Heavy Manufacturing and Industrial Zoning Districts in Charlotte
Industrial and heavy manufacturing operations in the City of Charlotte are primarily concentrated in the ML-1 Manufacturing and Logistics Zoning District and the ML-2 Manufacturing and Logistics Zoning District. While the ML-1 district is designed for light industrial uses and warehouse distribution, the ML-2 district is the specific designation for the most intensive industrial activities, including those that may be hazardous or noxious and require significant screening and separation from other uses [Section 8.1].
Primary Industrial Districts
The City of Charlotte Unified Development Ordinance (UDO) establishes two primary districts for manufacturing and logistics, as well as an "Innovation" district that bridges industrial and commercial uses.
ML-1 Manufacturing and Logistics Zoning District
The ML-1 Manufacturing and Logistics Zoning District is intended to accommodate a range of warehouse, distribution, and light industrial uses. This includes various forms of light manufacturing and assembly. The district is generally located in areas with high accessibility to arterials, interstates, and freight rail [Section 8.1.A].
ML-2 Manufacturing and Logistics Zoning District
The ML-2 Manufacturing and Logistics Zoning District is the City of Charlotte’s most intensive industrial district. It is intended for industrial uses that may have significant external impacts, such as noise, odors, or the use of hazardous materials. These sites often feature large areas of outdoor storage or operation. Regulations for the ML-2 Manufacturing and Logistics Zoning District emphasize significant screening and buffering to mitigate the impact on surrounding areas [Section 8.1.B].
IMU Innovation Mixed-Use Zoning District
The IMU Innovation Mixed-Use Zoning District serves as a transitional district for areas moving from an exclusively industrial orientation to a mix of light industrial, artisan industrial, commercial, and moderate-density residential uses. It encourages the adaptive reuse of existing industrial structures [Section 9.1].
Industrial Use Permissions
The following table outlines the permissions for specific industrial and heavy uses within the primary districts in the City of Charlotte. Permissions are indicated as:
- X: Permitted by-right.
- PC: Permitted subject to prescribed conditions.
- C: Requires conditional zoning.
- C/PC: Requires conditional zoning and must meet prescribed conditions.
Table: Industrial Use Matrix
| Use | ML-1 | ML-2 | IMU |
|---|---|---|---|
| Industrial, Craft | X | X | PC |
| Industrial, General | PC | PC | — |
| Industrial, Light | PC | PC | PC |
| Light Assembly | X | X | PC |
| Salvage and/or Junk Yard | — | PC | — |
| Warehouse and Distribution Center | X | X | — |
| Rail Freight Terminal | — | X | — |
| Rail Yard | — | X | — |
| Quarry | — | C/PC | — |
| Waste Management Facility | — | PC | — |
[Table 15-1]
Dimensional and Siting Standards
Both the ML-1 Manufacturing and Logistics Zoning District and ML-2 Manufacturing and Logistics Zoning District share similar dimensional requirements for building placement and height.
Table: ML-1 and ML-2 Development Standards
| Standard | ML-1 Requirement | ML-2 Requirement |
|---|---|---|
| Minimum Lot Width | 50 feet | 50 feet |
| Front Setback (4-5 Lane Avenue/Blvd) | 36 feet | 36 feet |
| Front Setback (6+ Lane Avenue/Blvd) | 40 feet | 40 feet |
| Minimum Side Setback | 0 feet | 0 feet |
| Minimum Rear Setback | 10 feet | 10 feet |
| Maximum Building Height | 80 feet | 80 feet |
[Table 8-1, Table 8-2, Table 8-3]
Parking and Loading Requirements
Parking requirements for industrial uses in the City of Charlotte follow a "Tier 1" system, which establishes a minimum number of required spaces but does not impose a maximum limit [Section 19.2.A.1.a].
Table: Industrial Parking and Loading
| Category | Requirement |
|---|---|
| Standard Industrial Use Parking | 1 space per 1,000sf GFA (up to 40,000sf); then 1 space per 2,500sf for additional GFA |
| Warehouse/Distribution Center Parking | 1 space per 750sf of office area + 1 space per 15,000sf of warehouse area |
| Minimum Loading Spaces | 1 space for developments 10,000sf and above |
[Table 19-1, Table 21-1]
Specific Prescribed Conditions for Heavy Industry
The City of Charlotte imposes additional requirements on "heavy" uses to protect public safety and environmental health.
- Industrial, General: All outdoor storage and activity areas must be located at least 30 feet from any lot line. If the site abuts a Neighborhood 1 Place Type or Neighborhood 2 Place Type, the setback for outdoor storage increases to 200 feet [Section 15.4.YY].
- Salvage and/or Junk Yards: These uses are restricted to the ML-2 Manufacturing and Logistics Zoning District. They must be located a minimum of 200 feet from any Neighborhood 1 or Neighborhood 2 property and require a Class A landscape yard with a solid fence between 6 and 8 feet in height [Section 15.4.YYY].
- Waste Management Facilities: These are permitted in the ML-2 Manufacturing and Logistics Zoning District but must be located at least 200 feet from any lot line, unless the abutting property is also a Manufacturing and Logistics use. They must adhere to strict screening requirements, including a minimum 75% opaque wall or fence [Section 15.4.IIII].
Sections Cited
- Article 8. Manufacturing & Logistics Zoning Districts: ML-1, ML-2
- Article 9. Innovation Mixed-Use Zoning District: IMU
- Section 15.1. General Use Regulations
- Section 15.2. Global Use Matrix (Table 15-1)
- Section 15.3. Use Definitions
- Section 15.4. Principal Uses: Prescribed Conditions (Subsections YY, YYY, IIII)
- Section 19.2. Vehicle Parking Space Requirements
- Section 21.1. Required Loading Spaces