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Chapter 18.60
I-G GENERAL INDUSTRIAL DISTRICTSections:
18.60.010 Purpose.
18.60.020 Permitted uses.
18.60.030 Accessory uses.
18.60.040 Conditional uses.
18.60.050 Prohibited uses.
18.60.060 Development standards.
18.60.070 Performance standards.
18.60.010 Purpose.
The purpose of the I-G general industrial district is to supply sufficient areas organized in a concentrated form for activities which promote a broad range of industrial activities, and subordinate commercial uses of a light intensity. The I-G district shall be located and implemented consistent with the goals, policies, and criteria of the comprehensive plan. Development and performance standards are intended to provide compatibility with and protection to surrounding properties; and more specifically airport related activities, residential and agricultural uses by minimizing traffic congestion, noise, glare, vibration, odors, airborne particulates, and toxic substances. The district shall be located near major transportation corridors and be served by an interior road corridor to minimize traffic impacts, impacts to adjacent land uses, and to provide safe and convenient access. The interior road corridor shall be served by a limited number of major intersections from highways and arterial roads. The interior road corridor shall provide unlimited access to all activities or users located within a designated industrial classification.
The district provides for uses that present a positive development image to business travelers and shall be characterized by park-like grounds, attractive buildings, and an aesthetically pleasing working environment. General characteristics of these areas include roads capable of supporting heavy traffic loads year-round, stormwater retention, domestic water, fire protection, landscaping, and public transit accessibility. Further, it is the intent of this district to encourage the master planning of the entire industrial site, ensuring compatibility between industrial operations, the environment, and transportation systems, as well as the existing and future character of adjacent areas. (Ord. TLS 07-01-01G Exh. B (part): Ord. TLS 97-10-71B Exh. F (part))
18.60.020 Permitted uses.
The following uses are permitted in the I-G district:
A. Aviation and airport-related facilities;
B. Professional private and public office buildings;
C. Light manufacturing including: assembly, processing, and treatment or fabrication of glass, metal, food, furniture and fixtures computers, scientific materials, clothing, textile goods, products, and machinery;
D. Sales, rental, repair, maintenance, and paint/body work of vehicles, tractors, boats, manufactured homes and implements;
E. Printing and publishing newspapers, periodicals and books;
F. Processing and packaging of food, drugs, pharmaceuticals, perfumes and cosmetics;
G. Truck and freight terminals, warehousing and storage, parcel delivery service, packaging and crating;
H. Communications facilities, including telephone exchanges and radio and television broadcasting stations;
I. Construction contractors’ offices and yards;
J. Gas stations;
K. Wholesale trade or storage of durable and nondurable goods including automobile parts and supplies, tires and tubes; furniture and home furnishing; lumber, manufactured homes, recreational vehicles, boats and campers, and construction materials;
L. Public/private facilities such as law enforcement and fire stations; corporate headquarters, regional headquarters and administrative offices of commercial, industrial, financial, governmental and charitable organizations; public animal control facilities; and other similar noncommercial uses;
M. Scientific and agricultural research, testing and experimental development laboratories;
N. Agricultural uses such as sorting, packing, storage, processing, refrigeration and shipping of agricultural products; feed stores; nursery/greenhouses or other similar uses;
O. Switching yards and substations;
P. High tech industry, computer assembly, and similar type uses;
Q. Recycling centers for the collection and temporary storage of materials;
R. Limited retail commercial uses which are of a convenience nature to businesses and employees within the I-G district such as convenience stores, personal and business services, recreation/exercise facilities, restaurants and/or cafes, excluding drive-ins;
S. Short-term holding areas for the keeping of livestock and poultry for shipping or transfer, not to exceed sixty days or as required by United States Department of Agriculture quarantine;
T. Utility distribution/transmission facilities in accordance with DCC Section 18.16.320;
U. Mini-storage facilities;
V. Commercial kennels. (Ord. TLS 07-01-01G Exh. B (part): Ord. TLS 05-02-34B Att. B (part): Ord. TLS 97-10-71B Exh. F (part))
