(a) Outdoor Storage Related to Principal Industrial Uses.
(1) Outdoor storage shall not be permitted within any required front yard.
(2) Outdoor storage shall only be permitted as an accessory use to principal uses in the industrial districts.
(3) The outdoor storage area shall be fenced on all sides in accordance with the requirements of Section 1141.08.
(4) Any side that is visible to adjoining properties in a residential district, mixed-use district, neighboring parking lots or abutting streets shall be screened in accordance with the requirements of Section 1147.04(c).
(5) The Planning Commission may permit the required screening to be comprised of plant material, upon a determination that the alternate materials will provide the same degree or better of opacity, screening and compatibility with adjoining properties as a fence or wall.
(b) Construction Debris, Junk, Solid Waste Disposal and Salvage Yards.
(1) A minimum site size of ten (10) acres shall be required.
(2) All access to and from the site shall be from an arterial street or an interior street serving an industrial park or planned industrial development that intersects with an arterial street.
(3) All material, debris, junk and waste shall be stored within enclosed buildings or within an area fully screened on all sides by a solid, sight-obscuring, fence or wall, in accordance with the screening requirements of Section 1147.04(c); provided such fence or wall shall be at least eight (8), but no more than twelve (12), feet in height.
(4) The screening fence shall be of such design as to completely obstruct vision. No chain link fence, with or without covering, shall be permitted.
(5) The screening fence or wall shall be set back from all property lines in accordance with the minimum yard requirements of the zoning district.
(6) No materials shall be stacked higher than the screen fence or wall.
(7) All materials shall be stockpiled in neat and orderly rows with adequate aisle space provided between rows to accommodate emergency vehicles and equipment.
(8) No storage area shall be located within 500 feet of a residential or mixed-use district.
(c) Hazardous Waste or Medical Waste Processing, Storage, Transfer, Disposal or Incineration.
(1) Conditional use requests for hazardous waste facilities shall be first considered by the Planning Commission which shall make a recommendation to the City Council for final action. At the discretion of either body, a public hearing, duly noticed in accordance with the provisions of Section 1177.03, may be conducted.
(2) The use shall be located on a site of not less than twenty (20) acres.
(3) All access to and from the site shall be from an arterial street or an interior street serving an industrial park or planned industrial development that intersects with an arterial street.
(4) To ensure that the reasonable use of neighboring properties is not adversely affected and to reduce the potential for adverse health, odor or other environmental impacts, the proposed site shall abut industrial zoning districts on all sides and shall comply with the following separation distances:
A. Two thousand six hundred forty (2,640) feet (one-half mile) from any property occupied by a hospital, nursing home, senior housing project, or any facility designed for use by the physically infirm, or where large numbers of people congregate, such as recreation centers, parks or playgrounds, public meeting halls, places of religious worship, schools or libraries.
B. Two thousand six hundred forty (2,640) feet (one-half mile) from any existing residential structure or any residential or mixed-use district boundary.
C. Additionally, the City Council shall determine that the proposed use shall not adversely affect nonconforming residential uses and that adequate separation is provided from existing industrial uses that may be particularly sensitive, such as food, beverage, or drug processing facilities.
D. The separation distances specified above may be reduced by not more than fifty percent (50%) upon a finding by the City Council that the distance is sufficient to prevent any occurrence of health or obnoxious odor problems or pollution of land, water courses or drainage systems.
(5) The minimum width and plant material requirements for greenbelts and landscape buffer zones shall be increased by fifty percent (50%) above the minimum buffer requirements of Section 1147.04(b).
(6) Environmental Controls.
A. All processing, treatment, recycling, transfer, unloading and storage shall be within a completely enclosed building or in approved storage tanks. The facility shall be constructed to enclose all equipment which generates significant levels of noise.
B. All aggregate and bulk materials shall be stored in the building or in concrete bunkers or silos. The bunkers or silos shall be equipped to control fugitive dust and particles.
C. The required site plan shall indicate that all motor vehicles, which have contained or been in contact with hazardous waste, recycled materials or sludge, shall be washed clean prior to leaving the site. The method and area for washing shall be specified on the site plan.
D. The facility shall be equipped with an approved wastewater recycling system to avoid contaminated water or liquids from being discharged to ground water, surface water or storm sewers. This shall include a wash-out, wash-down, and secondary containment system to recover and recycle impurities and other by-products processed from trucks, machinery products, supplies or waste.
E. All surface areas involved in the loading, unloading, transfer or storage shall be constructed to prevent the runoff of any hazardous material to unpaved areas or non-designated drainage facilities. Potential waste shall be collected with a secondary containment system and processed or disposed of according to state or federal regulations. Any drainage of fluids shall be on a non-pervious platform so that all liquids will be contained and not discharge to the ground.
(7) All driveways, surface roads and storage areas on the premises shall be paved with concrete or deep strength asphalt. Deceleration lanes shall be provided in accordance with the City of Lorain design standards. Acceleration or passing lanes may be required by the City Engineer. The Planning Commission shall take into consideration vehicular turning movements in relation to traffic flow, proximity of curb cuts and intersections.
(8) All areas of the site which are not paved for parking, driveways, loading or operation shall be landscaped and maintained in accordance with Chapter 1147.
(9) The facility and all of its operations shall strictly comply with all applicable city, county, state and federal statutes, regulations, rules, orders and ordinances. Systems shall be employed to contain and process all discharged materials from the facility in an environmentally sound manner.
(10) Plans and/or reports shall be filed with the Lorain Fire Department, indicating the types of materials stored and where they are located on the site.
(11) All approvals by the City shall be conditioned and subject to the applicant securing all required approvals and permits, as defined by local, county, state and federal statutes and regulations.
(12) The City Council shall establish fees to pay its costs of administration and inspections of the site and facility to ensure that the development is being operated in compliance with the conditions of approval.
(Ord. 4-21. Passed 1-4-21.)