§ 407.050. Operation And Performance., Chapter 407. General Development Standards, Unified Development Code, Code of Ordinances, Blue Springs

General. No parcel, lot, building, or structure in any zoning district shall be used or occupied in any manner so as to create any dangerous, harmful, noxious, or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises, provided that any use that is allowed by the underlying zoning district regulations, may be undertaken and maintained if acceptable measures and safeguards are employed to limit dangerous and objectionable elements to acceptable limits as established by the following performance standards.

Fire Hazards. Any activity involving the use or storage of flammable or explosive materials shall be protected by adequate firefighting and fire suppression equipment and by such safety devices as are normally used in the handling of any such material. Such fire hazards shall be kept removed from adjacent activities to a distance which is compatible with the potential danger involved.

Vibration. No vibration shall be permitted which is discernible without instruments on any adjoining lot or property.

Noise. Noise which is objectionable due to volume, frequency, or beat shall be muffled or otherwise controlled so that there is no production of sound discernible at lot lines in excess of the average intensity of street and traffic noise at the lot lines. Tornado sirens and related apparatus used solely for public purposes shall be exempt from this requirement.

Air Pollution. All uses shall be so operated such that no smoke, odor, dust or other form of particulate matter shall be emitted that exceeds the regulations established by the State of Missouri Department of Natural Resources. Such uses shall be located so that prevailing winds will carry such air pollution away from areas of greatest concentration of persons. Also, such uses shall be kept removed from adjacent activities to a distance which is compatible with the potential nuisance or hazard involved.

Water Pollution. All uses shall conform to the requirements and regulations established by the State of Missouri Department of Natural Resources pertaining to the pollution of streams and other bodies of water.

Toxic Gases. Every use shall be so operated that there is no emission of toxic, noxious, or corrosive fumes or gases. The storage of toxic gases in such quantities deemed by the Planning Commission or City Council to constitute a potential hazard shall be located, dependent on their weights relative to the normal atmosphere of the immediate vicinity. Gases lighter than air shall be located in topographical areas having an elevation greater than that of the surrounding area. Such toxic gases shall also be located so that prevailing winds shall carry gases away from the areas of the greatest concentration of persons and shall be kept removed from adjacent activities to a distance which is compatible with the potential hazard involved.