18.60.030 Accessory uses.
The following are considered accessory uses to the permitted uses:
A. Employee recreation facilities, day care facilities and day care centers, pursuant to the requirements of DCC Section 18.80.310, and play areas;
B. Temporary construction buildings, not to exceed the duration of such construction;
C. Limited repair of merchandise manufactured, assembled, or stored on the site;
D. Other accessory uses and buildings, including security and caretaker residences customarily appurtenant to and necessary for a principally permitted use;
E. Cafe or cafeteria operated in conjunction with a permitted use for the convenience of persons employed on the premises;
F. Site preparation including grading, excavation, filling and mineral extraction, provided it is of a temporary nature and conducted solely for the purpose of preparing and leveling the site in conjunction with permitted and accessory uses listed in DCC Sections 18.60.020 and 18.60.030 as approved through a full administrative review process for the site; and
G. Veterinarian clinic accessory to short-term holding facilities for livestock and poultry. (Ord. TLS 08-03-05 Exh. B (part): Ord. TLS 07-01-01G Exh. B (part): Ord. TLS 97-10-71B Exh. F (part))
18.60.040 Conditional uses.
Those uses designated in DCC Section 18.80.320, and as listed below approved pursuant to DCC Chapter 18.80; provided, that the development standards of this chapter are met:
A. Asphalt/concrete batch plants;
B. Fertilizer and chemical distribution facilities;
C. Bulk fuel storage and sales;
D. Bulk mineral/gravel sales;
E. Energy generation facilities;
F. Processing and treatment or fabrication of wood and lumber;
G. Pumping/treatment facilities and reservoirs;
H. Solid waste transfer stations;
I. On-site hazardous waste treatment and storage facilities;
J. Above-ground or below-ground tank storage of critical material, provided the storage of such material is in accordance with this chapter and the standards of DCC Title 15;
K. Production of bio-fuels including ethanol and bio-diesel. (Ord. TLS 08-03-05 Exh. B (part): Ord. TLS 07-01-01G Exh. B (part))
18.60.050 Prohibited uses.
Uses other than those identified or described in this chapter are prohibited including but not limited to:
A. General commercial use, except as specifically permitted in this chapter;
B. Advertising displays or structures for off-premises businesses or activities;
C. General residential uses, except as specifically permitted in DCC Section 18.60.030(D);
D. Mineral extraction except as specifically permitted in DCC Section 18.60.030(F);
E. Primary metal industries including blast furnaces and steel works; mills for primary smelting, secondary smelting, refining, reducing, finishing, rolling, drawing, extruding, and casting of ferrous and nonferrous metals;
F. Animal rendering facilities;
G. Recreational overlay designation;
H. Chemical production facilities. (Ord. TLS 08-03-05 Exh. B (part): Ord. TLS 07-01-01G Exh. B (part): Ord. TLS 97-10-71B Exh. F (part))
18.60.060 Development standards.
Prior to the issuance of a building permit, the applicant shall meet the provisions and requirements of this title and the following:
A. Area Requirements.
1. Minimum lot size: The minimum lot size in the I-G district shall be of sufficient size to accommodate the use(s), in accordance with applicable provisions of the DCC.
2. Minimum lot width: The minimum lot width in the I-G district shall be at least one hundred fifty feet of continuous road frontage.
3. Maximum building coverage: The maximum building coverage shall not exceed sixty percent of the lot area.
4. Maximum building height: The maximum building height shall not exceed forty feet, except that an additional one foot increase in height is allowed for each one foot increase in the required front yard setback area up to eighty feet high. Additional building height restrictions may apply if within an airport overlay zone.
B. Minimum Yard and Setbacks. The minimum yards and setbacks for permitted, accessory and conditional uses in the I-G district shall be:
1. Front yard: No buildings or structures other than fences shall be erected closer than fifty-five feet from the centerline of a public right-of-way designated as an arterial or twenty-five feet from the front lot line, whichever is greater. The front yard setback on any other right-of-way shall be fifty feet from the monumented centerline or twenty feet from the front lot line, whichever is greater.
2. Side and rear yard: No building or structure shall be erected closer than ten feet from any side or rear lot line, except when property abuts a residential district then the setback shall be increased to thirty feet.
3. Flanking private driveway yard: A minimum ten-foot setback shall be maintained
from the edge of any private driveway or access easement for all buildings, structures, parking, or storage areas.
