Chapter 18.07
INDUSTRIAL DISTRICTS

Sections:

18.07.010    Purpose.

18.07.020    Land use regulations.

18.07.030    Development standards.

18.07.040    Supplemental regulations.

18.07.010 Purpose.

The specific purposes of the industrial districts are to:

A.    Designate adequate land for businesses, professional offices, and industrial growth consistent with the General Plan to maintain and strengthen the City’s economic resources.

B.    Provide a range of employment opportunities to meet the needs of current and future residents.

C.    Provide areas for a wide range of manufacturing, industrial processing, and service commercial uses and protect areas where such uses now exist.

Additional purposes of each industrial district which follow implement the General Plan classification of “Planned Industrial.”

D.    IA Industrial Arts. This district is intended to promote a building form and reserve areas for small-scale industrial, artisan, and manufacturing uses. Accessory or secondary small-scale retail uses that serve local employees and visitors are also permitted.

E.    IL Light Industrial. This district is intended to accommodate a diverse range of light industrial uses, including general service, research and development, biotechnology, warehousing, and service commercial uses. It includes industrial complexes, flex space, and industrial buildings for single and multiple users, warehouses, wholesale, commercial recreation, and other related uses. Small-scale retail and ancillary office uses are also permitted.

F.    IH Heavy Industrial. This district is intended to accommodate the broadest range of industrial uses. It includes industrial buildings and complexes, flex space, warehouses, manufacturing and assembly, and other uses that require large, warehouse-style buildings with flexible floor plans. Small-scale retail and ancillary office uses are also permitted.

G.    IP Industrial Professional. This district is intended for large or campus-like office and technology development that includes office, research and development, manufacturing, and other large-scale, professional uses. Permitted uses include incubator research facilities, prototype manufacturing, testing, repairing, packaging, and printing as well as offices and research facilities. Accessory or secondary small-scale retail uses that serve local employees and visitors are also permitted. (Ord. 1480 (Exh. B (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.07.020 Land use regulations.

Table 18.07.020 prescribes the land use regulations for industrial districts. The regulations for each district are established by letter designations as follows:

“P” designates permitted uses.

“M” designates use classifications that are permitted after review and approval of a minor use permit by the Zoning Administrator.

“C” designates use classifications that are permitted after review and approval of a conditional use permit by the Planning Commission.

“(#)” numbers in parentheses refer to specific limitations listed at the end of the table.

“-” designates uses that are not permitted.

Use classifications are defined in Chapter 18.40, Use Classifications. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Use classifications and subclassifications not listed in the table or not found to be substantially similar to the uses below are prohibited. The table also notes additional use regulations that apply to various uses. Section numbers in the right-hand column refer to other sections of this title.

TABLE 18.07.020: LAND USE REGULATIONS—INDUSTRIAL DISTRICTS 

Use Classification

IA

IL

IH

IP

Additional Regulations

Public and Semi-Public Uses

Colleges and Trade Schools, Public or Private

C

C

C(8)

-

 

Government Offices

-

C

C

C

 

Hospitals and Clinics

See subclassification below

Hospitals

-

-

-

C

 

Public Safety Facilities

-

M

M

-

 

Commercial Uses

Adult-Oriented Business

C(1)

C(1)

C(1)

-

See Section 18.23.040, Adult-oriented businesses

Animal Care, Sales and Services

See subclassifications below

Kennels

-

M

-

-

 

Veterinary Services

-

M

-

-

 

Artist’s Studio

P

P

-

-

 

Automobile/Vehicle Sales and Services

See subclassifications below

Automobile/Vehicle Sales and Leasing

-

C(3)

C(5)

C(5)

See Section 18.23.050, Automobile/vehicle sales and services

Automobile/Vehicle Repair, Major

P

P

P

C

Automobile/Vehicle Service and Repair, Minor

P

P

P

-

Automobile/Vehicle Washing

-

P

-

-

Large Vehicle and Equipment Sales, Service and Rental

-

P

P

-

Service Station

-

P(6)

-

-

Towing and Impound

-

M

M

-

See Section 18.23.160, Outdoor storage

Vehicle Storage

-

M

M

-

Business Services

P

P

P

P

 

Commercial Entertainment and Recreation

See subclassifications below

Large-Scale

-

C

C

-

 

Small-Scale

-

C

C

-

 

Eating and Drinking Establishments

See subclassifications below

Full Service

-

-

-

M(2)

See Section 18.23.140, Outdoor dining

Convenience

M(2)

M(2)

M(2)

M(2)

Food Preparation

P

P

-

-

 

Funeral Parlors and Interment Services

P

-

-

-

 

Maintenance and Repair Services

P

P

P

-

 

Nurseries and Garden Centers

-

M

M

-

See Section 18.23.270, Commercial cannabis businesses

Offices

See subclassifications below

Business and Professional

-

C

C

M

 

Medical and Dental

-

C

-

M

 

