Chapter 18.25 B-P BUSINESS PARK ZONE

Chapter 18.25
B-P BUSINESS PARK ZONE

Sections

18.25.010 Purpose of zone.

18.25.020 Permitted uses.

18.25.030 Business park master plan and submittal requirements – Approval process for the North subarea.

18.25.035 Business park submittal requirements and approval process for the South subarea.

18.25.040 Dimensional standards.

18.25.050 Environmental performance standards and general limitations.

18.25.060 General site design guidelines for business park development.

18.25.070 General building design guidelines for business park development.

18.25.080 Recreation area study required.

18.25.010 Purpose of zone.

(1) The primary purpose and objective of the business park (B-P) zone is to provide suitable areas of the city for development of compatible business, professional office, light industrial, research and development, service uses, wholesale trade, and retail uses serving the needs of business park tenants. Such uses shall be developed within master planned sites in park-like settings pursuant to high development standards.

(2) It the further purpose of this zone to ensure compatibility between business parks and adjacent uses in terms of height, bulk, scale, and design; to mitigate potential adverse environmental impacts and nuisance effects on-site and off-site through careful planning, the use of buffering and screening, and the imposition of environmental performance standards and appropriate off-site mitigation requirements; to provide for the planned economic development of the city; to ensure that business park development is coordinated with the provision of adequate infrastructure by private applicants and the city, such as roads, drainage, and other utility systems; to require that business park developments pay their fair share of the costs of needed services and facilities; and to ensure that development occurs consistent with the goals and policies of the City of Des Moines Comprehensive Plan and the North Central Neighborhood element.

(3) It is a further purpose of this chapter to recognize distinct subareas for business park development in the city, identified within the North Central Neighborhood element of the City of Des Moines Comprehensive Plan as the “North” and “South” subareas, which are graphically illustrated in Figure #8-1, North Central Neighborhood element, adopted by Ordinance No. 910 and amended by Ordinance No. 1261. This chapter applies differing business park development standards appropriate to the North and South subareas based on their respective characteristics and needs relating to land use, transportation systems, utilities, and other factors identified in the North Central Neighborhood element. [Ord. 1260 § 1, 2000: Ord. 1237 § 7, 1999: Ord. 920 § 1, 1991.]

18.25.020 Permitted uses.

Only those uses listed below, and uses similar in nature as determined by the city manager or designee, may be permitted in the B-P zone. Uses listed below, or uses similar in nature as determined by the city manager or designee, utilizing quantities of hazardous materials exceeding the quantities in Uniform Building Code Table 3-D, “Exempt Amounts of Hazardous Materials Presenting a Physical Hazard – Maximum Quantities Per Control Area,” and Table 3-E, “Exempt Amounts of Hazardous Materials Presenting a Health Hazard – Maximum Quantities Per Control Area,” as presently constituted or subsequently amended, will require an unclassified use permit as specified in chapter 18.32 DMMC. Each use is more fully described in the “Standard Industrial Classification Manual,” 1987 Edition, published by the United States Office of Management and Budget, which is adopted by reference pursuant to RCW 35.21.180. A copy of the Standard Industrial Classification Manual, 1987 Edition, shall be maintained on file in the office of the city manager or designee and shall be available for public inspection. The numbers in parentheses following each of the following listed uses refer to the Standard Industrial Classification (SIC) code numbers:

(1) Services, limited to the following:

(a) Business services (73);

(b) Engineering, accounting, research, management, and related services (87);

(d) Medical and dental clinics and laboratories (801 – 804 and 809);

(e) Repair services (76), excluding repair of automobile and other large or motorized vehicles;

(f) Personal services (72);

(g) Recreation services, such as health clubs, athletic clubs, swimming pools, and tennis courts (791, 7991 and 7997), but not including theaters, bowling alleys, amusement arcades, and the like;

(h) Museums and art galleries (841);

(i) Social services (83), including nursery schools and daycare centers;

(j) Educational institutions (82);

(k) Business associations, professional associations, fraternal lodges, and similar uses (861-865 and 869);

(l) Churches and other religious institutions (866);

(m) Conference and meeting facilities (no SIC code);

(2) Finance, insurance, and real estate institutions and services (60-67);

(3) Light manufacturing, fabrication, and assembly of the following and closely related products:

(a) Food products (20), excluding meat packing; in the South subarea food products (20) including meat packing are prohibited;

(b) Apparel, fabric, and textile products (22 and 23);

(d) Furniture and fixtures (25);

(e) Paper products (26), but excluding paper and pulp manufacturing;

