A.

I-P Industrial Park District. The I-P district is intended for the location of both heavy commercial and light industrial uses which are basically similar in nature and too few in number to warrant separate districts. These uses are of such size and character as to deem them inappropriate for other commercial and industrial districts. This district is intended for their location in a manner that would make them least offensive to one another and to adjacent land use districts.

B.

ORI Office Research Industrial District. The office/research industrial district (ORI) is intended to provide for the development of office, research and limited manufacturing uses in high visibility locations along major highways. Development in this district shall be characterized by an absence of nuisances in a clean and aesthetically attractive setting. This district shall permit limited manufacturing, fabrication or assembly operations which would, by nature of the product or magnitude of production, be compatible with research, professional or business offices.

(Prior code Art. XI (Art. VII intro))

Uses permitted in the industrial park district (I-P) are as follows:

A.

Warehousing and storage of goods and materials, including warehousing, pole yards, building material storage and trucking storage. (Not however, to include auto wrecking, junk and other salvage storage);

B.

Manufacturing uses of a light nature and research and development or science oriented industries that are free from any objectionable odors, fumes, dirt, vibration, or noise detectable at the lot line. Such uses shall not be established without an application for a permit which shall be accompanied by a certification by a registered engineer or architect indicating that fumes, odors, dirt, vibration or noise produced by the industry will not be detectable at the lot line. In the event of the denial of such permit, the applicant shall have the right of appeal to the board of appeals, in accordance with Chapter 17.12.

C.

Rental facility for cars and/or trucks.

D.

Vehicle repair facility.

(Prior code Art. XI (Art. VII § 1.0))

(Ord. No. 10-11, 5-17-10; Ord. No. 20-09, 10-5-20)

Special exceptions requiring board of appeals approval in the I-P district are as follows:

A.

Bulk storage of oil, petroleum, gasoline and similar flammable liquids and compressed gases, not to exceed sixty thousand (60,000) gallons total storage. Each individual container shall be located with respect to the nearest line of adjoining property as follows, including spill containment structures as required by Maryland Department of the Environment (MDE):

B.

Storage of liquids above and/or below ground. Any storage of liquids shall provide appropriate spill containment measures as required by the Maryland Department of the Environment.

C.

All uses permitted specifically or conditionally in the B-2 District.

(Prior code Art. XI (Art. VII § 2.0))

(Ord. No. 10-11, 5-17-10)

Uses permitted in the office, research, industrial (ORI) district are as follows:

A.

Manufacturing uses of a light nature and research and development of science oriented industries;

B.

Laboratory research, experimental or testing;

C.

Offices, business and professional;

D.

Public buildings and properties;

E.

Restaurants and other office support commercial uses in connection with an approved office/industrial use. Any such restaurant or office support commercial use shall be limited to fifty (50) percent of the gross floor area of the first floor of any office/industrial building and no such uses may be wholly contained within a separate freestanding building;

F.

Motel, hotel;

G.

Accessory uses and buildings as related to principle permitted uses.

(Prior code Art. XI (Art. VII § 3.0))

(Ord. No. 20-09, 10-5-20)

Performance standards in the ORI office research industrial district are as follows:

A.

Outside storage of equipment, material or products will be permitted only as an accessory use to a principle permitted use. This shall be subject to approval of a screening plan that would be reviewed by the planning commission in conjunction with the site plan review.

B.

All of the industrial performance standards which pertain to the industrial park (I-P) zone as detailed in Section 17.24.020 shall apply to the ORI zone. All industrial practices shall be in conformance with all state and federal requirements.

C.

The minimum landscaped open space on any individual lot shall not be less than twenty (20) percent of the land area of the lot. The landscaped open space shall not be impervious or open for vehicular use and the landscaping shall be maintained in a reasonable manner.

D.

The planning commission may require that building architectural renderings or plans be presented to it to assure that the appearance, size, type of building material or other aspects of the building are in keeping with the purposes and intent of the zone.

E.

The applicant must provide guarantees from the appropriate agencies as deemed necessary by the planning commission to ensure that no hazardous effluent will be released into the air, water or onto the ground and that all wastes and by-products will be disposed of in a safe and healthful manner.

F.

The applicant must provide proof of compliance with all state and federal regulations regarding biological testing or research.

(Prior code Art. XI (Art. VII § 4.0))

Required lot area, lot width and yards in industrial districts are as follows:

(Prior code Art. XI (Art. VII § 5.0))

There shall be provided in the I-P district and ORI district, adequate off-street parking and loading in accordance with the schedule in Chapter 17.08.

(Prior code Art. XI (Art. VII § 6.0))

Site plan approval by the Emmitsburg planning commission is required for all uses in either the I-P or ORI zone.

(Prior code Art. XI (Art. VII § 7.0))