(a) Traffic and location standards.
(1) All points of entrance or exit should be located not closer than 200 feet from the intersection of two arterial streets or an arterial and collector street intersection.
(2) Truck routes shall be established for movement in and out of the development in such a way that will minimize the wear on public streets and prevent hazards and damage to other properties in the community.
(3) Not more than two accessways shall abut any one street. Such accessways shall not be less than 30 feet in width at the sidewalk line and shall have a minimum side radius of 25 feet.
(4) If any property fronts on two or more streets, the driveways thereto shall be located as far from the street intersections as is practical.
(5) Truck parking areas, maneuvering lanes and accessways to public streets shall be designed to cause no interference with the safe and convenient movement of automobile and pedestrian traffic on and adjacent to the site.
(6) The site shall not be used for the storage of trucks. Parking shall be limited to a time not to exceed 24 hours.
(7) On-site circulation shall be designed to make possible adequate fire and police protection.
(8) Paved off-street parking and service areas are required. Each parking space shall be ten feet by 20 feet. Paved vehicular access drives of at least ten feet in width shall be provided for parking areas of ten or less vehicular capacity and two-way drives of 20 feet paving width shall be provided for parking areas with a capacity of greater than ten vehicles.
(9) Drive-in facilities shall be large enough to permit five cars to use such facilities without causing congestion to traffic on or off the site.
(b) Audio, visual and privacy standards.
(1) Loudspeakers which cause a hazard or annoyance shall not be permitted unless they are in accordance with current Environmental Protection Agency (EPA) standards.
(2) No use shall be permitted which may cause a nuisance by reason of noise, odor, dust, vibration, fumes, smoke or electrical interference, unless it is in accordance with current EPA standards.
(3) No lighting shall create a nuisance. No lighting shall shine directly upon adjacent properties, unless it is in accordance with current EPA standards.
(4) All structures and activity areas shall be located at least 50 feet from all property lines.
(5) There shall be not more than one identification sign oriented to each abutting road.
(6) Such uses shall be properly buffered and landscaped so as to be harmonious with surrounding development.
(7) Architectural design should be developed with consideration of the character of the surrounding area.
(c) Home occupations.
(1) Home occupations shall be conducted entirely within the dwelling unit and no use of any accessory building or yard space shall be permitted for such purposes.
(2) Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes.
(3) Such use shall be conducted only by persons residing in the dwelling unit.
(4) There shall be no displays or stocks in trade or commodities sold, except those which are produced on the premises.
(5) The use shall not involve the use of more than 33-1/3% of the floor area of only one story.
(6) One unlighted nameplate not more than one square foot in area announcing the name of the home occupation is permitted.
(7) Such uses shall not create a nuisance by reason of noise, odor, dust, vibration, fumes, smoke, electrical interference or other cause.
(d) Campsites and recreation areas.
(1) A minimum of 75% of the total campsite or recreation area shall be devoted to open space devoid of campsites, refreshment stands and any other service facilities.
(2) Only retail uses which are customarily accessory or incidental to the main recreational use shall be permitted as part of the park, recreational area or campground.
(3) All activities, programs and other events shall be adequately and properly supervised so as to prevent any hazard and to ensure against any disturbance or nuisance to surrounding properties, residents or to the community in general.
(4) No campsite shall be occupied by the same occupant or group and/or tent, trailer or other camping equipment for longer than 14 consecutive days. No cabin, lodge, room or other rental accommodation shall be occupied by the same occupant or group for longer than 30 consecutive days.
(5) A conditional zoning certificate for a use permitted under this Zoning Code shall be issued for a three-year period only. After such three-year period has elapsed, a new conditional zoning certificate shall be required and may be issued, provided that the Planning Commission and the Zoning Inspector determine that the use has been and is being operated in accordance with the specifications of this Zoning Code and the previous conditional zoning certificate. If necessary, the Board of Zoning Appeals may make additional requirements for the continued operation of the use as a prerequisite for reissuance of the conditional zoning certificate.
(e) Cemeteries.
(1) Except for office uses incidental to cemetery operations, no business or commercial uses of any kind shall be permitted on a cemetery site.
(2) The minimum area required for a cemetery site is 40 acres.
