Flat Rock City Zoning Code
ARTICLE 20
00.- M-2, GENERAL MANUFACTURING DISTRICT
Sec. 20.01 - Statement of intent.
The intent of the M-2, general manufacturing district is to provide locations for "heavy" industries, such as those which involve the use of heavy machinery, extensive amounts of contiguous land area, service by railroad lines or major thoroughfares, processing of chemicals or raw materials, manufacturing involving the assembly of quantities of parts from several locations, generation of industrial wastes, or similar characteristics.
It is expected that permitted activities or operations will produce minimal external impacts. Such uses should be located only where the impact generated will not be detrimental in any way to other uses in the district or to properties in adjoining districts. It is intended that industrial uses permitted in this district should be located where they can be best served with required public and private facilities, utilities, and services.
Sec. 20.02 - Permitted uses and structures.
A.
Principal uses and structures. In all areas zoned M-2, general manufacturing district, no building or part of a building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:
1.
All principal uses permitted in the M-1, light manufacturing district, as set forth in section 19.02, subsection A.
2.
The assembly or manufacture of automobiles, automobile bodies, and automotive parts and accessories; electrical fixtures, batteries and other electrical apparatus and hardware; cement, lime gypsum, plaster of Paris, and similar materials; and general assembly operations similar to the above.
3.
Machine shops; metal buffing, plating and polishing shops; metal and plastic molding and extrusion shops; millwork and planning mills; painting and sheet metal shops; undercoating and rust-proofing shops; and welding shops.
4.
Truck, tractor, and trailer sales, rental and repair, subject to the provisions in section 6.02, subsection P.
5.
Truck terminals.
6.
Heating and electric power generating stations.
7.
Uses and structures accessory to the above, subject to the provisions in section 2.03, including, but not necessarily limited to the following:
a.
Parking for the use of patrons of the businesses in the M-2 district, subject to the provisions in article 4.00.
b.
Signs, subject to the provisions in article 27.00, sign ordinance.
8.
Essential services, subject to the provisions in section 2.16, subsection A.
B.
Special land uses. The following uses may be permitted by the planning commission, subject to the conditions specified for each use; review and approval of the site plan and application by the planning commission; the imposition of special conditions which, in the opinion of the planning commission, are necessary to fulfill the purposes of this ordinance; and, the provisions set forth in section 24.03.
1.
Drive-in theaters, subject to the provisions in section 6.02, subsection G.
2.
Junk, scrap, wrecking yards, or salvage yards where the operations are for the conversion of saleable materials, subject to the provisions in section 6.02, subsection J.
3.
Petroleum storage.
4.
Processing, refining, or storage of food and foodstuffs, except as prohibited in subsection C, following.
5.
Sewage disposal plants and landfills, subject to the provisions in section 6.02, subsection U, and of the city Code of Ordinances.
6.
Coal, coke, and fuel yards, subject to the provisions in section 6.02, subsection E.
7.
Adult outdoor motion picture theaters, subject to the provisions in section 6.02, subsection A and G.
8.
Private outdoor recreation uses, such as archery ranges, baseball, football or soccer fields, bicycle motocross (BMX) tracks, court sports facilities, golf driving ranges, swimming pools, and similar outdoor recreation uses, subject to the provisions in section 6.02, subsection Q.
C.
Uses not permitted. The following uses shall not be permitted in the M-2 district because the external impacts commonly generated by such uses could potentially be detrimental to other uses in the district or to properties in adjoining districts, or because the following uses would not be compatible with surrounding intensive industrial development:
1.
Cement, lime, gypsum, or plaster manufacturing.
2.
Distillation of bone, coal, tar, petroleum, refuse, grain or wood.
3.
Explosive manufacturing or storage.
4.
Fertilizer manufacturing.
5.
Compost or storage of garbage, offal, dead animals, refuse, or rancid fats.
6.
Incineration, glue manufacturing, size or gelatin manufacturing where the processes include the refining or recovery of products from animal refuse or offal.
7.
Livestock feeding yards, slaughtering of animals, or stock yards.
8.
Petroleum or asphalt refining or manufacturing.
9.
Smelting or refining of metals from ores.
10.
Stem board hammers and forging presses.
11.
Storage, curing and tanning of raw, green, or salted hides or skins.
12.
Manufacturing involving the use of sulphurous, sulphuric, nitric, picric, carbolic, hydrochloric or other corrosive acids.
13.
Railroad classifications yards.
14.
Machines or operations which cannot comply with the performance standards in article 7.00.
Sec. 20.03 - Development standards.
A.
Required conditions. Except as otherwise noted for specific uses, buildings and uses in the general manufacturing district shall comply with the following required conditions:
1.
All manufacturing, compounding, assembling, processing, packaging, or other industrial or business activity shall comply with the performance standards set forth in article 7.00.
2.
All manufacturing, compounding, assembling, processing, packaging, or other industrial or business activity shall be conducted within a completely enclosed building, except as otherwise specified.
3.
All machinery, including stamping plants, punch presses, press brakes, and other machines shall comply with the standards in section 6.02, subsection W.
4.
Outside storage may be permitted, subject to the following conditions:
a.
Outside storage areas for building, contracting, or plumbing materials, sand, gravel, stone lumber, equipment, and other supplies, shall be located no closer than 150 feet to any street right-of-way line and no closer than 20 feet to all other property lines. Storage areas shall conform to all other setback requirements for buildings in the M-2 district.
b.
Such storage shall be screened on all sides which abut any residential or commercial district by a wall or fence constructed in accordance with section 5.08.
c.
No materials shall be stored above eight feet in height.
d.
Proper access to all parts of the storage areas shall be provided for fire and emergency services.
e.
Inside storage of waste materials shall be permitted only if the building is constructed of masonry with a four-hour fire rating and provided further that no part of the building shall be located any closer than 100 to any property line.
B.
Site plan review. Site plan review and approval is required for all uses in the general manufacturing district in accordance with section 24.02.
C.
Area, height, bulk, and placement requirements. Buildings and uses in the general manufacturing district are subject to the area, height, bulk, and placement requirements in article 23.00, schedule of regulations.
D.
General development standards. Buildings and uses in the general manufacturing district shall be subject to all applicable standards and requirements set forth in this ordinance, as specified below.