It is the purpose of the P-I Planned Industrial Zone to provide a parklike setting for a community of industries wishing to mutually maintain aesthetically pleasing appearances and operations having no nuisance factors as a means of protecting investments within the zone and reducing the impact of industrial uses on surrounding zones. Tracts within the district are to be planned, promoted and developed for industries within the protection of performance standards herein provided
A. 
The following objectives are sought in providing for the one or more types of industrial zoning in the Planned Industrial Zone:
(1) 
To provide a more attractive and varied showcase location on tracts of land generally open to constant and extensive public viewing in the City than would be possible through the strict applications of industrial Euclidean zonal district requirements.
(2) 
To encourage developers to use a more creative approach in the development of land.
(3) 
To encourage more efficient allocation and maintenance of common open space in industrial areas through private initiative.
(4) 
To encourage variety in the physical development patterns of industrial areas.
B. 
The fact that an application complies with all specific requirements and purposes set forth herein shall not be deemed to create a presumption that the application is, in fact, compatible with surrounding land uses and, in itself, shall not be sufficient to require the granting of any application.
[Amended 7-8-1996 by Ord. No. 612; 9-9-2013 by Ord. No. 846; 6-14-2021 by Ord. No. 934; 10-13-2025 by Ord. No. 2025-01]
The following uses are permitted in the Planned Industrial Zone:
A. 
All of the uses permitted in §§ 164-53 and 164-61, except:
(1) 
All residential and retail commercial uses.
(2) 
The manufacture, testing, distribution or other use of explosives.
(3) 
Wholesale distribution of fuels, such as but not limited to coal, coke, gasoline, diesel fuel and propane.
(4) 
Truck or motor freight terminals or warehouses.
(5) 
Brickyards, manufacture of pottery, tile, terra cotta or clay products.
(6) 
Electric or steam generating plants.
(7) 
Extractive uses.
(8) 
Flour mills, grain or feed drying or processing.
(9) 
Sawmills.
(10) 
Signs and billboards, except as authorized herein.
B. 
Office buildings for governmental agencies, regional and home corporate offices. These may include offices of insurance companies, investment concerns, trade associations, manufacturing companies and engineers, but do not include any kind of retail facilities, except as provided in Subsections F and G herein.
C. 
Research, experimental and testing laboratories.
D. 
Warehousing and wholesale distribution centers.
E. 
Any use of an industrial nature not prohibited in this section that can meet the performance standards and other guides and limitations set forth in this section.
F. 
Retail sales of the products or processes engaged in on the property, provided that not more than 10% of the gross floor area is devoted to such use.
G. 
Motor inns or motels with or without a restaurant.
H. 
Banks and savings and loan institutions with or without drive-through facilities.
I. 
Indoor and outdoor recreational facilities, cafeterias, clinics, libraries, schools, meeting rooms and display rooms incidental or subordinate to a principal use of the main building or related to or primarily restricted to the industries located in the Planned Industrial Zone.
J. 
Accessory uses and buildings customarily incidental to any permitted use in this subsection.
K. 
Trade schools.
L. 
Solar facility, roof-mounted, subject to the requirements of § 164-155.4.
[Added 7-8-1996 by Ord. No. 612; amended 10-26-1998 by Ord. No. 631; 9-9-2013 by Ord. No. 846]
The following uses may be permitted as a special exception in accordance with the provisions of Article XXII:
A. 
Telecommunications facilities, subject to the requirements of § 164-139.1.
B. 
Telecommunications Installations, subject to the facility limitations in § 139-28.2A(3)(a) through (f) and the screening requirements for modern appurtenances in § 164-131.3.
