Article 10
LIGHT INDUSTRIAL DISTRICT (I-1)
Sections:
10-6 Height, Area and Yard Regulations
Section 10-1. Application
10-1.01 The regulations set forth in this Article, or set forth elsewhere in these Regulations, when referred to in this Article, are the regulations in the Light Industrial District (I-1). The Light Industrial District is intended primarily for production, processing, and assembly plants that are operated so that noise, odor, dust, and glare of such operations are completely confined within an enclosed building. These industries will, by their nature, generate traffic; however, the size and volume of raw materials and finished products should not produce the volume of traffic generated by heavy industrial uses. The Light Industrial District is also intended for the development of office/warehouse uses.
Section 10-2. Use Regulations
10-2.01 In the Light Industrial District, no building, structure, land, or premises shall be used and no building or structure shall be hereafter erected or altered unless otherwise provided for in these Regulations, except for the following uses:
1. Manufacturing, processing, fabrication, or assembling of any commodity except junk or salvage.
2. Warehousing, wholesaling, and storage of any commodity except junk or salvage.
3. Freight terminals.
4. Offices, office/warehouses, laboratories.
5. Farm equipment and implement repair services, provided the minimum standards listed in Section 14-2 are met.
6. Fire stations.
7. Veterinary and small animal hospitals.
8. Auction facilities.
9. Radio towers, television towers, cellular communication towers, and microwave transmitting and/or receiving towers and appurtenant facilities if the following standards can be met.
A. A tower may be permitted under the following height and location restrictions.
i. A tower may be located within 660 feet of the right-of-way of any road designated by the 1995 Miami County Comprehensive Transportation Plan, or any subsequent revisions to the plan, as “collector” provided it shall not exceed a height of 130 feet and all other standards noted below are met.
ii. A tower may be located within 660 feet of the right-of-way of any road designated by the 1995 Miami County Comprehensive Transportation Plan, or any subsequent revisions to the plan, as “arterial” provided it shall not exceed a height of 150 feet and all other standards noted below are met.
iii. A tower may be located within 660 feet of the right-of-way of the following highways: U.S. Highway 69, U.S. Highway 169, Interstate-35, K-68 and K-7 provided it shall not exceed a height of 199 feet and all other standards noted below are met.
iv. Towers located outside of these locations or exceeding these heights shall not be permitted without receiving approval of a conditional use permit.
B. The tower shall not be lighted. Only security lighting for ground equipment shall be permitted and shall be arranged, located or screened to direct light away from adjoining or abutting properties, shall be limited to ten (10) feet in height, and shall utilize a fixture that directs light downward and prevents light from traveling out above a horizontal plane relative to the bulb.
C. All building exteriors shall be brick or concrete block / prefabricated concrete with an aggregate or stucco finish. Metal clad buildings shall be prohibited.
D. If the tower is located on a leased parcel which is a portion of a larger legal parcel, the tower shall be setback from the property lines of the parent parcel a minimum distance of two times the tower height except that the setback adjacent to any highway right-of-way, as listed above, shall be no less than one time the tower height.
E. If the tower will be located on a parcel owned by the company or entity that will maintain the tower and not leased within a larger parcel, then the parcel on which the tower will be located will be required to comply with the lot size standards of this zoning district, as well as the setback standards of this section.
F. The tower shall be designed and constructed as a monopole type structure and shall be designed to accommodate at least one (1) additional pcs/cellular or other similar platform.
G. The tower shall not be located within two linear miles of an existing tower.
H. The tower shall comply with all of the height restrictions of Article 13, Airport Zoning regulations.
I. Any tower that is no longer in use for its original purpose shall be removed at the owner’s expense. The owner shall have ninety (90) days from the date operations cease in which to remove the tower and all appurtenant buildings from the property. In case of multiple users of a single tower, this provision shall not become effective until all users cease operations. A bond in the amount of $50,000 shall be placed with Miami County for the life of the tower via forms prescribed by the Planning Department to ensure that the tower is removed when its use has ceased for a period of more than ninety (90) consecutive days.
