Chapter 18.08
INDUSTRIAL DISTRICTS

18.08.000    Chapter Contents

Sections:

18.08.020    Purposes.

18.08.040    Permitted, conditional, and prohibited uses.

18.08.060    Use standards, light industrial/commercial (LI/C) district.

18.08.080    Use standards, industrial district.

18.08.100    Development standards.

18.08.020 Purposes

A.    The general purposes of this Chapter are as follows:

1.    To permit a variety of industrial uses, in limited and appropriate areas, which if located elsewhere would be unacceptable;

2.    To protect residential and other non-industrial areas from adverse and damaging impacts emanating from industrial type activities;

3.    To protect industrial areas from other uses that may interfere with the purpose and efficient operation of industrial areas.

B.    The purposes of each industrial land use district are as follows:

1.    Light Industrial/commercial (LI/C) District.

This district is intended to permit light industrial activities involved in the manufacture, repair, or servicing of goods or products which are conducted with minimal adverse impact on the environment and the general community;

2.    Industrial (I) District.

This district is intended to provide for the continuation and development of heavy manufacturing industries in locations where they will be compatible with other similar uses, and which do not negatively impact adjacent land uses.

(Ord. 5517 §1, 1995).

18.08.040 Permitted, conditional and prohibited uses

A. PERMITTED AND CONDITIONAL USES.

Table 8.01 Permitted and Conditional Uses identifies land uses in the industrial districts which are permitted outright (P) or subject to a Conditional Use Permit (C). The applicable requirements for these uses and activities are identified by a number referencing the list of use regulations under Section 18.08.060 Use Standards, Light Industrial/Commercial District, or Section 18.08.080 Use Standards, Industrial District. Regulations that pertain only to a specific use in a specific district are identified by a number in the space corresponding to that use and district.

B. PROHIBITED AND UNSPECIFIED USES.

Land uses which are not listed as permitted or conditional uses are prohibited unless authorized by the Director consistent with Section 18.02.080, Interpretations.

TABLE 8.01

PERMITTED AND CONDITIONAL USES 

INDUSTRIAL DISTRICT

LI/C

I

Additional Regulations

18.08.060(A),

18.08.060(C)

18.44

18.04.060(C)

18.08.080(A),

18.08.080(C)

18.44

18.04.060(C)

1. INDUSTRIAL USES

LI/C

I

Food Processing

 

P

Manufacture, repair, or servicing of goods or products which can be performed with minimal adverse impact on, and pose no special hazard to, the environment and the community, such as: veterinary clinics, dry-cleaning plants, storage of mechanical equipment, auto and marine contractors/builders.

P

P

Manufacture, assembly, bulk storage, processing, repair, or servicing of goods or products which can be performed with minimal adverse impact on, and pose no special hazard to, the environment and community.

 

P

Off-site treatment & storage facilities for hazardous waste.

 

C 18.08.080(B)

On-site treatment & storage facilities for hazardous waste as an accessory use, subject to the State siting criteria Chapter 70.105, RCW.

P

P

Recycling Facilities

P

P

2. RETAIL SERVICES

LI/C

I

Retail sale of goods or products manufactured on the premises, or utilized in manufacturing, repairing or servicing activities which are permitted in this district.

P

P

3. COMMERCIAL USES

LI/C

I

Auto Wrecking & Junk Yards

 

P

Commercial uses which, although not essential to the successful functioning of these areas, do not create significant interference or conflict with the permitted activities, such as: service stations, hardware stores, eating and drinking places, including drive-ins.

P

18.08.060(B)

P

18.08.080(B)

4. RESIDENTIAL USES

LI/C

I

Living or residential quarters as an accessory use such as guards’ quarters in large establishments where such quarters are customarily provided for security and/or insurability of the premises.

P

P

Child Day Care Centers

P

P

Secure Community Transition Facilities

C 18.08.060(E)

C 18.08.080(E)

County Homeless Encampment

C 18.50

 

5. OFFICE USES

LI/C

I

Government Offices

C

C

6. UTILITIES

LI/C

I

Public Utilities

P

P

Radio/TV and Other Communication towers and antennas

P

P

Wireless Communications Facilities

See 18.44

See 18.44

7. PUBLIC FACILITIES

P

P

8. ESSENTIAL PUBLIC FACILITIES

LI/C

I

Airports

C 18.08.060(E)

C 18.08.080(E)

