[Amended 3-18-2014]
(a)
The PIP Planned Industrial Park District is intended and designed
to encourage large-scale and quality development of the vacant tracts
of land in an area in the southern part of the City, approximately
160 acres and located at the southwest corner of Fillmore Road and
State Road, pursuant to a unified building and site development plan
incorporating a comprehensive design based on a thorough application
of professional standards of excellence.
(b)
The PIP Planned Industrial Park District is defined as an area
for accommodating the management, environmental, research, design,
marketing and production needs of light industrial commerce enterprises
which comply with the performance standards in this article for the
abatement of all obnoxious, detrimental or other generally unacceptable
characteristics, including ugliness of physical and natural properties,
and for the encouraged use of those contemporary, modern and futuristic
design techniques which yield compatibility of one area to another
as well as special beauty.
(c)
It is further the intent of this article to allow greater flexibility
of standards and diversification of land uses than provided in the
regulations of other zoning districts, except Article 23, Planned
Unit Development, in order to comply with the performance standards
of this article.
(a)
For the purpose of this section, it shall be recognized that
the type of use is not as important as the manner in which the use
is accomplished. Further, in the interest of general community welfare,
it is recognized that the community should be beautiful as well as
financially prosperous, spacious as well as efficient, physically
balanced as well as regulated. Therefore, it is considered impractical,
if not impossible, to accurately enumerate those uses which would
be beneficial or detrimental to the community, and that it is intended
only that this district shall not be used indiscriminately to permit
any use which might violate the general welfare of the community,
but that it shall be restricted and confined to only those integrated
light industrial commerce uses which produce net gains to the community
in both aesthetic and material quality.
(b)
Residential uses shall not be permitted. The following use categories
shall generally be permitted in the PIP Planned Industrial Park District
as long as they meet the general intent of this section:
A maximum of 6% of the gross land area of the planned industrial
park may be allocated for support commercial uses that will enhance
the utilization of the industrial park. Supporting commercial uses
shall be permitted only as part of an approved site development plan.
The development plan for any such support commercial use shall be
approved only in conjunction with a development plan that includes
principal uses permitted under the categories set forth in §
15.02. Supporting commercial uses similar in nature to the following
shall be permitted:
[Amended 3-18-2014]
In order to minimize detrimental impact on the adjoining properties
due to vehicular traffic, vehicular access to the industrial parks
shall be permitted from no more than one access each from Fillmore
Road and State Road, hereafter referred to as "perimeter roads." Access
to individual lots in the industrial park shall be permitted from
only the "interior roads." The general location of the interior roads
shall be established by the City.
All uses to be permitted within the PIP District shall comply
in total with the following performance standards:
15.05:1.
The general manner in which any use is accomplished shall demonstrate
good faith in the doctrines endorsing responsible recognition of neighbors'
rights, coordination of neighborhood efforts and compatibility of
neighborhood elements.
15.05:2.
The principle of spacious separation and adaptation of the man-made
elements to be harmonious with the natural environment shall dominate
the central design theme of the site and structural planning. To accomplish
this objective, the total ground area devoted to open space for natural
landscape and landscape beautification shall not be less than 35%
of the total PIP District as well as each development site. No less
than 20% of such open spaces shall be free of all drives, parking
areas, structures, buildings, etc., except for those walkways, monuments,
ornamental structures, etc., considered to be necessary and essential
to the central landscape theme.
15.05:3.
Off-street parking and loading shall be provided as appropriate
to the size and character of the proposed development. Parking areas,
loading ramps, utility areas, trash receptacles, etc., shall be effectively
screened from observation and visibility from the perimeter roads.
Screening shall be accomplished through a unified landscape design
incorporating a combination of berms, planting screens using substantially
mature trees and shrubs which have year-round effectiveness, structural
additions such as permanent walls, or other equally permanent and
effective screening if the site or the use thereof so warrant, to
protect the welfare of the adjoining properties or the surrounding
neighborhoods. All parking areas shall have a setback of at least
50 feet from the perimeter road right-of-way and 25 feet from the
interior road right-of-way. All parking areas shall have a fifteen-foot
setback from adjacent property lines. All parking lots shall have
interior landscaping of no less than 5% of the total parking lot area
with all interior parking lot islands to be sodded and landscaped.
15.05:4.
While it is not the purpose of this ordinance to dictate or
specify building materials and structural standards, the importance
of material strength and permanency in their proportional relationship
to the central aesthetic character shall be recognized, and the principle
of structural strength and permanency shall dominate the structural
materials and components. This principle shall not be construed to
prevent the use of material innovation nor progressive structural
design; however, it shall recognize the strength and permanency of
stone and brick as compared to the frailty and constant maintenance
of wood veneer and metal sidings.
15.05:5.
Complete abatement of elimination of all generally offensive
or obnoxious characteristics such as odors, gases, noise, vibration,
pollution of air or water or soil, excessive lighting intensity, hazardous
activity, etc., which may be detrimental to the general welfare of
this community, shall be accomplished. The standards for compliance
with this subsection shall be as follows:
(a)
Fire hazard. The use shall exclude any activity involving the
use or storage of flammable or explosive material unless protected
by adequate firefighting and fire suppression equipment and by such
safety devices as are normally used in the handling of any such material.
(b)
Noise. The following maximum permissible sound levels (as measured
in decibels, dB, on a sound level meter using the A-weighting network,
dBA) that shall be allowed at PIP District boundary line:
|
Hours
|
Sound Level Limit
|
|---|---|
|
7:00 a.m. to 10:00 p.m.
|
65 dBA
|
|
10:00 p.m. to 7:00 a.m.
|
60 dBA
|
(c)
Air pollution. The use shall not emit any smoke, dust, odorous
gases or other matter in such quantities as to be readily detectable
at any point beyond the perimeter of the site area.
