(a) Intent. This district has been established to accommodate industrial uses that operate in a clean and quiet manner and generate only light to moderate amounts of traffic. Industries that deal with significant amounts of hazardous substances or emit noise, glare, dust, odor, smoke, or possess other offensive characteristics detrimental to surrounding land uses shall not be permitted. The I-P District is intended to aggregate clean, light industrial uses that primarily operate indoors. Land placed in this district should have reasonably level topography, public utilities and major transportation facilities readily available. Adjacency to residential districts should be minimized.
(b) Principal Permitted Uses. Only the following uses which continuously satisfy the requirements of divisions (c) through (g) of this section shall be permitted.
(1) Assembly, and/or packaging of articles or products from the following previously prepared substances: bone; canvas; cellophane; clay; cloth; cork; elastomers; feathers; felt; fiber; fur; glass; hair; horn; leather; paper; plastics; rubber; precious or semi-precious stone or metal; light metal products, excluding structural steel and foundry products; shell; textiles; wax; wire and wood.
(2) Assembly of the following:
A. Medical, dental, optical and similar precision instruments.
B. Musical instruments.
C. Orthopedic or medical appliances.
D. Watches or clocks, including clock operated devices.
(3) Awning companies.
(4) Bakeries, wholesale.
(5) Beverage distributors and/or bottling plants.
(6) Carpenter and cabinet shops.
(7) Carpet and rug cleaning plants.
(8) Cold storage plants.
(9) Commercial greenhouses.
(10) Commercial radio and television transmitting stations, antenna towers and other electronic equipment requiring outdoor towers.
(11) Credit unions.
(12) Electric supply companies.
(13) Manufacturing, assembling or repairing of electrical and electronic products, components and equipment assembly and repair.
(14) Food and/or beverage product processing, exclusive of slaughtering.
(15) Glass distributors.
(16) Labor union meeting halls.
(17) Machine shops and tool and die shops.
(18) Mail order houses.
(19) Monument sales and finishing.
(20) Offices.
(21) Printing, publishing, binding and typesetting plants.
(22) Recreational facilities, including adult entertainment facilities.
(23) Research and engineering laboratories.
(24) Self-storage facilities.
(25) Sign painting and manufacturing.
(26) Wholesale houses and associated storage facilities.
(27) Warehouses having a maximum lot coverage of 75%.
(28) Other similar uses as determined by the Zoning Administrator.
(c) Permitted Accessory Uses. The following are permitted accessory uses:
(1) Accessory uses, buildings, or other structures customarily incidental to any aforesaid permitted use.
(2) Temporary buildings for uses incidental to construction work, which buildings shall be removed on the completion or abandonment of the construction work.
(3) Fences, walls and hedges as regulated under Section 1256.11.
(5) Child care centers serving only employees of the principal permitted use.
(6) Other similar uses as determined by the Zoning Administrator.
(d) Required Conditions. No zoning certificate shall be issued for a use within the I-P District until the applicant shall have demonstrated or certified to the satisfaction of the Zoning Administrator that:
(1) Where the property lines separate the I-P District from a residential district, a visual mechanical barrier a minimum of 8 feet in height shall be provided along the common line, which may consist of any of the following:
A. A solidly constructed decorative privacy fence of vinyl or similar durable materials. Note that wood materials shall not be allowed.
B. A decorative masonry wall.
C. A landscaped mound that is a minimum 6 feet in height with additional ground cover and/or landscaping that is a minimum of 2 feet in height. Note that a landscaped mound that is 8 feet or taller shall negate the additional ground cover/landscaping requirement.
D. A combination of A., B. and/or C. above, or other suitable option, as approved by the Zoning Administrator.
(2) No noise from any operation conducted on the premises, either continuous or intermittent, shall violate the provisions of this Zoning Code.
(3) No emission of toxic or noxious matter which is injurious to human health, comfort, or enjoyment of life and property or to animals or plant life shall be permitted. Where such emissions could be produced as a result of accident or equipment malfunction, adequate safeguards considered suitable for safe operation in the industry involved shall be taken.
(4) The emission of smoke or other air pollutants shall not violate the standards and regulations of the Butler County Combined General Health District. Dust and other types of air pollution borne by the wind shall be minimized by appropriate landscaping, paving, oiling or other effective means.
(5) The emission of odors or odor-causing substances shall not violate the standards and regulations of the Butler County Combined General Health District.
(6) There will be no vibrations that can be detected without the use of instruments at or beyond the lot lines.
(7) Any operation that produces intense glare or heat shall be performed within a completely enclosed building or structure and exposed sources of light shall be screened so as not to be detectable at the lot line.
(8) Exterior lighting shall be shaded wherever necessary to avoid casting direct light upon property located in any residential district or upon any public street.
(9) No building or structure shall be used for residential purposes except that security personnel may reside on the premises.
(10) All exterior walks shall be constructed of a durable hard surface material such as concrete, asphalt, wood, tile or terrazzo.
(11) All unpaved grounds shall be planted and landscaped.
(12) The storage, utilization, and manufacture of solid, liquid and gaseous chemicals and other materials shall be permitted subject to the following conditions:
A. 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.
B. 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.
C. The storage, utilization, or manufacture pyrophoric and explosive powders and dusts, and of materials and products that decompose by detonation is prohibited.
D. The manufacture of flammable liquids or materials that produce flammable or explosive vapors or gases is prohibited.
E. The storage and utilization of flammable liquids or materials that produce flammable or explosive vapors or gases may be permitted in strict conformance with the applicable regulations set forth in the Ohio Rules and Regulations of the Division of the State Fire Marshal for the Manufacture, Storage, Handling, Sale and Transportation of Flammable and Combustible Liquids.
(13) The handling of radioactive materials, the discharge of such materials into air and water and the disposal of radioactive wastes shall be in strict conformance with:
A. The applicable regulations of the Energy Research and Development Administration.
B. The applicable regulations of any instrumentality of the State of Ohio.
(14) Material or merchandise stored or stockpiled in unsheltered storage bins or outside storage piles or pits shall not exceed a height limit of 20 feet above normal ground level at that point and said storage area shall not be located closer than 50 feet from any property zoned for residential purposes.
(f) Height Regulations. No structure shall exceed 60 feet in height.
(g) Lot Area, Frontage, and Yard Requirements. The following minimum requirements shall be observed for all uses within the I-P Industrial Park District:
Lot Area | Frontage | Required Front Yard | Required Side Yards | Required Side Yard | |
Least Side Yard | Sum of Side Yards
| ||||
20,000 sq. ft. | 100 ft. | 50 ft. | 20 ft. | 40 ft. | 50 ft. |
(h) Maximum Lot Coverage by the Principal Building. 50% of lot area.
(Ord. 16-2003. Passed 5-1-03; Ord. 37-2005. Passed 12-15-05; Ord. 23-2006. Passed 9-21-06; Ord. 01-2013. Passed 1-17-13; Ord. 02-2013. Passed 1-17-13; Ord. 14-2017. Passed 8-3-17.)