Parking, Public or Private

-

P

P

-

See Chapter 18.20, Parking and Loading

Personal Services

See subclassification below

Tattoo or Body Modification Parlor

M

-

-

-

 

Retail Sales

See subclassifications below

Building Materials and Services

M

M

M

-

 

Cannabis Dispensary

-

-

-

-

 

Convenience Markets

M(2)

M(2)

M(2)

M(2)

 

Food and Beverage Sales

M(2)

M(2)

M(2)

M(2)

 

General Retail

M(4)

M(4)

M(4)

M(4)

 

Retail Establishments Selling Ammunition or Firearms

C

C

C

C

See Section 18.23.290, Retail establishments selling ammunition or firearms

Industrial Uses

Construction and Material Yards

P

P

P

-

See Section 18.23.160, Outdoor storage

Custom Manufacturing

P

P

P

-

 

Industry, General

P

P

P

-

See Section 18.23.270, Commercial cannabis businesses

Industry, Limited

P

P

P

P

 

Recycling Facility

See subclassifications below

Reverse Vending Machine

P

P

-

-

See Section 18.23.190, Recycling facilities

Recycling Collection Facility

-

C

C

-

Recycling Processing Facility

-

C

C

-

Research and Development

P

P

P

P

See Section 18.23.270, Commercial cannabis businesses

Salvage and Wrecking

M(3)

M

M

-

See Section 18.23.160, Outdoor storage

Warehousing and Storage

See subclassifications below

Chemical, Mineral, and Explosives Storage

-

C(7)

C(7)

-

 

Indoor Warehousing and Storage

P

P

P

-

 

Outdoor Storage

P(9)

P

P

-

See Section 18.23.160, Outdoor storage

Wholesaling and Distribution

P

P

P

-

See Section 18.23.270, Commercial cannabis businesses

Cannabis Microbusiness

P

P

P

-

See Section 18.23.270, Commercial cannabis businesses

Transportation, Communication, and Utilities Uses

Communication Facilities

See subclassifications below

Antenna and Transmission Towers

See Chapter 18.24, Wireless Telecommunications Facilities

Facilities within Buildings

M

M

M

M

 

Freight/Truck Terminals and Warehouses

-

C

P(10)

-

 

Light Fleet-Based Services

P

P

P

-

 

Utilities, Major

C

C

C

C

 

Utilities, Minor

P

P

P

P

 

Waste Transfer Facility

-

P

P

-

 

Other Applicable Types

Accessory Uses and Structures

See Sections 18.23.030, Accessory uses, and 18.15.020, Accessory buildings and structures

Nonconforming Use

Chapter 18.19, Nonconforming Uses, Structures, and Lots

Temporary Use

Chapter 18.31, Temporary Use Permits

Specific Limitations:

1.    Permitted only in the area shown on Figure 18.23.040-B: Adult-Oriented Business Area.

2.    Permitted only as an ancillary use. The combined floor area of all eating and drinking uses on a site shall not exceed two thousand five hundred square feet unless a conditional use permit is approved.

3.    Shall be conducted entirely within an enclosed building.

4.    Permitted only as an ancillary use, not to occupy more than one thousand square feet, unless a conditional use permit is approved.

5.    Limited to properties between Industrial Road and Highway 101 and adjacent to Shoreway Road.

6.    Limited to alternative fueling stations such as for electric or hybrid vehicles, hydrogen-powered vehicles, and similar vehicles using alternative fuels.

7.    Prohibited within five hundred feet of a residential district.

8.    Except between Industrial and Highway 101 and Shoreway and Highway 101.

9.    Permitted as an accessory use only.

10.    Conditional use permit required if adjacent to an R district.

(Ord. 1540 (Exh. C), 2019; Ord. 1525 § 2(1) (Exh. A (part)), 2017; Ord. 1480 (Exh. B (part)), 2015: Ord. 1438 § 4 (Exh. A (part)), 2011)

18.07.030 Development standards.

Table 18.07.030 prescribes the development standards for industrial districts. Additional regulations are denoted in a right-hand column. Section numbers in this column refer to other sections of this title, while individual letters refer to subsections that directly follow the table. The numbers in each illustration in this section refer to corresponding regulations in the “#” column in the associated table.

TABLE 18.07.030: DEVELOPMENT STANDARDS—INDUSTRIAL
DISTRICTS 

District

IA

IL

IH

IP

Additional Regulations

#

Lot and Density Standards

Minimum Lot Size (sq. ft.)

5,000

40,000

20,000

1 acre

 

Corner Lots

6,000

40,000

20,000

1 acre

 

Maximum Lot Size (sq. ft.)

20,000

n/a

n/a

n/a

 

Minimum Lot Width (ft.)

50

50

75

75

 

1

Corner Lots

60

60

75

75

 

2

Building Form and Location

Maximum Height (ft.)

28; 35 with use permit (B)

75 (A)

50 (A)

100

See Section 18.15.060, Height and height exceptions

3

Minimum Setbacks (ft.)

