Certain unique land uses pose special problems that may have detrimental influences on surrounding land uses. The following performance standards for such unique land uses shall be adhered to in addition to all other provisions of this title: (Ord. 15, 7-11-1977)
A. Accessory Building: (Reserved) (Ord. 33, 5-4-1983)
B. Agriculture (Buffer Area): Will be maintained to minimize soil erosion, sedimentation, contamination and nutrient enrichment of ground and surface water.
C. Animal Clinic, Animal Hospital, Veterinary Office And Kennel:
1. Location: Will be located at least three hundred feet (300') from any residence including motels and hotels, except for an owner's residence. The administrator may modify these requirements if the animals are completely housed in soundproof structures that completely screen them from view of the abutting residential property.
2. Compliance Required; Housekeeping Practices: Will comply with all state and local regulations, relative to such an operation, and maintain adequate housekeeping practices designed to prevent the creation of a nuisance and to reduce to a minimum the factors of noise and odor.
D. Animal Commercial Feedlots, Meat Packing, Processing Plant, And Slaughterhouse Facilities:
1. Location; Setback: Will be located, when housing animals, feedlot or holding pens, not less than six hundred feet (600') from any residence, except for an owner's residence. Such facilities shall have a minimum setback of thirty feet (30') from any property line.
2. Design: Will be designed and located with full consideration to their proximity to adjacent uses, their effect upon adjacent and surrounding properties, and to the reduction of such nuisance factors as odor.
3. Housekeeping Practices: Will be adequately maintained with housekeeping practices subject to the health authority requirements as to the elimination of waste materials and the maintenance of water quality control.
E. Bulk Storage Of Flammable Liquids And Gases And Explosive Materials Aboveground And For Resale:
1. Location: Will be located at least three hundred feet (300') from a residential zone, a residence, motel or hotel, except for the owner's residence.
2. Fire Official Approval: Will be erected subject to the approval of the appropriate fire official.
3. Loading/Unloading Spaces; Off-Street Parking: Will have suitable loading and unloading spaces and off-street parking facilities subject to the approval of the appropriate fire official. (Ord. 15, 7-11-1977)
F. Campgrounds:
1. Interior Access Roads: Interior access roads shall connect to a road maintained by a public entity. Interior access roads will be constructed to standards established by the planning and zoning commission upon approval of a conditional use permit and will be privately maintained.
2. Campsites: Campsites shall be located on well-drained areas and shall be properly graded to prevent accumulation of storm water.
3. Exposed Ground Surfaces: Exposed ground surfaces (other than interior roads and defined campsites) shall be protected with a cover of vegetative growth that is capable of providing dust abatement and preventing soil erosion.
4. Water Supply: Shall supply adequate water safe for drinking and domestic use in accordance with state and local health authorities with a minimum of one water supply outlet within three hundred feet (300') of each campsite.
5. Sewage Disposal Facilities: Shall provide sewage disposal facilities (at a minimum, sealed vault privies) acceptable to state and local health authorities. Such toilet areas shall be located not less than fifty feet (50') or more than three hundred feet (300') from a campsite. There shall be a minimum of one toilet for each sex for every ten (10) campsites.
6. Refuse Containers: Refuse containers (minimum 32 gallon capacity) with lids shall be provided and maintained for every four (4) campsites.
7. Litter And Rubbish; Fire Extinguisher: All areas in the campground shall be kept free of litter, rubbish, and other flammable materials. At least one five (5) pound dry chemical portable fire extinguisher shall be installed and maintained in the campground office.
8. Contained Campfire Area: Each campsite shall be provided with a contained campfire area. Containment method shall be approved by the planning and zoning commission.
9. Maintenance; Campground Rules: All areas in the campground shall be maintained in a clean, orderly and sanitary condition at all times. Campground rules in accordance with these regulations shall be posted. (Ord. 50, 5-22-1987)
G. Hazardous Substances: Chemicals, pesticide, fertilizer storage and manufacturing will have adequate fire protection, storage area, handling and disposal as approved by the appropriate fire official.
H. Contractor's Yard (i.e., Road, Housing, Anything With Heavy Equipment):
1. Location: Will be located a minimum distance of three hundred feet (300') from any residence, except for an owner's residence.
2. Screening: Will have a screening fence around areas utilized for storage of equipment.
3. Limitations: Will be limited to storage, maintenance and processing incidental to contracting work. There shall be no general industrial or commercial uses.
I. Drive-In Restaurant:
1. Fencing; Landscaping: Will be enclosed on the property line with landscaping and fencing except for ingress and egress, to prevent trash from moving onto other properties.
