(a)   Where a boundary line is shown by dimension or relationship as being located a specific distance from and parallel to a street line, this distance shall control, or

(b)   Where a boundary line is shown as adjoining a railroad, it shall, unless otherwise fixed, be construed to coincide with the nearest boundary line of the railroad right of way, or

(c)   Where a boundary line is shown along a shore line, it shall be construed to coincide with the pierhead line, except that where no pierhead line has been established, the shore line shall control. Any fill, accretion, or island outside of a shore or pierhead line shall, unless otherwise designated, be construed to be in the same zone as the nearest adjoining district, however,

(d)   Where a boundary line does not coincide with any of the aforesaid lines, and where it is not located by dimensions shown on the Map, it shall be determined by use of the scale appearing thereon. In cases of uncertainty, the Board of Zoning Appeals shall determine the exact location.

(a)   To provide governmental, civic, educational, religious, welfare, recreational, and transportation facilities in locations for the general safety, convenience, comfort, and welfare, and

(b)   To protect these public and semipublic facilities and institutions from the encroachment of other uses and to protect adjoining residential uses from injurious effects, and

(c)   To provide an environment for the proper functioning of public facilities in relation to a well-considered community plan. (1980 Code 151.01)

(a)   That the proposed building or use is properly located in relation to any adopted general plan including the vicinity, that it could not serve the neighborhood as satisfactorily if located elsewhere in a less restricted district;

(b)   That the proposed building or use is properly located in relation to any adopted thoroughfare plan or street patterns, preferably located on major or secondary streets (except schools on local streets) so as to generate a minimum of traffic on local streets;

(c)   That the location, design, and operation of the building or use will not adversely affect the surrounding residential neighborhood. After approval of preliminary design, final plans may be prepared, and they shall be submitted to the Commission, and a building permit shall not be issued until the development plans are approved by it. In addition to the above requirements, appropriate conditions, applying to the particular situation, may also be specified in the approval and permit.

(1)   One-family dwelling, nonfarm related;

(2)   Farming: General agricultural uses which are not obnoxious to the public welfare including farm buildings, field crop gardening, nurseries, orchards, kennels, wineries, vineyards and fruit, vegetable, flower, wine and farm product sales outlets.

(a)   Regulation of the bulk and location of buildings in relation to the land in order to obtain proper light, air, privacy, and usable open spaces on each zoning lot, as is appropriate for each district;

(b)   Protection from noxious fumes, odors, dust, excessive noises, invasion of abnormal vehicular traffic, and other objectionable influences;

(c)   Provision for the proper location of community facilities so as to increase the general convenience, safety, and amenities;

(d)   Regulation of the density and distribution of population in scale with community services, and to avoid further congestion;

(e)   Promotion of the most desirable and beneficial use of the land, promotion of stability, protection of the character of existing residential development, enhancement of land value, and conservation of the values of buildings, and bringing about the eventual conformity with a well-considered community plan. (1980 Code 151.10)

(a)   Main buildings and uses, set forth in Section 1129.03, shall be permitted as the principal building, use, or activity of a zoning lot located only in a district in which it is specifically permitted.

(b)   Conditional uses are certain types of main uses, so classified in the Zoning Code because of their uncommon characteristics, infrequency of occurrence, large land area requirements, or because they should not be permitted in certain locations as a right without special requirements. Such uses, because of their nature, require approval by the Commission as to the proper location in relation to adjacent developments and with respect to the entire community. Procedures for evaluating and approving conditional use permits are set forth and found in Sections 1123.06, 1129.05, and Chapter 1155.

(c)   Accessory buildings and uses set forth in Section 1129.03 shall be permitted as a subordinate building or for subordinate use, which is clearly incident to and located on the same zoning lot as the main building or use, and shall be located only in a district in which it is specifically permitted.

(a)   The proposed use shall be located on the same lot, on an adjoining lot, or not more than 75 feet from a lot which is occupied by a retail store or service permitted in an R-RB District or adjoining a nonconforming use;

(b)   The proposed use and all operations shall be within an enclosure, and shall not create any dust, noise, odors, glare, vibrations, or electrical disturbances that cannot be effectively confined to the lot;

(c)   The proposed use will not generate traffic and parking needs that will further congest the streets, or cause inconvenience to the opposite or adjoining premises;

(d)   All other applicable regulations of this Zoning Code are complied with, and a conditional use permit is approved.

