The I-2 Open Industrial District is one which requires both buildings and open area for manufacturing, fabricating, processing, extraction, heavy repairing, dismantling, storage or disposal of equipment, raw materials, manufactured products or wastes and shall be used so as to comply with the performance standards set forth herein. In instances of close business or residential proximity, buffer treatment is required.
(A) Permitted uses.
(1) Agricultural uses;
(2) General business uses permitted in the General Business District, but not including local or roadside business uses or other business uses;
(3) Enclosed industrial uses permitted in the I-1 District;
(4) Open industrial uses specifically stated or implied in the following categories, provided that if they are located within 150 feet of a residence or business district, they shall be contained wholly within the confines of a building in such area, or within an area enclosed on all sides with a compact wall, compact evergreen planting screen or uniformly painted board or metal fence not less than six feet in height, except for the off-street parking and loading of delivery vehicles which are incidental thereto (unless otherwise provided herein):
(a) Open industrial uses, including storage, processing, refining, fabricating, extracting, repairing, dismantling, assembling, cleaning, testing or repairing of goods, materials or products within buildings and/or in open areas;
(b) Engineering or research laboratories, vocational or industrial training facilities, data processing or analysis;
(c) Mass transportation rights-of-way, including passenger stations, shelter stations and layover areas for transit vehicles and off-street parking facilities; provided, however, such uses, except rights-of-way, shall not extend within 20 feet of a Residential District;
(d) Enclosed wholesaling, warehousing, packaging, storage or distribution facilities (including commercial greenhouse);
(e) General offices associated with an industrial use, including service facilities for employees or guests; provided, however, any service facilities shall be entirely enclosed within a building;
(f) Printing, lithographing, publishing or photography establishments;
(g) Utility installations and facilities;
(h) Bakery, secondary food processing, milk processing, manufacturing and bottling of dairy products and beverages;
(i) Manufacture and assembly of glass, plastic and rubber products and implements;
(j) Manufacture of colors, dye, paint and other coatings (excluding tar products);
(k) Machine, welding, tool and die shops, electroplating operations;
(l) Manufacture of cloth, jewelry and leather products;
(m) Biological, medical and cosmetic manufacturing;
(n) Manufacture and assembly of optical goods, musical and recording instruments, office machinery, electrical and mechanical;
(o) Manufacture and assembly of marine, office, household appliances, furniture, communication and automobile equipment, air conditioning, heating and refrigeration equipment;
(p) Can and container manufacture, processing and milling of forest products;
(q) Dyeing and cleaning works, and services such as linen suppliers, freight movers and communication and canteen operations;
(r) Upholstering and leather goods manufacture;
(s) Cannery, bottling, processing and packaging of food and beverages, granaries, grain processing and starch manufacturing;
(t) Radio, facsimile and television towers, including broadcast studios and radio or television business offices;
(u) Creosote manufacturing and treatment, and bulk storage of petroleum products;
(v) Foundries, smelting operations, metal forging, fabricating, rolling and stamping operations;
(w) Boiler tank manufacturing and structural steel fabricating, general manufacturing and assembly plants;
(x) Railroad equipment manufacturing, repair and service yards;
(y) Manufacture of detergents and soaps, pharmaceutical and paper products;
(z) Manufacture of malt products, brewing, distillation of liquid and spirits, poultry hatchery;
(aa) Monument works and stone cutting;
(bb) Thermal, electrical and steam power plants;
(cc) Concrete mixing, production of concrete blocks and shapes, cinder blocks and other similar building materials manufacture;
(dd) Sand, gravel or aggregate washing, screening or processing;
(ee) Bulk fuel storage or petroleum tank farm (commercial); and
(ff) Slaughterhouse.
(5) Wireless telecommunications service antenna, if visually integrated with or camouflaged on or within another structure (such as a chimney stack, church spire, light standards, monument, penthouse, power line support device or water tower), or if collocated on an existing or previously approved tower;
(6) Radio or television transmission antenna, if mounted on another structure tower;
(8) Contingent uses set forth in § 156.034 of this code;
(9) Accessory uses set forth in § 156.075 of this code; and
(10) Temporary uses set forth in § 156.076 of this code.
(B) Other requirements for the I-2 District.
(1) Lot and area requirements are set forth in Figure 1, lot and yard requirements, provided that for open industrial use, each lot shall have at least 100 feet of frontage on a street or service road, provided that lots may be combined into a tract development with adequate access, in which case the frontage of the tract shall be at least 200 feet. See § 156.067 of this code for front yard or setback and additional yard requirements and planting screen requirements.
(2) Height requirements are set forth in § 156.073 of this code.
(3) Off-street parking space requirements are set forth in § 156.078 of this code.
(4) See § 156.067 of this code for additional front yard requirements.
(5) The total floor area of the building(s) shall not exceed 80% of the lot area.
(C) Performance standards for open industrial uses.
