Chapter 18.25
HI HEAVY INDUSTRIAL ZONE DISTRICT

Sections:

18.25.010    Intent.

18.25.020    Permitted uses.

18.25.030    Accessory uses.

18.25.040    Conditional uses.

18.25.050    Future uses.

18.25.060    Density regulations.

18.25.010 Intent.

The intent of the heavy industrial (HI) zone district is to:

A.    Establish and preserve areas for industrial and related uses of such a nature that they do not create serious problems of compatibility with other kinds of land uses.

B.    Acknowledge the existence of specific sites of mineral extraction activities and ensure that these sites do not create serious problems of compatibility with other kinds of land uses.

C.    Provide for the orderly planning and future use of mineral extraction sites at such time as the mineral resources are exhausted or their extraction ceases to be economically justifiable.

(Ord. O95-035, Added, 12/19/1995)

18.25.020 Permitted uses.

Industrial activities which can be accomplished within the performance standards established within the requirements of TMC Chapter 18.40, Environmental Performance Standards, are permitted.

Examples of permitted uses in the HI district are as follows:

A.    All industrial activities involving the manufacture, assembly, bulk storage, processing, repair, recycling or servicing of goods or products;

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

C.    Mineral extraction;

D.    Support facilities;

E.    Transportation terminal facilities;

F.    Planned unit developments not including residential uses;

G.    Off-site hazardous waste treatment and storage facilities;

H.    Park and ride facilities;

I.    Automobile service stations;

J.    Attached wireless communication facilities, except that it is prohibited to attach a nonaccessory wireless communication antenna on a single-family or two-family dwelling;*

K.    Freestanding wireless communication facilities;*

L.    Crematories;

M.    Electric vehicle infrastructure;

N.    Community gardens;

O.    Farmers markets;

P.    Equipment rental and sales.

*Wireless communication facilities are subject to Federal Aviation Administration (FAA) standards and approval, and furthermore are subject to provisions for wireless communication facilities in TMC Chapter 11.20, Communication Antennas and Towers.

(Ord. O2017-006, Amended, 07/18/2017; Ord. O2010-029, Amended, 06/07/2011; Ord. O2010-015, Amended, 09/07/2010; Ord. O2008-017, Amended, 10/21/2008; Ord. O97-025, Amended, 12/02/1997; Ord. O97-019, Amended, 06/17/1997; Ord. O96-022, Amended, 12/17/1996; Ord. O95-035, Added, 12/19/1995)

18.25.030 Accessory uses.

Accessory uses in the HI district are as follows:

A.    Off-street parking and loading;

B.    Energy systems;

C.    Living or residential quarters as an accessory use including, but not limited to, security guards’ quarters where such quarters are customarily provided for security and/or insurability of the premises; and other residential uses directly related to the operation of the primary permitted use;

D.    Accessory wireless communication antenna.*

*Emergency communication towers and antennas and wireless communication facilities are subject to Federal Aviation Administration (FAA) standards and approval if they apply, and furthermore both uses are subject to provisions for wireless communication facilities in TMC Chapter 11.20, Communication Antennas and Towers.

(Ord. O97-019, Amended, 06/17/1997; Ord. O95-035, Added, 12/19/1995)

18.25.040 Conditional uses.

Conditional uses in the HI district are as follows:

A.    Cemeteries;

B.    Recreational facilities;

C.    Parks and open space areas;

D.    The following essential public facilities:

1.    Large scale or regional transportation facilities;

2.    Prisons, jails or other correctional facilities:

a.    Juvenile detention facilities;

b.    Work release facilities;

c.    Prisons and prerelease facilities;

d.    Jails;

3.    Solid waste handling facilities;

4.    Sewage treatment facilities (not including individual or community wastewater treatment systems);

5.    Emergency communication towers and antennas;*

E.    Child day care center; child mini-day care center;

F.    Family child care homes;

G.    Animal clinics or hospitals;

H.    Wrecking yards and junk yards.

*Emergency communication towers and antennas are subject to Federal Aviation Administration (FAA) standards and approval, and furthermore the use is subject to provisions for wireless communication facilities in TMC Chapter 11.20, Communication Antennas and Towers.

(Ord. O2017-006, Amended, 07/18/2017; Ord. O2000-004, Amended, 07/18/2000; Ord. O97-019, Amended, 06/17/1997; Ord. O95-035, Added, 12/19/1995)

18.25.050 Future uses.

Whenever mineral extraction sites are exhausted or their extraction ceases to be economically justifiable, or are discontinued for any other reason, the site shall be restored in accordance with RCW Title 78.

(Ord. O95-035, Added, 12/19/1995)

18.25.060 Density regulations.

Density regulations in the HI district are as follows:

A.    Site area: no minimum, except adequate space must be provided for required parking, yards and landscaping;

B.    Lot coverage, maximum impervious surface: eighty-five percent of the total area of the lot;

C.    Structure height: a maximum height of sixty-five feet; provided, however, that no structure shall penetrate imaginary airspace surfaces as defined by 14 C.F.R. Part 77. A map that provides detailed information on ground and imaginary airspace surface elevations is available for inspection in the community development department;

D.    Yards.*

1.    Front: ten feet minimum setback on all street frontages,

2.    Side: no minimum,

3.    Rear: no minimum.

Where structures or portions of structures are adjacent to any residential zoning district, the minimum structural setback shall be twenty feet. Where structures are constructed over one story, the setback of the structure from the adjacent property lines shall be increased by ten feet for every story above the ground level story of the proposed new building and shall be screened from view in accordance with TMC Chapter 18.47.

*See TMC 18.04.230.

(Ord. O2017-006, Amended, 07/18/2017; Ord. O2016-037, Amended, 01/03/2017; Ord. O2011-002, Amended, 03/01/2011; Ord. O2004-009, Amended, 12/07/2004; Ord. O2000-004, Amended, 07/18/2000; Ord. O97-024, Amended, 03/03/1998; Ord. O95-035, Added, 12/19/1995)