drive-in service
|
S
|
Section 14.16
|
|
Restaurant with drive-through service
|
S
|
Section 14.16
|
|
Private Club
|
S
|
Section 14.16
|
(Ordinance 99-0928-A adopted 10/12/21)
All lots shall meet the following minimum area and width requirements.
No new lots shall be created or altered in a manner that does not
comply with the following requirements.
|
Table 8.2. Lot Area and Width Requirements
| ||
|---|---|---|
|
District
|
Minimum Lot Size
(b) [sic]
| |
|
Lot Area
(sq. ft.)
|
Lot Width
(ft.) (c) [sic]
| |
|
M1 Light Industrial District
|
**
|
**
|
|
** None required except where nonresidential use abuts a residential
lot in which case the requirements shall be the same as the adjoining
residential zone and shall comply with visibility and parking requirements
as provided within this ordinance.
|
(a)
Nonconforming
Lots.
Lots of record that were in existence prior to
the effective date of this ordinance may be used subject to the provisions
of the nonconforming lot regulations of Section 17.03[.]
(Ordinance 99-0928-A adopted 10/12/21)
All structures shall be subject to the dimensional regulations
of the following table.
|
Table 8.3. Building Dimensional Requirements
| |
|---|---|
|
District
|
Max. Building Height (b)
|
|
M1 Light Industrial District
|
50
|
(b)
Height
Exceptions.
No structure shall exceed the maximum height of the district except for the allowable exceptions to the height limits contained in Section 2.09.
(c)
Outdoor
Storage.
Outdoor storage shall be screened in accordance with Section 10.02. Storage areas shall meet the applicable building setback requirements from each lot line.
(d)
Setback
from Road.
The front yard setback shall be measured from
the road right-of-way or private road easement. Detention/retention
ponds shall be allowed at a safe distance from all adjacent property
lines and not negatively impact the adjacent property owners’
existing natural ground.
(e)
Parking
Setback.
Parking lots shall be required to meet the front yard setback. Parking shall be permitted in the side or rear yard setback. Where a parking lot or loading area borders on a residential district, there shall be provided a buffer and screening from the residential district, as required in Section 10.02.
(f)
Corner
Lots.
Corner lots shall provide the minimum front yard
setback from both road frontages.
(g)
Double
Frontage Lots.
In all districts, where a double frontage
lot backs up to a roadway, the minimum required front or roadside
setback shall be required from both road rights-of-way.
(h)
Loading
Areas.
All loading and unloading shall be provided off-street in the rear yard or interior side yard and shall in no instance be permitted in a front yard. Where an alley exists or is provided at the rear of buildings, the rear building setback and loading requirements may be computed from the center of the alley. Loading and unloading areas located in a side yard shall be fully screened from view from a public street. No overhead doors shall be permitted in the front elevation of the building. All residential districts and uses must be screened and/or landscaped from truck loading and unloading activities in accordance with Section 11.03.
(i)
Maximum
Lot Coverage.
The maximum lot coverage for buildings
and impermeable surface shall be measured as follows:
(1)
The
building coverage shall be calculated as the ratio of the footprint
of all buildings, including the principal building, garages and detached
accessory buildings, to the net area of the lot.
(2)
The
total impermeable surface coverage shall be calculated as the ratio
of the ground area covered by all buildings, accessory structures,
decks, pools, pavement, parking, loading and storage areas, normal
pool area of wet detention basins to the net lot area.
(Ordinance 99-0928-A adopted 10/12/21)