NORTH CENTRAL NEIGHBORHOOD

Figure #8-1

(f) Chemical-related products (28), but excluding manufacture of flammable, dangerous, or explosive materials; in the South subarea chemical-related products (928) are prohibited;

(g) Plastic and rubber products (30);

(h) Computer and office equipment (357);

(i) Small electrical equipment and components, such as appliances, lighting, electronics, and communications equipment (36);

(j) Fabricated metal products, except machinery and transportation equipment (34);

(k) Measuring, analyzing, and controlling instruments; photographic, medical, and optical goods, watches and clocks (38);

(l) Printing and publishing and allied products manufacturing (27);

(m) Stone, clay, glass, ceramics, pottery, china, and similar products (32);

(n) Toys, jewelry, musical instruments, signs, and other miscellaneous items (39);

(4) Building and special trade contractors (15 and 17);

(5) Retail trade, limited to the following:

(a) Restaurants (5812);

(b) Nurseries and greenhouses for the growing and sale of plants (5261);

(c) Retail uses selling products and providing services which are of a type and are located and designed to serve other business park tenants without attracting a significant number of patrons from outside the business park;

(6) Public facilities, including the following:

(a) Public parks (no SIC code);

(b) Government offices and facilities (91-97);

(c) Public utilities (48 and 49), excluding the production or storage, other than for use by the utility, of petroleum products;

(7) The following uses are only permitted in the North subarea:

(a) Wholesale trade of general merchandise, products, supplies, materials, and equipment, including sales offices for these goods (50 and 51); motor freight transportation and warehousing (42); transportation by air (45) and packing and crating (4783) when appropriately mitigated for excessive truck traffic and large unsightly buildings, excluding air transportation (451) and airports, flying fields and airport terminal services (458);

(b) Avionics (no SIC);

(d) Sales offices including, but not limited to, those sales offices related to light manufacturing in subsection (3) of this section and wholesale trade in subsection (4) of this section (no SIC);

(e) Specialty retail when consistent with the comprehensive plan and approved by the city manager or designee;

(f) Department stores (531);

(g) Variety stores (533);

(h) Miscellaneous general merchandise stores (539);

(i) Home furniture, furnishing and equipment stores (major group 57);

(8) Operation of foreign trade zones limited to the uses listed above;

(9) Residential uses in the South subarea if established prior to January 1, 2000. No use other than single-family residential use or home occupation use as further described in DMMC 18.08.020 shall be permitted in existing single-family residential structures or sites. [Ord. 1412 § 1, 2007: Ord. 1260 § 2, 2000: Ord. 1237 § 3, 1999; Ord. 1199 § 1, 1997: Ord. 920 § 2, 1991.]

18.25.030 Business park master plan and submittal requirements – Approval process for the North subarea.

(1) Approval Process – Master Plan. All development within the North subarea shall be consistent with an approved master plan. Applicants shall submit proposed master plans to the community development department. The proposed master plan shall be reviewed by the planning agency and require approval by resolution of the city council. Approval shall follow the process set forth in DMMC 18.60.030 through 18.60.110. Applications for master plan approval shall be considered together with any request for a subdivision of the property and with any other development requests requiring city council approval.

(2) Development Approval. Following approval of a master plan, proposals to develop any portion of the master plan site may proceed by submitting applications for design review, land clearing, building, or any other required permits or administrative approvals.

(3) Contents of Master Plan. A master plan shall provide a graphic depiction and a narrative description of the general layout, type, amount, and phasing of development on and off the subject site. Each master plan shall consist of the following:

(a) Site plans conceptually illustrating planned development, including the following:

(i) Boundaries, dimensions, and acreage of the site;

(ii) Location of lot lines, rights-of-way, easements, and tracts within the site;

(iii) Location and nature of planned improvements to the vehicular and pedestrian circulation system within and abutting the site;

(iv) Location of planned buildings, structures, parking areas, and other improvements within the site;

(v) Location of proposed landscaped areas, recreation areas, and areas to be left undisturbed;

(vi) Conceptual landscaping plans for all exterior boundaries, internal streets, and common open space areas; and

(vii) Conceptual utilities plan;

(b) A narrative description of planned improvements, including the maximum site coverage, maximum gross square feet of occupiable floor area and the maximum floor area to be occupied by different types of uses, maximum building height for each building location, the nature and extent of off-site improvements, and development phasing;

(c) Covenants, conditions, and restrictions proposed by the applicant to control future development of the business park;

(d) A sign program indicating the general location, dimensions, height, and materials of signs.