(3) A building of brick and/or stone, solid and/or veneered, shall be provided if storage of maintenance equipment and/or materials is necessary.
(4) The pavement width of driveways shall be at least 20 feet (ten feet per moving lane).
(5) Drives shall be of usable shape, improved with bituminous, concrete or equivalent surfacing and so graded and drained as to dispose of all surface water accumulation within the area.
(6) Pavement shall be installed as development progresses and as indicated on the final plans approved by the Commission.
(7) Sufficient parking space shall be provided so as not to deter traffic flow within the cemetery.
(8) Area drainage and/or sanitary facilities are subject to approval by the County Board of Health and the Municipal Engineer prior to the issuance of a conditional zoning certificate.
(9) Only signs designating entrances, exits, traffic direction and titles are permitted and such signs must be approved by the Commission.
(10) Adequate screening with shrubs, trees or compact hedges shall be provided parallel to property lines adjacent to or abutting residential dwellings. Such shrubs, trees and hedges shall be maintained in good condition.
(11) Provisions shall be made for landscaping throughout the cemetery.
(12) The locations of cemetery buildings and all other structures shall conform to front, side and rear yard building lines of the particular district in which the cemetery is located.
(13) No grave sites shall be located within 100 feet of the right-of-way lines of any publicly dedicated thoroughfare.
(14) A grave site shall not be within 200 feet of an existing residence.
(15) Guarantees shall be made that the cemetery will be developed as proposed on the plans approved by the Commission, the Municipal Engineer and the Board of Health. Guarantees shall be as follows.
A. A performance bond of twenty-five thousand dollars ($25,000.00) for cemeteries of 40 acres or less is required. An additional five thousand dollars ($5,000.00) is required for each ten acres over 40 acres or for each ten acres added at a later date. The amount of the bond shall be reduced annually and by an amount that will leave the balance of the bond proportional to the portion of the cemetery not developed to the specifications of the plans approved by the Commission, the Municipal Engineer and the County Board of Health.
B. Other methods as might be worked out by the Commission, the developers and their legal advisors may be required.
(16) A trust fund of an amount set by the Commission shall be established by the cemetery developers for the perpetual maintenance of the cemetery grounds. Such trust fund shall be established before any burial spaces are sold or used and shall be held and invested by a financial institution mutually agreed upon by the developers and the Commission. A percentage of the money from the sale of each burial space shall be put into such trust fund. The percentage shall be an amount set by the Commission. Interest yielded by the fund shall be applied toward the maintenance of the cemetery grounds.
(f) Lodging and boarding houses.
(1) Lodging and boarding houses shall also be used for family dwelling purposes.
(2) Such a use shall be maintained in a neat, orderly condition so as to prevent injury to adjacent uses in particular and the community in general.
(3) Automobiles may not be parked in front or side yards and automobiles not stored in closed structures shall be screened from view of adjacent properties. All parking spaces must be directly accessible to a driveway at least ten feet in width.
(g) Multi-family housing. A proposed multi-family housing project shall conform to all requirements and/or conditions as the Commission may deem necessary to meet the following criteria.
(1) Vehicular approaches to the property shall be so designed as not to create an interference with traffic on surrounding streets or roads. Curb cuts to the street shall be limited to two and the parking layout shall not permit vehicles to back into a street or road from a parking stall or service area.
(2) Maximum possible privacy for each apartment shall be provided through good design and the use of proper building materials and landscaping. Visual privacy shall be provided through structural screening and landscaping treatment. Auditory privacy should be provided through soundproofing.
(3) The architectural design of apartment buildings shall be developed with consideration given to the relationship of adjacent development in terms of building height, mass, texture, line, pattern and character.
(4) Building location and placement shall be developed with consideration given to minimizing the removal of trees and changes of topography.
(5) Television antennas shall be centralized.
(6) On-site circulation shall be designed to make possible adequate fire and police protection.
(7) In large parking areas, visual relief shall be provided through the use of tree plantings and landscaped dividers, islands and walkways. No parking or service areas shall be permitted between any street and the main building.
