Wright City City Zoning Code
ARTICLE V
Industrial District Regulations
Section 405.480 General.
[R.O. 1992 § 435.010; Ord. No. 228 § 706.1, 5-10-1990]
The industrial districts are established for the production of marketable commodities by manufacture or other operations which, due to their characteristics, generate waste materials and can create nuisances thereby requiring controls for the health and safety of City inhabitants.
Section 405.490 Classifications, Industrial.
Section 405.500 Permitted Land Uses And Developments, All Industrial Classifications.
[R.O. 1992 § 435.030; Ord. No. 228 § 706.3, 5-10-1990]
A.
Listed herein are the permitted land uses and development classifications within the "M-1" and "M-2" Industrial Districts:
1.
Warehousing or wholesaling of manufactured goods, except of live animals, explosives or flammable gases or liquids.
2.
All public utility facilities.
3.
Research laboratories and facilities.
4.
Police, fire and postal stations.
5.
Business, directional, information and advertising signs.
6.
Truck, bus, rail and water-craft terminals.
7.
Railroad switching yards.
8.
Incinerators.
9.
Gymnasiums, indoor swimming pools, indoor public or private handball and racquetball courts, and indoor and unlighted outdoor public or private tennis courts.
10.
Portable storage containers and temporary storage units, subject to the temporary use permit procedures of Section 400.050(A)(3)(f) and conditions of Section 405.100(A)(1)(b)(18).
[Ord. No. 910, 4-27-2017]
Section 405.510 Conditional Land Use And Development By Permit.
[R.O. 1992 § 435.040; Ord. No. 228 § 706.4, 5-10-1990; Ord. No. 589 § I, 7-13-2006]
A.
Listed herein are the conditional land uses and developments allowed by permit within the "M-1" and "M-2" Industrial Districts.
1.
Airports, landing strips and heliports.
2.
Filling stations.
3.
Radio, television and communication transmitting or relay towers and facilities.
4.
Restaurants.
5.
Warehousing, storage or wholesaling of live animals, explosives or flammable gases and liquids.
6.
Sewage treatment facilities.
7.
Sexually oriented businesses.
8.
Food trucks.
[Ord. No. 812 § IV 12-12-2013]
9.
Repair facility.
[Ord. No. 872 § IV, 2-11-2016]
10.
Open storage of shipping containers as an accessory use to the principal use of the property and used in the normal course of business, subject to the conditional use permit procedures of Section 400.050(A)(3)(c) and subject to Sections 405.520 and 405.540. Nothing contained herein shall be construed as authorizing the use of shipping containers as temporary or long-term storage units.
[Ord. No. 910, 4-27-2017]
11.
Indoor firing range, subject to the conditional use permit procedures of Section 400.050(A)(3)(c) and Section 405.100(A)(1)(b)(19).
[Ord. No. 910, 4-27-2017]
Section 405.520 Height Limitations For Structures, All Industrial Classifications.
[R.O. 1992 § 435.050; Ord. No. 228 § 706.5, 5-10-1990]
Unless otherwise restricted by regulations specified elsewhere in this Chapter, the total height of any structure shall not exceed fifty (50) feet above the average finished ground elevation at the perimeter of such structure.
Section 405.530 Performance Standards And Accessory Buildings, All Industrial Classifications.
[R.O. 1992 § 435.060; Ord. No. 228 § 706.6, 5-10-1990; Ord. No. 827 § IV, 5-22-2014]
See Section 405.100, Supplemental Regulations, within this Title.
Section 405.540 Lot Area, Open Area And Yard Requirements, All Industrial Classifications.
[R.O. 1992 § 435.070; Ord. No. 228 § 706.7, 5-10-1990]
A.
Listed herein are the performance standards for all industrial classifications within this district.
1.
These districts shall have no minimum lot area requirements.
2.
No structure, other than a permitted directional or information sign, or boundary walls or fences, greater than six (6) feet in height, shall be erected within thirty (30) feet of any roadway right-of-way line. However, structures related to water transportation may be extended to the boundary of a "FP" Flood Plain District.
3.
Any structure exceeding thirty (30) feet in height and adjoining property in any residential district shall be set back from such district line an additional distance of one (1) foot for each two (2) feet in height above thirty (30) feet.
