(a) Purpose. The "WO" Wellhead Operation District is designed to safeguard the public health, safety, and welfare of citizens and institutions that are customers of the City water system by regulating land use and the storage, handling, use, or production of regulated substances within the zone of influence. The intent of this designation is to protect the community's potable water supply against contamination. This district will be mapped on property owned or controlled and operated for existing and/or proposed public water supply wells, recharge lagoons, or other related groundwater supply facility.
(b) Principal Permitted Uses. Only those uses set forth below which continuously conform to all the requirements of divisions (c) through (e) of this section shall be permitted:
• Government buildings, structures, or premises used exclusively be federal, state, county, township, or municipal governments for public purposes, but not including work shops, warehouse, or open material storage
• Government buildings, structures, or premises used exclusively by federal, state, county, township or municipal governments for public purposes, provided open storage areas are screened
• Public parks, playgrounds and community centers
• Water filtration plants and pumping stations
(c) Lot, Height, Bulk, Yard, and Buffer Regulations.
(1) The lot size requirements and bulk regulations for the "WO" Wellhead Operation District are listed as follows:
A. Contain a minimum lot area of six thousand (6,000) square feet.
B. Have a minimum lot width of sixty (60) feet.
C. Have a minimum lot depth of one hundred (100) feet.
D. Have a maximum lot depth to lot width ratio of 3:1.
E. Have a maximum lot coverage of thirty (30) percent for all areas under roof.
F. Have a maximum structure height of four (4) times the horizontal distance of such part from the nearest lot line and two (2) times the horizontal distance from the rear lot line.
G. Have a minimum front yard of twenty-five (25) feet.
H. Have a minimum side yard of ten (10) feet.
I. Have a minimum rear yard of thirty (30) feet.
(2) Buffer Strips. A buffer strip shall be established on the lot being developed in the "WO" Wellhead Operation District when it abuts the following zoning districts:
A, A-R, R-1 to R-7: A minimum of twenty-five (25) feet in width.
(d) Best Management Practices and Exemptions.
(1) To the maximum extent practical, owners and operators within the "WO" Wellhead Operation District shall implement best management practices (BMPs) to reduce risk of release and pollution of the environment. BMPs apply to use, storage and production of regulated substances listed in Section 1143.20(d)(4) of this Zoning Code. BMPs are defined as "schedules of activities, prohibition or practices, maintenance procedures, and other management practices to prevent or reduce the risk of a release".
A. BMPs include, but are not limited to, the following: treatment techniques, operating procedures, and practices to control runoff, spills and leaks
B. Spill control measures shall include, but are not limited to the following:
1. Secondary and tertiary containment systems, including the use of containment during chemical storage, transfer, and use. The containment system shall be designed to capture one hundred ten (110) percent of a release from a primary containment unit.
2. Adopting standardized spill response protocols and providing training to employees to help insure response protocols are enacted if a spill or release occurs.
3. Drums and other types of containers holding Regulated Substances and wastes of such substances as defined in Section 1143.20(d)(4) of this Zoning Code shall be stored within secondary containment.
(2) Existing containment systems and procedures shall not be removed, nor shall their ability to contain spills be compromised, so long as regulated substances are stored, transferred or used with the containment areas. Containment systems shall be maintained in good working order. Improvements and/or additions to containment systems may be performed so long as the ability to contain a spill is not compromised. Temporary approved containment systems may be required during maintenance and/or improvement activities.
(3) The following types of products and volumes are exempt from BMP requirements within the "WO" Wellhead Operation District:
A. Up to one hundred ten (110) gallons or eight hundred (800) pounds, in the aggregate of regulated substances used for routine maintenance.
B. Medical and laboratory research substances used in containers not larger than five (5) gallons or forty (40) pounds in size.
C. Cleaning agents packaged for personal or household use.
D. Construction materials stored at or being transported to a permitted construction site which do not pose real or present danger of causing contamination.
E. Office supplies packaged for personal or office use.
F. Refrigerants contained in on-site cooling equipment or contained in household appliances, including refrigeration repair service storage vessels.
G. The through transport of a regulated substance, as long as the transporting vehicle is not stopped within the "WO" Wellhead Operation District for longer than seventy-two (72) hours.
H. Properly maintained liquid filled transformers.
I. Motor vehicle fuels and other liquids that are stored on and are an integral part of an operable motor vehicle or boat and used specifically and solely for the operation of the vehicle in which the substances are contained. This does not include the tanker portion of a tractor-trailer or similarly purposed vehicle.
J. Heating oil for residential uses stored in tanks with a total capacity of less than five hundred (500) gallons per residential lot.
(4) Substances to be regulated, hereinafter referred to as regulated substances, are chemicals and mixtures of chemicals, which are health hazards. Regulated substances include:
A. Chemicals for which there is scientific evidence that acute or chronic health effects may result from exposure including carcinogens, toxic and highly toxic agents, reproductive toxins, irritants, corrosives, sensitizers, hepotoxins, nephrotoxins, neurotoxins, agents which act on the hematopoietic system and agents which damage the lungs, skin, eyes or mucous membranes.
B. Mixtures of chemicals, which have been tested as a whole and have been determined to be a health hazard.
C. Mixtures of chemicals which have not been tested as a whole but which contain any chemical which has been determined to be a health hazard and which comprises one (1) percent or greater of the composition on a weight per unit weight basis, and mixtures of chemicals which include a carcinogen if the concentration of the carcinogen in the mixture is one-tenth (0.1) percent or greater of the composition on a weight per unit weight basis.
D. Ingredients of mixtures prepared within the "WO" Wellhead Operation District in cases where such ingredients are health hazards but comprise less than one-tenth (0.1) percent of the mixture (on a weight per unit weight basis) if carcinogenic or less than one (1) percent of the mixture (on a weight per unit weight basis) if non-carcinogenic.
E. Petroleum and non-solid petroleum derivatives (except non-PCB dielectric fluids).
(5) New underground storage tanks (USTs) shall be prohibited within the "WO" Wellhead Operation District. Existing USTs are permitted so long as their construction, leak detection and maintenance programs meet all local and state UST rules and regulations.
(6) Wastewater Disposal. All uses within this district shall be connected to the public wastewater disposal system within a three (3) year period from the effective date of this article or have a wastewater disposal system approved by the Miami County Health District.
(e) Enforcement. Section 1143.21(g) of this Zoning Code is incorporated herein by reference and applies to land in the "WO" Wellhead Operation District. For this purpose, references in Section 1143.21(g) of this Zoning Code to the "WP" Well Field Protection Overlay District shall be deemed to mean the "WO" Wellhead Operation Overlay District.