Chapter 17.40
INDUSTRIAL ZONES

Sections:

17.40.010    Purpose.

17.40.020    Additional requirements.

17.40.030    Uses.

17.40.040    Prohibited.

17.40.050    Development standards.

17.40.060    Performance standards.

17.40.070    Storage areas.

17.40.080    Construction code requirements.

17.40.090    Fences and walls.

17.40.100    Stormwater and drainage.

17.40.010 Purpose.

(a)    Generally. This chapter provides areas for manufacturing, processing, and other industrial uses with appropriate standards to create and maintain an economically thriving industrial base for the community.

(b)    I-1 Light Industrial Zone. The I-1 zone is intended to preserve land for and accommodate light industrial uses such as manufacturing, warehousing, distribution, processing, and fabricating. Lots are generally smaller than in the I-2 heavy industrial zone.

(c)    I-2 Heavy Industrial Zone. The I-2 zone is intended to preserve land for and accommodate heavy industrial uses needing large areas of land and with less restrictive performance standards than the I-1 zone with its proximity to commercial uses. (Ord. 1547 § 5 (part), 2020).

17.40.020 Additional requirements.

Additional requirements are found in other chapters of the Municipal Code and other adopted city regulations, included but not limited to the following:

(a)    Chapter 17.05, Interpretation, Purpose, Applicability;

(b)    Chapter 17.56, General Provisions;

(c)    Chapter 17.61, Off-Street Parking;

(d)    Chapter 17.65, Building Permits;

(e)    Chapter 17.74, Landscaping and Screening;

(f)    Chapter 14.04, Building Codes;

(g)    Chapter 14.58, Signs;

(h)    Title 19, Development Code;

(i)    City of Othello Public Works Design Standards. (Ord. 1547 § 5 (part), 2020).

17.40.030 Uses.

(a)    The industrial land use table indicates where categories of land uses may be permitted and whether those uses are allowed outright or by conditional use permit. Only industrial zones are included in this table. Land uses not listed are prohibited unless allowed through the process specified in subsection (d) of this section. Further interpretation of these zones may be obtained as specified in Section 19.03.020. Land uses are also subject to the footnotes following the table.

(b)    Uses are arranged in three categories:

(1)    Primary uses, which are those which industrial zones were designed to accommodate;

(2)    Accessory uses, which support primary uses; and

(3)    Other uses, which are compatible with primary uses or are not appropriate in other zones because of impacts such as noise.

(c)    The symbols used in the table represent the following:

(1)    A = Allowed, subject to applicable standards and any footnotes.

(2)    C = Conditionally allowed through the conditional use permit process, subject to applicable standards and any footnotes.

(3)    X = Prohibited use.

(d)    Uses similar to those listed may be established as allowed or conditionally allowed through the interpretation process in Section 19.03.020(b). In determining whether a use should be permitted, the administrator shall refer to the purpose statement in Section 17.40.010 and the most recent version of the North American Industry Classification System (NAICS), as used by federal agencies in the classification of business establishments.

 

TABLE 1: LAND USES IN INDUSTRIAL ZONES 

USE CATEGORIES

I-1

I-2

Primary Uses

Agriculture-related uses, such as feed and seed stores, farm equipment repair and sales, irrigation supply, and agricultural services such as soil preparation services, lawn care services, potato curing, seed cleaning, cold storage, and sorting, grading, packing, and packaging of fruits and vegetables

A

A

Assembly of parts

A

A

Fabrication and welding

A

A1

Junk yards, salvage yards, or wrecking yards

A

C

Machine shop

A

A1

Manufacturing, processing, or packaging of products, including food products but excluding meat, seafood, distilling, fermenting, canning, slaughtering, rendering, curing, and tanning

A

A

Manufacturing, processing, or packaging of food products, including meat, seafood, distilling, fermenting, and canning, slaughtering, rendering, curing, and tanning

C

A

Outside storage as a primary use2

A

X

Printing, publishing, and allied products manufacturing including processes such as lithography, etching, engraving, binding, and blueprinting

A

A1

Recycling collection site and recycling facilities

A

A1

Solid waste processing facilities

X

X

Storage, warehousing, and distribution facilities

A

A1

Technological uses such as scientific research, testing, and experimental development laboratories

A

C

Transportation services such as bus barns and maintenance facilities, freight consolidation, shipping documents preparation, rental of railroad cars, packing and crating

A

A

 

 

 

Accessory Uses

Accessory use appurtenant to any primary use and not otherwise prohibited

A

A

Child care, primarily for children of on-site employees or customers

A

A

Dwelling unit for on-site security or maintenance personnel and family3

A

C

Offices related to permitted uses conducted on the same site

A

A

Sales (retail or wholesale) of goods or products manufactured on site, or utilized in manufacturing, repairing, or servicing activities which are permitted in the zone

