1.   General Description. This industrial district has been designated to provide for heavy industrial uses and other uses not otherwise provided for in the districts established by this Zoning Code. This district is designed primarily for manufacturing, assembling, and fabricating activities, including large scale or specialized operations, whose external effects will be felt to some degree by surrounding districts. Less restriction is placed upon outdoor use and storage, although such use must conform to the performance standards of the district. Certain uses with established functions in the economy, but having a well-known nuisance potential, are permitted only by special exception. The intensity of uses permitted in this district makes it most desirable that they be separated from residential and commercial uses by adequate buffers or screening.

2.   Principal Uses Permitted. Property and buildings in a Heavy Industrial District (I-2) may be used for any commercial or industrial use, (including PDD), with the following exceptions or as noted otherwise:

   A.   Uses not complying with this Code or any other City, County, State, or federal regulation or law.

3.   Special Exceptions. The following principal uses may be permitted as special exceptions by the Board of Adjustment in accordance with the provisions contained herein:

   A.   Cement, lime, or gypsum manufacture.

   B.   Commercial feedlot or confinement operation

   C.   Petroleum and inflammable liquids refining and production.

   D.   Excavation and extraction of sand, gravel, dirt, topsoil, and other resources.

   E.   Wholesale or bulk storage of gasoline, propane, butane, or other petroleum products.

   F.   Waste disposal plants of all types including, but not limited to, trash, garbage, sewage treatment, etc.

   G.   Outdoor storage facilities.

   H.   Automobile salvage or junk yard, building material salvage yard, scrap metal storage yard, or other salvage yard of any kind, provided that, all such operations are conducted in such a manner that all operation, display, or storage of material or equipment is so screened by ornamental fences, walks, or permanent planting that it cannot be seen from any public right-of-way or from adjoining lots when viewed by a person standing on ground level, and provided further, however, that no such screening in excess of eight feet in height will be required.

   I.   Any other use determined by the Board of Adjustment upon review to be of the same general character as the foregoing permitted special exceptions.

4.   Prohibited Uses. The following uses are specifically prohibited in the Heavy Industrial District:

   A.   Dwellings, except for watchman or caretaker facilities on the premises.

   B.   Churches, schools, hospitals, clinics, and other institutions for human care, except when incidental to a permitted use.

5.   Height Regulations. No building or structure will exceed 100 feet in height and no accessory structure will exceed 40 feet in height.

6.   Lot area, Lot Width, and Yard Requirements.

   A.   Lot Area. None required. The minimum lot width, setbacks, on-site parking requirements, floor area ratio, building codes, maximum lot coverage, etc., will ultimately determine the minimum lot area.

   B.   Lot Width and Yard Requirements. The following minimum lot and yard width requirements will apply:

      (1)   Lot Width:   150 feet.

      (2)   Front Yard Depth:   50 feet.

      (3)   Side Yard Width and Rear Yard Depth:   Side and rear yards will be governed by the requirement that buildings will adjoin public space, yards, or streets on three sides and that each such space will be not less than 20 feet.

7.   Special Provisions.

   A.   Enclosure of Operations. Industrial operations, including storage, in this district may take place outdoors only if permitted upon review by the Board of Adjustment. (Solid waste collection and storage or processing will be conducted within completely enclosed buildings or structures).

   B.   Screening. Where an industrial use in this district abuts or is across the street from any other district, adequate screening and landscaping will be provided in accordance with Section 170.43. Further, when permitted, all outdoor storage facilities for fuel, raw materials, products, and all objectionable materials will be enclosed by a fence, wall, or plant materials adequate to completely conceal such facilities from any adjacent properties and any public right-of-way.

   C.   Parking Provisions. Parking spaces and areas will be provided, in accordance with the applicable regulations, as set forth in Section 170.52.

   D.   Performance Standards. Any use established in this district after the effective date of this Zoning Code will be so operated as to comply with the performance standards set forth in Section 170.25(7)(D), except as hereinafter modified:

      (1)   Noise. When a use or lot in this district is not adjacent to any commercial or residentially zoned district or use, the Adjacent Lot - Maximum Permitted Sound Levels as specified, do not apply. (See Section 170.25(7)(D)(1)(d)).

      (2)   Smoke and particulate matter. The emission rate of smoke having a density or equivalent opacity equal to or greater than Ringelmann No. 2 is prohibited, except for six minutes in any one-hour period, when such density may be exceeded. The rate of emission of particulate matter from all stacks and vents within the boundaries of any lot will not exceed three pounds per hour per acre of lot area. (See Section 170.25(D)(3)).

      (3)   Detonable Materials. Quantities in excess of five pounds of such materials may be stored or utilized but not manufactured. (See Section 170.25(D)(6)(a)).

      (4)   Flammable solids. The storage, utilization, or manufacture of solid materials or products as specified herein may take place outdoors if done so not less than 50 feet from any lot line and only if approved by the Board of Adjustment. (See Section 170.25(D)(6)(b)).

      (5)   Flammable liquids and gases. The above-ground storage, utilization or manufacture of flammable liquids will be permitted in accordance with the following table, exclusive of storage of finished products in original sealed containers, which will be unrestricted.

 

      (5)   Sign Requirements. Any sign erected will be done so in accordance with the applicable regulations set forth in Section 170.53.

      (6)   Outdoor Sales. All outdoor sales space will be provided with a permanent, durable, and dustless surface and will be graded and drained as to properly dispose of all surface water.

      (7)   Waste Materials. No materials or waste will be deposited upon a lot in such a form that may be transferred off the property by natural causes or forces.

8.   Floor Area Ratio. The allowable floor area ratio in this zoning district will not exceed 2.0.

9.   Maximum Lot Coverage. Not more than 60 percent of the lot area may be occupied by buildings and structures, including accessory buildings.