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Union City Zoning Code

ARTICLE 6

AGRICULTURAL DISTRICTS

SECTION 600 INTENT

  • A.
    The intent of this article is to specifically identify and protect the present and future viability and character of agricultural and rural lands.

    • Effective on: 12/20/2022

    SECTION 601 AGRICULTURE (A-1)

  • A.
    The purpose of the Agriculture district is to preserve and protect the supply of productive agricultural lands and other open space, primarily for non-urban uses.

    • SECTION 602 AGRICULTURAL ESTATE (A-2)

  • A.
    The purpose of the Agricultural Estate district is to provide for low density residential development and on a limited basis agricultural uses or agricultural related uses in the context of a rural environment.

    • Section 601.1 Principal Permitted And Accessory Uses

  • A.
    Table 5-2, in Section 505.1, identifies the principally permitted and accessory uses within the A-1 district.

    • Effective on: 12/20/2022

    Section 601.2 Conditional Uses And Criteria

  • A.
    Table 5-2, in Section 505.1, identifies those uses which are conditionally permitted within the A-1 district, subject to the approval and qualifications of the Board of Adjustment provided: a) the activity is an integral part of the agricultural use of the land, and the activity is not of scale, nature or other character which will detract or conflict with the principal purposes of the district; b) the activity is necessary to provide the specified public service for the character of the activity does not overpower, transcend or conflict with the principal purpose of the district; and c) provided the arrangement of use, building or structure is mutually compatible with the organization of permitted and accessory uses to be protected in the district.

    • Effective on: 12/20/2022

    Section 601.3 Intensity

  • A.
    The maximum intensity of use shall not be greater than one (1) lot per five (5) gross acres of land.

    • Effective on: 12/20/2022

    Section 601.4 Minimum Standards

  • A.
    The minimum size and extent of an A-1 district, including all the contiguous private property so designated, shall not be less than thirty (30) acres.

    • Effective on: 12/20/2022

    Section 601.5 Minimum Standards

  • A.
    The following standards shall apply to any permitted, accessory or conditional use and structure in this district:
    1. 1.
      No use shall include the operation or maintenance of a commercial stockyard or feedyard, except as permitted as a conditional use.
    2. 2.
      See SECTION 3111 for dimensional standards and for developing open space and conventional residential subdivisions.

    • Effective on: 12/20/2022

    Section 601.6 Landfill Compatibility Standards

  • A.
    All landfill uses for non-combustible materials including sanitary landfills subject to the landfill compatibility standards are subject to the following additional compatibility standards:
    1. 1.
      Setbacks/Buffer Yards from Adjoining Districts and Uses: a minimum two hundred (200) foot buffer yard shall be maintained where the landfill site adjoins any residential district, agricultural districts where there is an existing residence on the lot adjoining the landfill site, and the Small Community (SC) overlay district; no activity may occur within this two hundred (200) foot buffer yard. A minimum one hundred (100) foot buffer yard shall be maintained from all other districts and agricultural districts where there is no existing residence on the lot adjoining the landfill site; no activity may occur within this one hundred (100) foot buffer yard. Structures shall be set back an additional one hundred fifty (150) feet from the one hundred (100) foot and two hundred (200) foot buffer yards; other landfill activities may occur within this one hundred fifty (150) foot additional setback. For areas of a landfill site that adjoin public or private streets or roads, the district across the street shall be used to determine whether the one hundred (100) foot buffer yard or two hundred (200) foot buffer yard applies. Tree cover shall be maintained and/or provided throughout the entire buffer yard area. Existing tree cover shall be retained and incorporated into required buffer yards. Where there is not continuous forest cover in a buffer yard, the following shall be provided:
      1. a.
        Berms which are at least ten (10) feet high from the centerline of the adjoining public street when the buffer yard adjoins a street, or from the property line when the buffer yard adjoins another tract, shall be constructed, unless such construction would necessitate the removal of existing forest cover. If construction of ten (10) foot high berming would necessitate the removal of existing forest cover, berms shall be constructed to the highest height possible without removing existing forest cover or exceeding a 3:1 slope. Berming shall meander in the buffer yard when viewed from plan view.
      2. b.
        Native hardwood trees which are a minimum of two (2) inch caliper at planting shall be installed at a minimum density of one tree per one hundred fifty (150) square feet for the first fifty (50) feet of a buffer yard from the adjoining district or use; the hardwood tree seedling mixture outlined in Section 1104.7 shall also be provided in this area.  For any remaining area in a buffer yard, at least one tree shall be installed per two hundred fifty (250) square feet of area - between fifty (50) and seventy (70) percent of these trees shall be evergreen trees that are a minimum of six (6) feet in height at planting and the remainder shall be hardwood trees that are a minimum of two (2) inch caliper at planting; either tree mixture in Section 1104.7, or a combination of both tree seedling mixtures, shall also be provided for any remaining area in a buffer yard. All planting materials shall be evenly distributed within a buffer yard from a quantitative standpoint, although formal, rectilinear planting configurations are prohibited. Planting materials shall be selected based on compatibility with soil types, and at least four different species of trees shall be provided for each tree group (hardwood and evergreen).
      3. c.
        Where the difference in topographical elevation between the landfill and an adjoining, upslope residential district, or agricultural district where there is an existing residence on the adjoining lot, is thirty (30) feet or greater, berming shall be provided at the top of the slope in accordance with the standards in subsection A above. In this instance, the minimum planting size for the hardwood trees within the first fifty (50) feet of the buffer yard shall be increased to four (4) inch caliper.
      4. d.
        All required buffer improvements adjoining a specific phase of a landfill site shall be completed before the filling of any waste within said phase commences.
    2. 2.
      Clearing: Clearing of existing vegetation within a specific phase of a landfill site shall not occur more than six (6) months prior to planned excavation of said phase.
    3. 3.
      All state and federal regulations pertaining to landfills are herein incorporated by reference into these regulations and are Conditional Use Permit requirements.

