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.

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.

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.

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.

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:

Blueprinting services.

Day care centers.

Health clubs.

Postal and shipping services/supplies.

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.

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.

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.

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.

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:

Lot area. The minimum lot area shall be 2 1/2 acres.

Lot frontage. All lots shall be at least 200 feet in width.

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.

Height. There shall be no height regulations in the PIP District.

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.

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.

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:

Final site development plan. The procedures for submittal and approval of the final development plan shall be governed by § 23.06 of this ordinance.

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.

Amendment of site development plan. The procedure for amending the approved site development plan shall be governed by § 23.10 of this ordinance.