(1) Restrictions. No activity involving the storage, utilization or manufacture of materials or products which decompose by detonation shall be permitted unless specifically approved by the Board of County Commissioners if the activity is proposed to be located in the unincorporated territory and shall be conducted in accordance with the rules promulgated by the State Fire Marshal. Such materials shall include, but are not limited to, all primary explosives such as lead azide, lead styphnate, fulminates and tetracene; all high explosives such as TNT, TDX, BMX, PETN and picric acid; propellants and components thereof, such as nitrocellulose, black powder, boron hydrides, hydrazine and its derivatives; pyrotechnics and fireworks such as magnesium powder, potassium chlorate and potassium nitrate; blast explosives such as dynamite and nitroglycerine; unstable organic compounds such as acetyrides, tetrazoles and ozonides; strong oxidizing agents such as liquid oxygen, perchloric acid, perchlorates, chlorates and hydrogen peroxide in concentrations greater than 35%; and nuclear fuels, fissionable materials and products; and reactor elements such as but not limited to Uranium 235 and Plutonium 239.
(2) Exceptions. The restrictions of this division (C) shall not apply to:
(a) The activities of site preparation or construction, maintenance, repair, alteration, modification or improvement of buildings, equipment or other improvements on or within the lot line;
(b) The operation of motor vehicles or other facilities for the transportation of personnel, materials or products;
(c) Conditions beyond the control of the user such as fire, explosion, accidents, failure or breakdown of equipment or facilities or emergencies; or
(d) Safety or emergency warning signals or alarms necessary for the protection of life, limb or property.
(3) Smoke. The emission of more than 90 smoke units per hour per stack and emissions in excess of Ringelmann No. 3 are prohibited except that for one-hour period the 24 hour may be increased to 120 smoke units per hour per stack, still at Ringelmann No. 3 for the purposes of process purging, soot blowing and fire cleaning.
(4) Particulate matter.
(a) The rate of emission of particulate matter from an individual process within the boundaries of any lot shall not exceed a figure of two-tenths of one pound per 1,000 pounds effluent gas.
(b) For open industrial use, not more than 50% by weight of particles larger than 44 microns (325 mesh) shall be allowed.
(5) Odor. Any activity or operation which releases odors to the atmosphere shall be so controlled as to ensure that it will produce no public nuisance or hazard at or beyond the nearest residence district boundary line.
(6) Poisonous and injurious fumes and gases. The emission of toxic or injurious fumes and gases shall be controlled so as to comply with the following:
(a) The emission from any source shall not cause at or beyond any lot line, concentrations of toxic and/or injurious fumes or gases in excess of 25% of an open industrial use of the threshold limit as set for fume or gas in question in the Threshold Limit Values for Toxic Materials in Industry issued by the state’s Board of Health, from the American Conference of Governmental Hygienists, latest issue; or
(b) The emission of any gas or fumes across lot lines in such concentrations as to be detrimental to or endanger public health, safety, comfort and welfare or shall cause injury or damage to property or business is prohibited.
(7) Glare and heat. No operation, activity or structure shall cause heat or glare in such a manner as to be a public nuisance at or beyond any Residence or Business District boundary.
(8) Vibration.
(a) Any use creating intense earth-shaking vibrations such as are created by a heavy drop forge shall be set back from a residence district boundary at least 250 feet, or at least 150 feet from a business district boundary.
(b) Earth-shaking vibrations at the industrial property line shall not be in violation of this chapter as long as the vibration is not perceptible without the aid of instruments.
(9) Noise.
(a) At no point 125 feet from the boundary of an I-2 District shall the sound pressure level of any operation or plant (other than background noises produced by sources not under the control of this chapter) exceed the decibel limits in the octave bands designated as follows:
Open Industrial Use | ||
Octave Band Frequency (Cycles Per Second) | Maximum Permitted Sound Level (in Decibels) 125 Feet from District Adjoining Residence District Boundaries | Maximum Permitted Sound Level (in Decibels) 125 Feet from District Adjoining Business District Boundaries |
Open Industrial Use | ||
Octave Band Frequency (Cycles Per Second) | Maximum Permitted Sound Level (in Decibels) 125 Feet from District Adjoining Residence District Boundaries | Maximum Permitted Sound Level (in Decibels) 125 Feet from District Adjoining Business District Boundaries |
0 to 75 | 75 | 81 |
75 to 150 | 70 | 76 |
150 to 300 | 66 | 72 |
300 to 600 | 62 | 68 |
600 to 1,200 | 57 | 63 |
1,200 to 2,400 | 53 | 59 |
2,400 to 4,800 | 49 | 55 |
Above 4,800 | 45 | 51 |
(b) Sound levels shall be measured with a sound level meter and associated octave band analyzer or filter, manufactured in compliance with standards prescribed by the American Standards Association.
(10) Fire hazards. The storage, utilization or manufacture of solid materials or products shall conform to the provisions of this chapter.
(Ord. 8-7-12-3, passed 10-10-1961; Ord. 2003-5, passed 11-3-2003; Ord. passed 1- -2004) Penalty, see § 156.999