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]
The following uses are permitted in the Planned
Industrial Zone:
A.
(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, motels, restaurants and service stations.
H.
Banks and savings and loan institutions with or without drive-through
facilities.
[Amended 9-9-2013 by Ord. No. 846]
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.
[Added 9-9-2013 by Ord. No. 846]
[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:
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.
(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:
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.
Signs shall be permitted subject to the provisions of Article XVII of this chapter.
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:
[Added 9-9-2013 by Ord. No. 846]
(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:
[Amended 8-22-2022 by Ord. No. 942]
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Alcoholic beverage package stores
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Bakery shops
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Banks, savings and loan institutions
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Beauty shops and barbershops
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Candy stores
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Cellular or phone (wireless) sales and service
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Clothing stores
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Computer sales and repair shops
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Convenience stores with or without gasoline pumps
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Day-care facility
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Dress or millinery shops
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Drugstores
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Dry cleaners
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Dry goods or variety stores
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Florist or garden shops
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Food and grocery stores
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Fruit or vegetable stores
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Fuel stations
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Furniture and upholstering stores
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Gift or jewelry shops
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Hardware stores
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Health clubs
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Laundromats
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Laundry or dry-cleaning establishments and pickup stations
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Microbreweries and pub breweries licensed under the Alcoholic
Beverages Article of the Annotated Code of Maryland
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Office supply stores
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Pharmacies with or without drive-throughs
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Photographic studios
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Planned business center
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Radio and television studios or repair shops
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Restaurants and lunch rooms with or without drive-throughs (including
fast food)
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Shoe repair shops
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Specialty shops
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Sporting goods or hobby shops
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Tailor establishments
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Taverns
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Video production facilities
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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.
