(A) Introduction. Industry criteria have been created to provide minimum adverse effect to other land uses in the vicinity. Industry businesses shall be developed in a manner that reflects the character of the surrounding area. Heavy industrial uses are generally major operations and extensive in character and require large open sites, open storage and service areas, quick access to regional transportation, and may generate nuisances such as smoke, noise, vibrations, dust, glare, air pollution, and water pollution. Heavy industrial uses should be located away from residential and commercial uses. Light industrial uses are relatively clean, quiet, and free of smoke, noise, dust, and pollution.
(B) Permitted uses.
(1) Light:
(a) Public and private utilities;
(b) Recreation areas established for the use of employees on site;
(c) Temporary construction buildings;
(d) Assembly operations for pre-manufactured parts;
(e) Canning, bottling, processing and packaging of food;
(f) Warehouse and distribution operations;
(g) Machine, welding, and tool and die shops;
(h) Construction and trucking contractor operations;
(i) Soybean processing plant;
(j) Meat packing plant; and
(k) Other uses in permitted land use table.
(2) Heavy:
(a) Arsenal;
(b) Central mixing plant for mortar, plaster, concrete, paving material or asphalt;
(c) Dehydration plant;
(d) Cement lime ingredient, lime, gypsum and plaster;
(e) Petroleum refinery and distillation;
(f) Smelting of ore or metal;
(g) Wholesale or bulk storage of gasoline or other petroleum products;
(h) Railroad storage yards or shops;
(i) Sanitary landfills, reduction or incineration of trash, garbage, offal, or dead animals;
(j) Fat rendering;
(k) Manufacture of acid, alcohol, ammonia, bleaching powder, celluloid, explosives, gas, glue, proxylin or nitrocellulose; and
(l) Other uses in permitted land use table.
(3) Mineral extraction:
(a) Limestone and other rock quarries;
(b) Gravel pits;
(c) Stone processing plants; and
(d) Coal mines.
(C) Industrial standards with performance standards. Industrial standards, with performance standards, as measured at the boundary lines of this manufacturing district, are maximums. Firms which exceed these standards are considered to be in violation of this master plan.
(1) Signs intended to be seen outside the lines.
(a) No sign shall project beyond a lot line, obstruct in any way a driver’s vision of the road, or hinder his or her passage in any way. Further, no sign shall be placed so as to hinder or obstruct any pedestrian path.
(b) Signs should always be property maintained.
(2) Parking requirements. See parking restrictions table.
(3) Fences, walls and hedges. Notwithstanding other provisions of this chapter, fences, walls and hedges may be permitted in any required yard or along the edge of any yard, providing that driveway entrances are not shielded by fences, walls or hedges in such a way as to obstruct the view of a driver entering a public road from the driveway.
(4) Off-street loading requirements. On the same premises with every building or structure, hereafter erected and occupied for uses involving the receipt or distribution by vehicle of material or merchandise, there shall be provided and maintained on the lot, adequate space for standing, loading, and unloading in order to avoid undue interference with public use of the street or alley.
(5) Residential district. Wherever a business comes within 100 feet of any residential district, appropriates screening, such as vegetation, a wall, a uniformly painted fence, or topography, shall be used to visually screen loading docks and parking lots from the surrounding dwelling units.
(6) Restrictions. Restrictions for permitted uses and conditional uses.
(7) Performance standards. All permitted uses established or placed into operation after the effective date of this chapter shall comply with the following performance standards in the interest of protecting public health, safety and welfare, and lessening injury to property. No use in existence on the effective date of this chapter shall be so altered as to conflict (or increase an existing conflict) with these standards.
(a) Fire protection. Fire fighting equipment and prevention measures acceptable to the local fire department shall be readily available and apparent when an activity involving the handling or storage of flammable or explosive materials is conducted.
(b) Electrical disturbance. No use shall cause electrical disturbance adversely affecting radio, television or other equipment in the vicinity of the use.
(c) Noise. No use shall produce noise in such a manner as to be objectionable because of volume, frequency, intermittence, heat, shrillness or vibration. Such noise shall be muffled or otherwise controlled so as not to become detrimental, provided however, that public safety sirens and related apparatus used solely for public purposes shall be exempt from this standard.
(d) Vibration. No use shall cause vibrations or concussions detectable beyond lot lines without the aid of instruments.
(e) Air pollution. No use shall discharge across lot lines fly ash, dust, smoke, vapors, noxious, toxic or corrosive matter, or other air pollutants in such concentration as to be detrimental to health, animals, vegetation, or property and/or in conflict with relevant air quality standards established by state and/or federal agencies.
