Chapter 18.34
ARI AIRPORT RELATED INDUSTRY ZONE DISTRICT
Sections:
18.34.050 Development and design standards.
18.34.060 Environmental performance standards.
18.34.010 Purpose.
The purpose of the airport related industry (ARI) zone district is to regulate the use and development of land at or near the Olympia Airport to ensure that such uses are compatible with the operation of the airport and with neighboring residential uses. The use restrictions are designed to make the land available for industrial uses, aviation, office and commercial development. The Port of Olympia Development Guidelines and the City of Tumwater Design Guidelines should be referenced when developing in this zone district.
(Ord. O2016-023, Amended, 01/03/2017; Ord. O95-035, Added, 12/19/1995)
18.34.020 Permitted uses.
Permitted uses in the ARI district are as follows:
A. Aviation and aviation-related uses;
B. Wholesaling, manufacturing, assembling, repairing, fabricating, or other handling of products and equipment;
C. Warehouse distribution centers, subject to the requirements of TMC 18.42.110;
D. General retail;
E. Offices;
F. Aviation fueling facilities;
G. Motor pool and equipment parking;
H. Park and ride facilities;
I. Transit facilities;
J. The raising of crops, including trees;
K. Hotel/motel and conference facilities;
L. Support facilities;
M. Parks, open space areas, and recreational facilities;
N. Post offices;
O. Child day care center, child mini-day care center;
P. Schools on parcels abutting residential zones and outside of the airport hazard area subject to the provisions of TMC Chapter 18.56;
Q. Sexually oriented businesses subject to the provisions of TMC 18.42.050;
R. Retail and wholesale nurseries or greenhouses;
S. Museums, libraries, art galleries;
T. Transportation terminal facilities;
U. Restaurants;
V. Automobile service stations;
W. Attached wireless communication facilities, except that it is prohibited to attach a nonaccessory wireless communication antenna on a single-family or two-family dwelling;*
X. Wireless communication towers;*
Y. Motor vehicle sales facilities, subject to the requirements set forth in TMC Chapter 18.42;
Z. Equipment rental and sales facilities;
AA. Motorsports facility – indoor;
BB. Motorsports sales facility;
CC. Auto repair facilities;
DD. Crematories;
EE. Electric vehicle infrastructure;
FF. Agriculture;
GG. Community gardens;
HH. Farmers markets;
II. Marijuana retailer;
JJ. Breweries, wineries, distilleries;
KK. Kennels;
LL. Mini-storage;
MM. Wildlife refuges and forest preserves;
NN. Temporary expansions of schools, such as portable classrooms;
OO. Cross-dock facilities, fifty thousand square feet or smaller in size;
PP. Motor freight terminals, fifty thousand square feet or smaller in size;
QQ. Warehousing, nondistribution, two hundred thousand square feet or smaller in size;
RR. Warehousing, nondistribution, larger than two hundred thousand square feet in size, subject to the requirements of TMC 18.42.110;
SS. Energy systems;
TT. Food trucks or trailers in accordance with TMC 18.42.120;
UU. Food truck or trailer courts in accordance with TMC 18.42.120;
VV. Permanent supportive housing, subject to TMC 18.42.150;
WW. Transitional housing, subject to TMC 18.42.150;
XX. Emergency housing, subject to TMC 18.42.150;
YY. Emergency shelter, subject to TMC 18.42.150;
ZZ. Planned unit developments not including residential uses;
AAA. Optometry clinics;
BBB. Personal services;
CCC. Professional services.
*Wireless communication facilities are subject to Federal Aviation Administration (FAA) standards and approval, and furthermore are subject to provisions for wireless communication facilities in TMC Chapter 11.20, Wireless Communication Facilities.
(Ord. O2022-013, Amended, 10/04/2022; Ord. O2022-006, Amended, 08/01/2022; Ord. O2021-019, Amended, 01/18/2022; Ord. O2019-020, Amended, 11/19/2019; Ord. O2019-007, Amended, 09/03/2019; Ord. O2018-025, Amended, 12/18/2018; Ord. O2018-007, Amended, 10/16/2018; Ord. O2017-023, Amended, 07/17/2018; Ord. O2017-006, Amended, 07/18/2017; Ord. O2016-023, Amended, 01/03/2017; Ord. O2016-006, Amended, 06/07/2016; Ord. O2014-012, Amended, 08/19/2014; Ord. O2013-025, Amended, 01/07/2014; Ord. O2013-013, Amended, 10/01/2013; Ord. O2010-029, Amended, 06/07/2011; Ord. O2010-015, Amended, 09/07/2010; Ord. O2008-017, Amended, 10/21/2008; Ord. O2008-016, Amended, 09/16/2008; Ord. O2006-037, Amended, 03/04/2008; Ord. O2003-001, Amended, 02/18/2003; Ord. O2000-004, Amended, 07/18/2000; Ord. O98-009, Amended, 10/20/1998; Ord. O97-019, Amended, 06/17/1997; Ord. O96-022, Amended, 12/17/1996; Ord. O95-035, Added, 12/19/1995)
18.34.030 Accessory uses.
Accessory uses in the ARI district are as follows:
A. All uses customarily accessory to permitted uses;
B. Restaurants and cocktail lounges as an accessory use to hotels/motels and transportation terminal facilities;
C. Accessory wireless communication antenna;*
D. Warehousing, accessory to another use on the same site;
E. Energy systems.
*Wireless communication facilities are subject to Federal Aviation Administration (FAA) standards and approval, and furthermore are subject to provisions for wireless communication facilities in TMC Chapter 11.20, Wireless Communication Facilities.
