The regulations set forth in this chapter, or set forth elsewhere in this title when referred to in this chapter, are the regulations on the I-2 heavy industrial district. The purpose of the I-2 heavy industrial district is to provide areas for heavy industries and manufacturers that depend on trucking of materials and products in locations that are buffered, to the extent possible, from residential and general commercial areas.

(Prior code § 29-13 (part))

A building or premises shall be used only for the following purposes:

A.

Any nonresidential use permitted in the I-1 light industrial district, excluding uses allowed in the C commercial districts;

B.

Manufacture of clay, stone and glass products;

C.

Manufacture or assembly of boats, bolts, nut, screws, electrical appliances, tools, dies, machinery and hardware products, sheet metal products and vitreous-enameled metal products;

D.

Manufacture of boxes, crates, furniture, baskets, veneer and other wood products of a similar nature;

E.

Manufacture of rugs, mattresses, pillows, quilts, millinery, hosiery, clothing and fabrics, and printing and finishing of textiles and fibers into fabric goods;

F.

Central mixing plants for concrete, mortar, plaster or paving materials;

G.

Grain processing or milling;

H.

Office and office buildings incidental to a use allowed in the I-2 district and located within the same district;

I.

Farming and associated agricultural uses, with a special use permit only;

J.

Public works buildings, public utility service yards or electrical stations;

K.

Crematorium located at least five hundred (500) feet from a residential zone, school, daycare facility, or city park.

L.

Warehouse storage or distributing facility, including wholesale storage and shipping container storage units;

M.

Medical marijuana cultivation facility and medical marijuana-infused products manufacturing facility.

N.

Any other industrial use of a similar character which is not specifically permitted herein, when authorized by the city council after receipt of review and recommendations from the city planning and zoning commission, and only when such use is consistent with the intent and purpose of the I-2 heavy industrial district;

O.

The following uses, with a special use permit only. In authorizing any of the uses in this subsection, there may be imposed such reasonable requirements as to landscaping, screening and other features of the development as are deemed necessary to protect adjacent property and prevent objectionable or hazardous conditions:

1.

Acid manufacture,

2.

Manufacture of cement, lime, gypsum or plaster,

3.

Distillation of bones and glue manufacture,

4.

Explosives manufacture or storage,

5.

Fat rendering, fertilizer manufacture or tannery,

6.

Reduction, dumping or storage of garbage, offal or dead animals,

7.

Refining or storage of petroleum or petroleum products,

8.

Refining or smelting of metal ores,

9.

Stockyards or the slaughter of animals,

10.

Junk storage and salvage (metal, paper, rags, waste or glass) storage, treatment or baling,

11.

Motor vehicle wrecking, salvage, storage and sale,

12.

Veterinary hospital or animal stable,

13.

Mining and quarrying,

14.

Pulp or paper mill,

15.

Any similar use that would be hazardous to the public health, safety or welfare;

P.

Accessory buildings and accessory uses customarily incidental to the above uses, subject to the restrictions established in Section 17.56.010;

Q.

Outdoor advertising sign or structure, subject to the same restrictions applied in the I-1 light industrial district;

R.

All uses permitted herein shall not be noxious or offensive by reason of the emission of smoke, dust, fumes, gas, odors, noise or vibrations beyond the confines of the premises.

(Prior code § 29-13(1))

(Ord. No. 6030, § 8, 5-15-18; Ord. No. 6155, § 6, 6-4-19; Ord. No. 6280, § 2, 6-21-20)

The storage of products, materials or equipment incidental to the above uses shall be permitted under the following conditions: When a use permitted herein adjoins or is adjacent to a residential or commercial district, all products, materials and equipment used in connection with the use shall be enclosed within a building or enclosed by a structural screen, fence, wall or planting sufficient to screen the storage area from view from the adjoining or adjacent district. Exceptions from these requirements may be granted only by a special use permit issued under the procedures in Section 17.56.030.

(Prior code § 29-13(2))

A.

Where access to a use or structure permitted herein will require a driveway or off-street parking, no more than two points of ingress or egress shall be permitted, unless a special use permit for additional points is granted. All points of ingress and egress shall be well-defined and located at least thirty (30) feet from any intersecting street corner. All such driveways shall have a minimum of twelve (12) feet and a maximum of thirty (30) feet in width for each traffic lane. Two or more property owners having an approved legal agreement describing their joint right to property access may jointly share a driveway or access road.

B.

Off-street parking and loading spaces shall be provided in accordance with the requirements for specific uses set forth in Chapter 17.60. All off-street parking spaces shall be set back a minimum of ten feet from the street right-of-way. Setbacks of less than ten feet may be allowed if a special use permit therefor is granted.

(Prior code § 29-13(3))

In addition to the specific requirements for the I-2 heavy industrial district, all height, area and lot size regulations and exceptions set forth in Chapter 17.52, as they apply to uses in the I-2 heavy industrial district, shall be observed.

A.

Height. The maximum height of buildings permitted shall be forty-five (45) feet and not over three stories.

B.

Area. No building or structure shall be erected or enlarged, unless the following yards are provided and maintained in connection with such building, structure or enlargement:

1.

Front Yard. Each lot upon which a building is constructed shall have a front yard of not less than thirty (30) feet.

2.

Side Yard. No side yards are required for uses allowed in the I-2 heavy industrial district, except that a side yard of twenty (20) feet shall be provided where such use abuts a residential district.

3.

Rear Yard. Each lot upon which a building is constructed shall have a rear yard of not less than twenty-five (25) feet.

C.

Lot Size. There are no minimum lot size or front lot line width requirements for uses allowed in the I-2 heavy industrial district.

D.

Percentage of Lot Coverage. There are no lot coverage requirements for uses allowed in the I-2 heavy industrial district.

(Prior code § 29-13(4))

The following noise and dust limitations shall apply to all activities within an I-2 heavy industrial district:

A.

Limitations on noise shall be as set forth in Section 8.20.180(C)(2) of this code.

B.

Limitations on dust shall be as set by the Missouri Department of Natural Resources or other state agency having jurisdiction, and the city shall not set requirements more limiting than those set by the state.

(Ord. No. 5069, § 1, 12-15-09)

Where industrial uses abut a residential district, an adequate buffer or screen shall be provided to visually screen the industrial use from the residential area. The buffer shall consist of a planting screen of suitable shrubbery maintained at a minimum height of eight feet and being a minimum of eight feet wide, or suitable fencing a minimum of eight feet in height.

(Prior code § 29-13(5))