(8) Paved off-street parking and service areas are required. Parking spaces shall contain at least 200 square feet and shall be provided at the rate of two spaces per dwelling unit in each apartment building. All parking and service areas shall be paved with concrete, asphalt or an equivalent pavement and shall be located not closer than 20 feet from any residential structure. Paved vehicular access drives of at least ten feet in width shall be required for parking areas of ten vehicles or less in capacity, and two-way drives of a 20-foot paving width minimum shall be required for parking areas of an 11 or more vehicle capacity.
(9) Refuse areas shall be noted on the plot plan.
(h) Planned unit developments. It is the intent of this division to permit in large scale subdivisions greater flexibility of design in order to preserve the natural character of the land, provide more useful arrangements of open spaces, promote a greater sense of community, reduce the amount of paved areas, shorten the length of utility lines, provide for a greater variety of housing types, and encourage the coordination of compatible architectural styles. The conditions which shall be met for a planned unit development are as follows:
(1) An application shall be filed with the Planning Commission.
(2) The application shall include a master plan of the entire area being considered.
(3) The area proposed shall be in one ownership or, if in several ownerships, the application must be filed jointly by all owners of the properties included in the plan.
(4) The plan shall comply with the general standards listed in § 1266.09.
(5) The plan shall include, in addition to the requirements listed in this section:
A. A topographic map showing contours at an interval not greater than two feet, except that slopes of greater than 20% may be shown at ten-foot intervals, provided that no structures or roads are intended to be constructed on such slopes;
B. A table showing the total number of acres to be developed and the amount of acreage to be used for each type of development, including each dwelling type, streets, parking areas, community open spaces, recreation areas, schools and other facilities. Such table shall list the total number of dwellings proposed as well as the number of each type of dwelling unit; and
C. Any other data that the Commission may deem necessary.
(6) The minimum area in a planned unit development shall be as follows:
A. Twenty acres in an R-1 District;
B. Ten acres in an R-2 District; and
C. Five acres in an R-3 District.
(7) Central sanitary sewer facilities are required.
(8) The overall density of a residential development shall not exceed the average density that would have been permitted if the area were developed under the conventional regulations for the district in which the property is located. The maximum number of lots that may be created shall be computed by subtracting 20% of the total area from the site size and dividing the remaining land area by the minimum lot size requirement of the district in which the planned unit development is located, or by submitting a site plan indicating the number of lots that could be created on the site in question while complying with conventional lot size regulations for the district.
(9) A. The minimum area regulations for conventional developments may be modified for planned unit developments at the discretion of the Commission up to the maximum reduction stipulated in the following schedule.
R-1 | R-2 | R-3 | ||||
Conventional | PUD | Conventional | PUD | Conventional | PUD | |
R-1 | R-2 | R-3 | ||||
Conventional | PUD | Conventional | PUD | Conventional | PUD | |
Minimum lot area per dwelling | 11,250 sq. ft. | 7,000 sq. ft. | 8,000 sq. ft. | 6,000 sq. ft. | 7,500 sq. ft. | 5,000 sq. ft. |
Minimum lot width at building line | 75 ft. | 60 ft. | 65 ft. | 50 ft. | 60 ft. | 45 ft. |
Minimum front yard depth | 45 ft. | 35 ft. | 35 ft. | 30 ft. | 30 ft. | 25 ft. |
Minimum rear yard depth | 45 ft. | 30 ft. | 30 ft. | 25 ft. | 30 ft. | 20 ft. |
Minimum side yard width | 10 ft. each side | Total 16 ft. (both sides) | 10 ft. each side | Total 14 ft. (both sides)* | 8 ft. minimum total 20 ft. | Total 12 ft. (both sides)* |
* May have a zero lot line on one side, provided that the wall on the lot line has no openings, thus providing a privacy enclosure for the house on the adjacent lot. | ||||||
B. In no case shall any lot be created with less than 35 feet of frontage on a public dedicated street. Yards adjacent to a Residential District on the perimeter of the planned unit development shall not be reduced, but shall comply with the yard requirements of the applicable district regulations.
(10) Not more than 35% of the total number of dwelling units in an R-1 District, nor more than 50% in an R-2 District, may be multi-family units. Such units shall be located so as not to cause traffic congestion. Minimum lot areas for multi-family dwellings shall be 12,000 square feet for the first three units, plus 2,500 square feet for each dwelling unit over three. Yard depths shall not exceed those listed in the schedule in division (h)(9) hereof. In no instance, however, may the overall density exceed that stipulated in division (h)(8) hereof.