(Ord. O2019-007, Amended, 09/03/2019; Ord. O2018-025, Amended, 12/18/2018; Ord. O2017-023, Amended, 07/17/2018; Ord. O2017-006, Amended, 07/18/2017; Ord. O97-019, Amended, 06/17/1997; Ord. O95-035, Added, 12/19/1995)
18.34.040 Conditional uses.
Conditional uses in the ARI district are as follows:
A. Storage, manufacture or sale of highly volatile or extremely hazardous substances or materials other than airport fueling facilities that present a potential public health or safety hazard pursuant to this code (TMC Chapter 18.56);
B. Off-site hazardous waste treatment and storage facilities;
C. The following essential public facilities:
1. State education facilities;
2. Large scale or regional transportation facilities;
3. Prisons, jails or other correctional facilities;
4. Solid waste handling facilities;
5. Sewage treatment facilities (not including individual or community wastewater treatment systems);
6. Emergency communication towers and antennas;*
D. Private post-secondary education facilities;
E. Marijuana processor, within a fully enclosed secure indoor structure only;
F. Marijuana producer, within a fully enclosed secure indoor structure only;
G. Impound yards.
*Emergency communication towers and antennas are subject to Federal Aviation Administration (FAA) standards and approval, and furthermore the use is subject to provisions for wireless communication facilities in TMC Chapter 11.20, Wireless Communication Facilities.
(Ord. O2022-013, Amended, 10/04/2022; Ord. O2018-025, Amended, 12/18/2018; Ord. O2017-023, Amended, 07/17/2018; Ord. O2017-006, Amended, 07/18/2017; Ord. O2013-025, Amended, 01/07/2014; Ord. O2006-037, Amended, 03/04/2008; Ord. O2006-019, Amended, 08/15/2006; Ord. O2003-001, Amended, 02/18/2003; Ord. O97-019, Amended, 06/17/1997; Ord. O95-035, Added, 12/19/1995)
18.34.050 Development and design standards.
The comprehensive scheme of harbor improvements, the Port of Olympia development guidelines, and the Tumwater design guidelines shall be referenced for specific design standards.
A. Site area: no minimum, except adequate space must be provided for required parking, yards, and landscaping;
B. Lot coverage, maximum impervious surface: eighty-five percent of the total area of the lot;
C. Structure height: a maximum height of sixty-five feet; provided, however, that no structure shall penetrate imaginary airspace surfaces as defined by 14 C.F.R. Part 77. A map that provides detailed information on ground and imaginary airspace surface elevations is available for inspection in the community development department;
D. Yards.*
1. Front: twenty feet minimum setback on all street frontages unless otherwise specified by the Port of Olympia development guidelines or the Tumwater design guidelines.
2. Side: ten feet from property line, minimum. In cases where sites share drive aisles and/or truck maneuvering areas, no side setback is required on the side where an aisle is shared.
3. Rear: ten feet from property line, minimum. In cases where sites share drive aisles and/or truck maneuvering areas, no rear setback is required on the side where an aisle is shared.
Where structures or portions of structures are adjacent to any residential zoning district, the minimum structural setback shall be twenty feet. Where structures are constructed over twenty-five feet, the setback of the structure from the adjacent property lines shall be increased by one foot for each additional foot in height above twenty-five feet in height of the proposed new building and shall have screening in accordance with TMC Chapter 18.47;
E. Yards Exception. Any side or rear yard, not abutting on a public or private street, may be reduced to zero; provided:
1. That the yard area reduced by this procedure is added to the required setback on the opposite side of the site;
2. The opposite side yard setback is no less than ten feet after the yard area has been added as described in subsection (E)(1) of this section;
3. Where zero yard setback is used, the abutting site must be held under the same ownership at the time of initial construction or the owners of the abutting property(ies) record agreements or deed restrictions providing maintenance access and consent in writing to such zero yard setback;
4. The adjacent setback for such abutting property(ies) is not less than ten feet; and
5. An alternative landscaping plan is prepared in accordance with TMC 18.47.060 (Alternative landscaping plan). Incorporation of stands of trees existing prior to site development into the landscaping plan is encouraged.
F. Park and Open Space Area. New development in the ARI zone district shall set aside land for park and open space area as specified in TMC 17.12.210 and 18.42.130 and the citywide design guidelines.
*See Diagram 18.04.670, Yard Determination Diagram, in TMC 18.04.230, Y definitions.
(Ord. O2020-015, Amended, 02/16/2021; Ord. O2017-030, Amended, 03/20/2018; Ord. O2016-023, Amended, 01/03/2017; Ord. O2011-002, Amended, 03/01/2011; Ord. O2004-009, Amended, 12/07/2004; Ord. O97-025, Amended, 12/02/1997; Ord. O95-035, Added, 12/19/1995)
18.34.060 Environmental performance standards.
Environmental performance standards pertaining to the ARI zone district are as follows:
A. Lighting that diminishes the ability to distinguish between airport lights and non-airport lights is prohibited. Exterior lighting shall meet the requirements of TMC 18.40.035.
B. Interference with Aviation Communication. Uses are prohibited which would interfere with aviation communication.
In addition to the environmental performance standards above, it shall be the responsibility of the operator and/or proprietor of any future permitted use to provide evidence and technical data as the community development director may require demonstrating that the use or activity is or will comply with the environmental performance standards of TMC Chapter 18.40.
Failure of the community development director to require such information shall not be construed as relieving the operator and/or the proprietor from compliance with the environmental performance standards of this title.
(Ord. O2017-030, Amended, 03/20/2018; Ord. O2011-002, Amended, 03/01/2011; Ord. O95-035, Added, 12/19/1995)