A.   Vehicles or trailers of any kind without current license plates or current validation stickers on their rear license plates thereof or inoperable vehicles (i.e. vehicles unable to move under their own power) shall not be stored on residentially zoned property except in a completely enclosed garage or other completely enclosed permanent structure.

B.   Recreational vehicles including campers, motor homes, boats and boat trailers, personal watercraft and personal watercraft trailers, and buses converted for recreational use shall not be parked between the right of way and the front of the main structure on residentially zoned property. On corner lots, recreational vehicles shall also not be parked in the side yard adjacent to the right of way. A minimum setback of three feet in width shall be maintained between recreational vehicles and the lot line of any side yard or rear yard.

C.   Buses as defined in Chapter 301 shall not be parked, stored, or placed on residentially zoned property.

D.   Not more than one commercial vehicle as defined in Chapter 301 per dwelling unit may be parked on a residentially zoned property. No commercial vehicle having a net total weight of greater than 5,050 pounds shall be parked on a residentially zoned property.

E.   The selling of new, used or previously owned vehicles on residentially zoned property is permitted and subject to the following restrictions:

1.   The maximum number of vehicles for sale permitted during a twelve month period is four;

2.   Vehicles for sale must be titled to the current resident for the property upon which vehicles for sale are displayed;

3.   Only one vehicle for sale may be continuously displayed at any one time for a maximum duration of 14 calendar days;

4.   No vehicle displayed for sale shall be located on any landscaped area or within the legal right of way. Vehicles must be parked or stored in conformance with Chapter 351; and

5.   Vehicles on display for sale shall be properly licensed and operable.

(1)   Group A home professions are classified as accounting, architecture, art, engineering, and law;

(2)   Group B home professions are classified as music and medicine;

(3)    Such home professions may be permitted in the homes of members practicing the profession in the residential districts as set forth in Section 1129.03, provided:

A.   Not more than one assistant, other than members of the resident family, work therein;

B.   The residential character of the dwelling exterior is not changed;

C.   No mechanical equipment is used which will create any dust, noise, odors, glare, vibrations, or electrical disturbances beyond the zoning lot;

D.   All automobiles used by clients can be parked in the driveway or along the street curb abutting the premise.

(1)   Group A home occupations are classified as dressmakers, millinery, selling and taking orders for insurance, merchandise, real estate;

(2)   Group B home occupations are classified as home baking, home laundry, interior decorating, beauty shop; repairing furniture, radios, television; sharpening tools; printing; headquarters for plumbing, furnace, and painting work;

(3)   Members of a family residing within the dwelling may conduct the gainful home occupation as permitted in the residential districts as set forth in Section 1129.03, provided:

A.   Not more than one assistant, other than members of the resident family, work therein, the occupation is conducted wholly within a building, and does not occupy more than 25% of the area of the existing dwelling;

B.   No merchandise is sold or processed except that which is produced or incidental to the services rendered on the premises;

C.   No mechanical equipment is used which will create any dust, noise, odors, glare, vibrations, or electrical disturbances beyond the zoning lot;

D.   The residential character of the dwelling exterior is not changed;

E.   Trucks or other mobile equipment shall not be parked overnight in open yards, and all automobiles used by the customers can be parked in the driveway, or along the street curb abutting the premises.

(1)   No advertising signs are displayed;

(2)   The exterior character of the dwelling is not changed;

(3)   Off-street parking is provided as set forth in Chapter 1149.

(1)   The exterior character of the dwelling is not changed; and

(2)   Any advertising sign does not exceed 5 square feet and is located not less than 10 feet from any lot line; and

(3)   Off-street parking is provided as set forth in Chapter 1149.

(a)   No one other than one occupant of the residence shall work therein;

(b)   The occupation is conducted wholly within a building and does not occupy more than twenty-five percent (25%) of the area of the existing dwelling; for a beauty parlor or barber shop not more than one chair;

(c)   No merchandise is sold or processed except that which is produced or incidental to the service rendered on the premises;

(d)   No mechanical equipment is used which shall create any dust, noise, odors, glare, vibrations or electrical disturbances on adjacent properties or beyond;

(e)   The residential character of the dwelling exterior is not changed;

(f)   No traffic shall be generated by such home occupation in greater volumes than would be expected in the residential neighborhood;

(g)   Trucks or other mobile equipment other than private vehicles of the resident household shall not be used in the conduct of the home occupation; and

(h)   Parking regulations outlined in Chapter 1149 shall strictly be adhered to.