J. If these standards cannot be met, then a conditional use permit may be requested.
10. Amateur station antenna structures for use by amateur radio operators, which do not exceed 40 meters (131.234 feet) in height and if it should fall or collapse it will be contained within the confines of the property on which it is installed.
11. Commercial and non-commercial wind energy conversion systems (WECS). The system shall not exceed 150 feet in total height and all of the minimum development standards in Section 14-2 of these regulations must be met.
12. Public facilities.
13. Contractors’ shops and/or yards, provided the minimum standards listed in Section 14-2 are met.
14. Accessory uses customarily incidental to the normal operation of the above uses, including parking lots and signs, as provided for in these Regulations. (Res. R15-12-037 (Exh. A))
10-2.02 In the Light Industrial District, the following uses may be allowed upon the approval of a conditional use permit, in accordance with the provisions outlined in Article 14:
1. Public or private airports and/or landing fields.
2. Athletic fields and baseball fields.
3. Exposition centers and/or buildings.
4. Fairgrounds.
5. Radio or television towers, communication towers, microwave transmitting and/or receiving towers and/or stations, radio antennas, commercial satellite earth stations and similar appurtenances (refer to Section 14-2 for minimum development standards).
6. Amateur antenna structures to be used by amateur radio operators, which exceed 40 meters (131.234 feet) in height and are set back from property lines 1.1 times the total structure height.
7. Non-commercial and Commercial WECS that exceed 150 feet in height (refer to Section 14-2 for minimum development standards).
8. Boat and recreational vehicle storage, open or enclosed, for one (1) or more boats or recreational vehicles, which are not the property of the landowner (refer to Section 14-2 for minimum development standards).
9. Public utility stations, as well as buildings, structures, and premises for public utility services or public service corporations, including water treatment facilities, water towers or storage facilities, electric utility substations, power generation plants, sewage treatment facilities, or any other like facility. Notwithstanding any other provisions of these Zoning Regulations, none of these uses shall be required to comply fully with the lot size and height regulations of this zoning district, except as may be recommended by the Planning Commission and approved by the Board of County Commissioners to meet the standards of this Article.
10. Kennels (refer to Section 14-2 for minimum development standards).
11. Residential use of structures zoned and used for commercial or industrial purposes, when such auxiliary residential use is by the owner of the structure or by employees of the business, which is the principal use.
12. The adaptive reuse of public and semi-public buildings, such as, but not limited to, church buildings, township halls, school buildings, and other historically significant structures for limited commercial and limited industrial operations that would be compatible with surrounding uses (refer to Section 14-2 for minimum development standards).
13. Other uses determined by the Planning Commission to be consistent with the intent and purpose of this zoning district, except for those uses listed as prohibited uses in Article 15. (Res. R15-12-037 (Exh. A))
Section 10-3. Performance Standards
10-3.01 The following standards shall apply to this district:
1. All operations shall be conducted within a fully enclosed building.
2. The use cannot be noxious or offensive by reason of vibration, noise, emission of dust, fumes, gas, odor, or smoke, beyond the confines of any building.
3. All storage of materials, products, or equipment shall be within a fully enclosed building or in an open yard so screened that the materials stored are not visible within one thousand (1000) feet of the property lines. Where topographic conditions make effective screening impractical so as to create an unnecessary hardship, the Board of Zoning Appeals may consider a variance from this screening requirement.
4. Upon development, this district shall be adequately screened from adjacent residential districts with fencing and/or landscaping.
Section 10-4. Parking Regulations
10-4.01 Parking requirements are contained in Article 17 of these Zoning Regulations.
Section 10-5. Sign Regulations
10-5.01 Sign regulations are contained in Article 18 of these Regulations.
Section 10-6. Height, Area and Yard Regulations
10-6.01 Height: Buildings or structures shall not exceed forty-five feet (45') and/or two and one-half (2 1/2) stories in height.
10-6.02 Front Yard: The depth of the front yard shall be at least thirty-five feet (35').
10-6.03 Side Yard: There shall be a side yard on each side of a building; no side yard shall be less than fifteen feet (15').
10-6.04 Rear Yard: The depth of the rear yard shall be at least twenty-five feet (25').
10-6.05 Lot Area: Every lot shall be a minimum of one (1) acre.