§ M-2.13 Outdoor

STORAGE AND SCREENING

A. Recycling processing facility, provided:

1. The exterior storage area is no greater than fifty percent 50%) of the size of the ground floor area of the principal structure, or one thousand five hundred 1,500) square feet, whichever is less; and

2. All unloading and storage of materials, including processed materials, must be conducted within completely enclosed buildings; and

3. Incidental outdoor storage areas, including the storage of empty waste containers and collection vehicles, but not including the outdoor storage of discarded or recyclable materials, must be screened from view of adjacent property located in a residential or commercial zone and from public street, and must not be permitted in any front yard. The screening must meet the requirements of Section 5.07.J.9 of this Chapter; and

4. The exterior storage of full or partially full waste containers must be prohibited, however, collection containers for recyclable materials that are open to the public may be located outdoors, provided containers that are designed to control the spread of litter and debris and that they are not located within a front yard.

B. Truck Terminal Facilities, provided:

1. The exterior storage area is no greater than 50% of the size of the ground floor area of the principal structure, or 1,500 square feet, whichever is less; and

2. All vehicles on the property are in operational condition and are properly licensed as required by state or federal Law.

3. No vehicle is stored for more than 45 continuous days on the property.

4. The parking and trailer storage area is surfaced with asphalt or concrete designed and maintained to prevent the flow of water onto adjoining properties.

5. Screening is preserved, planted, constructed, and maintained according to Section 5.07.J.9 of this Chapter. Screening must also be provided along any lot lines, which abut any street in a manner sufficient to obscure the truck terminal facility from view, using the screening standards in subsection 8 of this Chapter.

C. Outdoor storage of discarded tires or appliances, excluding the processing or disassembly of the materials, as an accessory use to a recycling processing facility, provided:

1. The exterior storage area is no greater than 50% of the size of the ground floor area of the principal structure, or 1,500 square feet, whichever is less; and

2. Outdoor storage must be conducted entirely within an enclosed fence, wall, or other solid screen. The solid screen must be constructed so that no outdoor storage is visible from an adjacent property or public right-of-way. Materials may not be piled against the fence or higher than the height of the fence; and

3. The outdoor storage of tires must not be closer than 100 feet to any property line; and

4. Mosquito abatement measures must be incorporated into the design of the outdoor storage area.

D. Outdoor storage of recyclable materials, not including tires or appliances, as an accessory use to a recycling processing facility, provided;

1. The exterior storage area is no greater than 50% of the size of the ground floor area of the principal structure, or 1,500 square feet, whichever is less; and

2. Paper products, cardboard, plastic, and other similar materials must be processed by bailing, palletizing, or other means to control the spread of litter; and

3. Outdoor storage of unprocessed materials must be limited to glass, metal, or other materials that are not easily dispersed by wind, provided they are located in a container or structure designed to control the spread of litter and debris; and

4. Outdoor storage must be limited to those materials that are intended for reuse, remanufacture, or reconstitution, and not for final disposal in a landfill, by incineration, or by other means; and

5. Plans for controlling the spread of litter and debris may be required prior to the approval of the outdoor storage area; and

6. Screening of outdoor storage areas must be provided as required by Section 9 of this Chapter.

Screening Where a lot occupied by an industrial use abuts or is across a street, roadway, alley or railroad right-of-way from an agricultural, residential, school or recreational area including a park, playground, or Clear Creek, screening must be preserved, planted, or constructed and maintained by the owner of the industrial use in accordance with the provisions set forth below.

A. Location:

1. Screening must be provided along lot lines or street right-of-way in a manner sufficient to obscure the industrial use from view at ground level within the lot lines of a residential or school abutting or located across the street from the industrial use.

2. In an industrial zone where parking is located within 60 feet of a residential or other industrial zone boundary, screening must be provided in a location and manner sufficient to effectively obscure all off-street parking and loading, storage or other such areas of activity from view within the lot lines of the residential zone or school.

3. In all instances where street right-of-way, which acts to separate the lots on which the uses are located, is 100 feet or wider, screening is not required.

