Effective September 20, 2002
ARTICLE 23 - “I-1" - GENERAL
INDUSTRIAL DISTRICT
PREAMBLE The intent of this District is to
accommodate a broad range of industrial activities diverse in
products, operational techniques, and size which have a greater
potential impact upon their environment than those permitted in the
“B-4" Office, Business, Light Industrial District.
SECTION 2301 PRINCIPAL PERMITTED USES
A. Professional
administrative offices.
B. Research and
development laboratories.
C. Medical and
dental laboratories.
D. Radio and
television broadcasting studios.
E. Publicly owned
buildings and facilities.
F. Business and
industrial sales and service.
G. Printing
establishments.
H. Electrical supply
company.
I. Bakeries,
wholesale.
J. Manufacturing and
assembly facilities.
K. Machine shops and
tool and die shops.
L. Carpenter and
cabinet shops.
M. Laundries, dry
cleaning plants and linen supply companies.
N. Mail order
houses/distribution centers.
O. Air conditioning,
heating, plumbing, roofing shops, and general contracting
companies.
P. Monument sales
and finishing.
Q. Trade or
industrial schools.
R. Labor union
meeting halls.
S. Service clubs.
T. Grain elevators,
mills, or other facilities for the storage, sorting, or other
preliminary processing of agricultural products.
SECTION 2302 CONDITIONAL USES
The following
Conditional Uses may be approved, subject to the conditions
hereinafter imposed for each use and subject to review and approval
in accordance with Article 4, Section 406 of this Resolution.
A. Truck and motor
freight terminals and hauling services.
B. Retail and
service uses which have an industrial character in terms of their
outdoor storage requirements or activities, such as but not limited
to: lumber yards, building materials outlets, boat and trailer
sales, automobile and truck sales, and agriculture implement sales.
C. Automobile repair
garages, including body shops.
D. Contractors’
storage and equipment yards, but excluding salvage materials or
debris.
E. Compounding,
processing and packaging of chemical products, but not including any
materials which decompose by detonation.
F. Junk yards in
compliance with Section 4735.05 et seq of the Ohio Revised Code.
G. Storage yards for
travel trailers and recreational equipment.
H. Beverage
distributors and bottling plants.
I. Indoor shooting
ranges.
J. Warehouses &
storage facilities.
K. Adult
Entertainment. (See Article 49 of this Resolution.)
L. Truck repair
facilities.
M. Buildings of over
fifty thousand (50,000) sq. ft., but not exceeding seventy-five
thousand (75,000) sq. ft.
SECTION 2303 ACCESSORY USES
A. Accessory uses,
buildings, or other structures customarily incidental to any
aforesaid uses.
B. Temporary
buildings for uses incidental to construction work, which buildings
shall be removed upon the completion or abandonment of the
construction work.
SECTION 2304 REQUIRED CONDITIONS
No zoning
certificate shall be issued for an “I-1" use until the applicant
shall have certified to the Zoning Administrator that:
A. The industrial
activity will be conducted wholly within a completely enclosed
building, except for uses approved by the Board of Zoning Appeals as
conditional uses.
B. Noise or
vibrations caused by any operation conducted on the premises shall
not violate the provisions of Article 44 of this Resolution.
C. No emission of
toxic or noxious matter which is injurious to human health, comfort,
or enjoyment of life and property or to animal or plant life shall
be permitted. Where such emissions could be produced as a result of
accident or equipment, or process malfunction, adequate safeguards
con- sidered suitable for safe operation in the industry involved
shall be taken.
D. The emission of
smoke or other air pollutants shall not violate the standards and
regulations of federal, state, and local agencies. Dust and other
types of air pollution borne by the wind shall be kept to a minimum
by appropriate landscaping, paving, oiling, or other acceptable
means.
E. There will be no
emission of odors or odor-causing substances which can be detected
without the use of instruments at or beyond the lot line.
F. Where an
Industrial District adjoins or faces a Residential District, a
visual and mechanical barrier, a minimum of six (6) feet and a
maximum of eight (8) feet in height shall be provided and maintained
along the adjoining or facing industrial lot line, which may consist
of any of the following:
1. An evergreen
hedge or dense planting of evergreen shrubs at least four (4) feet
thick and maintained in good condition. The density shall be
sufficient to prevent children and adults from passing through. Wire
fencing or other types of protection may be required or permitted by
the Board of Zoning Appeals as a temporary measure. Planting and
fences should be arranged to allow good visibility by police
officers or security personnel.