(11) Off-street parking shall be provided as regulated in Chapter 1292.
(12) Developments regulated by this division shall conform to the subdivision regulations.
(13) The developer of a planned unit development shall submit a preliminary plan of the project to the Commission which shall investigate and ascertain that the location, size and other characteristics of the site comply with the following conditions as well as with the requirements of the district in which the site is located and the other provisions of this division:
A. The proposed project is consistent with the Land Use and Thoroughfare Plan.
B. The proposed project will not adversely affect neighboring property.
C. The plan for the project provides for an integrated and harmonious design of buildings and open spaces, for adequate and properly arranged facilities and for interior traffic circulation, off-street parking and such other features and facilities as may be necessary to protect surrounding developments and promote orderly growth.
(14) Upon a determination by the Commission that the proposed development project, as shown by the preliminary plan thereof, conforms to the requirements of all applicable provisions of this Zoning Code and the subdivision regulations, the proponent shall incorporate any changes or modifications required or suggested by the Commission.
(15) Commercial uses may be included as a part of residential planned unit developments, but they are intended only to serve that residential development.
(i) Planned commercial developments. An integrated planned commercial development, which is a grouping of three or more commercial establishments which have common vehicular parking facilities and controlled access to abutting streets and which are developed under a unified site plan, shall be permitted, provided that the following conditions are met.
(1) Only those types of business uses permitted for conventional development in the district shall be permitted in integrated planned business developments.
(2) The minimum setback building line shall be 60 feet measured from the street right-of-way line.
(3) Side yards and rear yards shall be required only on the perimeter of the planned development and shall be 50 feet where the business development is adjacent to a residential zone and thirty feet elsewhere.
(4) All points of entrance and/or exit shall be located not closer than 200 feet to the intersection of two thoroughfares.
(5) The minimum site size to be considered for an integrated planned commercial development shall be two acres.
(j) Automobile service stations.
(1) Automobile service stations shall conform to all setback requirements of the district in which they are permitted, except that gasoline pump islands need not conform to the building setback lines, but shall be set back from all road right-of-way lines at least 25 feet. Lubrication, washing and other incidental servicing of motor vehicles and all supply and merchandise storage shall be completely within an enclosed building, except as provided elsewhere in this Zoning Code. Lighting, including permitted illuminated signs, shall be arranged so as not to reflect or cause glare that would constitute a nuisance to any residential district or a hazard to traffic on any public thoroughfare. Ingress and egress driveways shall be limited to two for any one road, shall not exceed 30 feet each in width, shall be separated from each other by at least 20 feet and shall be separated from the intersection of any two road right-of-way lines by at least 40 feet and from the intersection of any other property line with any road right-of-way line by at least ten feet. At least a six-inch high pedestrian safety curb shall be installed where any service area adjoins a road right-of-way line, except at a driveway approach.
(2) Employee vehicles and vehicles awaiting servicing or return to customers following servicing shall be parked in areas indicated for such parking on the approved site plan. Such parking areas shall not be closer than 50 feet to any road right-of-way line.
(3) Not more than 80 square feet of ground area may be used for the outdoor storage of discarded materials, automobile parts, scrap and other waste prior to their collection and subsequent disposal. Such storage areas shall be completely obscured from view from any point off the site by a masonry wall not less than five feet in height. Such a storage area shall not be located between the principal building and any road right-of-way line and shall be made structurally a part of the principal building or shall be located a distance from the principal building not greater than ten feet.
(4) Notwithstanding any other provision of this or other sections relating to the development of gasoline service stations, no signs, product displays, parked vehicles or other obstructions which adversely affect visibility at intersections or station driveways shall be permitted.
(5) The rental of utility trailers and trucks and the storage of utility trailers and trucks offered for rent shall be permitted in conjunction with an automobile service station upon compliance with the following conditions:
A. Storage areas for rental trailers and trucks shall conform to all building setback lines.
B. Storage areas shall be screened from any abutting land zoned for residential purposes by fencing and/or landscaping considered by the Commission to constitute an effective visual screen.
C. Storage areas shall be clearly separated from, and shall not interfere with, areas approved on the site plan for vehicular circulation or automobile servicing and vehicular parking areas necessary and incidental to the primary purpose of the gasoline service station operation.
