(A) Intention of district. The Heavy Industrial District is intended for those heavy industrial uses that are typically characterized by objectionable factors which are exceedingly difficult to eliminate. These industries are therefore buffered by efficient areas that minimize any adverse effects and wherever practical this district is removed as far as possible from residential areas buffered by intervening minor industrial districts.
(B) Permitted uses. No building structure or premises shall be used, arranged or designed to be used except as one or more of the following uses:
(1) Any use permitted in the M1 District (with the exception of day care centers and churches);
(2) Creosote manufacturing and treatment of petroleum products;
(3) Foundry, smelting operations, metal forging, fabricating, rolling and stamping operations;
(4) Boiler manufacturing, structural steel fabricating, general manufacturing assembly plants;
(5) Railroad equipment manufacturing, repair and service yards;
(6) Manufacturing of soaps, pharmaceutical paper products, manufacturing of malt products, brewing distillation of liquor and spirits, poultry hatchery, stone works and stone cutting, thermal, electric and steam power plants;
(7) Concrete mixing, production of concrete blocks and shapes, cinder blocks and other similar building materials manufactured;
(8) Mining, extraction, washing and processing of sand, gravel and other minerals;
(9) Manufacture and assembly of glass, plastic and rubber products and implements;
(10) Manufacture of colors, dye, paint and other coatings, and tar products;
(11) Other uses comparable and compatible to those set forth in this section; and/or
(12) Municipal solid waste landfill (non-hazardous) as defined by 329 I.A.C. 10-2-116, as the same may be amended from time to time.
(D) Lot size. The minimum lot size shall be as follows:
(1) Area: 40,000 square feet; and
(2) Frontage: 200 feet.
(E) Setback lines. The minimum setback lines shall be as follows.
(1) Front: The front yard setback shall be determined, with reference to the United States Department of Transportation Functional Roadway Classification System, in the manner provided as follows.
(a) For lots located on a major collector, the front setback shall be a distance of 70 feet from the center of the paved roadway.
(b) For lots located on interstates, expressways or other principal arterials, the front setback shall be a distance of 60 feet from the right-of-way.
(c) For lots located on a minor collector, the front setback shall be 70 feet from the center of the paved roadway.
(d) For local or minor streets, the front setback shall be 50 feet from the center of the paved roadway.
(2) Side and rear: no limits when a lot line abuts other business or industrial district lot lines.
(3) Special requirements/proximity to residential districts: in any instance where a front, side or rear industrial lot line faces any agricultural or residential district on the opposite side of the street or abuts any agricultural or residential district, the minimum required setback distance shall be 500 feet from the front, side and rear. These setback distances shall be used only for driveways and parking and shall be landscaped with opaque fencing and natural buffer material, i.e., trees, shrubs and similar natural material.
(4) The provisions of divisions (E)(1), (E)(2) and (E)(3) above shall not be applicable to a municipal solid waste landfill (non-hazardous) as defined by 329 I.A.C. 10-2-116, as the same may be amended from time to time, but rather that the minimum setback requirements for such use shall be:
(a) For a new use or facility, in accordance with the minimum requirements of 329 I.A.C. 10-16-11, as the same may be amended from time to time; and
(b) For the lateral expansion of an existing facility or use, regardless of whether or not it is on land previously under the ownership of the existing facility or use, in accordance with the minimum requirements of 329 I.A.C. 10-16-12(d), as the same may be amended from time to time.
(F) Landscaping and buffering. Twenty-five feet of the front setback area and ten feet in width along the rear and ten feet in width along each side of these respective setback areas shall be maintained in natural material and utilized for landscaping purposes. Said landscaping materials shall include appropriate vegetation, durable plants and trees such as pine and evergreen species from the front of the building line to the rear. Any lot within this district that abuts any lot utilized for residential purposes shall also be screened with a combination of opaque fencing, not to exceed six feet and natural material consisting of either small trees and/or shrubs.
(G) Height restrictions. The maximum building height permitted shall be 40 feet provided that additional height shall be permitted to the maximum extent of 100 feet when additional setback distance is provided to the minimum extent of two feet for each five feet in height over such 40 feet.
(H) Performance standards. Prior to the issuance of a building permit the following requirements shall be met.
(1) Plans and specifications for proposed sewage facilities shall be submitted to the Plan Commission which shall include all required written approvals, which are required under federal, state and local laws.
(2) In the event the proposed use contemplates connection to an existing IDEM/Indiana Department of Health Sewer, written approval from the Sewer District and/or Utility Department for said proposed connection shall be submitted to the Plan Commission.
(3) Any and all plans and specifications which may be required, given the contemplated use and acreage involved, as required under § 156.50.
(I) Off-street parking and loading. Wholesale storage and manufacturing establishments shall have one space for each two employees per shift. Every building or structure used for loading and unloading of vehicles on premises shall have one loading berth if less than 10,000 square feet, two loading berths if between 10,000 and 25,000 square feet, and one berth for each additional 25,000 square feet up to 200,000 square feet (nine berths required, then one berth for each additional 200,000 square feet of floor area.) The minimum off-street parking requirements for all other uses shall be one space per 200 square feet of floor area.
(Ord. 17-2007, passed 12-18-2007; Ord. passed 9-17-2009; Ord. passed 4-29-2010)