40.230.085    Employment Districts (IL, IH, IR, BP)

A.    Purpose. The purpose of this section is to provide for a wide range of noncommercial economic development and employment opportunities that limit residential, institutional, commercial, office and other nonindustrial uses to those necessary for the convenience and support of such development and opportunities.

(Amended: Ord. 2016-04-03; Ord. 2018-01-09; Ord. 2019-07-01; Ord. 2019-11-05; Ord. 2019-11-16; Ord. 2020-03-08)

B.    Applicability. The regulations in this section shall be applicable in the following zoning districts:

1.    Industrial (I) Districts.

a.    Light Industrial District (IL). The light industrial district is intended to provide for those less-intensive industrial uses which produce little noise, odor and pollution. It also provides for resource-based uses and service uses that are deemed compatible with light industrial uses.

b.    Business Park (BP) District. The business park district provides for the development of uses including limited light manufacturing and wholesale trade, light warehousing, business and professional services, research, business, and corporate offices, and other similar compatible or supporting enterprises not oriented to the general public.

c.    Railroad Industrial District (IR). The railroad industrial district is intended to provide for those industrial uses that are most suited for and can take advantage of locations along the county’s rail line.

2.    Heavy Industrial District (IH). The heavy industrial district is intended to preserve, enhance and create areas containing industrial and manufacturing activities which are potentially incompatible with most other uses.

(Amended: Ord. 2016-04-03; Ord. 2018-01-09; 2019-07-01; Ord. 2019-11-05; Ord. 2019-11-16; Ord. 2020-03-08)

C.    Uses. The uses set out in Table 40.230.085-1 are examples of uses allowable in the Industrial and Business Park zoning districts.

    “P” – Uses allowed subject to approval of applicable permits.

    “C” – Conditional uses which may be permitted, subject to the approval of a conditional use permit as set forth in Section 40.520.030.

    “X” – Uses specifically prohibited.

The list of uses is based on the 2012 North American Industrial Classification System (NAICS), http://www.naics.com/search.htm. NAICS is organized in a hierarchical structure as follows:

•    Sector (two (2) digit);

•    Subsector (three (3) digit);

•    Industry groups (four (4) digit); and

•    Industry (five (5) digit).

In Table 40.230.085-1, each line is intended to include all lower divisions within it. If a specific industry group or industry is separately called out on its own line in the table under a subsector, it is to be separately regulated, but all other industry groups or industry under a subsector not listed will be regulated the same as the subsector. Where no industry group or industry is separately called out, the use category is intended to apply generally to uses within the subsector.

The use categories apply to the industry sector of the user and are not intended to be applied individually to floor areas within each use category.