Front

0

5, 10 along arterials

5, 10 along arterials

20

See Section 18.15.080, Projections into required yards

4

Interior Side

0

0 (A)

0 (A)

0

5

Street Side

0

5

5

5

6

Rear

0

0 (A)

0 (A)

0

7

Maximum Floor Area Ratio (FAR)

1.0

0.5

2.0

2.0

See Chapter 18.03, Rules of Measurement

Project Sites of More Than One Acre (FAR)

n/a

1.0

1.0

n/a

A.    Transitional Standards. Where an industrial district adjoins an RS district, the following standards apply:

1.    The maximum height is (a) thirty feet within forty feet of an RS district; (b) forty feet within fifty feet of an RS district; and (c) fifty feet within one hundred feet of an RS district.

2.    The building setback from an RS district boundary shall be fifteen feet for interior side yards and thirty feet for rear yards.

3.    A landscaped planting area, a minimum of ten feet in width, shall be provided along all RS district boundaries. A tree screen shall be planted in this area with trees planted at a minimum interval of fifteen feet.

FIGURE 18.07.030-A: INDUSTRIAL DISTRICT TRANSITIONAL STANDARDS

B.    Maximum Height, IA District. A maximum height of thirty-five feet may be allowed to accommodate a larger floor to ceiling height subject to the approval of a use permit. The maximum height to the parapet is twenty-eight feet. Upper stories shall be set back a minimum of ten feet from the floor below.

C.    Maximum Height, IL District. For IL properties adjacent to an RS district, the maximum height shall be thirty-five feet and shall conform to transitional height setbacks contained in subsection A of this section. A conditional use permit shall be required for height greater than thirty-five feet up to a maximum height of fifty feet for IL properties adjacent to an RS district and shall conform to transitional height setbacks in subsection A of this section. (Ord. 1480 (Exh. B (part)), 2015; Ord. 1438 § 4 (Exh. A (part)), 2011)

18.07.040 Supplemental regulations.

A.    Landscaping. A minimum of ten percent of the site must be landscaping.

B.    Building Design Near Highway 101. For any site that is fully or partially located within two hundred feet of the right-of-way line of Highway 101, buildings shall be designed with four-sided architecture where each exterior wall is designed equivalent to the primary facade in the extent of building articulation and quality of exterior materials, and consistent with the color scheme of the primary facade.

C.    Sidewalks. Sidewalks shall be provided if none already exist or if the existing sidewalks are in poor condition.

D.    Parking Location. Parking shall be located at the side or rear of buildings wherever possible.

1.    Customer parking should be located near the office area.

2.    Where parking is located between a building and a street, a landscaped setback at least ten feet wide must be provided between the parking area and adjacent right-of-way.

E.    Limitations on Curb Cuts. Wherever possible, parking and loading entrances shall share curb cuts in order to minimize the overall number of curb cuts. On corner lots, curb cuts shall be located on the street frontage with the least pedestrian activity wherever feasible.

F.    Access Location. Access shall be provided from a side street or alley wherever possible.

G.    Truck Docks, Loading, and Service Areas. The outermost point of the truck docks, loading, and service areas are not permitted within thirty feet of the boundary of an RS district.

H.    IA District. Development in the IA District is also subject to the following standards:

1.    Build-To Line. Buildings shall be constructed at the property line for a minimum of fifty percent of linear street frontage.

2.    Orientation of Primary Building Entrance. The primary building entrance shall face or be oriented to within forty-five degrees or parallel to the street frontage. Where a site is located on two public streets, a primary entrance shall be oriented toward the street with the higher classification.

FIGURE 18.07.040-H(2): ORIENTATION OF PRIMARY BUILDING ENTRANCES

3.    Building Details. The street-facing facade shall include applied surface ornamentation or decorative detailing to promote visual interest. This may include but not be limited to moldings/trims, brackets, niches, and decorative entrances.

4.    Building Articulation Along Old County Road. Buildings along Old County Road over fifty feet wide shall be broken down to read as a series of buildings no wider than fifty feet each.

I.    Business, Technology, and Office Parks. Business, technology, and office parks containing eighty thousand square feet or more of floor area shall provide the following:

1.    Eating and drinking establishments and personal services that will serve employees of the park. Such uses may occupy up to two thousand five hundred square feet, unless a conditional use permit allowing for more space is approved.

2.    Open space areas equal to ten percent of the site area that provide gathering space or opportunities for active or passive recreation. Open space areas shall include benches or other seating. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, or public art.

3.    Pedestrian walkways that connect all parts of the park, and connect to any existing or planned pedestrian facilities in adjacent neighborhoods.

4.    Stormwater detention facilities incorporated into the site landscaping as a visual amenity.

5.    A lighting, landscaping, and signage design concept for common areas that is approved by the review authority. (Ord. 1438 § 4 (Exh. A (part)), 2011)