[Added 9-25-2017 by Ord. No. 869]
It is the intent of these regulations to prevent land or buildings from being used or occupied in any manner so as to create any dangerous, injurious, noxious or otherwise objectionable fire, explosive, radioactive or other hazardous condition, noise or vibration, smoke, dust, odor or other form of air pollution, electrical or other disturbances, glare or heat, liquid or solid refuse or wastes, condition conducive to the breeding of rodent or insects or other substances, condition or elements (all referred to herein as "dangerous or objectionable elements") in a manner or amount so as to adversely affect the surrounding area.
[Amended 7-8-1996 by Ord. No. 612]
The height of buildings or structures shall not exceed 20 feet, plus 2/3 of the horizontal distance (d) from the structure to the lot line (height = 20 feet + 2/3d).
A. 
Area requirements. Sites eligible for consideration for the Planned Industrial Zone shall consist of a tract of land at least 10 acres in size and classified in either the I-R or I-G Zone prior to reclassification to the Planned Industrial Zone.
B. 
Yard, landscaping and distance requirements.
(1) 
Each lot shall have a minimum frontage of 150 feet on a street or private way, provided that the Commission may approve a lesser frontage to a minimum of 50 feet for lots located on culs-de-sac or on street curves or having other extraordinary characteristics. The Commission shall give due consideration to permitting access from such sites only to major roadways.
(2) 
The maximum ground area coverage of any lot by a principal building or buildings shall not exceed 40% of the total lot area.
(3) 
The yard, landscape and distance requirements shall be the same as those contained in §§ 164-55, 164-57 and 164-58.
(4) 
Any portion of a lot in a Planned Industrial Zone not used for driveways, walkways, parking, loading or storage areas shall be planted in grass or other suitable ground cover.
A. 
Off-street parking shall be provided in accordance with Article XVI, except that for an industrial or manufacturing establishment or warehouse or similar use, the minimum requirement shall be one parking space for each 1 1/2 employees or one for each two employees on combined major and second shifts, and in addition one visitor parking space for every 10 employees; except that the Commission may authorize fewer visitor parking spaces if it finds that a fewer number will be sufficient for the operation anticipated. In addition to the foregoing, one parking space shall be provided for each company-owned or leased truck, passenger car or other vehicle located or principally based on the premises. No parking spaces may be located within required yards; except that an area equivalent to not more than 5% of the total area of all required parking spaces may be located within a required yard for use as parking spaces for visitors, selected personnel and minor deliveries. Off-street parking spaces may be grouped in facilities serving more than one lot or establishment.
B. 
When the lot on which parking spaces are located abuts the rear or side lot line of or is across the street from any land in a residential zone other than publicly owned land, a wall, fence or evergreen planting shall be maintained so as to screen substantially the parking lot from view from the nearest property in the residential zone. The screening shall be maintained in good condition at all times. In parking lots of one acre or more, at least 5% of the area of the parking lot shall be devoted to landscaping within the interior of the parking area. Luminaries on parking lots shall be subject to approval by the Commission.
A. 
Vehicular access to Planned Industrial Zones shall be permitted only from a City- , county- or state-maintained highway and not directly with any residential street.
B. 
Road access to a Planned Industrial Zone may be at points prescribed by the appropriate agency of jurisdiction and may be dedicated to public use if constructed in accordance with City standards.
C. 
Off-street loading berths shall be provided for all buildings in accordance with the following schedule:
(1) 
For a building with a floor area of 10,000 to 25,000 square feet: one berth.
(2) 
For each additional 25,000 square feet or fraction thereof up to 100,000 square feet: one berth.
(3) 
For each additional 50,000 square feet: one berth.
D. 
Such loading berths shall be at least 14 feet wide, 48 feet long and 14 feet in height, unless the Planning Commission shall find that only smaller trucks requiring less space will be used for a period of 10 years, and may be located either within a building or in the open, but not within required yards. If such berths are not enclosed, they shall be located not less than 300 feet from any residence zone boundary and effectively screened therefrom as in the case of parking areas above. All access roads to loading berths shall be at least 14 feet wide; except that if tractor-trailers would be accommodated, then the roads shall be 14 feet wide for one-way traffic and 22 feet wide for two-way traffic.
