Chapter 17.40
INDUSTRIAL ZONES

Sections:

17.40.010    Purpose.

17.40.020    Additional requirements.

17.40.030    Allowed uses.

17.40.040    Prohibited.

17.40.050    Development standards for industrial zones.

17.40.060    Performance standards.

17.40.070    Containment within a building.

17.40.080    Commercial coach.

17.40.090    Temporary structures.

17.40.100    Construction code requirements.

17.40.110    Storage areas.

17.40.120    Fences and walls.

17.40.130    Buffer strips.

17.40.140    Storm water and drainage.

17.40.010 Purpose.

The purpose of this chapter is to provide for:

A. Business and manufacturing employment opportunities for existing residents of the city and those in the adjacent area;

B. A variety of industrial uses, in limited and appropriate areas, to accommodate existing industries and minimize adverse impacts to the environment and surrounding uses;

C. Protection of residential and other uses from adverse impacts from manufacturing and industrial uses;

D. Protection of industrial areas from other uses that may interfere with the purpose and efficient operation of those areas.

The light industrial (L-I) zone is intended to accommodate a variety of light industrial uses including but not limited to manufacturing, warehousing, distribution operations, processing and fabricating, and to preserve land for such use.

The heavy industrial (H-I) zone is intended to accommodate heavy industrial uses and to preserve land for such uses at locations that will permit less restrictive industrial performance standards and bulk regulations than are required in the L-I zone, thereby providing greater flexibility to accommodate a variety of heavy industrial uses including but not limited to manufacturing, fabricating, processing, warehousing, distribution operations, and assembly. (Ord. 1105 § 1, 2009).

17.40.020 Additional requirements.

Additional requirements are found in other chapters of this code and other adopted city regulations, including but not limited to the following:

A. Chapter 17.10 SLMC, Citywide Regulations.

B. Chapter 17.49 SLMC, Site Plan Review.

C. Chapter 17.51 SLMC, Conditional and Unmentioned Uses.

D. Chapter 17.54 SLMC, Off-Street Parking and Loading.

E. Chapter 17.57 SLMC, Landscaping.

F. Chapter 17.58 SLMC, Signs.

G. Chapter 14.12 SLMC, Critical Areas.

H. City of Soap Lake shoreline master program. (Ord. 1105 § 1, 2009).

17.40.030 Allowed uses.

A. The industrial land uses 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 (E) of this section. Further interpretation of these zones may be obtained as specified in SLMC 18.03.020(B). Land uses are also subject to any footnotes contained within this chapter.

B. The uses are arranged in three categories. There are primary uses, those uses the industrial zones were designed to accommodate; accessory uses; and other uses that are compatible with or support the primary uses, or are not appropriate for other zones because of impacts.

C. The symbols used in the table represent the following:

1. An “A” in a table cell indicates that the use is allowed subject to the applicable standards in this code in the zone listed at the top of the table.

2. A “C” in a table cell indicates that the use is allowed by conditional use permit, subject to the conditional use provisions in Chapter 17.51 SLMC and any additional standards specified.

3. An “X” in a table cell indicates the use is not allowed in the zone listed at the top of the table.

D. Procedural requirements for permits are described in SLMC Title 20.

E. Uses similar to those listed may be established as allowed or conditionally allowed through the interpretation procedures in SLMC 18.03.020(B). In determining whether a use should be permitted, the zoning administrator shall refer to the purpose statements found in SLMC 17.40.010 and the 1987 version of the Standard Industrial Classification Manual.

TABLE 17.40.030 LAND USES IN INDUSTRIAL ZONES 

USE CATEGORIES

L-I

H-I

Primary Uses

Assembly of parts

A

C

Bus barns and maintenance facilities

A

X

Hazardous waste treatment and storage, from off site

X

C

Hazardous waste treatment and storage, generated on site1

A

A

Machine shop

A

A

Manufacturing, processing, or packaging of products using raw materials

C

C

Manufacturing, processing, or packaging of previously prepared materials2

A

A

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

A

A

Manufacturing, processing, or packaging of food products such as meat products, seafood products, distilling, fermenting, and canning. Excludes slaughtering, rendering, curing, and tanning

C

A

Slaughtering, rendering, curing, and tanning

X

C

Outside storage as a primary use3

A

A

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

A

A

Recycling collection site and recycling facilities

A

A

Solid waste processing facilities

X

C

Storage, warehousing, and distribution facilities

A

A

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

A

A

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

A

A

Uses that serve the agricultural industry, such as feed and seed stores, farm equipment repair and sales, and agricultural services such as soil preparation services, lawn care services, potato curing, seed cleaning, and sorting, grading, packing, and packaging of fruits and vegetables

A

A

Welding or metal fabrication

A

A

Wrecking yards, salvage yards, or junk yards

A

A

Accessory Uses

Accessory use appurtenant to any primary use and not otherwise prohibited

A

A

Construction site storage in cargo containers or semi trailers4

A

A

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

A

A

Dwelling unit for on-site security or maintenance personnel and family5

A

A

Offices related to permitted uses conducted on the same site

A

A

Storage in cargo container, in compliance with Chapter 17.76 SLMC

C

C

Other Allowed Uses

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

A

C

Building material or lumber yard, retail or wholesale

A

X

Commercial recreation requiring large land area and/or generating noise, such as go-carts, target shooting, race tracks, etc.