(4) Master Plan Submittal Requirements. The following information shall be submitted for review and approval of a proposed master plan in such form as required by the community development department:

(a) Subdivision application (if applicable);

(b) Environmental checklist;

(c) Vicinity map(s) showing existing conditions within and surrounding the site including: land uses, zoning, buildings, vehicular and pedestrian circulation systems, existing topography indicated with five-foot contours, environmentally critical areas, and significant natural vegetation;

(d) A proposed master plan containing the elements listed in subsection (3) of this section;

(e) A narrative description of the proposal, including a discussion of how it is consistent with applicable comprehensive plan policies, and with subarea or neighborhood plan policies and land uses; how the proposal relates to other potential business parks in the vicinity; and how any off-site environmental impacts will be mitigated; and

(f) A traffic analysis and report indicating the following: current and future traffic volumes and levels of service on the street system; planned and programmed traffic improvements and their relationship to any adopted state, local, and/or regional transportation plans or programs; anticipated traffic volumes and distribution; impacts generated by the proposal on future traffic volumes and levels of service; measures necessary to mitigate the proposal’s effects on traffic and traffic systems, including the proposal’s pro rata share of identified traffic improvements; a proposed transportation demand management (TDM) plan to reduce traffic impacts; and such other information as may be required by the city.

(5) Amendments to Approved Master Plans.

(a) General. An applicant may request amendment of an approved preliminary and/or final master plan following the procedures and requirements of subsections (1), (2), (3), and (4) of this section. The applicant shall be required to submit only those materials which are necessary to show the nature and extent of the proposed amendments, together with an explanation of the reason and justification for the proposed amendments.

(b) Amendments for Adjacent Properties. Applicants for business park proposals adjacent to property covered by an approved master plan may request an amendment to the master plan to incorporate their proposed development. Such proposals shall be consistent with the approved master plan and shall be submitted for review and approval in accordance with subsections (1), (2), (3), and (4) of this section. [Ord. 1260 § 3, 2000: Ord. 920 § 3, 1991.]

18.25.035 Business park submittal requirements and approval process for the South subarea.

(1) Approval Process. All development within the South subarea shall be consistent with an approved business park site plan. Approval shall follow the process set forth in DMMC 18.56.040 and shall be processed as a Type II land use action.

(2) Development Approval. Following approval of the site plan, proposals to develop the property may proceed by submitting applications for design review, land clearing, building or any other required permits or administrative approvals.

(3) Contents of Site Plans. Site plans shall conceptually illustrate the planned development and include:

(a) Boundaries, dimensions and acreage of the site.

(b) Location of lot lines, rights-of-way, easements and tracts within the site.

(c) Location and nature of planned improvements to the vehicular and pedestrian circulation system within and abutting the site.

(d) Location of planned buildings, structures, parking areas and other improvements within the site.

(e) Location of proposed landscaped areas, recreation areas, and areas to be left undisturbed.

(f) Conceptual landscaping plans for all exterior boundaries, internal streets and common open space area.

(g) Conceptual utilities plan.

(4) Narrative. A brief narrative description of the planned improvements, including the maximum site coverage, maximum gross square footage of occupiable floor area and maximum floor areas to be occupied by different types of uses and the maximum building height for each building location.

(5) Submittal Requirements. Submittal requirements for proposed developments in the South subarea shall include:

(a) Site plan;

(b) Brief narrative;

(d) Vicinity map showing existing conditions surrounding the site including: land uses, zoning buildings, vehicular and pedestrian circulation systems, existing topography indicated with five-foot contours, environmentally critical areas and significant natural vegetation;

(e) If requested by the community development department, the applicant shall also provide a traffic analysis and report indicating: current and future traffic volumes and levels of service on the street system; planned and programmed traffic improvements and their relationship to any adopted state, local, and/or regional transportation plans or programs; anticipated traffic volumes and distribution; impacts generated by the proposal on future traffic volumes and levels of service; measures necessary to mitigate the proposal’s effects. Mitigation shall also include the proposal’s pro rata share of identified traffic improvement, proposed transportation demand management (TDM) plan to reduce traffic impacts and such other information as may be required by the city. [Ord. 1260 § 4, 2000.]

18.25.040 Dimensional standards.

(1) Minimum Site Area.

(a) The minimum area of a business park in the North subarea eligible for master plan approval shall be 30 acres. Business parks in the North subarea containing less than the minimum site area shall be allowed only if the site adjoins a business park with a previously approved master plan and the application for the new business park is processed as an amendment to the previously approved master plan in accordance with DMMC 18.25.030.

(b) In the South subarea a minimum two-acre site is required. Properties in the South subarea shall be processed as a Type II land use action.