A. 
No outdoor storage shall be permitted in the front yard.
B. 
All permitted uses and accessory activities shall be confined within completely enclosed buildings, with the exception of off-street parking spaces, screened outdoor storage areas, off-street loading berths, employee recreational facilities and those exceptions made elsewhere within this section.
All utilities shall be placed underground. Utilities shall include but are not limited to gas mains, telephone lines and electrical lines.
[Amended 9-9-2013 by Ord. No. 846; 8-22-2022 by Ord. No. 942; 2-10-2025 by Ord. No. 2024-09; 10-13-2025 by Ord. No. 2025-01]
A. 
An application for zonal classification in the Planned Industrial Zone shall be accompanied by a development plan prepared in accordance with the provisions of § 164-188 of this chapter.
B. 
In addition to all other standards and criteria, in considering an application for the Planned Industrial Zone the Common Council shall also consider the capability of the street or road system, highway and road access and the availability and capability of existing water and sewage systems.
C. 
All Planned Industrial Zone projects shall be subject to site plan approvals provided in Article XXV.
D. 
A person may apply, either as part of an original application for zoning classification or as an amendment to a previously approved development plan, to designate a certain area of the Planned Industrial Zone for retail and commercial uses as part of the development plan, subject to the conditions and restrictions delineated below:
(1) 
The gross acreage of such uses does not exceed 15% of the acreage of the Planned Industrial Zone project.
(a) 
The area of the retail uses shall be considered to include the building area containing the retail uses and the supporting parking lot area, but not required yard setbacks and open space.
(b) 
No variance to the acreage limitation of 15% may be granted.
(c) 
Uses allowed either as of right or by special exception in the P-I Planned Industrial Zone shall not be included in the acreage limitation of 15%.
(2) 
The size of any individual retail or commercial use may not exceed a maximum of 6,000 square feet, except for day-care centers and health clubs, which may not exceed a maximum of 12,000 square feet. The area of a canopy over gasoline pumps shall not be included in the size limitation of 6,000 square feet for a convenience store with gasoline pumps.
(3) 
The development of the retail or commercial space shall be phased in with the development of the industrial uses such that the ratio of retail or commercial space to industrial space that has been constructed and for which a use and occupancy permit has been issued may not exceed 25% at any time until the business park is complete.
(4) 
A retail or commercial use may not be approved under this section if it would constitute a substantial change in the character of the neighborhood.
(5) 
The retail and commercial uses allowed under this subsection are limited to the following uses:
(a) 
Local retail business or service shops, including:
Alcoholic beverage package stores
Automobile detailing shops
Automobile repair and service shops, minor
Bakery shops
Banks, savings and loan institutions
Beauty shops and barbershops
Candy stores
Cellular or phone (wireless) sales and service
Clothing stores
Computer sales and repair shops
Convenience stores with or without gasoline pumps
Day-care facility
Dress or millinery shops
Drugstores
Dry cleaners
Dry goods or variety stores
Florist or garden shops
Food and grocery stores
Fruit or vegetable stores
Fuel stations
Furniture and upholstering stores
Gift or jewelry shops
Hardware stores
Health clubs
Laundromats
Laundry or dry-cleaning establishments and pickup stations
Microbreweries and pub breweries licensed under the Alcoholic Beverages Article of the Annotated Code of Maryland
Office supply stores
Pharmacies with or without drive-throughs
Photographic studios
Planned business center
Radio and television studios or repair shops
Restaurants and lunch rooms with or without drive-throughs (including fast food)
Shoe repair shops
Specialty shops
Sporting goods or hobby shops
Tailor establishments
Taverns
Tobacconists
Vape shops
Video production facilities
Wherever any requirement or performance standard contained in this zone is in conflict with any applicable state or federal requirement or performance standard, the state or federal requirement or performance standard shall control and supersede the provisions of this zone.