§ 154.137  HEAVY INDUSTRIAL DISTRICT (I-3).
   (A)   Purpose.
      (1)   The purpose of the I-3 District is to provide for industrial uses with high nuisance characteristics that are incompatible with adjacent urban residential uses or for industrial uses where space or performance characteristics demand a specialized locale.
      (2)   All required services shall be available to the site, including necessary major utility lines and sewer and water facilities.
      (3)   Whenever appropriate, heavy industrial uses shall be located in areas where their impacts can be sufficiently mitigated on other incompatible uses and in areas where necessary services can be provided in an efficient and economic manner.
   (B)   Permitted uses. In the I-3 District, the following uses shall be permitted subject to the standards and limitations set forth in division (F) below, and pursuant to §§ 154.035 through 154.040, for site design review:
      (1)   All uses permitted in the I-2 District;
      (2)   Grain elevators, feed mills and seed cleaning plants;
      (3)   Manufacture of forest products, including sawmills, planing mills, plywood and particle board plants and pulp and paper mills;
      (4)   Auto wrecking yards;
      (5)   Animal slaughtering, meat packing and rendering plants;
      (6)   Facilities for the processing or production of oil, natural gas, geothermal resources or other hydrocarbons;
      (7)   Manufacture of clay products, brick, tile and cement and including mining of materials used in production, subject to the provisions of § 154.091(G);
      (8)   Outdoor storage of raw materials or finished products associated with any permitted use;
      (9)   (a)   Temporary structures as may be required during construction of an authorized permanent structure.
         (b)   The temporary structure shall be removed upon final inspection of the permanent structure by the Building Inspector;
      (10)   Community or municipal water supply system;
      (11)   Community or municipal sewer system;
      (12)   Public facilities;
      (13)   Signs, pursuant to the sign provisions set forth in § 154.166;
      (14)   Dwelling for caretaker or watchman in conjunction with permitted use.  If a dwelling is a mobile home it shall, in addition to the requirements of this section, also be subject to the mobile home standards set forth in § 154.172; and
      (15)   Similar uses similar in character, scale and performance, or with similar noise, odor, traffic, air and water quality impacts on neighboring properties.
   (C)   Conditional uses.  A use not expressly contemplated in the I-3 District shall be a conditional uses subject to the conditional use criteria and requirements of § 154.057 and subject to site design review in §§ 154.035 through 154.040 of this chapter
   (D)   Prohibited uses.  Uses of land and water not specifically mentioned in this section, and not allowed as a similar use, are prohibited in the I-3 District.
   (E)   Non-conforming uses.  Non-conforming uses found in the I-3 District are subject to the non-conforming use provisions of § 154.059 as well as to any other applicable provisions of this chapter.
   (F)   Standards and limitations.  In the I-3 District, the following standards and limitations shall apply:
      (1)   Parcel size and dimensions.
         (a)   Minimum parcel size.  The minimum parcel size for any use shall be 3 acres.
         (b)   Depth-to-width ratio. The maximum depth-to-width ratio for any newly-created parcel shall be 3 to 1.
      (2)   Setbacks.  The minimum setback for all yards shall be 50 feet for all uses.
      (3)   Parcel coverage.  The maximum parcel coverage shall be appropriate to the use, subject to §§ 154.035 through 154.040 for site design review.
      (4)   Access.  Before a principal use may be established on any parcel as provided in this section, the parcel shall have a legal, safe and passable means of access by abutting at least 40 feet either directly upon a public road, or by a private easement which is at least 40 feet  in width for its entire length and which also abuts upon a public road for at least 40 feet. Nothing in this section shall be construed to vary or waive the requirements for creation of new access contained in any ordinance legally adopted by Valencia County.
      (5)   Clear-vision areas.
         (a)   A clear-vision area shall be maintained on the corner of any parcel at the intersection of any 2 of the following:  county roads; public roads; private roads serving 4 or more parcels; and railroads.
         (b)   A clear-vision area shall contain no sight-obscuring structures or plantings exceeding 30 inches in height within a triangle formed by the projected intersection of the right-of-way or public road easement lines on the lot corner nearest the intersection, and the 2 points 20 feet  from this corner as measured along the parcel lines adjacent to the intersecting rights-of-way.
         (c)   Trees exceeding this height may be located so that their branches extend into this triangle, provided they are maintained to allow at least 12 feet of visual clearance within the triangle below the lowest hanging branches.
      (6)   Height.
         (a)   The maximum building height for all structures shall be 60 feet; and
         (b)   Appurtenances usually required to be placed above the roof level and not intended for human occupancy such as spires, belfries, cupolas, antennas, water tanks, ventilators, chimneys and wind generators are not subject to the height limitations of this chapter.
      (7)   Accessory uses.  An accessory use shall comply with the standards and limitations for principal uses except as follows:
         (a)   Structures.
            1.   No separate accessory structure shall be erected within 25 feet of any other building on the same parcel.
            2.   An accessory structure not more than 25 feet in height, at least 60 feet from a road, and at least 25 feet  from any dwelling, may be located a minimum distance of 25 feet from the property line in a side yard or rear yard.
         (b)   Fences, walls and hedges.  Fences, walls and hedges may be permitted in any required yard or along the edge of any yard, subject to the clear-vision requirements of division (5) above.
      (8)   Off-street parking.  Off-street parking and loading requirements for any use in the I-3 District shall be appropriate for the use and shall be as provided in § 154.174.
(Ord. 2004-05, passed 9-15-2004; Am. Ord. 2006-06, passed 6-16-2006)  Penalty, see § 154.999