Table 40.230.085-1. Uses  2012 North American Industrial Classification System (NAICS)						IL	IH	IR	BP
A. Resource Uses
11 Agriculture, forestry, fishing and hunting
	111	Crop production				P	P	P	P
	112	Animal production				P	P	P	P
	113	Forestry and logging				P	P	P	P
	114	Fishing, hunting and trapping				P	P	P	P
	115	Support activities for agriculture and forestry				P	P	P	P
21 Mining
	211	Oil and gas extraction				X	C4	C4	X
	212	Mining (except oil and gas)				X	C4	C4	X
		2123	Nonmetallic mineral mining and quarrying			X	P4	P4	X
	213	Support activities for mining				X	C4	C4	X
22 Utilities
	221	Utilities
			22111	Electric power generation		P	P	P	C
			22112	Electric power transmission and distribution		P	P	P	P
			22121	Natural gas distribution		P	P	P	P
			22131	Water supply and irrigation systems		P	P	P	P
			22132	Sewage treatment facilities		P	P	P	C
23 Construction
	236	Construction of buildings				P5	P5	P5	P5
	237	Heavy and civil engineering construction				P5	P5	P5	P5
	238	Specialty trade contractors				P5	P5	P5	P5
		Storage yards for building materials, contractors’ equipment and vehicles				P	P	P	X
B. Manufacturing Uses
	311	Food manufacturing				P	P	P	X
			31161	Animal slaughtering and processing		C	P	P	X
				311811	Retail bakeries	P	P	P	P
	312	Beverage and tobacco product manufacturing				P	P	P	P
	313	Textile mills				P	P	P	X
	314	Textile product mills				P	P	P	X
	315	Apparel manufacturing				P2	P2	P2	X
	316	Leather and allied product manufacturing
		3161	Leather and hide tanning and finishing			X	P	P	X
		3162	Footwear manufacturing			P	P	P	P
		3169	Other leather and allied product manufacturing			P	P	P	P
	321	Wood product manufacturing
		3211	Sawmills and wood preservation			X	P	P	X
		3212	Veneer, plywood, and engineered wood product manufacturing			X	P	P	X
				321214	Truss manufacturing	P	P	P	X
		3219	Other wood product manufacturing			P	P	P	X
	322	Paper manufacturing
		3221	Pulp, paper and paperboard mills			X	P	P	X
		3222	Converted paper product manufacturing			P	P	P	P
	323	Printing and related support activities				P	P	P	P
	324	Petroleum and coal products manufacturing				X	P	P	X
	325	Chemical manufacturing				X	P	P	X
		3254	Pharmaceutical and medicine manufacturing			P	P	P	X
		3256	Soap, cleaning compound, and toilet preparation manufacturing			P	P	P	X
	326	Plastics and rubber products manufacturing				P	P	P	X
	327	Nonmetallic mineral product manufacturing
		3271	Clay product and refractory manufacturing			P	P	P	X
		3272	Glass and glass product manufacturing			P	P	P	X
		3273	Cement and concrete product manufacturing			P	P	P	X
				327310	Cement manufacturing	X	P	P	X
				327320	Ready-mix concrete manufacturing	X	P	P	X
		3274	Lime and gypsum product manufacturing			X	P	P	X
		3279	Other nonmetallic mineral product manufacturing			X	P	P	X
	331	Primary metal manufacturing				X	P	P	X
	332	Fabricated metal product manufacturing
		3321	Forging and stamping			P	P	P	X
		3322	Cutlery and hand tool manufacturing			P	P	P	P
		3323	Architectural and structural metals manufacturing			P	P	P	X
		3324	Boiler, tank, and shipping container manufacturing			P	P	P	X
		3325	Hardware manufacturing			P	P	P	X
		3326	Spring and wire product manufacturing			P	P	P	X
		3327	Machine shops			P	P	P	C
		3328	Coating, engraving, heat treating, and allied activities			P	P	P	X
				332813	Electroplating, plating, polishing, anodizing, and coloring	C	P	P	X
		3329	Other fabricated metal product manufacturing			P	P	P	X
	333	Machinery manufacturing				P	P	P	C
	334	Computer and electronic product manufacturing				P	P	P	P
	335	Electrical equipment, appliance, and component manufacturing				P	P	P	P
	336	Transportation equipment manufacturing				P	P	P	X
				336991	Motorcycle, bicycle, and parts manufacturing	P	P	P	P
	337	Furniture and related product manufacturing				P	P	P	X
	339	Miscellaneous manufacturing				P	P	P	P
C. Wholesale Trade
	423	Wholesale trade, durable goods (retail sales prohibited)				P	P	P	P
	424	Wholesale trade, nondurable goods (retail sales prohibited)				P	P	P	P
	425	Wholesale electronic markets and agents and brokers				P	P	P	P
D. Retail Trade
		Retail sales of products fabricated on site				P1	P1	P1	P1
		Construction and industrial equipment sales				P	P	P	X
		4411	Automotive dealers			X	X	X	X
		4412	Other motor vehicle dealers			X	X	X	X
		4413	Automotive parts, accessories, and tire stores			P1	P1	P1	P1
		4441	Building material and supplies dealers			P	X	X	X
			44412	Paint and wallpaper stores		P1	X	X	X
			44413	Hardware stores		P1	X	X	X
	445	Food and beverage stores				P1	X	X	P1
			44512	Convenience stores		P1	P1	P1	P1
	446	Health and personal care stores				P1	X	X	P1
	447	Gasoline stations				C	C	C	C
	448	Clothing and clothing accessories stores				P1	X	X	P1
	451	Sporting goods, hobby, book and music stores				P1	X	X	P1
	452	General merchandise stores				X	X	X	X
	453	Miscellaneous store retailers				P1	X	X	P1
	454	Nonstore retailers				P	X	X	P
			45431	Fuel dealers		P	P	P	X
E. Transportation and Warehousing
	482	Rail transportation				P	P	P	X
	483	Water transportation				X	P	X	X
	484	Truck transportation				P	P	P	P
	485	Transit and ground passenger transportation				P	P	P	P
	486	Pipeline transportation				P	P	P	P
	487	Scenic and sightseeing transportation				P	P	X	X
	488	Support activities for transportation				P	P	X	X
		4882	Support activities for rail transportation			P	P	P	X
		4883	Support activities for water transportation			X	P	P	X
		4884	Support activities for road transportation			P	X	X	X
		4885	Freight transportation arrangement			P	P	P	P
		4889	Other support activities for transportation			P	P	P	P
	491	Postal service				P	P	P	P