A

A

Storage in cargo containers, on the site of the business using the storage

A

A

Support business for a primary allowed use

A

A

 

 

 

Other Allowed Uses

Agriculture

A

A

Animal shelter, kennel, or veterinary clinic with outdoor boarding of animals or care of livestock

A

X

Building materials or lumber yard, retail or wholesale

A

X

Contractor establishments, including offices, shops, and storage yards

A

A1

Industrial laundry or dry-cleaning plant

A

X

Mini-storage

A

X

Nurseries and greenhouses for the growing and sale of plants

A

X

Power-generating facilities, including solar farms

X

A

Public facilities compatible with the intent of the zone, such as maintenance shops, substations, well houses, lift stations, local and regional utilities

A

A

Repair and service of consumer vehicles and equipment

A

X

Repair and service of agricultural/commercial/industrial vehicles and equipment

A

A1

Towing services and vehicle impound yards

A

X

Wireless communication facilities, in compliance with Chapter 16.68

A

A

Notes for Table 1:

1.    To preserve land in the I-2 zone for uses which most need it, this use is limited to businesses with an annual gross income in excess of five million dollars per year.

2.    See Section 17.40.070, Storage areas, for requirements.

3.    The sole purpose of the dwelling is to furnish housing for an employee, including family, engaged in on-site security or maintenance. Only one such residence is allowed per site.

(Ord. 1547 § 5 (part), 2020).

17.40.040 Prohibited.

The following are prohibited in all industrial zones:

(a)    Any use which does not or is not capable of conforming with the purpose and requirements of this chapter;

(b)    Any use determined by the city administrator to pose excessive hazard to the public health, safety, and general welfare;

(c)    Abandoned structures or buildings in a state of disrepair or not approved for use;

(d)    Surface mining, including extraction from deposits of rock, gravel, sand, earth, and minerals;

(e)    Rock crushing. (Ord. 1547 § 5 (part), 2020).

17.40.050 Development standards.

(a)    Purpose. This section establishes the development standards and site requirements for uses in the industrial zones. The standards and rules are established to provide flexibility in project design, prevent fire danger, provide adequate access and circulation, reduce incompatibilities, and prevent overloading of infrastructure due to the impacts of development.

(b)    Explanation of Table. Development standards are listed down the left column of the table and the industrial zones are identified across the top row. The matrix cells contain the requirements of each zone. The footnotes identify particular requirements applicable to a specific use, standard, or zone. “NR” stands for “No Requirement.”

TABLE 2: DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES 

Development Standards

I-1

I-2

Front and flanking street setback1

NR

NR

Side setback1 if adjacent property is not zoned residential

NR

NR

Side setback1 if adjacent property is zoned residential

5'

20'

Rear setback1 if adjacent property is not zoned residential

NR

NR

Rear setback1 if adjacent property is zoned residential

10'

20'

Maximum building height

NR

NR

Minimum lot size for new lots

NR

NR

Landscaping requirements

Chapter 17.74

Signage

Chapter 14.58

Parking requirements

Chapter 17.61

(1)    Setback notes:

    Within the setback area shown on Table 2, no building or structure (as defined in Chapter 17.09) shall be allowed except flagpoles, street furniture, transit shelters, signage, fencing, slope stability structures, and improvements less than thirty inches above grade, including decks, patios, walks, and driveways. Some of these structures and improvements require a permit.

    The setbacks shown in Table 2 are zoning setbacks. Larger setbacks may be required by the State Building Code, Fire Code, sight distance requirements, or landscaping requirements.

(Ord. 1547 § 5 (part), 2020).

17.40.060 Performance standards.

The maximum permissible limits of the performance standards for the industrial zones shall be as designated below.

TABLE 3: PERFORMANCE STANDARDS IN INDUSTRIAL ZONES 

Performance Standards

I-1

I-2

Air Quality

Emissions from combustion and incineration, emissions from sources emitting hazardous air pollutants, and emissions of suspended particles or fugitive dust shall not exceed the standards set forth in Chapter 173-400 WAC, General Regulations for Air Pollution. Where such emissions could be produced as a result of accident or equipment malfunction, safeguards standard for safe operation in the industry shall be taken. Polluted air streams shall be treated with the best available control technology.

Electromagnetic Interference

Electric fields and magnetic fields shall not be created that adversely affect the public health, safety, and welfare, including but not limited to interference with the normal operation of equipment or instruments or normal radio, telephone, or television reception from off the premises where the activity is conducted. This section does not apply to telecommunication facilities which are regulated by the FCC under the Federal Telecommunication Act of 1996 or its successor.