B. Screening Materials:

1. Outdoor storage must be conducted entirely within an enclosed fence, wall, or other solid screen. The solid screen must be constructed in such a manner that no outdoor storage is visible from an adjacent property or public right-of-way. Materials must not be piled against the fence or higher than the height of the fence.

2. A planting screen of pyramidal arbor vitae, the plantings being at least three feet high when planted and spaced four feet on center, may be used. Other evergreen varieties may be used if approved by and spaced according to the City. The planting bed must have a minimum dimension of five feet be separated from streets, drives and parking areas by an curb or barrier in a manner so that sand and saltwater runoff will not damage the screening.

3. Where a planting screen cannot be expected to thrive because of intense shade, soil or other conditions, a solid fence of durable construction, and earthen berm covered with grass or low shrubs or other acceptable materials that provide maximum visual obscurity to a height of six feet at maturity may be used if approved by the City of Tiffin.

C. Time of Installation If a lot proposed for a industrial use is located adjacent to or opposite an existing residential use or subdivision in a residential zone or a school, screening, as required herein, must be installed prior to occupancy or commencement of a use. The City of Tiffin may grant a delay to the seasonal calendar dates of June 1 or November 1, whichever comes first. Similarly, if a lot or space intended for the placement of a manufactured housing is located adjacent to or across the street from and existing residential development, the owner of the manufactured housing use must provide screening as described herein.

D. Maintenance The owner must keep all screening properly maintained, free of trash and litter and all plant materials pruned in such a manner as to provide effective visual obscurity from the ground to a height of at least six feet (6’).

TABLE M-2 Area Requirements

M-2 HEAVY INDUSTRIAL Interior Minimum Front Corner Rear Maximum Minimum Side Floor Major Lot Yard Yard Yard Height Lot Area Yard Area Category Width Setback Setback Setback Of sf Setback Ratio Ft Ft ft Ft Principal ft Industrial Uses 30,000 100 40 15 30 40 1 45 Warehouse & Wholesale 30,000 100 40 15 30 40 1 45 Uses Service Uses 10,000 80 40 10 30 30 0.8 45 Retail Business 10,000 80 40 10 30 30 0.8 45 Uses Office Uses 10,000 80 40 30 0.8 45 Recreation and 20,000 100 40 15 30 40 0.5 45 Social Facilities Public, Education or 10,000 80 40 10 30 30 0.8 45 Utility Uses Land Excavation or 20 Acres 500 150 75 75 75 0.02 35 Utility Uses Miscellaneous 20,000 100 40 15 30 40 1 45 Uses

TABLE M-2 Permitted Principal Uses and Structures

1. INDUSTRIAL USES

a. Air Freight Terminals.

b. All manufacturing and industrial activities including the fabrication, processing, assembly, disassembly, repairing, cleaning, servicing, testing, packaging, and storage of materials, products and goods that can be conducted within enclosed buildings. All uses must conform to the Performance Standards of this Section.

c. Automobile Paint Shops.

d. Automobile Undercoating Services.

e. Bakeries, manufacturing.

f. Bottling Works.

g. Building Material Supplies.

h. Cabinetmakers.

i. Chemical Processing and Production.

j. Contractor's Equipment Storage Yard.

k. Dairy Products Manufacturing

l. Dry Cleaning Establishments; with central plant serving more than one

(1) retail outlet.

m. Electroplating Industries.

n. Exterminating and Fumigating Shops.

o. Food Processing and Packing.

p. Glazing Shops. q Laundries; industrial.

q. Laundries; with central plant serving more than one (1) retail outlet.

r. Lumber Companies and/or Yards.

s. Machine Shops.

t. Motor Freight Terminals.

u. Ornamental Ironworks Shops.

v. Pharmaceutical Industries and Research.

w. Plastics Manufacturing.

x. Print Shops.

y. Printing, Publishing, and Lithography Establishments.

z. Rail Freight Terminals. aa. Research and Development Laboratory Facilities. bb. Scientific Research Laboratories; including research, product development, pilot plants, and research manufacturing facilities. cc. Sheet Metal Shops. dd. Sign Contractors. ee. Truck Freight Terminals. ff. Welding Shops. gg. Woodworking and Wood Products Manufacturing.