	492	Couriers and messengers				P	P	P	P
	493	Warehousing and storage				P	P	P	P
F. Information
	511	Publishing industries				P	P	P	P
	512	Motion picture and sound recording industries				P	P	P	P
	515	Broadcasting (except Internet)				P	P	P	P
	516	Internet publishing and broadcasting				P	P	P	P
	517	Telecommunications				P	P	P	P
		5172	Wireless communications carriers			P/C7	P/C7	P/C7	P/C7
	518	Internet service providers, web search portals, and data processing services				P	P	P	P
	519	Other information services				P	P	P	P
52 Finance and insurance						X	X	X	P
		5221	Branch banks (including drive-up service)			P1	P1	X	P
	524	Insurance carriers and related activities				P	X	X	P
53 Real estate and rental and leasing
	531	Offices of real estate agents and brokers				P	X	X	P
	532	Rental and leasing services				P	X	X	P
		5324	Commercial and industrial machinery and equipment rental and leasing			P	P	P	X
	533	Lessors of nonfinancial intangible assets (except copyrighted works)				X	X	X	P
54 Professional, scientific, and technical services
	541	Professional, scientific, and technical services				P	X	X	P
			54135	Building inspection services		P	X	X	P
			54136	Geophysical surveying and mapping services		P	X	X	P
			54137	Surveying and mapping (except geophysical services)		P	X	X	P
			54138	Testing laboratories		P	X	X	P
			54194	Veterinary services		P	P	X	P
55 Management of companies and enterprises
	551	Management of companies and enterprises				P	X	X	P
56 Administrative and support and waste management and remediation services
	561	Administrative and support services				P	X	X	P
		5616	Investigation and security services			P	X	X	P
		5617	Services to buildings and dwellings			P	X	X	P
		5619	Other support services			P	X	X	P
	562	Waste management and remediation services				C6	C6	C6	X
61 Educational services10
	611	Educational services				C	C	X	C
		6111	Elementary and secondary schools			C	C	X	C
		6112	Junior colleges			C	C	X	C
		6113	Colleges and universities			C	C	X	C
		6114	Business schools and computer and management training			C	C	X	P
		6115	Technical and trade schools			P	P	P	P
				611519	Truck driving schools	P	P	X	P
		6116	Other schools and instruction			C	C	X	P
				611692	Automobile driving schools	P	C	X	P
		6117	Educational support services			C	C	X	P
62 Health care and social assistance
	621	Ambulatory health care services				P	X	X	P
		6215	Medical and diagnostic laboratories			P	X	X	P
		6216	Home health care services			P	X	X	P
		6219	Other ambulatory health care services			P	X	X	P
			62191	Ambulance services		P	P	P	P
	622	Hospitals				C	X	X	P
	623	Nursing and residential care facilities				X	X	X	P
		6232	Residential mental retardation, mental health, and substance abuse facilities			X	X	X	C
	624	Social assistance				X	X	X	P
		6244	Child day care services			P1	P1	P1	P
71 Arts, entertainment, and recreation						P1	X	X	P
		7112	Spectator sports			C	X	X	C
			71391	Golf courses and country clubs		X	X	X	X
			71392	Skiing facilities		X	X	X	X
			71393	Marinas		P	X	X	X
			71394	Fitness and recreational sports centers		P1	P1	P1	P1
			71399	All other amusement and recreation industries		P1	X	X	P1
72 Accommodations and food services
	721	Accommodation				X	X	X	P
	722	Food services and drinking places				P1	P1	P1	P1
		7223	Special food services			P	P	P	P
81 Other services (except public administration)
	811	Repair and maintenance				P3	P3	P3	P3
		8111	Automotive repair and maintenance			P3	P3	P3	C
		8113	Commercial and industrial machinery and equipment (except automotive and electronic repair and maintenance)			P3	P3	P3	C
	812	Personal and laundry services				P1	X	X	P1
			81221	Funeral homes and funeral services		X	X	X	P
			81222	Cemeteries and crematories		C	C	C	C
		8123	Dry cleaning and laundry services			P1	X	X	P1
			81233	Linen and uniform supply		P	P	X	P
			81291	Pet care (except veterinary) services		P1	X	X	P1
	813	Religious, grant making, civic, professional, and similar organizations				X	X	X	C
92 Public administration10						P	X	X	P
			92214	Correctional institutions10, 12		C	C	X	X
G. Other Uses Not Listed as NAICS Codes
1. Service stations for vehicle fleets, including cardlock facilities						P	P	P	P
2. Personal property storage including outdoor RV and boat storage						P	X	X	X
3. Accessory uses
	a. Administrative, educational, and other related activities and facilities					P2	P2	P2	P2
	b. Caretaker, security or manager residence when incorporated as an integral part of a permitted use					P2	P2	P2	P2
	c. Off-site hazardous waste treatment and storage facilities12 (subject to RCW 70.105.210)					P2	P2	P2	P2
4. Other Uses
	a. Parks, trails and related uses10					P2	P2	P2	P2
	b. Existing residential uses without any increase in density, including accessory uses and structures normal to a residential environment. Replacement of such structures requires county approval prior to the removal of the existing structure(s) and is subject to the limits regarding the replacement.					P	P	P	P
	c. Legally existing commercial and industrial use structures					P	P	P	P
	d. Public facilities for the support of construction projects and agency operations, including offices for employees of the facility					P	P	P	P
	e. Electric vehicle infrastructure					P	P	P	P
	f. Coffee and food stands two hundred (200) square feet or less					P8	P8	P8	P8
	g. Agricultural stands and markets					P9	P9	P9	P9
	h. Medical marijuana cooperative					X	X	X	X
	i. Marijuana production facilities					P11	P11	X	X
	j. Marijuana processor I facilities					P11	P11	X	P11
	k. Marijuana processor II facilities					P11	P11	X	P11
	l. Marijuana retailer facilities					X	X	X	X