4.
Whenever any industrial district or parking lot or area is established to abut the side or rear line of a lot in a residential district, an opaque fence, wall or rear line of a hedge not less than five (5) feet and not more than six (6) feet in height shall be constructed and maintained in good condition to provide visual screening from adjacent properties.
B.
Open storage of shipping containers as provided in Section 405.510(A)(10) shall be subject to the height, bulk, and setback requirements of this Chapter. shipping containers may be securely stacked in a structurally sound fashion if approved by conditional use permit by the Board after recommendation by the Planning and Zoning Commission.[1]
[Ord. No. 910, 4-27-2017]
[1]
Editor's Note: R.O. 1992 § 435.080, Off-Street Parking and Loading Requirements, All Industrial Classifications, enacted 5-10-1990 by Ord. No. 228 § 706.8, as amended, which immediately followed this Section, was repealed 4-23-2015 by Ord. No. 852 § XIV.
Section 405.550 Sign Regulations, All Industrial Classifications.
[R.O. 1992 § 435.090; Ord. No. 228 § 706.9, 5-10-1990; Ord. No. 357 § II, 3-25-1999]
A.
Listed herein are the sign regulations for all classifications within the industrial districts (all classifications):
1.
Each business may have one (1) attached business sign or marquee sign whose outline area shall not exceed ten percent (10%) of the wall area fronting a public street or main parking area.
2.
Each building or land use located on a separate lot may have one (1) freestanding sign for each street the lot fronts, and no freestanding sign shall exceed fifty (50) square feet in outline area or extend more than thirty (30) feet above the elevation of the adjacent street or the average finished ground elevation along the side of the building facing the street, whichever is highest.
3.
Business signs attached to buildings shall not project more than eighteen (18) inches horizontally and shall not project above the roof more than five (5) feet.
4.
Advertising signs shall not exceed six hundred (600) square feet in outline area.
5.
Advertising signs shall not be located closer than one hundred (100) feet to any other advertising sign or building to which an advertising sign is attached, nor closer than fifty (50) feet to any property zoned park and scenic, agricultural or residential. A group of not more than three (3) advertising signs shall be permitted on one (1) structure except where a structure is located perpendicular to the street right-of-way, two (2) sign facings shall be permitted in each direction.
6.
Information signs shall not exceed sixteen (16) square feet in outline area per facing.
7.
Directional signs shall not exceed ten (10) square feet in outline area per facing.
8.
No outdoor advertising signs shall be located closer than the setback established for the primary structure on any lot.
9.
Signs shall only be illuminated by non-intermittent light sources, and lighting arrangements shall be arranged so no illumination source casts light on any public right-of-way or on property in any residential district.
10.
No sign shall impair visibility of any other sign in this district.
11.
No sign shall be located on or over a public right-of-way without approval of the Zoning Enforcement Officer.
Section 405.560 "M-1" Industrial Districts.
[R.O. 1992 § 435.100; Ord. No. 228 § 706.10, 5-10-1990; Ord. No. 312 § I, 3-14-1996; Ord. No. 768 § I, 7-26-2012]
A.
Every lot, tract, parcel or building site in this type of district shall be subject to the following regulations and to all general provisions contained herein:
1.
Intent. To provide areas encompassing a satisfactory correlation of factors such as adequate transportation facilities, accessibility to dwelling areas, efficient land assembly, adequate topographic conditions and adequate provision of public utility facilities required by industry to establish economic production and distribution of goods manufactured in the community while promoting a favorable position in regional and national competition.
2.
Additional Permitted Uses And Developments.
3.
Additional Land Uses And Developments By Permit. Manufacturing of explosives and flammable gases and liquids.
4.
Additional Height Limitations For Structures. None.
5.
Additional Lot Area, Open Area And Yard Requirements.
7.
Additional Sign Regulations. None.
Section 405.570 "M-2" Heavy Industrial Districts.
[R.O. 1992 § 435.110; Ord. No. 228 § 706.11, 5-10-1990; Ord. No. 312 § I, 3-14-1996; Ord. No. 968, 5-23-2019; Ord. No. 977, 10-10-2019; Ord. No. 1048, 9-28-2023]
A.