State or Regional Transportation Facilities

P

P

Prisons

C 18.08.060(E)

C 18.08.080(E)

Jails

C 18.08.060(E)

C 18.08.080(E)

Secure Community Transition Facilities

C 18.08.060(E)

C 18.08.080(E)

Solid Waste Handling Facilities

C 18.08.060(E)

P

Mental Health Facilities

C 18.08.060(E)

C 18.08.080(E)

Other facilities designated as Essential Public Facilities by the Washington State Office of Financial Management

C 18.08.060(E)

C 18.08.080(E)

9. OTHER

LI/C

I

Crematoriums

P

P

Electric Vehicle Infrastructure

P

P

Parking Lots, Off-Site [see 18.38.200]

C

C

Temporary Uses

P 18.08.060(D)

P 18.08.080(D)

Transportation Terminals

 

P

Uses similar to permitted uses may be allowed subject to site plan review and approval by the Hearing Examiner.

 

 

10. STORAGE FACILITIES

LI/C

I

Ministorage

P

P

Warehousing

 

P

(Ord. 6842 §8, 2013; Ord. 6771 §1, 2011; Ord. 6759 §7, 2011; Ord. 6408 §21, 2006; Ord. 6395 §28, 2006; Ord. 6210 §7, 2002; Ord. 5714 §14, 1997; Ord. 5517 §1, 1995).

18.08.060 Use standards, light industrial/commercial (LI/C) district

This chapter defines two types of industrial land uses. A description of light industrial land uses is found below, while a description of heavy industrial activities is found in the following section.

A.    PERMITTED LIGHT AND INDUSTRIAL LAND USES.

Permitted light industrial uses defined above may include, but are not limited to the following:

1.    Mechanical, automotive, marine and contractors/builders equipment and supplies;

2.    Electrical and electronic equipment and products;

3.    Veterinary Clinics;

4.    Laundry and dry-cleaning plants;

5.    Warehousing and indoor storage of equipment, commodities and products.

B.    PERMITTED COMMERCIAL USES.

1.    Permitted commercial uses may include, but are not limited to the following:

a.    Service stations;

b.    Building material, garden, and farm supply stores;

c.    Restaurants and drinking establishments, including drive-ins.

2.    The maximum size of a commercial use is twenty thousand (20,000) square feet of gross floor area.

C.    PROHIBITED USES.

The following uses and similar uses or activities, as determined by the review authority or enforcing officer are prohibited:

1.    All uses or activities which would require extraordinary equipment, devices or technology for the control of odors, dust, fumes, smoke, noise or other wastes and/or by-products which, if uncontrolled, would exceed the acceptable limits established by public agencies for the protection of industrial and/or environmental health. This is not intended to prohibit on-site treatment and storage facilities, which are allowed as an accessory use subject to the State citing criteria adopted pursuant to the requirements of Chapter 70.105, RCW;

2.    Examples of prohibited uses are:

a.    Slaughtering and processing of meat and fish products;

b.    Care and/or sale of livestock, poultry or similar animals other than those confined in veterinary clinics;

c.    Auto wrecking and junk yards;

d.    Residential uses other than those listed in Table 8.01;

e.    The manufacture, compounding, processing, refining and treatment of the following materials and products:

i.    Acetylene;

ii.    Distillation of alcohol;

iii.    Asphalt and tar;

iv.    Brick, tile, terra cotta;

v.    Concrete, cement, lime, gypsum and plaster of paris;

vi.    Fats, oils and soap;

vii.    Fertilizer, garbage, offal, bones and the reduction of dead animals;

viii.    Forging or smeltering of metal;

ix.    Lumber and planing mills;

x.    Paint, shellac, turpentine, lacquer and varnish;

xi.    Paper and pulp;

xii.    Petroleum;

xiii.    Any explosive or highly flammable material;

xiv.    Tannery and curing of raw hides; and

xv.    Chemicals such as acid, ammonia, bleaching powder, chlorine, dyestuff, glue, gelatin and size.

D.    TEMPORARY USES.

All temporary uses allowed within the General Commercial (GC) district are allowed. See 18.06.060(Z), Temporary Uses, for development standards and regulations.

E.    ESSENTIAL PUBLIC FACILITIES.

1.    Essential public facilities are subject to the conditions listed in Section 18.04.060(W), as well as any other applicable provisions of this Title.

