(A)   General. In addition to the objectives outlined in § 1 (Purpose and Scope), the Industrial Zones are included in the Zoning Regulations to achieve the following purposes:

      (1)   To provide appropriately located areas for industrial uses and protect these areas from intrusion by dwellings and other inharmonious uses;

      (2)   To protect residential, commercial and nuisance-free, non-hazardous industrial uses from noise, odor, dust, smoke, truck traffic and other objectionable influences and from fire, explosion, radiation and other hazards incidental to certain industrial uses;

      (3)   To provide sufficient open space around industrial structures to protect them from hazard and to minimize the impact of industrial plants on nearby Residential or Commercial Zones; and

      (4)   To minimize traffic congestion and to avoid the overloading of utilities by restricting the construction of buildings of excessive size in relation to the amount of land around them.

   (B)   MP-20,000, Industrial Park Zone. This zone is intended for modern industrial and research developments and administrative facilities that can meet high performance and development standards.

   (C)   M-1-10,000, Light Industrial Zone. This zone is intended for light industrial and limited service commercial uses that can meet high performance standards, but that frequently do not meet site development standards appropriate to planned research and development of industrial parks.

   (D)   M-2-6,000, Heavy Industrial Zone. This zone is intended for heavy industrial uses in those areas of the town which are designated for general industrial uses on the Tusayan Area Plan.

(Ord. 2012-04, passed 12-5-2012)

   (A)   The following uses shall be permitted where the symbol “P” appears and shall be permitted uses, subject to a conditional use permit where the symbol “C” appears in the column beneath each zone designation.

   (B)   All uses not listed are prohibited. For uses similar to those listed, see § 20.1.

      (1)   Manufacturing uses.

 

      (2)   Wholesale and warehousing.

 

 

      (3)   Services.

 

 

 

      (4)   Public and semi-public uses.

 

 

      (5)   Agricultural and related uses.

 

 

      (6)   Accessory uses.

 

 

      (7)   Temporary uses.

 

 

      (8)   Other uses. Other uses as may be determined by resolution of the Planning and Zoning Commission to be consistent with the purposes outlined in § 12.0 and similar to and no more detrimental than existing permitted or conditional uses in any Industrial Zone. Such other uses shall meet the performance standards outlined in § 12.3.

(Ord. 2012-04, passed 12-5-2012)

   (A)   General. The following property development standards shall apply to all land and buildings permitted in their respective Industrial Zones; except that, any lot for which a bonafide deed was duly recorded in conformance with the zoning in effect prior to the date of adoption of this code, may be used as a building site. For access purposes, each building site shall have a minimum 30-foot wide easement or right-of-way. A turnaround with a minimum radius of 25 feet shall be provided at the end of each easement over 150 feet in length. No fences or other obstructions shall be placed in the easement area, except with written permission of all other property owners served by the easement. For any parcel of land created after 1-3-1995, an access road to the parcel must be provided prior to the delivery of any combustible building materials. Said access road must be constructed to an all weather standard.

   (B)   Special requirements. When any Industrial Zone abuts or is situated across the street from property in any Agricultural-Residential or Residential Zone, a minimum building setback of 50 feet shall be required from such Residential Zone; provided, however, that, the 20 feet of said setback nearest the street or zone boundary line shall be landscaped and the remainder may be used for off-street parking purposes as provided in § 15. A three-foot high wall or berm shall be constructed in back of the landscaped area along street setbacks; along all other lot lines adjacent to Residential Zones, a six-foot high wall as measured from the highest adjacent grade and screen landscaping shall be erected and maintained.

   (C)   General requirements. The following requirements are minimum unless otherwise noted.

 

 

 

(Ord. 2012-04, passed 12-5-2012)

   (A)   General. In all Industrial Zones, required front and street side yards shall be landscaped to a depth of not less than ten feet. Remaining front and street side yard areas or setbacks may be used for required off-street parking.

   (B)   Landscape maintenance. All required landscaping shall be permanently maintained in a neat and orderly condition.

   (C)   Enclosures. Trash receptacles enclosed with solid masonry walls and with gates shall be provided for each industrial use. Said receptacles shall be set back a minimum of 20 feet from any G, AR, RR, RS or RM Zone boundary and shall be maintained in a neat and sanitary condition in order to safeguard the health, safety and general welfare of adjacent properties, subject to the approval of the Town Manager or designee.

   (D)   Screening. All mechanical equipment, including heating and air conditioning units, and trash receptacle areas shall be completely screened from surrounding properties by use of a wall or fence or shall be enclosed within a building. Facilities for the operation of solar or other alternate energy systems may be exempted from this requirement, subject to the approval of the Town Manager or designee.

   (E)   Electrical disturbance, heat and cold, glare. No use, except a temporary construction operation, shall be permitted which creates changes in temperature or direct glare, detectable by the human senses without the aid of instruments, beyond the boundaries of the site. No use shall be permitted which creates electrical disturbances that affect the operation of any equipment beyond the boundaries of the site.

   (F)   Fire and explosion hazards. All storage of and activities involving inflammable and explosive materials shall be provided with adequate safety and fire fighting devices to the specifications of the Tusayan Fire District. All incineration is prohibited.

