What are the overlay districts along Van Dyke Avenue and at Lakeside Mall?

Sterling Heights has layered several overlay districts on top of the base zoning shown in your brief. They add standards and flexibility; the base district still applies except where the overlay article says otherwise.

The Van Dyke Mixed Use District (VDMUD) covers both sides of Van Dyke Avenue roughly from 14 Mile to 18 Mile, excluding industrial and one family parcels, and enables higher intensity mixed-use redevelopment (Article 14A). The North Van Dyke Avenue Corridor District adds form-based design standards implementing the corridor master plan (Article 14C, adopted 2025). The Neighborhood and District Node Overlay applies quarter-mile walkable nodes at listed intersections such as Dequindre and 17 Mile (Article 14B). The Lakeside Overlay District covers the Lakeside Mall property inside Lakeside Circle and channels its redevelopment through a planned unit development master plan (Article 12A). The Mound Road Innovation Support District runs along the west side of Mound Road from 14 Mile to past 17 Mile, supporting the industrial corridor (Article 20A).

If your parcel sits in one of these corridors, read the overlay article alongside your base district rules, and confirm applicability with the Office of Planning at 586-446-2360.