Eureka City Zoning Code
ARTICLE XIII
"PI" Planned Industrial District
Section 23-130 Purpose.
[Ord. No. 646 §2]
The regulations contained within this article are those of the "PI" Planned Industrial District, to be designated "PI" on the city zoning map. It is the purpose of these regulations to allow or assure the establishment of combinations of developments or uses for which no provision is made in the "M-1" or "M-2" Industrial Districts or where it is appropriate or desirable to make special provision for specific industrial developments to occur through approval of detailed site plans in conjunction with appropriate development conditions to ensure consistent and compatible uses or use groups in character with the "Eureka City Plan."
Section 23-131 Establishment.
[Ord. No. 646 §2]
A Planned Industrial District may be established on a tract of land through application and approval by the board of aldermen in accordance with procedures contained in Section 23-182; provided, that a final development plan is subsequently approved by the planning and zoning board and recorded by the petitioner in the office of the recorder of deeds of the county.
A Planned Industrial District may be established by ordinance or resolution of the board of aldermen on its own motion where the board has determined that a particular tract or area would be best developed for a particular industrial use, but because of potential conflict with adjoining uses existing or projected, a greater degree of control than is possible under the "M-1" or "M-2" Industrial Districts is necessary to protect the general welfare or assure the implementation of an area-wide planning program.
Section 23-132 Permitted Land Uses and Developments.
[Ord. No. 646 §2]
In a Planned Industrial District, the uses permitted shall be the same as those permitted with or without special use permit in the "M-1" or "M-2" Industrial Districts and related or accessory commercial uses or may be approved and specifically authorized by the board of aldermen. However, the specific ordinance authorizing the establishment of a Planned Industrial District may further limit the uses permitted on the tract.
Section 23-133 Lot Area and Yard Requirements.
[Ord. 646 §2; Ord. No. 1016 §1, 3-3-1992; Ord. No. 1337 §1, 2-17-1998; Ord. No. 1387 §1, 12-15-1998; Ord. No. 1488 §24, 10-17-2000; Ord. No. 1653 §8, 10-15-2002]
(a)
The minimum lot area for the establishment of a Planned Industrial District shall not be less than three acres, unless such parcel is a logical extension of or is being developed in conjunction with an adjacent existing or proposed nonresidential use.
(b)
Yard area for structure, open area and setback for parking areas and lighting shall be established by the conditions of the particular Planned Industrial District ordinance so as to ensure consistency or compatibility with adjoining developments or zoning districts; however, no structure or parking area shall be permitted within twenty-five (25) feet of any property line adjoining a residential district. Any structure exceeding forty-five (45) feet in height which adjoins property in a residential district shall maintain a setback from such property line, in addition to the minimum twenty-five (25) feet, a distance of two (2) feet for each additional one (1) foot in height over forty-five (45) feet; additional setback distance may be imposed if deemed necessary or beneficial by the board of aldermen to protect the general welfare.
(c)
Landscape Buffers and Screening of Outdoor Storage Areas.
(1)
A landscape buffer of twenty (20) feet shall be established and maintained adjacent and parallel to all Missouri Highway and Transportation Department rights-of-way. Landscaping areas in front of buildings and in parking lot islands may substitute for up to one-half (½) of the required landscape buffer. The landscape buffer areas shall contain evergreen or ornamental trees and shrubs approved by the City. Outdoor display areas shall not encroach into the landscape buffer. Landscape buffers consistent with the topographic and aesthetic needs of each City and private roadway shall also be established and maintained along City of Eureka rights-of-way or private road easement. As approved by the City and the Missouri Department of Transportation, landscape buffers required under this Section may be located in whole or in part in State rights-of-way. The Board of Aldermen may approve certain exceptions and/or adjustments to the landscape buffer requirements under this Section based on practical difficulties including topography or existing site improvements or structures.
(2)
Outdoor storage areas shall be screened from public view through use of earth berms, fencing, or landscaping, or a combination thereof. Fencing and landscaping used for screening of outdoor storage areas shall be decorative in nature and maintained in an acceptable manner. Decorative fences do not include chain link fences, with or without slats. Outdoor storage areas shall have a minimum surface covering of six (6) inches of rolled gravel. An applicant may propose on a site-specific basis, outdoor storage area fencing of alternate materials and/or configurations including chain-link fencing, which may be considered for approval by the Planning and Zoning Commission and Board of Aldermen based on criteria including, but not limited to, the proposed use of the subject property, adjacent uses, and adjacent zoning districts. Any authority relating to the use of alternate fence materials and/or configurations may include conditions of approval. If such authority is granted, it shall be subject to review and possible revocation upon changes in ownership and/or use. An exception to the outdoor storage area screening requirement may be authorized by the Board of Aldermen upon the applicant evidencing extraordinary circumstances based on factors such as topography, relative elevation or term of the intended use.
[Ord. No. 2648, 4-5-2022]
(3)
A site plan illustrating the landscape buffers and screening of outdoor storage areas shall be submitted to the Building Commissioner, drawn to a minimum of one (1) inch equals one hundred (100) feet scale, which shows all property lines, buildings, storage areas, easements, roadways, and existing trees, in addition to proposed screening materials. For purposes of meeting presentations, site plans may be submitted drawn to a scale of one (1) inch equals two hundred (200) feet. The site plan shall be reviewed by the Planning and Zoning Commission with a recommendation sent to the Board of Aldermen for final review and approval.
(4)
Businesses in existence prior to March 3, 1992, (the effective date of this ordinance) are encouraged to meet the requirements in paragraphs (1) and (3) above.
(5)
Outdoor storage areas in existence prior to March 3, 1992, (the effective date of this ordinance) are encouraged to meet the requirements in paragraphs (2) and (3) above.
(6)
All shade trees shall be a minimum of eight (8) feet and the evergreen trees six (6) feet in height.
Section 23-134 Height Limitations for Structures.
[Ord. No. 646 §2]
Unless otherwise limited by the particular Planned Industrial District ordinance, the total permitted height of structures within the district shall be the same as is permitted in section "M-1" or "M-2" Industrial Districts.
Section 23-135 Off-Street Parking and Loading Requirements.
[Ord. No. 646 §2]
Off-street parking and loading requirements shall be established in the specific ordinance establishing the Planned Industrial District. All uses shall be required to provide for off- street parking in accordance with Article XV of this Chapter.
Section 23-136 Minimum Performance Standards.
[Ord. No. 646 §2]
Minimum performance standards shall be established in the specific ordinance establishing the Planned Industrial District.
Section 23-137 (Reserved)
[Repealed by Ordinance No. 930 §1]
Section 23-138 Procedures.
[Ord. No. 646 §2]
See Section 23-182 for processing steps and requirements.