2. Sight-Obscuring Fence: Will have a six foot (6') high sight- obscuring fence along the property lines that adjoin a residence.
3. Trash Receptacles: Will provide for adequate trash receptacles.
4. Lighting: Will avoid the directing of night lighting toward any residence.
J. Filling, Grading, Lagooning, Dredging Or Other Earth Moving Activity:
1. Bare Ground Exposure: The smallest amount of bare ground shall be exposed for the shortest time feasible.
2. Temporary Ground Cover: Provide temporary ground cover, such as mulch.
3. Sedimentation: Use diversions, silting basins, terraces and other methods to trap sediment.
4. Lagooning: Provide lagooning in such a manner as to avoid conditions which will create fish traps.
5. Restriction Of Drainageways: A floodway, channel or natural drainageway shall not be restricted.
6. Stabilization: Construct and stabilize sides and bottom of cuts, fills, channels and artificial watercourses to prevent erosion or soil failure.
7. Below-Grade Excavation: Below-grade excavation shall not occur, except for drainageways, within fifty feet (50') of any lot line or public right of way.
8. Restoration: Topsoil or loam will be restored to its existing natural condition.
K. Gravel Pits, Rock Quarries, Sand And Clay Pits And Other Natural Resources Of Commercial Value:
1. The extent and method of rehabilitation shall be determined in advance of giving a zoning approval with due consideration given to what is suitable and compatible with the surrounding area.
2. Upon depletion of the area, all temporary buildings and structures, except property line fences and structures for the loading, measuring or weighing of salable material in storage, shall be entirely removed from the property.
3. Safety fencing shall be erected around all pits that create a safety hazard.
L. Home Occupation:
1. Employees: No more than one person other than members of the family residing on the premises shall be engaged in such occupation.
2. Incidental Use; Floor Area: The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purposes by its occupants, and not more than twenty five percent (25%) of floor area of the dwelling unit shall be used to conduct the home occupation.
3. Outside Appearance; Sign: There shall be no change in the outside appearance of the building or premises, or other visible evidence of the conduct of such home occupation other than one sign, not exceeding four (4) square feet in area, nonilluminated and mounted flat against the wall of the principal building.
4. Traffic; Parking: No significant traffic shall be generated by such home occupation and any need for parking generated by the conduct of such home occupation shall meet the off-street parking requirements as specified in this title, and shall not be located in a required front yard.
5. Equipment Or Process Restrictions: No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors, or electrical interferences detectable to the normal senses off the lot, if the occupation is conducted in a single-family residence, or outside the dwelling unit if conducted in other than a single-family residence. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises, or causes fluctuations in line voltage off the premises. (Ord. 15, 7-11-1977)
M. Mobile Home Park:
1. Unit Size: Each mobile home unit shall be provided the exclusive use of a contiguous area of land of not less than five thousand (5,000) square feet. Individual driveways and parking spaces and utility easements may be included within the five thousand (5,000) square foot area. Interior park drives, public street rights of way, and common areas used for parking or other park purposes are excluded from the five thousand (5,000) square feet per unit area requirement.
2. Units Numbered: Each mobile home space or stall shall be numbered. Numbers shall be clearly visible from park interior drives.
3. Interior Spacing: All mobile home units shall be located a minimum distance of twenty five feet (25') from any exterior park property line. Accessory buildings shall be located at least ten feet (10') from a mobile home unit.
a. Within Fire Protection District: Mobile home parks located within a fire protection district shall require that mobile home units be located not less than fifteen feet (15') from any other mobile home or permanent structure within the mobile home park.
b. Not Within Fire Protection District: Mobile home parks not within the jurisdiction of a fire protection district shall require that mobile home units be located not less than twenty five feet (25') from any other mobile home or permanent structure within the mobile home park.
Minimum distance between mobile homes shall be measured from two (2) points being a straight line between the closest points of the units being measured.
4. Access:
a. Interior Park Drives: Each mobile home stall or space within a mobile home park shall have direct access to an interior park drive and shall not have individual access to a public right of way. Interior park drives shall consist of a minimum of twenty feet (20') of unobstructed area with at least a four inch (4") gravel surfacing at least twenty feet (20') in width. Interior park drives shall be marked to provide continuous traffic flow.
b. Exterior Access Or Approach Points: All access or approach points from interior park drives shall have direct connection to a major public street and shall not enter into or upon local single-family area streets when another alternative is feasible. Interior park drives will connect to a public street which will adequately serve the mobile home park as determined by the planning and zoning commission on advise of the county engineer. The number and location of all ingress and egress points for access to the mobile home park shall be approved by the planning and zoning commission on advise from the county engineer.