2.    Other facilities as designated by the Washington State Office of Financial Management (see Table 8.01 above) shall be limited to those office and industrial uses otherwise allowed in this district. Provided, however, that secure community transition facilities conforming with the standards set forth in OMC Section 18.08.080 may be approved by conditional use permit. In addition to the requirements for Essential Public Facilities, these uses shall meet all other applicable regulations of this Chapter and Title.

(Ord. 6408 §22, 2006; Ord. 6210 §6, 2002; Ord. 5517 §1, 1995).

18.08.080 Use standards, industrial district

A.    INDUSTRIAL USES.

Generally Industrial activities which can be accomplished within the performance standards established by this Ordinance are permitted. All uses permitted in the LI/C District are permitted. Any industrial activity for which performance standards are not included in this Development Code shall comply with the standards established by recognized public agencies for the protection of industrial or environmental health. (The standards shall be those in effect at the time that a building permit is issued.)

B.    OFF-SITE TREATMENT AND STORAGE FACILITIES FOR HAZARDOUS WASTE.

1.    Off-site treatment and storage facilities must be located a minimum of two hundred fifty (250) feet from surface water (as defined in Definition Section), residential zones, and public gathering places (as defined in Definition Section).

2.    Off-site treatment and storage facilities are subject to the State siting criteria adopted pursuant to the requirements of Chapter 70.105, RCW.

C.    PROHIBITED USES.

1.    All uses or activities which would require extraordinary equipment, devices or technology for the control of odors, dust, fumes, smoke, noise or other wastes and/or by-products which, if uncontrolled, would exceed the acceptable limits established by public agencies for the protection of industrial and/or environmental health.

2.    Examples of prohibited uses are:

a.    Animal slaughtering;

b.    Care and/or sale of livestock, poultry or similar animals other than those confined in veterinary clinics;

c.    Storage, manufacture or sale of highly volatile or otherwise extremely hazardous substances or materials;

d.    Residential uses other than those listed Table 8.01.

D.    TEMPORARY LAND USES.

All temporary uses listed in the Light Industrial/Commercial District and the General Commercial District are permitted. See 18.06.060(Z), Temporary Uses, for development standards and regulations.

E.    ESSENTIAL PUBLIC FACILITIES.

1.    Essential public facilities are subject to the conditions listed in Section 18.04.060(W), as well as any other applicable provisions of this Title. Provided, however, that secure community transition facilities conforming with the standards set forth below may be approved by conditional use permit following notice to all property owners and occupants of record within 1500 feet of the proposed site.

a.    Secure community transition facilities shall conform with all substantive, procedural and operational requirements set forth in RCW Chapter 71.09 and rules, regulations, and policy guidelines promulgated under the authority thereof or in response thereto.

b.    Secure community transition facilities shall provide the following staffing and security measures:

i.    The owner and operator of the secure community transition facility shall submit and maintain a plan for staffing, security measures, procedures for immediate public notification of escapes, and escapee search procedures ("the Plan"), all in a form and content satisfactory to the Olympia Chief of Police. The security measures shall indicate the types of security measures/facilities proposed for the secure community transition facility including, but not limited to, constant electronic monitoring of residents, site security measures/equipment, and site access and control consistent with Chapter 71.09 RCW, unless otherwise ordered by a court. The Plan, along with documentation of the Police Chief’s concurrence in or rejection of the Plan, shall be included in materials submitted to and reviewed by the Hearing Examiner, provided that the security plan made part of the public record shall not be in such detail that security of the facility would be compromised.

ii.    The owner and operator of the secure community transition facility shall enter into a contract with the City, in a form and content satisfactory to the City Attorney, committing the owner and operator to comply with and maintain the Plan for the life of the facility.

iii.    The applicant shall install an eight-foot high fence, in character with the surrounding area, between the facility and all property boundaries. The Hearing Examiner may waive or lessen this requirement upon finding that due to existing site features or the type or character of adjoining uses, the privacy and security of the occupants of adjoining properties can be maintained in the absence of a fence or with a lower fence.

iv.    The facility shall have a backup power source.

c.    No such facility shall be located adjacent to, immediately across a street or parking lot from, or within the line of sight of a risk potential activity or facility as defined in RCW 71.09.020. For purposes of this subsection, those specific risk potential activities and facilities described in the applicable state law shall be interpreted as follows and shall include such facilities located within the City of Olympia and all neighboring jurisdictions:

i.    Public and private schools. Institutions of learning which offer instruction in those courses of study required by the Washington Education Code or which is maintained pursuant to standards required by the State Board of Education. This definition includes a nursery school, kindergarten, elementary school, junior high school, senior high school, any special institution of education, a vocational or professional institution of higher education, a community or junior college, college, or university; and all other academic schools licensed by the State and all sites approved for such use by the City or owned and planned for such use by a public school district.

