Missouri City City Zoning Code

A.

A concrete plant may not be erected, operated, expanded, or modified without first receiving approval for a specific use permit.

B.

Application procedures. Application for a specific use permit for a concrete plant shall be made to the planning development services department of the city. An application will not be considered until it is complete. A complete application must contain the following:

(1)

An inventory of the concrete plants within 50 miles of the city, including the location of each concrete plant;

(2)

Site plan or plans to scale specifying the location of the proposed concrete plant, other accessory uses, access, parking, fences, landscaped areas, and adjacent land uses;

(3)

A description of anticipated maintenance needs;

(4)

A noise impact assessment, including a description of anticipated noise that may emanate from the proposed concrete plant and any mitigation measures;

(5)

Evidence of possession of required state and federal permits, if any, for operation;

(6)

An air impact assessment, including a description of anticipated particulate matter that may emanate from the concrete plant and proposed mitigation measures;

(7)

Hazardous materials management plan, which shall include inventory, storage, handling, employee training, secondary containment, inspection, and emergency response coordination;

(8)

Emergency management plan;

(9)

Traffic impact analysis;

(10)

Decommissioning plan covering triggers for decommissioning (including cessation of operations for 120 consecutive days), schedule, equipment removal, hazardous material disposition, and site restoration to conditions compatible with adjacent uses;

(11)

Community engagement plan;

(12)

Financial assurance in the form of a bond, letter of credit, or other instrument acceptable to the city in an amount determined by the city manager based on an estimate plus 25 percent contingency to guarantee decommissioning and restoration of the site; and

(13)

Any additional information which may be requested by the city to fully evaluate and review the application and the potential impact of a proposed concrete plants.

(Ord. No. O-26-15, § 6, 5-14-2026)

The following regulations shall apply to all concrete plants under this section 15E:

(1)

Setbacks. A concrete plant may be permitted provided that it is located at least 2,000 feet from a residentially zoned property line, park, educational facility, and religious place of assembly on each side. The measurement of the distance in this subsection shall be in a direct line from the property line of the uses specified above to the closest edge of the plant yard, as shown on the required site plan, and in a direct line across intersections.

(2)

Architectural Design. A silo and other equipment visible from public rights of way shall be designed to blend in with the surrounding area or otherwise reduce its obtrusiveness relative to its environment by incorporating textures, colors, materials and landscaping.

(3)

Screening. A concrete plant shall be fully screened by a precast or masonry wall of a height of at least 20 feet.

(Ord. No. O-26-15, § 6, 5-14-2026)

To the extent there exists any conflict between the provisions of this section and applicable state law, the state law provision shall prevail to the extent of the conflict.

(Ord. No. O-26-15, § 6, 5-14-2026)

An applicant for a concrete plant site plan review shall pay, at the time of the application, in addition to any other required fees, a site plan review fee, as applicable, in the amount specified in a resolution by the city council adopting a schedule of fees.

(Ord. No. O-26-15, § 6, 5-14-2026)