D. Storage areas shall be permitted only on paved portions of the site.
(k) Outdoor display areas. Outdoor display areas may be permitted by the Commission provided that the Commission determines that surrounding properties will not be adversely affected and that the following conditions are met.
(1) No outdoor display shall be closer than 50 feet from any residential zoning district boundary or road right-of-way line abutting any residential zoning district. In no event shall outdoor displays be within ten feet of any road right-of-way line.
(2) The view of outdoor display areas shall be screened from abutting residential districts by a landscape buffer strip sufficient to minimize any undesirable visual effects of such display area on abutting residential properties.
(3) Artificial illumination for such display areas shall be designed so that the direct rays from the light source are not visible beyond the property lines on which the outdoor display area is located.
(4) Outdoor display areas shall be maintained in a neat and orderly fashion.
(5) Outdoor display areas shall not occupy any required parking area or driveway.
(6) A plot plan indicating the area to be used for outdoor display, the location and type of any artificial illumination devices contemplated, a list of the types of merchandise to be displayed and a detailed planting plan (where a landscape buffer strip is required), indicating materials, spacing and size, shall be submitted to the Commission with the conditional zoning certificate application. The plan, as approved or modified by the Commission, shall be a part of the conditional zoning certificate, if granted.
(l) Mining, soil removal, gravel extraction and processing.
(1) To use land for mining or soil, sand and gravel removal and processing in a district permitting such use, an application for a conditional zoning certificate must be accompanied by a plan recommended and approved by an appropriate state or federal department concerned with soil science and land conservation, indicating proposed stages and specific places of operation, providing for progressive rehabilitation of the land during operations so that at the termination of operations the land will not be more detrimental to persons or property than it was prior to the start of operations, and providing for adequate safety measures to protect the public.
A. The area being mined or excavated shall be enclosed by a fence six feet or more in height for the entire periphery of the development. Fences shall be adequate to prevent trespass and shall be placed not closer than 50 feet to the top or bottom of any slope. No sand or gravel shall be removed or stored and no overburden shall be stored within 100 feet of any lot line not owned or controlled by the developer or operator of such business or his or her agent, nor shall such mineral extraction business be conducted closer to any lot line or road so that areas contiguous and adjacent thereto do not have adequate lateral support.
B. A bond guaranteeing performance in accordance with plans and the removal from the site, after termination of operations, of any abandoned equipment and accessories, shall be submitted to the municipality in an amount per acre or fraction thereof to be set by the Commission after consultation with the state or federal department approving the plans. The amount of the bond shall be sufficient to ensure rehabilitation for the number of acres planned for operations during at least the ensuing 12 consecutive months. Such bond shall be of the type recognized in the state.
(2) The Commission, after a public hearing to which all contiguous property owners have been invited, shall issue the conditional zoning certificate if it is satisfied that the plan of operation is such that emissions from the operation, such as sound, odor, debris, dust and electromagnetism, will not have a deleterious effect on the inhabitants of the nearest residence (other than the residence of the owner of the site) existing at the start of operations, in such a quality or quantity to be detrimental to such residence or its occupants. A distance of not less than 200 feet must be maintained at all times from the nearest edge of the operating site to any residence (other than that of the owner) existing at the site of operations. The front yard, side yard and rear yard shall have a depth of not less than 100 feet to the nearest edge of operations.
(3) Equipment and trucks shall be operated not earlier than 7:00 a.m. or later than 8:00 p.m., except on Sundays and holidays when there shall be no equipment operations.
(4) Asphalt, cement or resins may not be brought to the site to be processed.
(5) The conditional zoning certificate shall be issued for a period not in excess of 12 consecutive months, subject to renewal for 12 consecutive month periods, provided that the Commission is satisfied that no detriment to persons or property is happening. If, at any time, the Commission finds that operations are being pursued in a detrimental way, Council shall notify the applicant to take remedial action and if the condition is not remedied within 30 days of such notice, Council shall order cessation of operations until corrections are made.