Every lot, tract, parcel or building site in this type of district shall be subject to the following regulations and to all general provisions contained herein:
1.
Intent. To provide areas encompassing a satisfactory correlation of such factors as adequate transportation facilities, accessibility to dwelling areas, relatively efficient land assembly, adequate topographic conditions and adequate provision of public utility facilities required by industry while promoting a favorable position in regional and national competition. Such areas also may contain certain mineral and other natural resources and may be located and operated in such a manner that the extraction, processing or both of basic or raw materials may be conducted to avoid conflict or hazard in the general community and to protect and preserve the public health, safety and general welfare.
2.
3.
Additional conditional land use and development permit.
a.
Animal slaughtering, meat packing or rendering.
b.
Sulphur, cement or rubber reclamation plants.
c.
Steel mills, foundries or smelters.
d.
Manufacturing, processing and fabrication of flammable gases and liquids and explosives.
e.
Public and private offices and office buildings, providing that they constitute fifty percent (50%) or more of the gross floor space of the building or fifty percent (50%) or more of the gross enclosed cubic area of the building, whichever is greater.
f.
Quarries.
g.
Medical marijuana cultivation facilities.
h.
Medical marijuana-infused products manufacturing facilities.
i.
Medical marijuana testing facilities.
j.
Medical marijuana transportation facilities.
k.
Industrial hemp cultivation (indoor cultivation facility, only).
l.
Outdoor storage rental facility.
4.
Additional lot area, open area and yard requirements.
5.
Conditions for medical marijuana uses in "M-2" Industrial Districts.
a.
Medical Marijuana Cultivation Facilities, Medical Marijuana-Infused Products Manufacturing Facilities, Medical Marijuana Testing Facilities, and Medical Marijuana Transportation Facilities (hereinafter referred to in this Section as "industrial medical marijuana uses"). No building or area of land shall be constructed, altered or used for industrial medical marijuana uses without complying and remaining in compliance with the following standards:
b.
State License Required. All industrial medical marijuana uses must have the appropriate license and any other required authorization to operate from the Missouri Department of Health and Senior Services to operate in the City. Applicant may seek zoning approval upon showing of a submitted application for a State license, but no final approval shall be given until such State-issued license has been obtained and satisfactory proof of such licensure has been provided to the City. Continued operation in the City shall always require such licensure to remain valid.
c.
No Outdoor Operations Or Storage. All operations and all storage of materials, products, or equipment shall be within a fully secured area inside the building structure meeting the requirements of Section 405.100(A)(1)(b)(3) of these zoning regulations, and approved through the site plan review procedures.
d.
Odor Control And Nuisance. All facilities must have an odor control system that is at least as stringent as that which is required by State regulations and shall at all times operate in compliance with Chapter 215, Nuisances, of the City Code.
e.
On-site Usage Prohibited. No marijuana may be smoked, ingested, or otherwise consumed or administered on the premises of any industrial medical marijuana uses except, in a medical marijuana testing facility when being administered for testing purposes authorized by the State of Missouri Department of Health and Senior Services.
f.
Hours Of Operation. All industrial medical marijuana uses shall be closed to the public between the hours of 10:00 P.M. and 8:00 A.M. No persons not employed by the business shall be on the premises at any time without being approved entry, logged in by building security personnel and obtaining and displaying a visitor pass.
g.
Display Of Licenses Required. All medical marijuana uses shall display their license issued by the State of Missouri and any and all licenses issued by the City in a prominent place in plain view near the front entrance of the facility as required by State regulations.
h.
Security. All Industrial medical marijuana uses shall be secured and closed to the public between the hours listed in this subsection and no persons not employed by the facility may be present in such facility at any time closed to the public. Every industrial medical marijuana use shall have and maintain security systems, equipment, and procedures at least as stringent as those which are required by State regulations.
i.
Site Plan Review Required. Industrial medical marijuana uses shall be subject to the site plan application requirements of Sections 405.110(B) and all applicable supplemental regulations contained in Section 405.100 and any other applicable development requirements, including in Chapter 410.
j.