(f) Heat and glare. No use shall produce heat or glare in such manner as to create a nuisance perceptible from any point beyond the lot lines of the property on which the use is conducted. In nonresidential areas, any lighting used to illuminate an off-street parking area, loading area, driveway, or service drive shall be shielded with appropriate light fixtures directing the light down and away from adjacent properties in order that the illumination at any property line shall not exceed one foot candle. All exterior lighting shall be hooded and shielded so that the light source (such as, bulb, filament and the like) is not directly visible from the residential property lines. In residential areas, exterior lighting at any property line shall not exceed one foot candle.
(g) Water pollution. No use shall produce erosion or other pollutants in such quantity as to be detrimental to adjacent properties and conflict with relevant water pollution standards established by state and/or federal agencies.
(h) Waste matter. No use shall accumulate within the lot, or discharge beyond the boundary lines of the lot on which the use is located, any waste matter, whether liquid or solid, in violation of applicable public health, safety and welfare standards and regulations.
(8) Violation of performance standards. When rough tests by a duly constituted enforcement officer indicate to the Plan Commission a possible violation of the performance standards, the Plan Commission shall require the manufacturer to obtain and bear the cost of the appropriate technical assistance to ascertain the exact amount of emissions of noxious effects at the lot lines of the manufacturing property in question. This technical assistance shall be approved in writing by the Plan Commission before tests are conducted. Results of said test shall be presented to the Plan Commission in writing. Any test result in excess of the appropriate performance standard shall be considered in violation of this master plan.
(9) Extractive industry standards. In addition to all restrictions set out for industry, the following shall also apply:
(a) Before any excavation is begun, there shall be a plan on file, with and approved by both the State Department of Natural Resources and the Plan Commission for both excavation and reclamation activities; and
(b) Any excavation shall be surrounded by a fence not less than seven feet high.
(D) Industry development standards.
(1) Site design and community impacts.
(a) Road hierarchy is how roads surrounding the site are used to connect the site to its surroundings. Connecting the development directly to a major highway is discouraged as a safety hazard due to traffic congestion and as cars exit or enter the new development. Entrance on a paved county road is preferred. Entrance on a gravel county road is mandatory.
(b) Sidewalks allow workers to move freely throughout the development without having to walk in the street making the area safer.
(c) The conservation of energy allows business owners to save money and saves local energy companies the cost of expansions. Energy saving provide the entire community the benefits of lower pollution and should be encouraged.
(d) Landscaping provides a more attractive setting for industries, can reduce summer heating costs and provides wildlife habitat. Buffering between conflicting land uses is required.
(e) Parking lights make industrial areas safer at night and lower risks of robbery.
(f) Higher quality roads and parking make developments more attractive.
(g) Buffering or screening of industrial areas to adjacent land uses is required if the adjacent land use is residential or recreational, and is highly encouraged for other conflicting land uses.
(h) Employing local labor by using county workers so more money is brought into their community and commuting costs can be lowered is strongly encouraged.
(i) The use of products made in the county increases economic activity and can lead to new jobs in the county and is therefore strongly encouraged.
(2) Context and environmental impacts.
(a) Subdivisions (and other land uses) built adjacent to conflicting land uses can cause decreasing land values, create possible safety hazards to residents and are generally not in the public interest. Buffering is required between industrial and residential or recreational uses and encourage between other land uses.
(b) Developments built in isolated areas cost more in infrastructure and transportation costs and should be discouraged.
(c) Close proximity to fire and police services allows better services at less public cost and therefore is strongly encouraged.
(d) Close proximity to schools and medical facilities allows better services at less public cost and therefore is strongly encouraged.
(e) Close proximity to commercial developments (must be drug store, grocery store, department store or convenience store) allows easier access to every day needed items and reduces traffic.
(f) Proximity to industries and major employers allows a quicker travel time to work and less traffic.
(g) Close access to power, gas and water lines provides more efficient use of limited public resources and therefore is strongly encouraged.
(h) Close access to roads makes the site easier to get to and eliminates the need for new access roads to be built and maintained.
(i) Erosion control measures should be provided on hillsides to prevent the loss of ground and reduce pollution.
(j) Developments that enhance, not reduce, forest lands should be encouraged.
(k) Prime farm land should not be built upon except as a last resort to preserve the value of crop production.
(BC Ord. passed 1-22-2003; BC Ord. passed 3-26-2003) Penalty, see § 155.999