2. A wooden fence,
complementary in design to the principal structure.
3. A masonry wall.
4. Other materials
and methods as approved by the Board of Zoning Appeals.
G. Exterior lighting
shall be shaded and full cut-off fixtures used wherever necessary to
avoid casting direct light upon residence or any property located in
any public street.
H. No raw materials
shall be processed into any of the following basic products: metals
of any kind, glass, plastics, textiles, leather or paper.
I. All premises
shall be furnished with all-weather hard-surface walks, parking
areas, and outdoor sales areas, with a dust-free and properly
maintained material such as bituminous or portland cement, concrete,
wood, tile, terrazzo, or similar material; and except for parking
areas, the grounds shall be planted and landscaped.
J. No building or
structure shall be used for residential purposes on the premises
unless approved by the Board of Zoning Appeals.
K. The storage,
utilization, and manufacture of solid, liquid, and gaseous chemicals
and other materials shall be permitted, subject to the following
conditions:
1. The storage,
utilization, or manufacture of solid materials or products ranging
from free or active burning to intense burning is permitted but only
if said materials or products are stored, utilized, or manufactured
within completely enclosed buildings having incombustible exterior
walls and protected throughout by an automatic fire extinguishing
system.
2. All activities
involving the use and/or storage and/or disposal of flammable
liquids or materials which produce flammable or explosive vapors or
gases shall be provided with adequate safety and protective devices
against hazards of fire and explosion as well as with adequate
fire-fighting and suppression equipment and devices standard to the
industry involved. All above-ground storage shall be in enclosed
fire-proof vaults.
3. The storage,
utilization or manufacture of pyrophoric and explosive powders and
dusts and of materials and products which decompose by detonation is
prohibited.
4. The manufacture
of flammable liquids or materials which produce flammable or
explosive vapors or gases is prohibited.
5. The storage and
utilization of flammable liquid or of materials that produce
flammable or explosive vapors or gases shall be permitted on any lot
in accordance with the applicable requirements set forth in the
“Ohio Rules and Regulations of the Division of State Fire Marshall
for the Manufacture, Storage, Handling, Sale and Transportation of
Flammable and Combustible Liquids.”
6. All activities
involving the use and/or storage, and/or disposal of hazardous waste
(as defined in the Resource Conservation and Recovery Act of 1976 as
amended) shall be prohibited except for the use or storage of such
wastes which are generated on the site by an otherwise acceptable
manufacturing or treating process. Such use of storage of hazardous
wastes generated on site shall be permitted on that site in
accordance with all applicable requirements set forth in local,
state, and federal regulations.
L. No industrial
operations shall cause intense heat or glare beyond any abutting lot
line.
M. No discharge at
any point into any sewer, sewage disposal system, stream, or into
the ground of any materials of such nature or temperature as can
contaminate any water supply, interfere with bacterial processes in
sewage treatment, or otherwise cause the emission of dangerous or
offensive elements shall be permitted except in accordance with
standards approved by applicable state or local governmental
agencies having jurisdiction of such activities.
N. The handling of
radioactive materials, the discharge of such materials into the air
and water, and the disposal of radioactive wastes shall be in strict
conformance with:
1. The applicable
regulations of the Nuclear Regulatory Commission.
2. The applicable
regulations of any instrumentality of the State of Ohio.
Failure to comply
with any of the required conditions by property owners or users will
be considered a zoning violation appropriate for prosecution under
the terms of this Resolution.
SECTION 2305 DEVELOPMENT STANDARDS
In addition to
provisions of Chapters VIII and IX, “General Regulations and Special
Regulations” of this Resolution, the following standards for
arrangement and development of land and buildings are required in
the
“I-1" General
Industrial District.
2305.01 HEIGHT REGULATIONS
No structure shall
exceed forty (40) feet in height unless approved by the Board of
Zoning Appeals.
2305.02 LOT AREA, FRONTAGE, AND YARD REQUIREMENTS
The following
minimum requirements shall be observed:
Lot Area 40,000
sq. ft.
Lot Frontage 200 ft.
*Front Yard Depth 60 ft.
Side Yard Least Width 30 ft.
Rear Yard
Depth 40 ft.
______________________
*The front yard
depth shall be measured from the established right-of-way lines as
shown on the Official Thoroughfare Plan for Montgomery County or the
existing right-of-way,
whichever is greater.