(6) A plan showing provisions for control of erosion and sedimentation during and after the development, construction, extraction or other use of the site shall be prepared. Such plan shall show proposals for restoration, rehabilitation and reclamation where necessary and shall be accompanied by documentation indicating the review and recommendation of such plan by the Soil and Water Conservation District, the Division of Lands and Soil of the Department of Natural Resources or by another competent agency or soil scientist. Effective erosion and sediment controls shall be planned and applied in accordance with the following principles.
A. Only the smallest practical area of land should be exposed at any one time during development, construction, extraction or other use.
B. When land is exposed during development, construction, extraction or other use, the exposure should be kept to the shortest practical period of time.
C. Temporary vegetation and/or mulching shall be used to protect critical areas exposed during development, construction, extraction or other use.
D. Sediment basins (debris basins, desilting basins or silt traps) shall be installed and maintained to remove sediment from run-off waters from land undergoing development, construction, extraction or other use.
E. Provisions shall be made to effectively accommodate the increased run-off caused by changed soil and surface conditions during and after development, construction, extraction or other use.
F. The permanent final vegetation and structures shall be installed as soon as practical in the development, use restoration and rehabilitation of land.
G. The development, extraction or use plan shall be fitted to the topography and soils so as to create the least erosion potential.
H. Wherever feasible, natural vegetation should be retained and protected.
(m) Oil, gas and brine wells.
(1) A plan of the property, including all structures, fences and drives, shall be submitted to the Commission for approval.
(2) The well site and all above-ground facilities, including storage tanks, shall be located not less than 500 feet from any existing dwelling.
(3) All well facilities (service, storage and otherwise) shall be enclosed by an eight-foot high chain link fence, which shall be installed prior to any drilling.
(4) Well site restoration following drilling shall be completed within a time period agreed upon at the time of site plan approval, but in no case shall that time period be more than six months. A bond of one thousand dollars ($1,000.00) shall be deposited with the municipality prior to any construction or drilling to ensure site restoration.
(5) Permanent and/or temporary waste holes, storage lagoons, service ponds or similar storage facilities shall be designed, constructed and maintained so as to prevent any drainage and/or seepage onto adjacent property or into road drainage ditches, natural watercourses or natural or manmade bodies of water and shall be enclosed by a fence adequate to prevent unauthorized access.
(6) A permanent access drive shall be installed from the road to the well site and to any storage facility from which a natural resource will be removed from the site.
(7) Storage tanks, both at and off the well site, shall be located on a prepared site and shall be diked or otherwise designed, constructed and maintained so as to prevent any seepage or drainage beyond a five-foot distance from each tank. Such seepage or drainage shall, under no circumstances, be allowed to enter upon adjacent property or any road drainage ditch, natural watercourse or other natural or manmade body of water.
(8) All well site operations shall conform to Ohio R. C. Chapter 1509 and to the rules and regulations of the Ohio Department of Natural Resources, Division of Oil and Gas, Chapter NRO-1. If there is any conflict between any regulation cited in this division and any of the provisions of this Zoning Code, the more stringent regulation or provision shall apply.
(n) Sanitary landfills.
(1) All sanitary landfill sites shall be subject to the approval of the County Board of Health.
(2) A topographic map showing the design of the sanitary landfill site at a scale of not over 200 feet to the inch and with five-foot contour intervals shall be submitted with the application.
(3) The applicant shall submit information describing the geological characteristics of the site.
(4) The site shall be limited to areas where water pollution will not occur.
(5) The site shall be accessible from at least two directions.
(6) The site shall be so located as to minimize the effect of winds carrying objectionable odors to urbanized or urbanizing areas.
(7) The sanitary landfill site shall be designed and submitted to the County Board of Health for approval.
(8) Shelter for landfill equipment shall be provided.
(9) Shelter and sanitary facilities shall be provided for personnel.
(10) Suitable measures shall be taken to control fires.
(11) An attendant shall be on duty, during the time the sanitary landfill site is open, to supervise the unloading of refuse.
(12) Blowing paper shall be controlled by providing a portable fence near the working area.
(13) Sewer solids or liquids and other hazardous materials shall not be disposed of on the site.
(14) There shall be no open storage or burning of refuse or garbage.
(15) No bulky items such as car bodies, refrigerators and large tires shall be disposed of on the site.
(16) Refuse shall be spread and compacted in shallow layers not exceeding a depth of two feet of compacted material.
