The primary purpose of the M-2 general industrial district is to establish an area where the principal use of land is for commercial and industrial operations which may create some nuisances that are not properly associated with nor particularly compatible with residential, institutional and neighborhood commercial service establishments. The specific intent of this district is to:

(1)

Encourage the construction of and the continued use of the land for commercial and industrial purposes.

(2)

Prohibit residential and neighborhood commercial use of the land and prohibit any other use which would substantially interfere with the development, continuation or expansion of commercial and industrial uses in the district.

(3)

Encourage the discontinuance of existing uses that would not be permitted as new uses under the provisions of this article.

(Code 1988, § 17-231)

In the M-2 general industrial district, buildings to be erected or land to be used shall be for one or more of the following uses:

(1)

Truck terminals.

(2)

Automobile assembling, painting, upholstering, repairing, rebuilding, reconditioning, body and fender work, truck repairing or overhauling, tire retreading or recapping.

(3)

Blacksmith shops, welding or machine shops.

(4)

Building material sales yards and plumbing supplies storage.

(5)

Contractors' equipment storage yard or plant or rental of equipment commonly used by contractors.

(6)

Petroleum storage.

(7)

Sawmills and planing mills.

(8)

Brick manufacture.

(9)

Boiler shops.

(10)

Meat, poultry and fish processing.

(11)

Public utilities.

(12)

Conservation areas.

(13)

Game preserves.

(14)

Accessory uses.

(15)

General advertising signs.

(16)

Location signs.

(17)

Concrete products or central mixing and proportioning plants.

(18)

Agriculture. Notwithstanding any other provision of this article, only accessory structures may be erected for the use of agriculture in an M-2 district; site plan review is not required on land used exclusively for agricultural pursuits.

(19)

Vehicle impound facility.

(20)

All M-1 permitted uses.

(Code 1988, § 17-232; Ord. No. O-09-11, 11-12-2009; Ord. No. O-13-14, § 1, 8-13-2013; Ord. No. O-14-16, § 1, 7-22-2014; Ord. No. O-20-18, § 4, 8-11-2020; Ord. No. O-20-26, § 1, 12-16-2020)

The following uses are permitted by special exception in the M-2 general industrial district:

(1)

Sanitary landfill in accordance with the requirements of section 90-1033.

(2)

Tree stump landfills. Stumps and other natural vegetation may be buried in designated areas, provided:

a.

A surveyed plat of the landfilling site so designated is recorded in the clerk of the circuit court's office;

b.

All county erosion control and reclamation ordinances are adhered to; and

c.

Such other conditions as required by the board of supervisors that are deemed appropriate.

(3)

Dredged material disposal site.

(4)

Public utility generating station, transmission station, transmission line and tower other than normal distribution facilities, pipe, meter, railroad, water and sewerage installation, compressor station, measurement station, regulation station.

(5)

Tier 2 battery energy storage system, in accordance with section 90-1042.

(Code 1988, § 17-233; Ord. No. O-17-04, § 1, 4-25-2017; Ord. No. O-22-13, § 3, 5-10-2022; Ord. No. O-25-12, § 5, 8-12-2025)

(1)

Animal boarding place, private.

(Ord. No. O-12-37, § 1, 11-27-2012)

(a)

Before a building permit shall be issued or construction commenced on any permitted use in an M-2 general industrial district or a permit issued for a new use, the plans, in sufficient detail to show the operations and processes, shall be submitted to the zoning administrator for study. The administrator shall, together with his written recommendation, refer these plans to the planning commission for its recommendation. Modifications of the plans may be required.

(b)

Permitted uses shall be conducted wholly within a completely enclosed building or within an area enclosed on all sides by a solid masonry wall, a uniformly painted solid board fence or an evergreen hedge six feet in height. Public utilities and signs requiring natural air circulation, unobstructed view or other technical considerations necessary for proper operation shall be exempt from this subsection. This exception does not include storing of any materials.

(c)

Landscaping may be required within any established or required front setback area. The plans and execution shall take into consideration traffic hazards. Landscaping may be permitted up to a height of three feet and to within 50 feet from the corner of any intersecting streets.

(d)

Sufficient area shall be provided to adequately screen permitted uses from adjacent business and residential districts and for offstreet parking of vehicles incidental to the industry, its employees and clients.

(e)

Automobile graveyards and junkyards in existence on July 1, 1965, are to be considered as nonconforming uses. They shall completely screen, on any side open to view from a public road, the operation or use by a masonry wall, a uniformly painted solid board fence or an evergreen hedge six feet in height.

(f)

The administrator shall act on any application received within 30 days after receiving the application. If formal notice in writing is given to the applicant, the time for action may be extended for a 30-day period. Failure on the part of the administrator to act on the application within the established time limit shall be deemed to constitute approval of the application.

(Code 1988, § 17-234)

For permitted uses in an M-2 general industrial district utilizing individual sewage disposal systems, the required area for any such use shall be approved by the health officer. The administrator may require a greater area if considered necessary by the health officer.

(Code 1988, § 17-235)

Buildings in an M-2 general industrial district shall be located ten feet or more from any street right-of-way which is 50 feet or greater in width or 35 feet or more from the centerline of any street right-of-way less than 50 feet in width. Signs advertising the sale or rental of premises may be erected up to the property line. This shall be known as the setback line.

(Code 1988, § 17-236)

(a)

For permitted uses in an M-2 general industrial district, the minimum side yard adjoining or adjacent to a residential or agricultural district shall be ten feet. The side yard on a corner lot shall be 20 feet or more.

(b)

Offstreet parking shall be in accordance with the provisions contained in this chapter.

(Code 1988, § 17-237)

Buildings in an M-2 general industrial district may be erected up to a height of 60 feet. For buildings over 60 feet in height, approval shall be obtained form the administrator. Chimneys, flues, cooling towers, flagpoles, radio or communication towers or their accessory facilities not normally occupied by workers are excluded from this limitation. Parapet walls are permitted up to four feet above the limited height of the building on which the walls rest.

(Code 1988, § 17-238)

Buildings or groups of buildings with their accessory buildings in an M-2 general industrial district may cover up to 70 percent of the area of the lot.

(Code 1988, § 17-239)

(a)

In the M-2 general industrial district, accessory uses and structures are permitted as defined. No accessory structure may be closer than five feet to any property line.

(b)

The following are considered accessory uses within the M-2 general industrial district, but are subject to the noted provisions:

(1)

Roof- or ground-mounted small solar energy facility or large-scale solar energy facility as defined by section 90-1, provided that the solar facility only generates energy for that structure.

(Ord. No. O-17-04, § 1, 4-25-2017)