(1)   The exterior of the dwelling is enclosed, excavations backfilled, and the yard rough graded;

(2)   The plumbing, heating, and electrical wiring is installed and safely enclosed;

(3)   The walls and ceiling of the occupied rooms are covered with the basic wall material;

(4)   A temporary certificate of occupancy is obtained for a period not to exceed 6 months.

(a)   The area of a zoning lot shall be not less than the area in square feet required for each unit as set forth in the schedule in Section 1129.14, multiplied by the number of units in the building. In an RRB District, the minimum area per unit in the aforesaid schedule may include one dwelling unit with a retail store or service unit on the same lot.

(b)   The width of a zoning lot shall be not less than the width at building line as set forth in Section 1129.14, for the type of dwelling or other building permitted in the district in which the lot is located. Each zoning lot shall abut upon a street, and on curved streets, the width of a lot on the front line may be less but shall be at least 60% of the width required at the building line.

(c)   The front yard of a zoning lot shall be not less than the front depth set forth in Section 1129.14, for the type of dwelling or the building permitted in the district in which it is located, where less than 50% of the street frontage between 2 successive intersecting streets was built up prior to the effective date of the Zoning Code; except for the front yard setbacks on main streets and other locations that may be shown on the Zone Map. (1980 Code 151.20)

(2)   Supplementary regulations for side yards are: insufficient side yards, Section 1145.09; corner lots, Section 1145.10; unit development, Section 1145.11; and multifamily developments, Section 1145.12.

(e)   The rear yard of a zoning lot for main buildings shall be not less than 30% of the depth of lot or the depth set forth in Section 1129.14, for the district in which it is located, whichever is the lesser. The lot area occupied by a detached accessory building shall not exceed 30% of the area of the rear yard, and the accessory building shall be located in accord with yard regulations, as set forth in Section 1145.15 hereof.

(f)   The height of a main building permitted on a zoning lot shall not exceed the number of stories or height in feet, whichever is the lesser, as set forth in Section 1129.14, for the district in which it is located, except as modified in Section 1145.18. The height of permitted accessory buildings and store or service shops shall not exceed 1 story or 15 feet in height.

(a)   To provide in appropriate and convenient districts sufficient areas for commercial activities, services, and distribution of goods to serve the community and promote employment;

(b)   To provide commercial recreational districts in appropriate locations to encourage the development of the waterfront and the recreational facilities of the community;

(c)   To provide commercial amusement districts in appropriate locations for amusement park activities;

(d)   To provide commercial service districts in appropriate and convenient areas for business and transportation services, and limited types of production;

(e)   To protect adjacent residential neighborhoods by restricting the types of uses in surrounding districts to only those not creating offensive or objectionable influences beyond their district boundaries;

(f)   To protect further the adjacent residential neighborhoods by separating and insulating them from the most intense commercial activity;

(g)   To promote the most desirable use of land in accordance with a well-considered plan, and to stabilize and enhance property values.

(1)   One- and two-family dwellings, boathouses, motels;

(2)   The following amusement establishments, whether open or enclosed:

A.   Beaches and swimming pools, with accessory bath houses and locker rooms;

B.   Manufacturing, rental, repair, and storage of boats, marinas; sale of live bait for fishing;

C.   Hunting and fishing clubs, shooting ranges;

D.   Arenas, auditoriums;

E.   Golf courses, driving ranges;

F.   Riding academies, stables, race tracks;

G.   Assembly and meeting halls, bowling alleys, dance halls, skating rinks.

H.   All retail stores, services and offices as permitted in General Business Districts.

(1)   Accessory off-street parking facilities as regulated and set forth in Chapter 1149;

(2)   Eating places, sales of equipment or accessories, living quarters, maintenance facilities for caretakers, and any accessory use customarily incident to a permitted main use, provided the use has no injurious effect on adjoining residential districts.