Accreditation, Standards, and Procedures — Testing Facilities. Every medical marijuana testing facility shall, at all times, maintain in good standing their accreditation as required by State regulations, and utilize standards and procedures for personnel and testing medical marijuana in all forms which are at least as stringent as those which are required by State regulations.
k.
Medical Marijuana Cultivation Facilities. All cultivation at medical marijuana cultivation facilities shall be undertaken indoors in an enclose and secured cultivation area equipped with security devices.
l.
Additional Requirements. All medical marijuana cultivation facilities, medical marijuana-infused products manufacturing facilities, medical marijuana testing facilities, and medical marijuana transportation facilities shall comply with all provisions of the Zoning Ordinance of the City of Wright City, all provisions of Article XIV, Section 1, of the Missouri Constitution, as well as any and all rules and regulations promulgated by the Department of Health and Senior Services for the State of Missouri regulating medical marijuana, including, but not limited to, provisions relating to security, lighting, parking, record maintenance and retention, and patient verification requirements.
6.
Conditions For Industrial Hemp Cultivation Uses In "M-1" and "M-2" Industrial Districts. No building or area of land shall be constructed, altered, or used for industrial hemp cultivation without complying with the following standards:
a.
State Authorization Required. No person, business, or legal entity shall engage in the cultivation of industrial hemp, viable or non-viable, including the associated sale of any hemp extract, agricultural hemp propagule and seed, without having received the appropriate authorization to do so in the form of either an industrial hemp registration and/or agricultural hemp propagule and seed permit, or both, depending upon the nature of the business, from the Missouri Department of Agriculture or Missouri Department of Health and Senior Services. Such authorization must be provided to the City prior to the City's granting of any final zoning approval. Once the business is operating, such registration and/or permit shall be prominently displayed in plain view near the front of the facility. Continued operation in the City shall always require such registration and/or permit to remain valid.
b.
Separate Registration Required. Each individual parcel of ground or industrial hemp indoor cultivation facility with a separate legal description shall be required to obtain a separate registration unless the parcels are contiguous and owned by the same person of record.
c.
Indoor Only. All industrial hemp cultivation within the City must be contained entirely within an indoor cultivation facility, and such facility must be located within the "M-2" Heavy Industrial District.
d.
Destruction Of Product Required, When. Any facility engaged in industrial hemp cultivation must destroy any viable or non-viable industrial hemp and hemp extract produced without a valid registration as required by the Missouri Department of Agriculture.
e.
Product Standards.
(1)
Any producer engaged in industrial hemp cultivation shall ensure that all hemp extract, agricultural hemp propagules, and agricultural hemp seed comply with any standards established by the Missouri Department of Agriculture, Missouri Department of Health and Senior Services, State statute, and Federal law.
(2)
Any producer engaged in industrial hemp cultivation shall ensure that all publicly marketable product produced contains no material with a delta -9 tetrahydrocannabinol concentration exceeding three-tenths of one percent (0.3%) on a dry weight basis, and shall submit such product for testing as required by the Missouri Department of Agriculture.
f.
Site Plan Review Required. Any facility engaged in industrial hemp cultivation shall be subject to the site plan application requirements of Section 405.110(B), all applicable supplemental regulations contained in Section 405.100, and any other applicable development requirements included in Chapter 410.
g.
Odor Control System Required. Facilities engaged in industrial hemp cultivation must develop, implement, and maintain an odor control plan, which shall address odor mitigation practices, including, but not limited to, engineering controls, such as system design and operational processes, which shall be reviewed and certified by a professional engineer or a certified industrial hygienist as sufficient to effectively mitigate odors for all odor sources.
h.
Pesticides And Agricultural Chemicals. No producer engaged in industrial hemp cultivation may use or apply pesticides or agricultural chemicals in the growing or handling of viable or non-viable industrial hemp except as approved by State and Federal law.
i.
Industrial Hemp Plant Monitoring System Required. Every producer engaged in industrial hemp cultivation and/or person or legal entity holding a permit for the sale of agricultural hemp propagules and seed shall have and maintain an industrial hemp plant monitoring system and shall keep industrial hemp crop and agricultural hemp propagule and seed records as required by the Missouri Department of Agriculture.
j.
