Grain Valley City Zoning Code
SECTION 400
180 District "M-2" Heavy Industrial District - Use Regulations.
[R.O. 1996 § 400.180; Ord. No. 1084 § 225, 3-10-1997]
A.
The "M-2" Heavy Industrial District is intended as an area for development, industrial and manufacturing uses that are typically located on large sites planned for heavy industrial development.
B.
In District "M-2," no building, structure, land or premises shall be used and no building or structure shall be hereafter erected, constructed, reconstructed, moved or altered, except for one or more of the following uses: (For special provisions, see Section 400.220, Additional Controls; Section 400.240, Conditional Uses; and Section 400.271, Non-Conforming Uses.)
1.
Uses as permitted in District "M-1."
2.
Manufacturing.
3.
Refining, smelting and foundries.
4.
Quarries.
C.
Site Development Regulations. Same as District "M-1."
D.
Performance Standards. To be permitted industrial uses in Heavy Industrial ("M-2"), whether as a permitted use or as a conditional use, such uses must meet the following performance standards:
1.
Appearance. Junk, salvage, auto wrecking and similar operations shall be shielded from view from streets and from adjacent properties in another district by means of a sturdy, sight-obscuring eight-foot high fence in good repair and two (2) rows of alternate planted evergreen trees.
2.
Fire Hazard. All flammable substances involved in any activity established in this district shall be handled in conformance with the latest edition of the Fire Prevention Code published by the American Insurance Association and other City ordinances.
3.
Noise. All noises and noise-causing activities shall be muffled so that they will not create a disturbance greater than normal peak hour traffic noise on a major street when observed from any area residential district. Major street noise for comparison purposes shall be measured at the property line.
4.
Sewage And Other Liquid Waste. No operation shall be carried on which involves the discharge into a sewer, watercourse or the ground of a liquid waste of any radioactive nature or liquid waste of a chemical nature which is detrimental to normal sewage plant operation or corrosive and damaging to sewer pipes and installations.
5.
Air Contaminants.
a.
Air contaminants and smoke shall be less dark than designated Number Two (2) on the Ringelmann Chart as published by the United States Bureau of Mines, except that smoke of a density designated as Number Two (2) shall be permitted for one (1) four-minute period in each one-half (1/2) hour. Light-colored contaminants of such opacity as to obscure an observer's view to a degree equal to or greater than the aforesaid shall not be permitted.
b.
Particulate matter or dust as measured at the point of emission by any generally accepted method shall not be emitted in excess of two-tenths (0.2) grains per cubic foot as corrected to a temperature of five hundred degrees Fahrenheit (500° F.).
c.
Due to the fact that the possibilities of air contaminants cannot be comprehensively covered in this Section, there shall be applied the general rule that there shall not be discharged from any source whatsoever such quantities of air contaminants or other material in such quantity as to cause injury, detriment, nuisance or annoyance to any considerable number of persons or to the public in general or to endanger the comfort, repose, health or safety of any such considerable number of persons or the general public or to cause or have a natural tendency to cause injury or damage to business, vegetation or property.
6.
Odor. Odor-causing operations shall be controlled so as to reduce escape of odors to the minimum practical within the limits of technology and economics.
7.
Gases. All noxious gases shall be controlled to the extent that they will not be injurious of life and property. The gases sulphur dioxide and hydrogen sulphide shall not exceed five (5) parts per million, carbon monoxide shall not exceed twenty-five (25) parts per million, and nitrous fumes shall not exceed five (5) parts per million. All measurements shall be made at the property line.
8.
Vibration. All machines, including punch presses and stamping machines, shall be mounted so as to minimize vibration. Vibration shall not be so excessive that it interferes with industrial operations on nearby lots.
9.
Hazardous Materials. Operations involving the storage and/or use of hazardous materials in reportable quantities, as classified by the Environmental Protection Agency (EPA), shall obtain any necessary permits from the Fire Department and make improvements to the building and grounds as required by the International Fire Code.