(d)
Vibration. The use shall not include vibration which is discernible
without instruments on any adjoining lot or property.
(e)
Glare. The use shall not involve any direct or reflected glare
which is visible from any adjoining property or from any public street,
road, or highway.
(f)
Traffic hazard. The use shall not involve any activity substantially
increasing the movement of traffic on public streets to a point that
capacity or safety limitations are exceeded unless procedures are
instituted to limit traffic hazards and congestion.
(g)
Overtax public utilities and facilities. The use shall not involve
any activity substantially increasing the burden on any public utilities
or facilities, unless provision is made for any necessary adjustments.
(h)
Character of neighborhood. The use shall not involve any activity
not in character with the majority of the uses in the neighborhood
unless by design, setback, nature of operation, and other devices
the character of the neighborhood will be maintained.
(i)
Signs.
(1)
The need for private enterprise to visually pronounce their
presence through the use of nameplates, placards, monuments or signs
is herein acknowledged. However, such signing shall be in good taste
and in keeping with the central aesthetic theme; sign materials shall
be permanent or long-lasting in quality with the use of two dimensional
all painted signs prohibited; lighting of signs shall be nonobtrusive
with back lighting or other method of indirect lighting encouraged;
and profusion of conflicting or contracting signs shall be prohibited.
(2)
The size and shape of signs shall not prevent the use of registered
trademarks. However, in no instance shall a sign of such size, shape
or design be permitted which overwhelms the central scene.
(3)
All signs shall be restricted by the following regulations:
a.
One freestanding industrial park identification sign shall be
permitted for each major entrance to the PIP District from the perimeter
road. A signage plan regarding location, square footage, size, height,
and design of major entrance-exit and subarea signs shall be submitted
with the PIP preliminary site development plan.
b.
All building, wall, and freestanding lot signs shall comply
with the bulk requirements set forth in § 28.05:5 of this ordinance
unless a signage plan including standards for signage is approved
as part of the PIP site development plan.
c.
No portion of a freestanding sign shall be within 20 feet of
the property line. No sign shall be located within the required vision
clearance triangle.
15.06:1.
Lot area. The minimum lot area shall be 2 1/2 acres.
15.06:2.
Lot frontage. All lots shall be at least 200 feet in width.
15.06:3.
Yard requirements. All buildings shall be set back a minimum
of 50 feet from both the perimeter and the interior roads' rights-of-way.
All building setbacks from adjacent property lines shall be a minimum
of 20 feet, with the minimum setback increased by one foot for every
foot of building height above 20 feet, to a maximum setback requirement
of 50 feet.
15.06:4.
Height. There shall be no height regulations in the PIP District.
The planned industrial park shall be recognized as a special
use and controlled by the procedure and requirements of this section.
The procedure for application and approval of a site development plan
under a PIP District shall include one or more preapplication conferences,
submission of a concept plan, submission and approval of a preliminary
site development plan, and submission and approval of a final site
development plan.
15.07:1.
Preapplication conference. The owner of a contiguous tract of
land shall apply to the Planning Commission for approval of a site
development plan under the PIP District. Said tract shall be no less
than 2 1/2 acres. Before submitting such application, the applicant
shall confer with the Zoning Administrator, the Planning Commission,
and other relevant City departments. The purpose of the conference
shall be to discuss the feasibility of the proposal and to provide
the applicant with information and guidance regarding applicable City
ordinances, specifications, standards and procedures, before the applicant
enters into binding commitments or incur substantial expenses. The
applicant is also encouraged to contact neighborhood groups and organizations
as soon as possible and to conduct at least one neighborhood meeting.
15.07:2.
Concept plan requirement. The applicant shall submit, during
the preapplication conference, a concept plan showing the location
of the site in relation to the PIP District, placement and use of
structures, parking, pedestrian and auto circulation, utilities, environmental
treatment, and landscaping. The applicant shall also submit any and
all information the Planning Commission and the Zoning Administrator
may require to gain a satisfactory understanding of the proposed development.
Such additional information may include, but shall not be limited
to, conformity of the proposed development with the surrounded uses,
financing of the development, and time schedule for the start and
completion of the development.
15.07:3.
Preliminary site development plan. Following the presentation
of, and any deliberation pertinent to, the concept plan, the applicant
shall submit a preliminary site development plan. The procedures for
submission and approval of the preliminary plan shall follow those
outlined in § 21.04 of this ordinance. The preliminary plan is
specifically intended to include enough detail for administrative
and legislative analysis for approval or denial of a special use permit.
The preliminary plan must be more detailed than the concept plan and
contain the information required of a site plan in § 21.03 of
this ordinance. It should also include:
(a)
A written document giving the legal description of the property
as indicated in the deed of ownership, a statement describing how
the proposed development meets the intent of the PIP District and
how the proposed development will meet all of the performance standards
contained in this article, a schedule of development, and future selling
and/or leasing intentions and accompanying management techniques.
(b)
Plans for the exterior design, dimensions, floor areas, number
of stories and usage of all proposed buildings and an estimate of
the number of employees for each, where applicable.
15.07:4.
Final site development plan. The procedures for submittal and
approval of the final development plan shall be governed by §
23.06 of this ordinance.
15.07:5.
Bond requirements. Bond requirements shall be governed either
by § 23.07 of this ordinance or through the submission of other
evidence of financial ability to complete the project as approved
and on time. Such evidence of financial ability shall be approved
by the Planning Commission.
15.07:6.
Amendment of site development plan. The procedure for amending
the approved site development plan shall be governed by § 23.10
of this ordinance.