(1)   All buildings and uses permitted in and as regulated in Commercial Recreation Districts; provided, however, that no residential units shall be constructed or maintained except as may be clearly secondary or incidental to the principal uses contemplated and permitted under this section;

(2)   The following amusement establishments, whether open or enclosed:

A.   Ferris wheels, roller coasters, whips, merry-go-rounds, and other similar open midway attractions;

B.   Freak shows, wax museums, dodgem scooters, and other semi- enclosed or enclosed midway attractions;

C.   Open booths with games of skill or chance, including shooting galleries, penny arcades;

D.   Public dance halls, skating rinks, indoor theaters;

(3)   The following businesses and services, open or enclosed:

A.   Hotels, motels, taverns, eating places; the sale, serving, and consumption of soft drinks and alcoholic beverages;

B.   The sale of foods, drugs, gifts, sports equipment.

(1)   Accessory off-street parking facilities as regulated and set forth in Chapter 1149;

(2)   Living quarters for caretakers, maintenance facilities, and other accessory uses customarily incident to a permitted main use, providing the uses have no injurious effect on adjoining residential districts.

(1)   All buildings and uses permitted in and as regulated in the Commercial Recreation District;

(2)   Wholesale businesses, services and storage establishments as follows:

A.   Cleaning establishments. Laundries, dyeing, carpet cleaning, dry cleaning, towel supply; auto-wash provided the waiting-line area is maintained entirely within premises;

B.   Food and drink preparation. Baking, cake ornaments, canning, dehydrating, freezing, grinding, mixing, pasteurizing, refining, and roasting processes, meat processing, ice manufacturing, bottling works, breweries, wineries;

C.   Laboratories; research, experimental, and testing;

D.   Print and publishing establishment, stationary products;

E.   Boat building and repair, fisheries, shipping docks;

F.   Poultry packing and dressing;

G.   Repair establishments for automotive motors, body and paint, tire vulcanizing, electrical and household appliances;

H.   Other shops. Contractors, carpentry, plumbing, heating, painting, glazing, ornamental iron, roofing and sheet metal, packing and crating;

I.   Warehouses, storage and wholesale establishments, freight yards and stations, excluding storage of explosive and flammable gases, solids, or liquids;

J.   Yards for storage of coal, lumber, and other building materials, monument works;

K.   Yards for public utility materials, equipment, and vehicles;

L.   Animal hospitals, veterinarians' offices, kennels, stables for horses;

M.   Commercial greenhouses.

A.   Advertising signs, sign painting;

B.   Awnings, blinds, shades, brushes, brooms;

C.   Cameras, clocks, jewelry, cutlery, kitchen utensils;

D.   Clothing and leather goods;

E.   Cosmetics and toiletries, compounding of pharmaceutical products;

F.   Electrical equipment. Fans, irons, toasters; radios, televisions, and other electronic equipment; assembly of lighting fixtures;

G.   Furniture, boxes, crates, patterns, and similar small wood products;

H.   Hand tools and hardware, dies and similar small metal products;

I.   Instruments and equipment for athletic, engineering, medical, musical purposes;

J.   Mattresses and upholstering;

K.   Metal finishing, grinding, plating, polishing, sharpening, welding;

L.   Assembly and fabrication of machine tools; processing and machining of castings; assembly, fabrication, machining, processing, painting, plating and rustproofing of metal and nonmetal parts and accessories, including screw machine parts.

(4)   Multi-family residences as a conditional use in structures listed on the National Register of Historic Places as published from time to time by the Secretary of the United States Department of the Interior.

(1)   Accessory off-street parking and loading facilities as regulated and set forth in Chapter 1149.

(2)   Any accessory use customarily incident to a permitted main use.

(a)   All service and manufacturing operations shall be conducted wholly within an enclosed structure, and all raw materials, fuel, machinery, and equipment, including trucks, used in the operations shall be enclosed within a structure or screened by a substantially solid wall or fence of such nature and height as to conceal all operations and materials therein from the view of any observer standing at the grade level at the nearest residential district line or a public street;

(b)   The storage, handling, and use of flammable liquids and gases shall comply with the relevant provisions of the state law. Storage of all other materials in yards or structures shall comply with all fire protective laws of the City, and all parts shall be accessible to firefighting equipment;

(c)   Solid waste resulting from all aforesaid operations shall be either disposed of, stored in buildings, or enclosed within a wall or fence;

(d)   Liquid wastes shall not be discharged into an open reservoir, stream, or other open body of water or sewer, unless treated so that the amount of solid substances, oils, grease, acids, alkalines, and other chemicals shall not exceed the amounts allowed by other codes of the City.

(e)   Noxious, toxic or corrosive fumes or gases, smoke, dust, or fly ash shall not be emitted which shall be injurious to the property, vegetation, or health of the people residing in any residential district; odorous gases or other odorous matter shall not be emitted in such quantities as to be offensive at the adjacent residential district line;

(f)   Glare or heat from any process shall not be visible at the nearest residential district.