4. Setback from state highway: No building or structure, except fences, shall be erected closer than one hundred feet from the centerline of a state highway right-of-way.
C. Limited retail commercial uses permitted in DCC Section 18.60.020(R) shall meet the following provisions:
1. The maximum building size shall not exceed three thousand square feet in gross floor area or twenty-five percent of the gross floor area if incorporated within a primary building, whichever is less; and
2. Restaurants/cafes, convenience stores and/or fuel/gasoline sales shall be separated from a similar use within the same I-G district by a minimum of one mile as measured in the most direct manner between properties proposed, approved for, and/or developed for such uses.
D. Development Standards. Landscaping, off-street parking and loading, and stormwater drainage shall be provided in accordance with DCC Title 20. Signs shall be in conformance with DCC Chapter 20.44.
E. Storage Standards. All outdoor storage shall be within an entirely closed building or site-obscuring fence and/or a combination of fencing and landscaping.
F. Refuse Storage. Refuse storage shall be in accordance with DCC Chapter 18.16.
G. Pedestrian/Bicycle Circulation. Development shall be designed to ensure that provisions are made for a safe and convenient pedestrian circulation systems in accordance with DCC Chapter 18.16.
H. Display/Exhibits. The display of products or outdoor exhibits for public view or show may be permitted; provided, that products for sale or rent may be stored or displayed outdoors and that such products are not located within any pedestrian walkway, parking areas, or rights-of-way. All displays/exhibits are restricted to business hours only. Tractors, cars, boats, trailers, or other similar type uses are exempt from this provision provided they are located within an approved display area.
I. Fences. Fences located within the I-G district shall not exceed a height of eight feet, and may be located in a required front yard provided they are set back a minimum of ten feet and meet DCC Section 12.28.040, Clear view triangle. Fences on properties located in the Baker Flats Industrial Area shall be located no closer than twenty-five feet from the front lot line adjacent to SR 2/Highway 97.
J. Site preparation, grading, excavation, filling, and mineral extraction associated with building site preparation shall comply with the following:
1. The project site shall have received binding site plan approval or building permit approval for uses permitted within the I-G district.
2. Site grading and all associated activities may be conducted in phases, provided each phase is a phase of the approved binding site plan or associated with an approved building permit.
3. A phasing schedule shall be submitted with the binding site plan or building permit application for the site grading and associated activities, including the removal of equipment, stockpiles, and restoration of the site. The phasing schedule shall be approved by the review authority.
4. A dust abatement plan shall be submitted with the binding site plan or building permit application that specifies dust control measures to be employed throughout the site preparation project to assure that fugitive dust does not escape on-site containment. The dust abatement plan shall identify the names and telephone numbers of persons responsible for dust control on a twenty-four-hour basis.
5. The applicant shall submit with the binding site plan or building permit application documentation that the operation(s) will not create hazardous conditions; adversely impact lands in the vicinity and access to those lands; impair the stability of the site; or cause lateral movements such as slump, creep, landslide, erosion or sedimentation.
6. A water supply management plan that discloses the source and volume of water necessary and available for dust control and associated site preparation shall be submitted with the binding site plan or building permit application. The water supply and management plan shall detail how wastewater from operations and temporary stormwater retention will be managed.
7. A haul route agreement may be required by the county engineer.
8. A reclamation plan that discloses final proposed topography, measures to retain slopes as appropriate, methods for reserving topsoil for final grading, revegetation of the site, and phases of reclamation shall be submitted for approval by the review authority. Final topography of the site shall be consistent with the surrounding area.
9. The processing of materials on-site, including screening, crushing, and batch operations may be approved by the review authority if such materials are for reuse on the site or for application to other lands in the same I-G district.
10. Appropriate buffering measures such as landscaping, use of topographic features, etc., may be required as deemed necessary by the review authority to visually screen the project site.
11. Authorized hours of equipment operation during the site preparation may be established by the review authority, but in no case shall operations occur beyond the hours of six a.m. to nine p.m., Monday through Saturday.
12. Temporary site illumination shall be designed and located so that lighting sources are not directly visible from residential uses or public roads with a classification of, or greater than, an arterial. Lighting shall not create glare on off-site properties.
