The purpose of the Heavy Industrial District (I-2) to provide land for the widest range of industrial operations permitted in the planning jurisdiction area, for those industrial uses which are unable to meet the performance standards designated for Light Industrial Districts (I-2) so as to be nuisance-free in operation or construction.
(A) Permitted Principal Uses. The following principal uses and structures shall be permitted in Heavy Industrial Districts (I-2).
(1) Any use permitted in the light Industrial District (I-1).
(2) Any industrial use that can meet the performance standards for this district set forth below, except as herein modified, but which is not prohibited.
(3) Junk, salvage, auto wrecking, and similar operations shall be shielded from the view from streets and from adjacent properties in another district by means of a sturdy, sight-obscuring, eight-foot high fence in good repair and two rows of alternate planted evergreen trees or like vegetation.
(4) Meat and poultry packing, slaughtering, eviscerating and skinning; and the rendering of by-products of slaughtering and killing of animals or poultry.
(5) Commercial livestock feed lots, stockyard sales, transfer, and temporary holding of livestock.
(B) Permitted Accessory Uses. The following accessory uses and structures shall be permitted in Heavy Industrial Districts (I-2): Accessory uses and structures normally appropriate to the permitted uses and structures, when established within the space limits of this district.
(C) Permitted Special Exceptions.
(1) After the provisions of this chapter relating to special exceptions have been fulfilled, the Board of Zoning Appeals may permit, as special exceptions in Heavy Industrial Districts, any use that is consistent with the intent of this district and which is not prohibited.
(a) Above ground storage of liquid petroleum products or chemicals of flammable or noxious nature when more than 150,000 gallons are stored on one lot of less than one acre in size, or when more than 25,000 gallons are stored in one tank.
(b) The storage of flammable or noxious gasses above or below ground in excess of 5,000,000 cubic feet on any one lot of less than one acre, or 2,000,000 cubic feet in any one tank.
(c) The excavation and sale of sand, gravel, clay, shale, or other natural mineral deposit except topsoil, or the quarrying of any kind of rock formation.
(2) To be a permitted industrial use in I-2 Heavy Industrial District whether as a permitted use or as a special exception, uses must meet the following performance standards.
(a) Noise. No operating shall be carried on which involves noise in excess of the normal traffic noise of the adjacent street at the time of the daily peak hour with other city laws.
1. Noise shall be measured at the property line; when the level of noise cannot be determined by observation with the natural senses, a suitable instrument may be used and measurement may include breakdowns into a reasonable number of frequency ranges.
2. All noises shall be muffled so as not to be objectionable due to intermittence, beat frequency, or shrillness.
(b) Sewage and liquid wastes. All sewage waste must be in compliance with Federal and State Regulations and with the local Sewer Use Ordinance 1995-3 and all its amendments.
(c) Air contaminants. Shall meet all federal and State Air Emission Regulations.
1. Due to the fact that the possibilities of air contamination cannot reasonably be comprehensively covered in this section, there shall be applied the general rule that there shall not be discharged from any sources whatsoever quantities of air contaminants or other material in such a quantity as to cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public in general; to endanger the comfort, repose, health, or safety of any considerable number of persons or to the public in general; or to cause or have a natural tendency to cause injury or damage to business, vegetation, or property.
(d) Odor. The emissions of odors that are generally agreed to be obnoxious to any considerable number of persons, shall be prohibited.
1. Observations of odor shall be made at the property line of the establishment causing the odor.
2. As a guide to classification of odor, it shall be deemed that strong odors of putrefaction and fermentation tend to be obnoxious and that odors associated with baking shall not normally be considered obnoxious within the meaning of this chapter.
(e) Gasses. The gasses sulfur dioxide and hydrogen sulfide shall not exceed five parts per million. All nitrous fumes shall not exceed one part per million. Measurements shall be taken at the property line of the particular establishment involved.
(f) Vibration. All machines, including punch presses and stamping machines, shall be mounted so as to minimize vibration. Vibration shall not be so excessive that it interferes with industrial operations on nearby lots.
(D) Prohibited Uses.
(1) All residential dwellings and mobile homes used as a residence.
(2) Schools, hospitals, clinics, libraries, churches, chapels, public parks, public recreational areas, and cemeteries.
(3) Sanitary landfill operations.
(Ord. 1999-15, passed 12-6-99; Am. Ord. 2022-10, passed 5-10-22)