(g)   Vibrations shall not be discernible to the human sense of feeling more than 2 minutes per hour at the nearest residential district;

(h)   (EDITOR'S NOTE: Former subsection (h) was repealed by Ordinance 03-089, passed April 14, 2003.)

(1)   Fences in business districts shall be limited to a height of six feet and be of sturdy construction, of uniform design, painted and otherwise well maintained.

(2)   Front yard, corner lot: Fences and landscape features may be located within a triangle formed by lines drawn between points on the front lot line and the side lot line of a corner lot twenty-five feet from their intersection, providing the normal "sight lines" within a vertical height band of two and one-half feet to six feet above curb level are not substantially obstructed.

(3)   The use of barbed wire on fences in the Commercial District shall only be permitted with the approval of the Commission.

(1)   No additional land can be readily acquired to maintain a 50% yard area after the construction of additional buildings, and

(2)   The construction of additional buildings will not create additional fire, explosion, or other hazards, and

(3)   Every reasonable effort has been made by the applicant to create sufficient off-street parking, and loading and unloading facilities, or

(4)   The nature of the business conducted is such that coverage of area by buildings is great in comparison to the needed employee or customer parking or loading and unloading facilities, or

(5)   The nature of the business conducted is such that much of the storage of goods or vehicles is in buildings.

(a)   To provide in an appropriate and convenient district sufficient areas for manufacturing to promote employment and strengthen the economy of the community;

(b)   To provide limited manufacturing districts for those products and processes in which dust, smoke, fumes, glare, odors, or other objectionable influences can be controlled, and which normally require a large amount of motor vehicle trucking for transportation of their raw materials and finished products;

(c)   To provide general manufacturing districts for those products and processes which involve some dust, smoke, fumes, glare, odors, or other objectionable influences, but do not create any dangers to the health and safety of the surrounding neighborhoods, and which normally require access to rail or water for transportation, as well as motor truck routes;

(d)   To improve the general environment by prohibiting dwellings, institutions, and public facilities in manufacturing districts, and by the same act, make land more readily accessible for industry;

(e)   To protect adjacent residential districts by restricting the types of manufacturing uses in the surrounding areas to only those not creating objectionable influences beyond their district boundaries, by separating and insulating them from the most intense manufacturing activities;

(f)   To promote the most desirable use of land in accordance with a well-considered plan, and to stabilize and enhance property values.

(2)   Retail stores and services as permitted in the General Business District;

(3)   Offices, research and development parks and facilities;

(4)   Wholesale business, services, and storage and manufacturing uses as permitted in Commercial Service Districts;

(5)   Manufacturing limited to the following products and processes:

A.   Aircraft and automobiles, trucks, trailers, motors, bodies, parts, supplies.

B.   Building materials. Sash, doors, insulation, wallboards, partitions, prefabricated house panels;

C.   Ceramic products. Pottery and glazed tiles; crayons;

D.   Chemicals. Blending and packaging of disinfectants, insecticides, fungicides, ink, detergents, and related household and industrial chemical compounds;

E.   Electrical supplies; miscellaneous manufacturing and assembly;

F.   Glass products from previously manufactured glass;

G.   Machinery and light equipment such as air conditioning, firearms, refrigerators, stoves, heaters, washing machines;

H.   Machine tools such as metal lathes, presses, stamping machines, woodworking machines;

I.   Metal alloys; miscellaneous products; brass, bronze, pewter, tin, lead;

J.   Metal processes. Cleaning, enameling, galvanizing, japanning, lacquering, heat treatment, rust-proofing;

K.   Metal products. Miscellaneous fabrication and assembly, cabinets, doors, fencing, furniture, small castings;

L.   Paper products. Shipping containers, boxes, crates, newsprint;

M.   Plastic products. Kitchenware, buttons, wallboards;

N.   Porcelain products. Kitchen and bathroom equipment;

O.   Rubber products. Gloves, footwear, bathing caps, tires, tubes, hose.

(6)   Storage, limited to the following establishments and products:

A.   Coal, and gas in tanks, in open yard;

B.   Scrap metal, paper, rags, within an enclosed structure;

C.   Materials used in, or goods produced by, permitted manufacturing uses in an enclosed structure.

(7)   Miscellaneous uses, as follows:

A.   Incinerators, sewage disposal plants;

B.   Sand and gravel pits, quarries;

C.   Trucking terminals, motor freight stations.

(1)   Accessory off-street parking and loading facilities as regulated and set forth in Chapter 1149.