5. Lighting: Interior drives and walkways designed for the use of the mobile home park residents shall be adequately lighted during hours of darkness.
6. Off-Street Parking; Storage Areas: Each mobile home unit shall be provided with a minimum total of four hundred (400) square feet of off-street parking space. One parking space of two hundred (200) square feet shall be located within fifty feet (50') of each unit. One space may be located elsewhere in the park. Storage of items such as boats, trailers, and campers shall not be accomplished at the site of the mobile home unit. Storage areas may be provided in separate screened areas within or adjacent to the mobile home park. Storage areas shall not be included within the four hundred (400) square feet of off-street parking space provided for each mobile home unit.
7. Provided Services: Each mobile home stall or space shall be provided with utility connections, ground anchors, piers or pads, and stabilizing connections of sufficient size to properly accommodate the mobile home unit in accordance with manufacturer's specifications and code requirements. All mobile homes within the park shall be skirted.
8. Landscaping: Landscaping in the mobile home park shall be provided in accordance with the following minimum requirements:
a. Peripheral Screening: Trees or shrubs a minimum of six feet (6') high spaced at a maximum of ten feet (10') on center; or other suitable sight-obstructing screen or fence.
b. Lawn; Ground Cover: Lawn or other suitable ground cover shall be provided for all open spaces other than access drives and parking and circulation areas.
9. Water And Sewer: Centralized water, waste water disposal, and solid waste facilities shall be provided in accordance with regulations set forth by the appropriate state and local authorities.
10. Fire Protection: Compliance with the standards of the appropriate fire protection agency shall be required for mobile home parks within the respective jurisdictions.
11. Surface Water Runoff: Control of surface water runoff will be provided to confine all runoff to the property or to drainage facilities within public rights of way.
12. Maintenance Agreement: A maintenance agreement, acceptable to the county, shall be provided to assure the continued operation and maintenance of interior drives, utilities, landscaping, and solid waste management. The park owner will be responsible for the provision of a suitable guarantee that the park will be constructed within a two (2) year time period in accordance with standards set forth by the planning and zoning commission. (Ord. 27, 9-9-1981)
N. Outdoor Storage Of Commercial And Industrial Materials:
1. Screening: Will be screened from view from any existing adjoining residence or residentially zoned area, whether or not such property is separated by an alley or street.
2. Location: Will not be located in any front yard setback area.
O. Riding Stables And Schools:
1. Location: Will locate all stables or loafing sheds not nearer than one hundred feet (100') from any residence, except for an owner's residence. All facilities shall be set back a distance of thirty feet (30') from any property line.
2. Design: Will be designed and located with full consideration being given to their proximity to adjacent uses and their effect upon adjacent and surrounding properties, as to the storage of horse trailers and the factors of noise and odor.
3. Housekeeping Practices: Will require that the owner or operator of such use shall have a continuous obligation to maintain adequate housekeeping practices to prevent the creation of a nuisance.
P. Outdoor Rifle And Pistol Range:
1. Backstop: Will be designed with a backstop.
2. Line Of Fire: Will be designed to avoid a line of fire that is directed towards any residence or business within one mile.
3. Landscaping: Will incorporate landscaping that is compatible with the surrounding landscaping.
4. Supervision And Security: Will provide supervision and security measures during periods of use.
Q. Sanitary Landfill:
1. Time Limits: Will conform to time limits for daily operations as defined by the board.
2. Bond: Will provide a bond, for privately owned sites, to ensure compliance with the provisions of the zoning approval.
3. Paved Access: Will provide for a paved street to the facility.
4. Supervision: Will be supervised during the hours of operation.
R. Wrecking Yard: Will comply with title 3, chapter 3 of this code. (Ord. 15, 7-11-1977)
S. Bunker Hill Superfund Overlay District:
1. Administrative Authority: Administration of the development, activities and uses within the BD district, to the extent the same are controlled by the environmental health code and the institutional control program, shall be monitored and enforced by and be the responsibility of Panhandle Health District I pursuant to its duly and properly enacted rules and regulations.
2. Compliance Required: In addition to complying with any regulations otherwise applicable to the area within the BD district, any development, uses or activities occurring within such district shall also comply with the requirements of the environmental health code and the institutional control program developed for the BD district.
3. ICP Permit: In addition to any other permits and/or certificates required by this title, an ICP permit shall be obtained from Panhandle Health District I prior to commencement of any work or activities in the BD district which are subject to the environmental health code and institutional control program.
(Ord. 78, 3-13-1995)