ARTICLE 14
 
HI, HEAVY INDUSTRY ZONING DISTRICT

1401- Purpose 
1402- Permitted Uses 
1403- Site Development Standards 
1404- Permitted Accessory Uses 
1405- Special Uses 

1401  Purpose

The HI (Heavy Industry) zoning district is established:

1401.01  To encourage the establishment of heavy industrial uses in locations which are suitable and appropriate, taking into consideration land uses on adjacent and nearby properties, adequacy of access to major streets and highways, rail services and other means of transportation, and availability of public utilities; and

1401.02  To allow within safe limits industrial uses and structures having physical characteristics which may be offensive or hazardous or which might otherwise adversely affect nearby properties and uses.

1402  Permitted Uses

The following uses shall be permitted in HI zoning districts provided they conform to the applicable site development standards below and any other requirements for such uses found in these Zoning Regulations, such as off-site road and drainage improvements. 

Use 

1402.01  Utility installations not otherwise exempted by Section 2002, other than electric generation plants; regional sewage treatment plants; and solid waste landfills or incinerators. 

1402.02  Research and testing laboratories.

1402.03  Veterinary clinics, animal hospitals and animal Husbandry services.

1402.04  Repair services.

1402.05  Contract construction services.

1402.06  Wireless communications towers, see Section 1813 for applicable site development standards.

1402.07  Bus, rail, and truck terminals, and accessory maintenance yards and garages.

1402.08  Commercial feedlots, stockyards and auction barns.

1402.09  Manufacturing, wholesaling, warehousing, distribution and storage of goods.

1402.10  Agricultural processing services.

1402.11  Custom butchering/meat curing/processing.

1402.12  Jails, prisons and detention centers.

1402.13  Offender rehabilitation facilities.

1402.14  Recycling centers.

1402.15  Impoundment storage yards.

1402.16  Motion picture production sites/studios.

1402.17  Parking lots, commercial.

1402.18  Printing and publishing businesses.

1402.19  Gasoline/service stations.

1402.20  Banks and banking services.

1402.21  Personal and professional services.

1402.22  Truck stops.

1402.23  Emergency vehicle stations not otherwise exempted by Section 2002.

1402.24  Funeral and crematory services.

1402.25  Restaurants, bars, taverns and nightclubs.

1402.26   Solid waste transfer stations.

1402.27   Carwash.

1402.28   Anemometers (Temporary Use Permit not to exceed three years).

1402.29   On-site Agricultural Processing (subject to Section 1704.01a).

1402.30   Commercial feedlots with a 300-foot minimum setback.

1402.31   Slaughterhouse/meat packing plants with a 300-foot minimum setback.

1402.32   Ag-Processing with a 300-foot minimum setback.

1403  Site Development Standards

All uses permitted in HI districts shall conform to the following minimum site development standards:

1403.01  Maximum Height

1403.02  Setbacks, Principal and Accessory Structures/Uses

The minimum setback shall be measured from the closest point on the property line or road travelway to the structure/use as follows: 

 A. For those HI zoning districts which abut HI, LI, or PD zoning districts, the setback* shall be a minimum of 5 feet, except that the structure/use shall maintain a setback of 20 feet from any road travelway and any other setbacks required by building codes.

 B. For those HI Zoning Districts which abut RU, R, SR, SM, PD-1, NB, MR or GB Zoning Districts the setback* shall be a minimum of 100 feet and 20 feet from any road travelway.

* The minimum setbacks for Special Uses shall be 200 feet.

1403.03  Maximum Site Coverage - 85 percent

1403.04  Distance Between Buildings

Except as otherwise provided in these Regulations, a minimum distance between principal structures shall be 15 feet; 10 feet for multiple-household structures. Nothing herein shall prevent permanent attachment of principal structures.

1403.05  Screening

Whenever a non-residential use abuts a residential zoning district or is separated therefrom by an alley, the developed area of the non-residential site shall be screened with a 6-foot high solid screen (see Section 1805.02 for definition). The Zoning Inspector may defer the screening if the abutting residentially-zoned property is not yet developed with a residential use.

1403.06  Electrical Disturbance and Glare

No use except a temporary construction operation shall be permitted which creates harsh, uncomfortably bright light detectable beyond the boundaries of the site. No use shall be permitted which creates electrical disturbances that unreasonably affects the operation of any equipment beyond the boundaries of the site.

1403.07  Noise or Vibration

No noise or vibration (other than normal vehicular traffic) shall be permitted which is discernible on neighboring residential sites, to the unaided human senses for 3 minutes or more duration in any one hour of the day between the hours of 7:00 a.m. to 7:00 p.m. or of 30 seconds or more duration in any one hour during the hours of 7:00 p.m. and 7:00 a.m.

1403.08  Odors

No emission of odorous gases or other odorous matter shall be permitted in quantities sufficient to be offensive or to create a nuisance or hazard beyond the site boundaries.

1403.09  Other Nuisances or Emissions Beyond the Site Boundaries

No emission shall be permitted which can damage health, animals or vegetation, or other forms of property, or which can cause any nuisance or hazard.

1404  Permitted Accessory Uses

Accessory uses are permitted in the HI zoning district provided they are customarily incidental to an established permitted principal use. Accessory structures may exceed the size of the principal structure provided that all other site development standards are met. 

1404.01  One dwelling or recreational vehicle for the family or employees of the owner/operator or caretaker of the site of a principal use. Dwelling or RV shall not be rented to the public.

1404.02  Temporary occupancy of recreational vehicles in conjunction with the construction of a principal use (a Temporary Use Permit is required, see Section 1817.03,A).

1404.03  Recreational Vehicles (RV’s) are allowed as follows:

          A.  Storage of no more than 2 RV’s on a parcel (no permit is required).

B.  Temporary occupancy of 1 RV in conjunction with a permitted principal use up to 6 months in a calendar year (a Temporary Use Permit is required); stays 15 consecutive days or less do not require a permit.

1404.04 Wind Energy Systems (Subject to the site development standards in Section 1822).

1404.05  Solar Energy Systems.

1405  Special Uses

In HI zoning districts, the following uses may be permitted as a Special Use subject to the procedures and review criteria set forth in Section 1716 of these Regulations. 

1405.01  Electrical generation plants. 

1405.02  Regional sewage treatment plants.

1405.03  Solid waste landfills or incinerators 

1405.04  Manufacturing, wholesaling, warehousing, distribution or storage of materials that are inflammable, explosive or hazardous or that create hazardous or commonly recognized offensive conditions, such as dust, noise or smoke detectable off site.

1405.05 Billboards.

1405.06  Lighted Outdoor Recreation Facilities.

1405.07  Airports, heliports and flying fields.

1405.08  Junkyards.

1405.09   Slaughterhouse/Meat Packing Plants with less than a 300-foot minimum setback. 

1405.10   Wind Energy Power Plants. 

1405.11   Solar Energy Power Plants.

1405.12   Medical Marijuana Cultivation Facility, see Section 1825 for applicable site development standards.

1405.13   Commercial Feedlots with less than a 300-foot minimum setback.

1405.14   Ag-Processing with less than a 300-foot minimum setback.