    • Effective on: 12/20/2022

    Section 601.7 Specific Use Standards

  • A.
    Automatic Teller Machines
    1. 1.
      Shall be attached to the principal structure.
  • B.
     Cannabis Business (applies only to the City of Union)
    1. 1.
      Shall only take place in an enclosed, locked facility.
    2. 2.
      Shall not be located within one thousand (1,000) feet of an existing elementary or secondary school or daycare center.
    3. 3.
      Shall not be located within five hundred (500) feet of a public park or playground.
    4. 4.
      Shall not be located within five hundred (500) feet of a religious assembly facility.
    5. 5.
      Shall not be located within five hundred (500) feet of a sexually oriented business.
    6. 6.
      A dispensary shall not be located within one thousand (1,000) feet of an existing dispensary.
  • C.
    Kennel
    1. 1.
      Must be on a lot having a minimum lot area of five (5) acres. 

    • [Ord. # F-O-21-2024, R-24-023-A, 11/19/2024; Ord. # U-O-2024-18, R-24-023-A, 12/16/2024]

    Effective on: 12/16/2024

    Section 602.1 Principally Permitted And Accessory Uses

  • A.
    Table 5-2, in Section 505.1, identifies the principally permitted and accessory uses within the A-2 district.

    • Effective on: 12/20/2022

    Section 602.2 Conditional Uses And Criteria

  • A.
    Table 5-2, in Section 505.1, identifies those uses which are conditionally permitted within the A-2 district, subject to the approval and qualifications of the Board of Adjustment provided: a) the activity is an integral part of the agricultural or residential use of the land, and the activity is not of scale, nature or other character which will detract or conflict with the principal purposes of the district; b) the activity is necessary to provide the specified public service for the residents of the district so long as the service area, use, scale, or other character of the activity does not overpower, transient or conflict with the principal purpose of the district; and c) provided the arrangement of use, building or structure is mutually compatible with the organization of permitted and accessory uses to be protected in the district.

    • Effective on: 12/20/2022

    Section 602.3 Intensity

  • A.
    The maximum intensity of use shall not be greater than one (1) lot per 80,000 square feet of land.

    • Effective on: 12/20/2022

    Section 602.4 Minimum Size

  • A.
    The minimum size and extent of an A-2 district shall not be less than twenty (20) acres of land.

    • Effective on: 12/20/2022

    Section 602.5 Minimum Standards

  • A.
    The following standards shall apply to any permitted, accessory or conditional use and structure in this district:
    1. 1.
      No use shall include the operation or maintenance of a commercial stockyard or feedyard.
    2. 2.
      See SECTION 3111 for dimensional standards and for developing open space and conventional residential subdivisions.

    • Effective on: 12/20/2022

    Section 602.6 Specific Use Standards

  • A.
    In addition to the requirements of ARTICLE 31, the following standards shall apply to any principally permitted, accessory, or conditional use and/or structure (City of Florence Only):
    1. 1.
      A 15 x 40 foot driveway will be required for each duplex structure.
    2. 2.
      A common entrance shall be provided to the front of duplex buildings.
    3. 3.
      Each duplex dwelling shall provide landscaping in the front yard as per Buffer Yard A as outlined in SECTION 3645.
    4. 4.
      Duplex dwellings shall be encouraged to have a shared driveway with the parking located behind the unit if practical. A garage will be required for each unit which can either be attached or detached to the duplex building.
    5. 5.
      The building shall have the appearance of one building rather than two separate units. Therefore, separate materials and colors which designate one unit from another will not be permitted.
  • B.
    Automatic Teller Machines
    1. 1.
      Shall be attached to the principal structure.
  • C.
    Cannabis Business (applies only to the City of Union)
    1. 1.
      Shall only take place in an enclosed, locked facility.
    2. 2.
      Shall not be located within one thousand (1,000) feet of an existing elementary or secondary school or daycare center.
    3. 3.
      Shall not be located within five hundred (500) feet of a public park or playground.
    4. 4.
      Shall not be located within five hundred (500) feet of a religious assembly facility.
    5. 5.
      Shall not be located within five hundred (500) feet of a sexually oriented business.
    6. 6.
      A dispensary shall not be located within one thousand (1,000) feet of an existing dispensary 
  • D.
    Kennel
    1. 1.
      Must be on a lot having a minimum lot area of five (5) acres. 

    • [Ord. # F-O-21-2024, R-24-023-A, 11/19/2024; Ord. # U-O-2024-18, R-24-023-A, 12/16/2024]

    Effective on: 12/16/2024