(2)   Any accessory use customarily incident to a permitted main use.

(2)   Additional manufacturing limited to the following products and processes:

A.   Cement products. Concrete mixing and proportioning plants;

B.   Chemicals. Acetylene, acids, adhesives, aniline dyes, bleaching products, ammonia, carbide, caustic soda, cleaning and polishing preparations, gelatin, glue, size, exterminating agents, industrial alcohol, nitrates, potash, plastic materials and resins, rayon and other synthetic fibers;

C.   Clay products. Structural, brick, tile, pipe;

D.   Fertilizer;

E.   Flour, feed, grain; milling and processing;

F.   Glass manufacturing and large glass products;

G.   Graphite and graphite products;

H.   Leather; fur tanning, curing, finishing;

I.   Linoleum and oil cloth, asphalt tile;

J.   Machinery, heavy. Agricultural, constructional, electrical, mining;

K.   Metal castings and foundry products, including magnesium;

L.   Metal ores; reduction, refining, smelting, alloying;

M.   Paint, varnish;

N.   Petroleum products; refining;

O.   Rubber products; natural or synthetic, processing or manufacturing;

P.   Soaps, starch, detergents;

Q.   Stockyards, slaughterhouses, meat processing.

(3)   Storage, open or enclosed, limited to the following products and establishments:

A.   Dumps and slag piles;

B.   Grain elevators;

C.   Petroleum and petroleum products;

D.   Materials used in, or goods produced by, permitted manufacturing uses;

E.   Dead storage, wreaking, salvaging of vehicles, equipment, lumber, metals, or rubber, may be permitted in an open yard if all materials and operations are enclosed on all sides with a chain link or similar fence at least 6 feet high set back at least 40 feet from any public thoroughfare or adjoining residential district.

(2)   Any accessory use customarily incident to a permitted main use.

(a)   All manufacturing operations shall be conducted within an enclosed structure, and all raw materials, fuel, machinery, and equipment shall be enclosed within a structure or by a chain link fence;

(b)   The storage, handling, and use of flammable liquids and gases shall comply with the relevant provisions of the state law. Storage of all other materials in yards or structures shall comply with all fire protection laws of the City, and all parts shall be accessible to firefighting equipment;

(c)   Liquid wastes shall not be discharged into an open reservoir, stream, or other open body of water or a sewer, unless treated so that the amount of solid substances, oils, grease, acids, alkalines, and other chemicals shall not exceed the amounts allowed by other laws of the City;

(d)   Noxious, toxic, or corrosive fumes, gases, smoke, dust, or fly ash shall not be emitted which shall be injurious to the property, vegetation, or health of the people residing in the nearest residential district; odorous gases or other odorous matter shall not be emitted in such quantities as to be offensive at the adjacent residential district line;

(e)   Glare and heat from any process shall not be visible at the nearest residential district line;

(f)   Vibrations shall not be discernible to the human sense of feeling more than 3 minutes during any hour at the nearest residential district line;

(g)   (EDITOR'S NOTE: Former subsection (g) was repealed by Ordinance 03-089, passed April 14, 2003.)

(h)   Flammable liquids and gases shall not be stored above ground in tanks if located less than 150 feet from the property line.

(2)   Front yard, corner lot: Fences and landscape features may be located within a triangle formed by lines drawn between points on the front line and the side lot line of a corner lot twenty-five feet from their intersection, providing the normal "sight lines" within a vertical height band of two and one-half feet to six feet above curb level are not substantially obstructed.

(3)   Barbed wire may be used on security fencing in manufacturing districts, but shall be limited to three strands; shall not project beyond the property line and may not be used less than six feet from grade. The use of razor ribbon on fencing and the use of barbed wire less than six feet above grade shall be permitted with approval of the Commission.

(1)   No additional land can be readily acquired to maintain a 50% yard area after the construction of additional buildings, and the construction of additional buildings will not create additional fire, explosion, or other hazards, and every reasonable effort has been made by the applicant to create sufficient off-street parking, and loading and unloading facilities, or

(2)   The nature of the manufacturing operation is such that coverage of the area by buildings is great in comparison to the needed employee or customer parking facilities, or loading and unloading facilities, or

(3)   The nature of the manufacturing operation is such that much of the storage of goods or vehicles is in buildings.