Fire and Explosive Hazard

The manufacture, use, processing, or storage of flammable liquids, gases, or solids shall be in compliance with the State Fire Code, the State Building Code, National Fire Protection Association standards, and any other state or nationally recognized standards that may apply to the particular use, building, or process.

Glare

Any activity producing excessive or uncontrolled bright light shall be carried on in such a manner that the glare is not perceptible at or beyond the property line. Artificial lighting shall be hooded or shaded so that direct light of high intensity lamps will not result in objectionable glare.

Hazardous Materials

The manufacture, use, processing, or storage of hazardous materials shall be permitted in accordance with the regulations of the State Building Code, State Fire Code, the National Fire Protection Association Standards, and any other state or nationally recognized standards that may apply to the particular use, building, or process.

Heat and Humidity (Steam)

Any activity producing humidity in the form of steam or moist air, or producing heat, shall be carried on in such a manner that the heat or humidity is not perceptible at or beyond the property line.

Industrial Wastes

The storage, processing, or disposal of dangerous waste shall be subject to the regulations of the Washington State Department of Ecology.

Noise

Noise within the industrial zones shall not exceed the maximum permissible noise levels set forth in this chapter and Chapter 173-60 WAC, Maximum Environmental Noise Levels, as measured at the property line of the noise source.

 

Maximum Permissible Environmental Noise Levels from Industrial Uses

 

 

Noise Source

Property Receiving Noise by Zone

 

 

 

Residential

Commercial

Industrial

 

 

Industrial Zone

60 dBA*

65 dBA

70 dBA

 

* Between the hours of ten p.m. and seven a.m., the noise limitations of the foregoing table shall be reduced by ten dBA for residential receiving property.

At any time of the day or night the applicable noise limitations may be exceeded for any receiving property by no more than:

(1)

Five dBA for a total of fifteen minutes in any one-hour period.

(2)

Ten dBA for a total of five minutes in any one-hour period.

(3)

Fifteen dBA for a total of one and one-half minutes in any one-hour period.

Exemptions to the maximum permissible noise levels cited in this chapter shall be as enumerated in WAC 173-60-050, Maximum Environmental Noise Levels Exemptions.

Odors

Any use producing odors shall be carried on in such a manner that offensive or obnoxious odors shall not be perceptible at or beyond the zone boundary.

Any use producing odors shall implement best management practices and use best available technology so that offensive or obnoxious odors shall not be perceptible to a person of normal sensitivity in a residential or commercial zone on a day with normal wind patterns and wind speed.

Vibration

Every use shall be so operated that the ground vibration inherently and recurrently generated from equipment other than vehicles is not perceptible without instruments at any point beyond the zone boundary.

(Ord. 1547 § 5 (part), 2020).

17.40.070 Storage areas.

All storage shall be on hard surface or gravel and kept free of weeds. All storage shall be kept in a manner so that it will not create a fire hazard or a nuisance. In the case of open storage of combustible material, a roadway shall be provided and maintained to permit fire department access at all times. (Ord. 1547 § 5 (part), 2020).

17.40.080 Construction code requirements.

All uses in the industrial zones must be in compliance with the applicable requirements of the State Building Code, Fire Code, Mechanical Code, and Plumbing Code except as may be provided in this chapter. (Ord. 1547 § 5 (part), 2020).

17.40.090 Fences and walls.

Fences and walls not exceeding eight feet in height may be permitted subject to the requirements of this section. Prior to construction or installation, all fences and walls will require a fence permit to be issued by public works and/or a building permit issued by the building and planning department. Electric and barbed wire fences are prohibited, except that security fences containing barbed wire may be permitted subject to review by the building official regarding the safety of such a fence. All applications for permits to construct or install fences or walls shall be reviewed by the building official and city engineer for vehicular and pedestrian safety. (Ord. 1547 § 5 (part), 2020).

17.40.100 Stormwater and drainage.

(a)    Each use shall provide for approved on-site or off-site detention or control of excess stormwater runoff or drainage resulting from the use. No use shall cause downstream property owners to receive stormwater runoff at a higher peak flow than would have resulted from the same event had the use or improvement not been present.

(b)    Stormwater runoff or drainage shall be controlled and contained on site except where adequate off-site storm drainage systems are available. Stormwater runoff and/or drainage resulting from a use must be controlled so that water will not flow onto a public sidewalk or onto adjacent property. Drainage into city storm sewer or onto a city street must be approved by the public works director. (Ord. 1547 § 5 (part), 2020).