Additional Requirements. All producers engaged in industrial hemp cultivation shall comply with all provisions of the Zoning Ordinance of the City of Wright City, all regulations of the Missouri Department of Agriculture, Missouri Department of Health and Senior Services, all State statutes, and Federal laws regarding industrial hemp crop, including the cultivation, harvest, processing, and distribution thereof.
7.
Conditions for Outdoor Storage Rental Facilities in "M-2" Industrial Districts.
a.
The following detailed standards must be satisfied before a conditional use permit may be granted for properties used for outdoor storage rental facilities:
(1)
Screening. Except as provided below, all outdoor storage rental areas shall be completely enclosed by any combination of buildings, walls, and fencing. Such walls and fencing shall be six (6) feet in height, or such other height as the Planning and Zoning Commission and Board of Aldermen determine necessary to completely screen all stored vehicles from view from all adjacent properties and street rights-of-way.
(2)
Buffer Strip. Outdoor storage rental facilities shall provide and maintain a not less than ten (10) foot wide landscaped buffer strip on the outside of walled or fenced outdoor storage areas along all property borders abutting a public street right-of-way or residentially zoned or used property. Said landscape strip shall be planted with sod or similar turf grass and shall contain trees and shrubs. A landscape legend shall be included on all plans, providing quantity, size, and type of landscaping applicable to these standards. Perimeter landscaping shall also be provided in other areas where a buffer strip is not required.
(3)
Setbacks. In no case shall any part of the parking area for rentals (including the fencing/walls) be located within thirty (30) feet of any public roadway right-of-way line; within twenty-five (25) feet of any side property line; or within twenty-five (25) feet of a rear property line. When areas of the lot paved for rental of outdoor storage use abut residential zoned or used property, they shall not be located closer than within thirty-five (35) feet of such residentially zoned or used property.
(4)
Greenspace Kept Clear. The outdoor storage of vehicles shall not be permitted in permanently protected green areas, required landscaped areas, or required buffer strips.
(5)
Surface Material. Areas used for standing, parking, storage and maneuvering of vehicles, trailers, recreational vehicles, including access points to public or private streets, shall have Portland concrete or asphaltic concrete surfaces constructed and maintained adequately for all-weather use and be so drained as to avoid flow of water across sidewalks. All driveways and access points to public or private streets shall be paved. Use of permeable pavement as a surface material is permitted subject to site plan review and approval, with soil type and base preparations as reviewed and approved by the City.
(6)
Striped Parking Areas. Unless otherwise approved by Board of Aldermen, each of the parking spaces for the vehicles to be stored shall be striped and such striping maintained per the approved site plan.
(7)
Stormwater. Outdoor storage space rental facility parking areas shall be located, surfaced, and graded in a manner which does not impair the quality of surface or stormwater and shall meet the stormwater requirements of the City including Section 410.105 of the Wright City Code.
(8)
Security. Every outdoor storage space rental facility shall have controlled access and shall maintain security systems, equipment, and procedures to protect the stored property.
(9)
No Highway Frontage. No outdoor storage space rental facility shall be located to be the only nearest lot to or have frontage on Interstate 70 (including outer roads).
(10)
Maintenance Of Outdoor Storage Space Rental Facilities. Any persons operating or owning an outdoor storage space rental facility shall keep the area free, as may be practical, of dust, loose particles, trash, debris, and broken glass. All signs, markers, striping or any other methods used to indicate direction of traffic movement and location of parking spaces shall be maintained in a neat and legible condition. Likewise any fencing, screening, landscaping, including trees and shrubbery, as well as surfacing and curbing of the parking, surface, shall be maintained in good condition throughout its use for parking purposes, and the Board of Aldermen shall have the authority to prohibit the use of the area for parking purposes unless and until proper maintenance, repair or rehabilitation is completed, including the replacement of any landscaping material which may die from time to time, or the failure of the landscape irrigation or surface drainage system within the parking surface to be properly maintained.
(11)
Site Plan Required. A site plan meeting at a minimum the requirements of this Section and Section 405.110(B) shall be submitted along with the application for a conditional use permit. The site plan shall be approved as part of the conditional use permit.