C

C

Contractors’ establishments, including offices, shops, and storage yards

A

X

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

A

A

Industrial laundry or dry cleaning plant

A

A

Mini-storage

A

X

Nurseries and greenhouses for the growing and sale of plants

A

X

Power generating facilities

C

A

Public park

A

A

Repair and service of vehicles and equipment

A

X

Retail and wholesale sales of goods or products manufactured on site, or utilized in manufacturing, repairing, or servicing activities which are permitted in the zone

A

A

Sales or service use, which primarily serve the needs of the industrial district or its employees without attracting a significant number of patrons from outside the district, are compatible with the permitted types of industrial uses, and will not interfere with the orderly development of the industrial area, including but not limited to the following examples:

1. Sale and rental of electronic equipment, forklifts, heavy equipment, trucks, and office equipment.

2. Services: dry cleaner, barber shop, shoe repair, sandwich shop, restaurant, espresso stand, vehicle wash, gas station, convenience store. These uses must be located on an arterial street or within 1,000 feet of similar types of uses.

3. Professional and business services, such as engineering, mailing, copying, fumigating, servicing of fire extinguishers, sign painting and lettering.

4. Other retail and service uses within the same structure as a permitted manufacturing, warehousing, distribution, or office use and occupying no more than 20 percent of the floor area, unless a larger area is approved by the planning agency.

A

X

Storage buildings for private use

X

X

Towing services or vehicle impound yards

A

A

Wireless communication facility, in compliance with Chapter 17.78 SLMC

A

A

Footnotes for Table 17.40.030:

1.    In compliance with the performance standards of the state of Washington siting criteria for on-site hazardous waste treatment and storage facilities and the requirements of this chapter; provided, that on-site hazardous waste treatment and storage facilities are accessory to and subordinate to a primary use which is a generator of hazardous waste.

2.    Previously prepared materials are those which have been subjected to a process of dilution, blending, separation, waste extraction, refinement, or similar process so that further preparation, treatment, or processing does not generate raw refuse matter in quantity or form which would preclude prompt and effective removal of such matter from the site.

3.    Other than contractors’ yards.

4.    Construction storage facilities may be located 10 days prior to start of construction and shall be removed within 10 days of finish of construction. Start of construction shall be defined as 10 days prior to the physical presence of construction activity on the site for which a building permit has been issued. Finish of construction shall be defined as the date of issuance of a certificate of occupancy.

5.    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.

6.    Allowed if allowed in the C-2 and conditional use if a conditional use in the C-2.

7.    Wholesale sales only.

(Ord. 1105 § 1, 2009).

17.40.040 Prohibited.

The following are prohibited in 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 planning agency to pose excessive hazard to the public health, safety, and general welfare. (Ord. 1105 § 1, 2009).

17.40.050 Development standards for industrial zones.

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.

TABLE 17.40.050 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES 

Development Standards

L-I

H-I

Minimum lot size

NR

NR

Maximum lot size

NR

NR

Maximum building height

3 stories or 50'1

NR

Front yard setback2

NR

NR

Exterior side yard setback2

NR

NR

Interior side yard setback2

NR

NR

Rear yard setback2

NR

NR

Landscaping requirements

Chapter 17.57 SLMC

Chapter 17.57 SLMC

Minimum landscaped buffer along residential zoned property

15'

25'

Buffer requirements

SLMC 17.40.130

SLMC 17.40.130

Signage

Chapter 17.58 SLMC

Chapter 17.58 SLMC

Outside storage

SLMC 17.40.110

SLMC 17.40.110

Fencing requirements

SLMC 17.40.120

SLMC 17.40.120

Parking requirements

Chapter 17.54 SLMC

Chapter 17.54 SLMC

Containment within a building

SLMC 17.40.070

NR

NR= No requirement for the zone. Other regulations may apply.

Footnotes for Table 17.40.050:

1.    The planning agency may allow buildings or structures to be erected to an additional height after a public hearing and examination of the location and upon due proof to the satisfaction of the agency that such additional height will not be detrimental to the surrounding properties.