(2) Maximum Site Coverage.

(a) In the South subarea, buildings, parking areas, and other impervious surfaces, exclusive of public rights-of-way and recreation areas developed and accessible to the public, shall cover no more than 75 percent of the building site.

(b) In the North subarea, maximum site coverage shall be 75 percent; provided, that for buildings exceeding 35 feet, the maximum site coverage shall be reduced by an area equivalent to one-half the floor area of any story which extends to any degree above 35 feet.

(3) Maximum Height. The maximum height of buildings and structures shall be 35 feet, except that the maximum height of buildings and structures located more than 200 feet north of the south boundaries of the North subarea shall be 75 feet.

(4) Minimum Setbacks. All structures, parking areas, and loading areas shall maintain minimum setbacks from property lines as set forth below:

(a) Perimeter of building sites abutting any street classified as a major arterial, a secondary arterial or collector by city street development standards and/or abutting any multifamily residential use: 20 feet;

(b) In the South subarea perimeter of building sites abutting any single-family residential use: 30 feet;

(c) Perimeter of building sites abutting any street other than a major arterial, secondary arterial, or collector: 15 feet;

(d) Perimeter of building sites, other than those abutting a street or residential use property: 10 feet. [Ord. 1260 § 5, 2000: Ord. 920 § 4, 1991.]

18.25.050 Environmental performance standards and general limitations.

Every use permitted within the B-P zone pursuant to this chapter shall conform to the following general limitations and standards:

(1) Nuisances. No use, activity, or equipment shall be permitted which creates a nuisance or is offensive, objectionable, or hazardous by reason of creation of odors, noise, sound, vibrations, dust, dirt, smoke, or other pollutants, noxious, toxic, or corrosive fumes or gases, radiation, explosion or fire hazard, or by reason of the generation, disposal, or storage of hazardous or dangerous wastes or materials.

(2) For uses characterized as unclassified uses as set forth in DMMC 18.25.020, the community development director may require the following studies and reports in the course of the unclassified use permit review:

(a) Risk, Toxicity, and Exposure Assessment;

(b) Hazardous Materials Management Plan;

(d) Materials Transportation Plan; and

(e) Other plans or studies as determined by the community development director.

(3) Hazardous Waste and Hazardous Substances. A use permitted by this chapter that involves the treatment or storage of hazardous waste or the use or handling of hazardous substances shall conform to the regulations contained in this subsection. In the event there is a conflict between the provisions of this subsection and any other provision of this chapter, the provisions of this subsection shall prevail.

(a) Off-site hazardous waste facilities are prohibited.

(b) On-site hazardous waste facilities are permitted as an accessory use only; provided, that the location of such facilities shall be consistent with siting criteria adopted or hereinafter amended by the Department of Ecology under RCW 70.105.210 incorporated in this chapter by reference and that the transport, storage, containment, treatment, or disposal of such hazardous wastes shall be performed so as not to jeopardize the health and safety of any individual or harm the environment.

(c) The use or handling of hazardous substances is permitted as an accessory use only; provided, that the transport, storage, containment, application, and disposal of such hazardous substances shall be performed so as not to jeopardize the health and safety of an individual or harm the environment.

(d) Violation – Civil Penalty, Revocation of Business License. Failure to comply with any of the requirements of this section shall result in enforcement by civil penalty as set forth in DMMC 18.72.060 and revocation of business license as set forth in DMMC 5.04.060.

(e) Violation – Abatement Authorized. A person who fails to comply with the provisions of this subsection, or permits a violation to continue after receiving written notice of violation from the community development director, shall be deemed to be causing or permitting a public nuisance and shall be liable in an action for abatement filed by the city in superior court.

(4) Prohibition on Outside Activities. All uses and activities, except recreation services, nursery schools, day care centers, educational institutions, nurseries, and public facilities, shall take place entirely within an enclosed building. No outside storage or display of items or materials shall be permitted.

(5) Warehouses and distribution facilities shall only be allowed as accessories to permitted uses.

(6) All uses shall conform to the off-street parking and loading area requirements as set forth in chapter 18.44 DMMC, or as hereinafter amended; provided, however, employee parking may be reduced through implementation of a transportation demand management (TDM) program after review and approval by the community development director.

(7) Landscaping. All uses shall conform to the landscaping and buffering requirements as set forth in chapter 18.41 DMMC, or as hereinafter amended, and the landscaping guidelines set forth in DMMC 18.25.060.

(8) Public Services and Utilities.