13. Stockpiles shall not exceed thirty feet in height with appropriate control measures implemented according to the dust abatement and water management plans.
14. Site grading and all associated activities shall be completed and all equipment, stockpiles, and materials removed from the site within six months after authorization to start by the director. The director may authorize an extension of time up to a maximum of six additional months.
15. The review authority may require financial assurance in accordance with DCC Chapter 14.90 to guarantee/warranty compliance with permit conditions, completion of the reclamation, protection of public facilities, and conformance with other applicable requirements of the DCC. (Ord. TLS 07-01-01G Exh. B (part): Ord. TLS 97-10-71B Exh. F (part))
18.60.070 Performance standards.
A. General Character. Development in this district shall be designed as an integrated center of intense use which is served by an interior road network. When located along a highway or arterial road, the site shall be improved with a berm as set forth in subsection B of this section.
B. Landscape Berm/Buffering. When a use, lot, or parcel within an I-G district is located adjacent to a state highway or arterial, a landscaping berm shall be constructed parallel to the right-of-way.
1. Baker Flat Areas. The landscape berm shall have a minimum width of thirty feet and a height of eight feet as measured above the grade of, and along, the centerline of SR 2/Highway 97. The berm shall be landscaped with a combination of trees, shrubs, and groundcover meeting or exceeding the requirements for Type III landscaping pursuant to DCC Chapter 20.40.
2. Pangborn Industrial Area. The landscape area shall have a minimum width of twenty-five feet. The landscape area shall be constructed as a raised landscape bed with a height of three feet as measured from the average finished grade of the property along Grant Road and Grant Road extended. The berm shall be landscaped with a combination of trees, shrubs, and groundcover. Landscaping shall be Type II landscaping pursuant to DCC Chapter 20.40. All trees within the airport clear zone or impact areas shall be of a type and species which do not exceed a height of fifteen feet at maturity, unless otherwise restricted by local, state, and federal agencies.
3. Other I-G Districts. Landscape berms required by this section shall be designed and constructed in a manner similar to subsections (B)(1) and (2) of this section, modified as necessary to conform with the circumstances of the site(s) involved, to achieve similar purposes as determined by the review authority.
C. Environmental. There shall be no off-site release of waterborne or liquid pollutants to soil or surface drainageways. It shall be the responsibility of the operator and/or the proprietor of any permitted use to make adequate provision for the transportation, use, storage, containment, and disposal of all chemicals and materials used on the site. A complete list of all chemicals to be used or stored on the property shall be provided at the time of application. All storage handling methods shall conform to the hazardous material laws administered by Douglas County and the Washington State Department of Ecology.
D. Groundwater. Development located within an aquifer recharge area shall be evaluated for potential impact on groundwater quality and may be limited in intensity or location, or prohibited if found to measurably degrade groundwater quality.
E. Odor, Dust and Smoke. Development within an I-G district shall not disseminate dust, smoke, fumes or obnoxious odors, or degrade air quality.
F. Glare, Heat, and Vibration. There shall be no production of heat, glare, or vibration from any property line of the premises upon which such heat, glare, or vibration is being generated.
G. Noise. No use in this district shall exceed the maximum environmental noise level established by DCC Chapter 8.04 or Chapter 173-60 WAC.
H. Pedestrian/Bicycle Circulation. The property owner/developer shall ensure that provisions are made for safe and convenient pedestrian circulation systems between all land uses and buildings and shall provide continuity of public access to adjoining properties and other pedestrian systems as set forth in DCC Chapter 18.16.
I. Interior Road and Access. Ingress and egress from a state highway or a major arterial is prohibited to lots, parcels or tracts of property located within an industrial district except as provided by a public road intersection approved by the county engineer and WSDOT as appropriate. Access to parcels, tracts or lots in the I-G district shall be provided by an interior road right-of-way. The interior road right-of-way shall be designed to facilitate traffic circulation through the entire industrial district. Development of the interior road system may also include local, private, or public roads connecting to the interior road to ensure efficient access to all areas of the industrial district. All roads shall be designed and constructed to the specifications of the DCC and the county engineer. (Ord. TLS 07-01-01G Exh. B (part): Ord. TLS 00-02-06 Exh. B (part): Ord. TLS 97-10-71B Exh. F (part))