(17) A compacted layer of at least six inches of suitable cover material shall be placed on all exposed refuse by the end of each working day.
(18) In all but the final layer of a landfill, a layer of suitable cover material compacted to a minimum depth of one foot shall be placed daily on all surfaces of the fill, except those where operations will continue on the following working day.
(19) A layer of suitable cover material compacted to a minimum thickness of two feet shall be placed over the entire surface of each portion of the final fill not later than one week following the placement of refuse within that portion.
(20) Conditions unfavorable for the production of insects and rodents shall be maintained by carrying out routine landfill operations promptly in a systematic manner.
(21) Suitable control measures shall be taken whenever dust is a problem.
(22) The entire site, including the fill surface, shall be graded and provided with drainage facilities to minimize runoff onto and into the fill, to prevent erosion or washing of the fill, to drain off rain water falling on the fill and to prevent the collection of standing water.
(23) An inspection of the entire site shall be made by a representative of the County Board of Health before any earth-moving equipment is removed from the site. Any necessary corrective work shall be performed before the landfill project is accepted as completed. Arrangement shall be made for the repair of all cracked, eroded and uneven areas in the final cover during the year following completion of the fill.
(o) Scrap yards and junk yards.
(1) All sites, procedures and processes shall be subject to the approval of the appropriate city, county and state agencies. No conditional zoning certificate shall be issued until the necessary approvals are obtained.
(2) The site shall be located so as to minimize the potential effect of winds carrying objectionable odors to urbanized or urbanizing areas.
(3) Suitable control measures shall be taken whenever dust is a problem or potential problem.
(4) There shall be no burning or incineration of refuse, garbage or other waste materials.
(5) Scrap yards or junk yards shall be located not closer than 500 feet to any R District and/or public street right-of-way line and shall otherwise have front, side and rear setbacks of at least 150 feet. At least a 100-foot wide strip in the 500-foot setback shall be planted for camouflaging purposes in accordance with the following specifications.
A. The 100-foot wide strip shall be planted with pine, Norway spruce or other trees or plants of similar screening value.
B. Such trees shall be planted on a staggered pattern with not more than ten feet between each tree.
C. The 100-foot wide planting strips shall be so located as to achieve the greatest screening or camouflaging effect and no visual openings shall exist.
D. Trees should be planted that are at the optimum transplanting size and age, while still being as large as possible.
(6) A minimum of ten acres shall be required for a use proposed under this category.
(7) A bond, as determined by the Commission, shall be posted with the municipality for site restoration in cases of yard abandonment or discontinuance or transfer of business.
(p) Trucking terminals.
(1) Every portion of the property used for buildings shall be located not closer than 100 feet to any R District. At least 50 feet (nearest the residential zone) of the 100 feet shall be landscaped and orderly fashioned and a solid board fence, masonry wall or other type of fence approved by the Commission shall be constructed along the interior line of the required landscaped area to a height of six feet, effectively screening truck loading, unloading and maneuvering activities from the view of any abutting R District.
(2) Access for motor freight vehicles shall be by way of streets of adequate width, construction and existing or planted function in accordance with the Land Use and Thoroughfare Plan of current adoption.
(3) In addition to adequate area within the site for docking, manipulation and maneuvering of motor freight vehicles, a reservoir of parking area for motor freight vehicles waiting to be loaded or unloaded shall be provided at the rate of one parking space sufficient to park a motor freight vehicle for every four loading docks.
(4) The site shall be designed in such a manner as to permit forward movement of all vehicles both upon entering and upon leaving the site.
(5) The number, location and width of entrances to and exits from the site shall be determined by the Commission. The Commission may obtain an expert opinion on the specific site proposal.
(q) Airports. Airports shall be located on major thoroughfares adjacent to nonresidential uses, such as commerce, industry or recreation, or adjacent to sparsely settled residential uses.
(r) Temporary buildings. Any temporary structure shall be indicated as such on a site plan submitted to the Commission for approval. Such a structure shall not be continued as a permanent structure. The period of continuance shall be set by the Commission.
(s) Additional conditions. The Commission shall have the power to impose additional conditions where it deems it necessary to safeguard the health, safety and welfare of the community.
(Ord. 74-O-128, passed 10-17-1974; Ord. 13-O-2735, passed 7-16-2013)