This district is established to create and protect areas for industries which require large sites and should be isolated from other land uses by virtue of their external effects, such as heavy traffic generation, open storage of materials, bulk storage of dangerous chemicals, and possible emission of noise, glare, dust, odor, smoke, or other offensive characteristics. This district is intended to create areas for the grouping of types of industries of this nature so as not to create a nuisance or potential danger to other surrounding land uses. Land to be placed in this district is intended to have level topography, sufficient public utilities, and major transportation facilities readily available.

('80 Code, § 152.120) (Ord. 94-14, passed 7-5-94)

   (A)   Any use permitted in § 152.111. The required conditions of § 152.125 shall be applicable.

   (B)   Any industrial activity, such as those enumerated below, which fulfills all the requirements of §§ 152.120 through 152.129:

      (1)   Asphalt or asphalt product manufacturing.

      (2)   Boiler shops.

      (3)   Bulk storage of chemicals, except as applicable under § 152.123.

      (4)   Celluloid or cellulose products manufacturing.

      (5)   Cement, lime, or lime products manufacturing.

      (6)   Chemical product compounding, processing, and manufacturing, except as applicable under § 152.123.

      (7)   Coke oven.

      (8)   Concrete mixing plants.

      (9)   Drop-forge plants.

      (10)   Fat rendering.

      (11)   Fertilizer manufacturing.

      (12)   Foundries and foundry products.

      (13)   Garbage or offal reduction or transfer.

      (14)   Glue manufacturing.

      (15)   Incinerators.

      (16)   Petroleum refining plants.

      (17)   Rubber manufacturing from crude or scrap material or the manufacturing of articles therefrom.

      (18)   Sawing and planing mills.

      (19)   Soap and detergent manufacturing from raw materials.

      (20)   Slaughterhouses.

      (21)   Stone products processing and manufacturing.

      (22)   Trucking and motor freight terminals.

('80 Code, § 152.121) (Ord. 94-14, passed 7-5-94)

   (A)   Accessory uses, buildings, or other structures customarily incidental to any aforesaid permitted use.

   (B)   Temporary buildings for uses incidental to construction work, which buildings shall be removed on the completion or abandonment of the construction work.

   (C)   Off-street parking and loading, as regulated in §§ 152.225 through 152.237.

   (D)   Accessory signs, as regulated in §§ 152.205 through 152.222.

('80 Code, § 152.122) (Ord. 94-14, passed 7-5-94)

   (A)   Types authorized. The following are conditional uses, subject to approval in accordance with § 152.016:

      (1)   The following uses subject to the conditions in division (B)(1) below:

         (a)   Manufacturing and bulk storage of corrosive acids and derivatives and bulk storage stations for liquid fuels, petroleum products, petroleum, and volatile oils;

         (b)   Manufacturing of flammable liquids or materials which produce flammable or explosive vapors or gases; and

         (c)   Storage, utilization, or manufacturing of pyrophoric and explosive powers and dusts and of materials and products which decompose by detonation.

      (2)   The following use subject to the conditions in division (B)(2) below: junkyards.

      (3)   Extraction of sand and gravel and other raw materials, subject to the provisions of § 152.197.

   (B)   Conditions for conditional uses.

      (1)   Uses of the type exemplified by division (A)(1) above shall be confined to tracts located at least 1,000 feet from any property where residents are permitted by this zoning code.

      (2)   Junkyards subject to the requirements of division (A)(2) shall be confined to tracts located at least 600 feet from any property zoned for residential purposes, shall observe a 50-foot front yard setback, and shall comply with R.C. Chapter 4737.

('80 Code, § 152.123) (Ord. 94-14, passed 7-5-94) Penalty, see § 152.999

   (A)   No zoning certificate shall be issued for a use within the I-2 District, until the applicant shall have certified to the Zoning Inspector that the requirements of division (B) have been satisfied.

   (B)   (1)   Where the property lines separate an industrial district from a residential district, a visual and mechanical barrier, a minimum of six feet in height, shall be provided along the common lot line, which may consist of any of the following:

         (a)   An evergreen hedge used with a chain link fence. Such hedge shall not be less than three feet in height;

         (b)   A solid fence of a nondeteriorating material; or

         (c)   Masonry wall;

      (2)   No noise from any operation conducted on the premises, either continuous or intermittent, shall violate the provisions of §§ 152.240 through 152.245;

      (3)   No emission of toxic or noxious matter, which is injurious to human health, comfort, or enjoyment of life and property or to animal 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 Montgomery County Combined General Health District. Dust and other types of air pollution borne by the wind shall be kept to a minimum by appropriate landscaping, paving, oiling, or other acceptable means;

      (5)   The emission of odors or odor-causing substances shall not violate the standards and regulations of the Montgomery County Combined General Health District;

      (6)   There will be no vibrations which 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 on property located in any residential district or on any public street;

      (9)   No building or structure shall be used for residential purposes, except that a watchman or custodian may reside on the premises;

       (10)   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 only if said materials or products are stored, utilized, or manufactured within completely enclosed buildings having incombustible exterior walls and protected throughout by any automatic fire extinguishing system;

         (b)   All activities involving the use, storage, 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 and utilization of flammable liquids or materials that produce flammable or explosive vapors or gases shall be permitted on any lot 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.

      (11)   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; and

         (b)   The applicable regulations of any instrumentality of the state;

      (12)   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 200 feet from any property zoned for residential purposes.

      (13)   No fence shall be erected except as in compliance with the provisions of § 152.182 of this code, with the following additional provision: The Board of Zoning Appeals may consider a variance to the height limits and regarding the use of barbed wire, pursuant to § 152.016.

('80 Code, § 152.124) (Ord. 94-14, passed 7-5-94; Am. Ord. 2000-18, passed 6-20-00; Am. Ord. 2000-26, passed 8-15-00; Am. Ord. 2005-17, passed 1-3-06) Penalty, see § 152.999

   In addition to provisions of §§ 152.163 through 152.245, the standards in §§ 152.126 through 152.129 for arrangement and development of land and buildings are required in the I-2, General Industrial District.

('80 Code, § 152.125) (Ord. 94-14, passed 7-5-94) Penalty, see § 152.999

   No structure shall exceed 35 feet in height.

('80 Code, § 152.126) (Ord. 94-14, passed 7-5-94) Penalty, see § 152.999

   The following minimum requirements shall be observed for all uses within the I-2 General Industrial District:

   (A)   Lot area: two acres;

   (B)   Lot frontage: 200 feet;

   (C)   Front yard depth: 50 feet (the front yard depth shall be measured from the established right-of-way lines as shown on the official thoroughfare plan for the village and shall not be less than 35 feet along any major thoroughfare);

   (D)   Side yard: a side yard shall be required adjacent to a residential or a planned residential district. Such side yard shall be equal to twice the height of the structure with a minimum requirement of 100 feet. Side yards voluntarily provided shall be a minimum of 25 feet; and

   (E)   Rear yard: a rear yard shall be required. Such rear yard shall be equal to twice the height of the structure with a minimum requirement of 50 feet. If a use is adjacent to a residential district or is to be serviced from the rear, the rear yard shall be at least 100 feet deep.

('80 Code, § 152.127) (Ord. 94-14, passed 7-5-94) Penalty, see § 152.999

   The maximum lot coverage shall be 50% of lot area.

('80 Code, § 152.128) (Ord. 94-14, passed 7-5-94) Penalty, see § 152.999

   The maximum floor area ratio shall be 0.75.

('80 Code, § 152.129) (Ord. 94-14, passed 7-5-94) Penalty, see § 152.999