2. WAREHOUSE AND WHOLESALE USES

a. Automobile Storage Facilities.

b. Beverage Distributors.

c. Warehouses.

d. Wholesale Establishments - completely enclosed.

3 SERVICE USES

a. Ambulance Service Garages.

b. Blueprinting and Photostatting.

c. Bottled Gas Dealers.

d. Cartage and Express Facilities.

e. Credit Unions.

f. Electrical Shops.

g. Furnace Supplies and Services.

h. Furniture Cleaning, Upholstering and Repair.

i. Linen Towel, Diaper, and Similar Supply Services.

j. Packing and Crating Services.

k. Parcel Delivery and Pick-Up Services.

l. Refrigeration Shops.

m. Towing Services.

n. Water Softener Services.

o. Window Cleaning Services.

4. RETAIL BUSINESS USES

a. Fuel Oil Sales.

b. Heating Supplies and Fixture Sales.

c. `Plumbing Supplies and Fixture Sales.

d. Retail Outlet Stores; accessory to a manufacturing or wholesale establishment

5. OFFICE USES

a. Architect's Office.

b. Contractor's Construction Offices.

c. Engineering Office.

d. Labor Union and Organizations.

e. Landscape Architect's Office.

f. Land Surveyor's Office.

g. Manufacturer's Agent Office.

h. Offices for Executive and Administrative Purposes.

i. Utility Offices.

6. PUBLIC, EDUCATION, AND UTILITY USES

a. Bus Maintenance Shops.

b. Electric Substations, Gas Regulator Stations, and Telephone Exchanges.

c. Fire Stations.

d. Highway Maintenance Shops and Yards.

e. Police Stations.

f. Pumping Stations, Water Towers, Water Works, or Wells; public.

g. Railroad Shops and Roundhouses.

h. Railroad Switching Yards.

i. Telephone Transmission Equipment, Buildings and Micro-Wave Relay Towers.

j. Utility Service Yards or Garages.

7. MISCELLANEOUS USES Personal Wireless Service Facilities including an antenna or equivalent apparatus mounted on an existing building or structure as a permitted use subject to the provisions of Section 9.17 of this Ordinance.

TABLE M-2 SPECIAL EXCEPTIONS USES PERMITTED

1. INDUSTRIAL USES

a. Industrial uses involving the storage, utilization, or manufacture of materials or products that decompose by detonation.

b. Paper Products Manufacturers

c. Stone Companies.

d. All manufacturing and industrial activities, not mentioned heretofore, that can be conducted within wholly enclosed buildings and that conform to this District's performance standards.

2. WAREHOUSE AND WHOLESALE USES

a. Butane Distributors and Sales.

b. Grain Elevators and Storage.

c. Machinery Storage Yards.

d. Wholesale, Warehouse, or Industrial Establishments; with outdoor storage.

3. SERVICE USES Sewer and Septic Tank Cleaning and Rodding Services.

4. RECREATION AND SOCIAL FACILITIES Go-Kart Race Tracks.

5. PUBLIC, EDUCATION, OR UTILITY USES

a. Airports and Heliports.

a. Radar Installations and Towers.

b. Waste Water Treatment Plants.

6. LAND EXCAVATION AND FILLING USES

a. Borrow Pits; for commercial purposes.

b. Extrication of Earth Products; for commercial purposes.

c. Sanitary Landfills.

d. Top Soil Removal; for commercial purposes.

7. RESIDENTIAL USES Residence of the proprietor, caretaker, or watchman of an industrial use.

8. MISCELLANEOUS USES

a. Office and Industrial Park; minimum of 100 acres required.

b. Personal Wireless Service Facilities including an antenna or equivalent apparatus mounted on an existing building or structure as a special use subject to the provisions of Section 9.17 of the Ordinance.

c. Personal Wireless Service Facilities including an antenna or equivalent apparatus mounted on a building or structure that is not an existing building or structure as a special use subject to the provisions of Section 9.17 of this Ordinance.

d. Sexually-Oriented Businesses – See Ordinance No. 2002-255 Regulating Sexually-Oriented Businesses

PAD PLANNED AREA DEVELOPMENT DISTRICT