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The purpose of the Planned Industrial Commercial (PIC) zone is to encourage imaginative and effective utilization of land through large-scale development, greater flexibility, consolidation of open spaces, clustering of buildings, and the integration of compatible land uses. The Planned Industrial Commercial (PIC) zone is intended to provide an exclusive environment for the establishment of quality research laboratories (nonpolluting light manufacturing uses), commercial uses, and professional office uses in a park-type setting. The zone is more restrictive than the conventional manufacturing zone in order to provide buildings which have architectural excellence, grounds which have an abundance of landscaping and trees, and land uses which do not create air or noise pollution. The zone is tentatively to be located on the fringe areas of the City on open, readily developed land. The zone may be located adjacent to quality residential development and must be properly screened and beautified to create the highest degree of compatibility. The zone should always be located adjacent to major streets and other transportation areas. The zone is to be characterized by attractively designed buildings and off-street parking lots situated among spacious lawns, shrubs, and trees which give a “park-like” appearance. Uses allowed within this zone shall include commercial uses, light industrial uses, office uses, and research uses which can provide integrated and complimentary development. Because of the planned integration of these uses, businesses that cause air or noise pollution are strictly prohibited. The PIC zone should be applied only to large parcels of property where land use relationships can be planned, where an assurance can be made that adequate room for the various uses is provided, and where proper buffers are provided between the complimentary but not always compatible land uses. In order to accomplish the purposes and objectives of the zone, the following regulations shall apply in a Planned Industrial Commercial (PIC) Zone.