The intent of the PI (Planned Industrial) district is to provide areas for manufacturing, warehousing and limited product sales wholesaled to the public of merchandise manufactured or warehoused on site. The Planned Industrial zoning district is not a Planned Unit Development district.

In the PI zoning district, the uses permitted by right and allowed by special use permit of the Governing Body are listed in Chapter 17.51, Table of General Uses.

In the PI district, permitted accessory uses shall be as follows:

A.

Accessory uses to the uses permitted on the site including garages for storage and maintenance of company motor vehicles, storage of gasoline and lubricating line and lubricating oils thereof, parking facilities, maintenance and utility shops for the upkeep and repair of buildings and structures on the site, air, rail and water terminal facilities, central heating and air conditioning plants and power substations, water supply and sewage disposal facilities, banks, post offices, company stores and guest lodges for the exclusive use of company employees and visitors to the buildings, provided that such uses are planned as an integral part of the use permitted on the site. A company store located in the premises may make retail sales to the public of products warehoused and/or manufactured on the site, however, the area of the store shall not exceed five hundred (500) square feet or ten percent (10%) of the total square footage of the premises, or whichever is less.

B.

Temporary structures for storage of equipment and materials used in connection with construction of lawfully authorized use located on the property not to exceed two (2) years.

In the PI district, the additional use regulations shall be as follows:

A.

Outdoor storage shall be within a solid enclosure, this may be in the form of fencing, or berming with intense landscaping.

B.

The minimum distance between buildings shall be the height of the highest wall of the adjacent buildings.

C.

Buffer Areas. No parking, loading or storage areas shall be provided within fifty (50) feet of any residential district, and such buffer strips shall be landscaped and screened so as to shield such areas from said adjoining district. Within any front yard, no parking, loading or storage areas shall be provided within fifteen (15) feet of any building and such buffer strips shall be appropriately landscaped.

D.

No commercial uses shall be permitted together with any residential uses on any plot whether or not the commercial or residential buildings or structures have existed prior to 1974.

E.

No zoning district shall be created unless there is a minimum of two (2) acres in the district being created. The Governing Body may, however, approve smaller districts in the event exceptional circumstances are found to be present and if the creation of the district was not contrary to the purpose and intent of the zoning district.

F.

A fifty-foot landscaped buffer strip shall be provided around the PI district on all sides abutting residential districts (not around each lot within the PI district). This buffer strip shall contain berming when it will not create drainage problems. The Governing Body may approve a smaller buffer strip in the event that exceptional circumstances are found to be present and the approval of a lesser buffer strip would not be detrimental to adjoining properties. The buffer strip is not required if the district is abutting a railroad or utility transmission line rights-of-way and is adequate to provide a buffer area. No setback is required from railroad or transmission line rights-of-way.

G.

Public utility rights-of-way, substations, pumping stations and municipal and civic buildings shall be housed in structures that harmonize with the character of the surrounding neighborhood and where adjoining residential zones have buffer areas where local conditions deem such reduction to be reasonable. Buffer areas shall be adequately screened in accordance with Chapter 17.74 and shall be subject to performance standards procedure and site plan approval by the Planning Commission.

H.

In addition to the particular requirements listed for any special use permit, the Governing Body may require, where reasonable or appropriate, fences and other safety devices, landscaping, screening, access roads and buffer areas as required.

I.

Buffer areas of at least fifty (50) feet shall be required for special permit uses, with the exception of home occupations requiring a special use permit; however, the Governing Body may reduce the width of buffer areas where local conditions and substitute protection from neighboring properties is reasonable as indicated. Buffer areas shall always be landscaped, screened, bermed if necessary, when adjacent to a residential neighborhood and will not create drainage problems and adequate yard area exists, and maintained in harmony with the landscaping and natural growth in the neighborhood.

J.

A site development plan showing property lines for the entire area being considered for rezoning under the ownership of the applicant requesting rezoning may be filed for informational purposes at the time of a request for change in zoning to the PI district. Such site plan may, at the applicant's or staff's request be submitted to the Planning Commission for site plan approval concurrently with the rezoning request. Such site plan shall not be incorporated into the rezoning ordinance. The site plan shall be considered as and shall in all respects have the same effect as a site plan submitted pursuant to SMC Title 17, Chapter 56.

K.

All sales and service establishments and accessory storage and servicing of goods shall be within completely enclosed buildings, with the exception of an automobile/vehicle sales business which may display vehicles outside in areas approved with a site plan.

L.

Automobile leasing establishments shall not keep, leave, store or have on the premises, for the purpose of leasing a vehicle other than automobiles and passenger vans two (2) or less model years old, which vehicles were purchased new from a dealer or manufacturer by the business or affiliated business; nor shall any vehicles be kept on the premises for the purpose of sale. The establishment shall not place barrier guards along the perimeter of the parking area and shall not place flags, banners, or similar devices on the vehicles. Such establishment is defined as one in which long term or short term written contracts are executed for the use of a vehicle owner by such business.

M.

General office uses that are not office space directly related to a wholesale/manufacturing/warehousing operation that employ more than six (6) persons at the location, in a flex use building that does not provide an overall parking count for office uses only, is subject to a special use permit.

The height and area regulations in the PI zoning district are as follows:

A.

Maximum height: Seventy-five (75) feet.

B.

Minimum lot area: There is no minimum lot area in the PI zoning district.

C.

Minimum plot width: One hundred (100) feet along a public street or platted private street.

D.

Minimum yard setback requirements:

1.

Front yard: Fifty (50) feet.

2.

Rear yard and side yard: Twenty-five (25) feet on the perimeter of the district, except when abutting a residential district it shall be one hundred (100) feet. Where abutting a limited access highway, the distance shall be fifty (50) feet and where abutting a railroad or utility transmission line right-of-way none shall be required. Such rear and side yards abutting residentially zoned districts shall be screened and landscaped subject to Planning Commission review and approval.

The Planning Commission may waive or modify all side and rear yard requirements for nonresidential uses in the PI zoning district except where abutting a residential district. All PI uses shall conform to the buffer requirements of this title.

The ratio or the aggregate floor area of all buildings on the plat on which such buildings are situated shall be no more than five-tenths (½) in the PI zoning district.