(a) All pre-existing and newly installed utilities on site, within abutting rights-of-way, and extended to the site, shall be placed underground.

(b) All development shall be required to install or pay for a proportional share of any new facilities or utilities required to serve the development. Mechanisms such as latecomer’s agreements and impact fees may be used to equitably distribute the cost of required improvements.

(c) All public services and utilities must be adequate to support the proposed business park development, including but not limited to drainage; street and walkway systems, both on site and off site; sewer and water systems; fire protection; police service; electrical power; and telecommunications.

(d) Drainage systems shall be designed to be consistent with the surface water design manual for the city, and shall be consistent with drainage studies or plans for the applicable basin. Surface water runoff shall remain within the pre-existing drainage basin.

(e) No existing single-family residential structure located in the South subarea shall be used for any business other than a home occupation business as further described in DMMC 18.08.020.

(f) All traffic impacts directly caused by a proposed business park shall be mitigated by the applicant. [Ord. 1260 § 6, 2000: Ord. 1237 § 3, 1999; Ord. 1199 § 2, 1997: Ord. 920 § 5, 1991.]

18.25.060 General site design guidelines for business park development.

Business park master plans and business park site plans shall conform to the following site design guidelines:

(1) In the North subarea, any building containing more than two floors of occupiable area shall provide at least 50 percent of required parking for that building within the building or an adjacent multistory parking structure. In the South subarea surface parking is permitted.

(2) Site design shall provide for convenient pedestrian linkages to abutting streets and shall incorporate appropriate transit facilities. Site design shall be coordinated with adjacent properties which are developed or have the potential to develop. In the South subarea, all development must be compatible with the Des Moines Creek Sports Park, community/senior center and adjacent residential uses, including, but not limited to, permitted uses, structures, parking areas, lighting, signs and hours of operation. Implementation of cooperative use parking agreements in the South subarea shall be encouraged. Access from 220th Avenue South is prohibited.

(3) Site design shall be coordinated with adjacent properties which are developed or have the potential to develop with business park uses.

(4) Landscaping shall be designed to achieve an aesthetically pleasing park-like setting; integrate landscaping in business park design; preserve significant trees, particularly tree clusters; reinforce the business park’s relationship to its natural setting; soften building masses; provide visual screening from, and provide transition to, adjacent residential areas, and noise and wind buffering; define automobile and pedestrian circulation patterns; maintain and strengthen public vistas; provide screening for on-site parking areas, and refuse and recycling receptacles; create functional and accessible active and passive outdoor activity spaces; and create linkages, where feasible, to city and regional parks and trail systems.

(5) Loading areas shall be set back, recessed and/or screened so as not to be visible from neighboring streets or residentially zoned or used properties and to minimize visibility from adjacent development within the business park zone. [Ord. 1260 § 7, 2000: Ord. 1237 § 3, 1999; Ord. 920 § 6, 1991.]

18.25.070 General building design guidelines for business park development.

Buildings and structures constructed within the site of an approved master plan or site plan shall conform to the following design guidelines:

(1) Buildings shall be appropriate in scale and in harmony with neighboring development.

(2) Building design shall be compatible with the site and with adjoining buildings. Building modulation and other design techniques to add architectural interest and minimize building mass shall be used. Variety in detail, form, and siting shall be used to provide visual interest.

(3) Building components such as windows, doors, eaves, and parapets shall be in proportion to each other.

(4) Colors shall be harmonious, with bright or brilliant colors used only for accent.

(5) Mechanical equipment shall be integrated in building design or screened from on-site and off-site views.

(6) Exterior lighting fixtures and standards shall be part of the architectural concept and harmonious with building design.

(7) Signs shall be integrated with and enhance the overall planning and design of the business park. Size, materials, color, lettering, location, number, and arrangement shall be harmonious with building design. Colors shall be used harmoniously and with restraint. Excessive brightness and brilliant colors shall be avoided. Flush-mounted channel letter signs are preferred. Box signs, if used, shall have negative lettering only.

(8) Buildings shall be designed to provide adequate and conveniently located space for recycling containers. [Ord. 1260 § 8, 2000: Ord. 920 § 7, 1991.]

18.25.080 Recreation area study required.

For a development proposal in the business park zone, the applicant is required to submit a study that evaluates the impact of the development on the city’s park system and the recreational needs of the substantial work force and customers anticipated with this project in accordance with chapter 82.02 RCW and WAC 365-195-850. For any impact identified, the applicant is required to identify appropriate mitigation measures. [Ord. 1404 § 1, 2007: Ord. 1260 § 9, 2000: Ord. 920 § 8, 1991.]