2.    Setbacks.

a. Within the setback area shown on Table 17.40.050, no building or structure (as defined in Chapter 17.06 SLMC) shall be allowed, except flagpoles, street furniture, transit shelters, signage, fencing, slope stability structures, and improvements less than 30 inches above grade, including decks, patios, walks, and driveways. Some of these structures and improvements require a permit.

b. The setbacks shown in the table are zoning setbacks. Larger setbacks may be required by the State Building Code, State Fire Code, sight distance requirements, or landscaping requirements (Chapter 17.57 SLMC).

(Ord. 1105 § 1, 2009).

17.40.060 Performance standards.

The maximum permissible limits of the performance standards for the industrial zones shall be as designated in Table 17.40.060.

TABLE 17.40.060 PERFORMANCE STANDARDS 

Performance Standards

L-I

H-I

Air Quality

Air emissions shall meet applicable state and federal regulations, including but not limited to Chapter 173-400 WAC. Where emissions could be released as a result of accident or equipment malfunction, standard safeguards for safe operation of the industry involved shall be taken.

Odors

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

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 heavy industrial zone boundary line.

Heat and Humidity

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

Glare

Any activity producing glare 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 glare when viewed from public streets or neighboring properties.

Vibrations

Every use shall be so operated that any air or ground vibration recurrently generated from equipment other than vehicles is not perceptible without instruments at any point on or beyond the property line.

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.

Industrial Wastes

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

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.

Noise

Noise emanating from a use or activity within an industrial zone which exceeds the maximum permissible noise levels set forth in WAC 173-60-040 and this chapter shall not be permitted.

Maximum Permissible Environmental Noise Levels from a Noise Source in an Industrial Zone:

Property Receiving Noise by Zone

Residential

 

60 dBA*

50 dBA*

Commercial
Industrial

65 dBA

70 dBA

*Between the hours of 10:00 p.m. and 7:00 a.m. the noise limitations shall be reduced by 10 dBA for receiving property in residential zones.

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

1. 5 dBA for a total of 15 minutes in any one-hour period

2. 10 dBA for a total of five minutes in any one-hour period

3. 15 dBA for a total of 1.5 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.

(Ord. 1105 § 1, 2009).

17.40.070 Containment within a building.

In the L-I zone, all industrial uses including but not limited to manufacturing, processing, warehousing, distribution, and fabrication shall be carried on within a building. This is not to be construed as prohibiting open sales lots or outside storage subject to SLMC 17.40.110. (Ord. 1105 § 1, 2009).

17.40.080 Commercial coach.

A commercial coach may be used as an office in the L-I and H-I zones in association with an existing building. A commercial coach is not allowed in the MLIP zone, except under the provisions of SLMC 17.40.090, Temporary structures. (Ord. 1105 § 1, 2009).

17.40.090 Temporary structures.

A commercial coach or recreational vehicle may be used as a temporary office for a period of time not to exceed 120 days in duration in specific instances where a permanent structure housing an existing licensed business has been destroyed or damaged to the extent that it is rendered unusable. The siting of temporary structures shall be approved by the building official, and shall not require site plan review in compliance with Chapter 17.49 SLMC. Temporary structures shall maintain a 20-foot separation from property lines and/or other buildings or structures. (Ord. 1105 § 1, 2009).

17.40.100 Construction code requirements.

All uses in the industrial zones must be in compliance with the applicable requirements of the building code, the fire code, the mechanical code, and the plumbing code except as may be provided in this chapter. (Ord. 1105 § 1, 2009).

17.40.110 Storage areas.

All storage located on a lot which adjoins a residential or commercial zone shall be wholly within a building or enclosed by a sight-obscuring screen not less than eight feet in height. All storage shall be kept in a manner so that it will not create a fire hazard or a nuisance. In the case of the open storage of combustible material, a roadway shall be provided and maintained to permit free access of fire trucks at any time. This shall not be construed to prohibit open sales lots. (Ord. 1105 § 1, 2009).

17.40.120 Fences and walls.

Fences and walls not exceeding eight feet in height may be permitted subject to the requirements of this section. All fences, walls, or screening plantings will require a fence permit to be issued by the building official prior to construction or installation. Electric fences are prohibited. 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. 1105 § 1, 2009).

17.40.130 Buffer strips.

Site plan review by the planning agency will be required for any contiguous industrial and residential development. Buffer strips, in addition to the perimeter landscaping requirements in Chapter 17.57 SLMC, may be required by the planning agency to separate developed contiguous industrial and residential uses from each other in order to eliminate nuisances. The planning agency may allow or require plantings, screening fences, walls, sound deadening walls, berms, or any combination thereof. Buffer strips shall be suitably landscaped and maintained. (Ord. 1105 § 1, 2009).

17.40.140 Storm water and drainage.

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

B. Storm water runoff or drainage shall be controlled and contained on site except where adequate off-site storm drainage systems are available. Storm water 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 city engineer. (Ord. 1105 § 1, 2009).