ii.    School bus stops. All locations designated for or where a student may enter or exit a bus or other motor vehicle designed to transport five or more students to or from public or private schools. If specific stop locations are not designated by the school, all points along routes of travel of such vehicles lying within one-quarter mile of a residence shall be deemed a school bus stop.

iii.    Licensed day care and licensed pre-school facilities. All licensed facilities providing day care and pre-school services.

iv.    Public parks. All areas designed or intended for active or passive outdoor recreation which are owned or leased by the City or any other public agency, including multiple use areas such as storm water facilities.

v.    Publicly dedicated trails. All trails as herein defined and corridors within and outside of parks, and including those with public rights-of-way which are owned or leased by a public agency for trail purposes.

vi.    Sports fields. Private and public open spaces designed or intended for use for outdoor competitive and noncompetitive sports and recreation. Playgrounds. Public and private outdoor areas open to the public and used for recreation in any form.

vii.    Recreational and community centers. A structure or facility where the general public, clubs, community groups, or others congregate for cultural, entertainment, athletic, or other events or meetings.

viii.    Churches. A place of worship, including but not limited to synagogues, temples, and mosques.

ix.    Public libraries. All branches of the Timberland Library System and all libraries located within or associated with public schools.

x.    Other similar activities or facility identified by the Hearing Examiner following a hearing on a potential secure community transition facility.

d.    In addition to all other authority, the Olympia Hearing Examiner is authorized to impose specific measures and conditions to protect the public safety, including measures comparable to those required by other jurisdictions within Thurston County.

2.    Other facilities as designated by the Washington State Office of Financial Management (see Table 8.01 above) shall be limited to those office and industrial uses otherwise allowed in this district. In addition to the requirements for Essential Public Facilities, these uses shall meet all other applicable regulations of this Chapter and Title.

F.    PERMITTED COMMERCIAL USES.

1.    Permitted commercial uses may include, but are not limited to, the following:

a.    Service stations;

b.    Building material, garden, and farm supply stores; and

c.    Restaurants and drinking establishments, including drive-ins.

2.    The maximum size of a commercial use is twenty thousand (20,000) square feet of gross floor area. EXCEPTION: There shall be no maximum size within that area of the Port Peninsula which is north of A Avenue.

(Ord. 6210 §8, 2002; Ord. 5517 §1, 1995).

18.08.100 Development standards

A.    General Standards. The standards contained in Table 8.02 relating to minimum lot area, building setbacks, maximum development coverage, maximum building coverage, and building height apply to industrial districts as indicated, and shall be determined to be minimum requirements, unless stated as maximum by this code.

TABLE 8.02

INDUSTRIAL DEVELOPMENT STANDARD

STANDARD

LI/C

I

MINIMUM LOT AREA

None

None

MINIMUM FRONT YARD

None

None

MINIMUM REAR YARD

None

None

MINIMUM SIDE YARD

None

None

MAXIMUM BUILDING HEIGHT

35 feet permitted, 50 feet by conditional use permit, see 18.08.100(B)

50 feet permitted; Maximum heights for the Port’s peninsula industrial sites are: Admiral District - 65 feet Ocean Terminal District - 65 feet Central District - 65 feet

FLOOR AREA RATIO

1 square foot of floor area per 1 square foot of land area.

1 square foot of floor area per 1 square foot land area.

MAXIMUM DEVELOPMENT COVERAGE

Up to 100%, provided that Drainage Manual requirements are met.

Up to 100%, provided that Drainage Manual requirements are met.

B.    Height Limit.

1.    Industrial equipment such as cranes or communication towers are exempt.

2.    Buildings or structures may exceed height limits with a conditional use permit. Approval of structures exceeding height limits shall meet the following criteria:

a.    Enhancement of public view access or direct public access to open areas shall offset any potential loss of view which may occur as a result of the proposal;

b.    Structures over fifty (50) feet in height shall not cover more than forty (40) percent of the site.

((Ord. 6280 §1, 2003; Ord. 6273 §3, 2003; Ord. 5714 §15, 1997; Ord. 5569 §3, 1995; Ord. 5517 §1, 1995).