This chapter establishes the Heavy Industrial (HI) Zoning District, the purpose of which is to provide adequate, appropriate area for industrial uses that have a significant nuisance potential. See Land Use Categories section of the comprehensive plan for further clarification of the intent of this zoning district. (Ord. 2019-01, 1-14-2019)

Due to the potential nuisances and hazards associated with heavy industrial uses, certain uses implemented in the HI Zoning District shall require a special use permit. The permitted uses in this zoning district shall be:

   Any use permitted in the Agricultural Zone.

   Accessory uses and structures customarily associated with the uses permitted in the HI Zoning District.

   Manufacturing, processing or energy generation facilities that do not:

   A.   Require movement of a product, byproduct or raw materials to or from a site by highway transportation other than via a State or Federal highway.

   B.   Produce airborne or waterborne pollutants that exceed the limits established by State or Federal law and possess any necessary permits required by law.

   C.   Produce external environmental effects such as noise, light (more clearly expressed - these are examples) beyond those impacts traditionally resulting from the operation of light manufacturing uses conducted within enclosed facilities.

The repair, remodeling, and expansion, but not change of use, except to a use with less external impact, of existing uses. (Ord. 2019-01, 1-14-2019)

Any industrial use meeting the following criteria:

   Industrial uses not otherwise permitted outright. (Ord. 2019-01, 1-14-2019)

All uses not permitted by section 10-5-2 or 10-5-3 of this chapter shall be prohibited. (Ord. 2019-01, 1-14-2019)

Note that the performance standards of subsections 10-5-6A3 and B of this chapter affect the placement of buildings. (Ord. 2019-01, 1-14-2019)

   A.   Specific To The HI Zoning District:

      1.   Impact On Existing Residential Areas: Sites that are within two thousand six hundred forty feet (2,640') of an existing residential area should not be added to the HI Zoning District. Exception: The PZC may waive this requirement for sites where the landscape provides an effective separation of less than two thousand six hundred forty feet (2,640').

      2.   Signs: See appendix A, section 10-17-1 of this title, for sign standards for the HI Zoning District.

      3.   Landscaped Buffers: See subsection 10-13-5D of this title for buffering standards for the HI Zoning District.

      4.   Surface Mines: The expansion or establishment of a surface mine shall be in compliance with the "Rules and Regulations Governing Exploration and Surface Mining Operations in Idaho", promulgated by the State Board of Land Commissioners.

      5.   Confined Feeding Operations: The expansion or establishment of a confined feeding operation shall be in compliance with the "Idaho Waste Management Guidelines for Confined Feeding Operations", published by the Idaho Department of Health and Welfare, Division of Environmental Quality.

      6.   Land Application Of Wastewater: The expansion or establishment of a field for the application of wastewater shall be in compliance with the "Guidelines for Land Application of Municipal and Industrial Wastewater", published by the Idaho Department of Health and Welfare, Division of Environmental Quality.

      7.   Existing Residences In Restricted Areas: Existing residences located within specified restricted areas (for hazards or nuisances) may be destroyed and replaced but no new residences will receive permits to build in these areas.

   B.   Countywide: All developments in the HI Zoning District are subject to the Countywide performance standards of this title, as applicable. (Ord. 2019-01, 1-14-2019)