   (G)   Odor. No use shall be permitted which creates annoying odor in such quantities as to be readily detectable beyond the boundaries of the site.

   (H)   Radioactivity. In all Industrial Zones, the use of radioactive materials shall be limited to measuring, gauging and calibration devices.

   (I)   Vibration. No use except a temporary construction operation shall be permitted which generates inherent and recurrent ground vibration perceptible, without instruments, at the boundary of the lot in which the use is located.

   (J)   Fencing. Outdoor storage areas shall be entirely fenced with a material not less than six feet in height. Those areas visible from a public street shall be adequately screened by masonry walls or a substitute acceptable to the Town Manager or designee.

   (K)   Noise. Noise shall not be generated by any use to the point of disturbing the peace, quiet and comfort of neighboring residences or businesses.

   (L)   Hazardous and non-hazardous waste materials. No hazardous material shall be disposed on the premises. All such materials shall be transported to a landfill site officially designated by the state for hazardous materials disposal. Only non-hazardous materials produced on the premises may be disposed of on the premises; provided that, such disposal be contained in a manner so as to prevent entry of such materials into the surface water system.

   (M)   Solid waste disposal. All solid waste generated by an industrial use which is not disposed on-site shall be transported to a county landfill site for proper disposition.

   (N)   Solar and alternate energy systems. Apparatus needed for the operation of active or passive solar energy systems or other alternate energy systems, including, but not limited to, overhangs, movable insulating walls and roofs, attached or detached solar collectors, reflectors and piping may be permitted for any use, subject to the approval and specifications of the Town Manager or designee.

   (O)   Lighting.

      (1)   All outdoor lighting and aerial mounted floodlighting shall be shielded from above in such a manner that the bottom edge of the shield shall be below the light source.

      (2)   All lighting sources shall be aimed or shielded so that the direct illumination shall be confined to the property boundaries of the light source.

      (3)   The operation of searchlights or similar lighting sources for advertising, display or any other commercial purpose is prohibited.

      (4)   Ground-mounted floodlighting or light projection above the horizontal plane is prohibited between midnight and sunrise.

   (P)   Conformance testing. Whenever there is a question of conformance with the performance standards of this section, the Town Manager or designee shall require the property owner or operator to engage the services of a certified testing firm. Copies of all such tests shall be furnished to the Town Manager or designee.

   (Q)   Permit. A building permit, as required by the Building Code, shall be obtained prior to the construction, reconstruction, alteration or change in use of any building or other structure.

   (R)   Outdoor storage. The outdoor storage of any items, including, but not limited to, items for sale, unlicensed and/or inoperable vehicles, travel trailers, boats or secondhand materials is prohibited, unless a conditional use permit is approved by the Planning and Zoning Commission for said outdoor storage.

(Ord. 2012-04, passed 12-5-2012)

   No sign or outdoor advertising structure shall be permitted in any Industrial Zone, except as provided in § 16.

(Ord. 2012-04, passed 12-5-2012)

   (A)   In any Industrial Zone, accessory structures shall not be located in front of the main building.

   (B)   In any Industrial Zone, accessory structures shall meet all of the setback requirements for main buildings.

   (C)   In any Industrial Zone, architectural features, canopies, eaves or stairways may project not more than one-half the width of the required setback. Greater projections may be permitted when it is demonstrated that such additional projections are needed for solar or alternate energy purposes, subject to the approval of the Town Manager or designee.

   (D)   In any Industrial Zone, accessory structures used for the selling of agricultural products shall be subject to the review and approval of the Town Manager or designee.

   (E)   Metal storage containers may be permitted; refer to § 14.7.

(Ord. 2012-04, passed 12-5-2012)

   (A)   In any required front or street side yard area, an opaque or solid wall or fence shall not exceed three feet in height. Non-opaque fences, which are at least 50% transparent, may be established in any required front or street side yard area to a maximum height of six feet.

   (B)   A wall or solid fence not more than six feet in height, as measured from the highest adjacent grade, may be maintained along the interior side or rear lot lines; provided that, such wall or fence does not extend into a required front or street side yard. Extensions of walls or solid fences into required front or street side yards may not exceed three feet in height. Stacking firewood along a property line shall be considered a wall or fence and must meet height limits.

   (C)   Walls or fences exceeding six feet in height may be permitted only through the variance procedure set forth in § 20 and subject to the granting of a building permit.

   (D)   A wall or fence adjacent to a driveway providing vehicular access to an abutting lot shall not exceed three feet in height within 15 feet of the intersection of said driveway and the street right-of-way.

   (E)   The provisions of this section shall not apply to a wall or fence required by any law or regulation of the state or any agency thereof.

   (F)   Barbed wire, electrical fences, broken glass or other similar hazardous objects on top of walls and fences in Industrial Zones may be permitted, subject to the approval of the Town Manager or designee.

   (G)   Tires may not be used to construct walls, unless they are fully encapsulated so as to prevent the accumulation of water inside the tires, and subject to the granting of a building permit.

(Ord. 2012-04, passed 12-5-2012)