 

1 These uses shall be limited to a maximum of ten percent (10%) of the gross floor area of all buildings within the development site. These uses are intended to serve and support the needs of employees, clients, customers, vendors, and others having business at the industrial site, to allow limited retail sales of products manufactured on site, to attract and retain a quality workforce, and to further other public objectives such as trip reduction.

2 Permitted only in association with a permitted use.

3 The repair and maintenance subsector does not include all establishments that do repair and maintenance. For example, a substantial amount of repair is done by establishments that also manufacture machinery, equipment and other goods. These establishments are included in Sector 31-33, Manufacturing Uses. Repair of transportation equipment is often provided by or based at transportation facilities, such as airports and seaports, and these activities are included in Sector 48-49, Transportation and Warehousing. Excluded from this subsector are establishments primarily engaged in rebuilding or remanufacturing machinery and equipment. These are classified in Sector 31-33, Manufacturing Uses. Also excluded are retail establishments that provide after-sale services and repair. These are classified in Sector 44-45, Retail trade.

4 Subject to the provisions of Section 40.250.022, Surface Mining Overlay District.

5 Businesses that are actively working on construction projects and not just coordinating with other contractors. Uses include the storage of materials for use on construction projects, trucks, and other equipment, and shall not be a purely office use. These uses shall not include professional offices such as engineers, planners or architects that support land development and subdivision projects.

6 Subject to the provisions of Section 40.260.200.

7 See Table 40.260.250-1.

8 Subject to the provisions of Section 40.260.055.

9 Subject to the provisions of Section 40.260.025.

10 Once a property has been developed as a public facility, a docket is required to change the comprehensive plan designation from the current zone to the Public Facilities zone.

11 Subject to the provisions of Section 40.260.115.

12 Subject to the provisions of Section 40.260.077.

(Amended: Ord. 2013-07-08; Ord. 2014-01-08; Ord. 2014-05-07; Ord. 2014-11-02; Ord. 2016-04-03; Ord. 2016-06-12; Ord. 2018-01-09; Ord. 2019-07-01; Ord. 2019-11-05; Ord. 2019-11-16; Ord. 2020-03-08; Ord. 2023-11-28)

D.    Development Standards. Development standards for employment zoning districts are as follows:

1.    All districts.

a.    New lots, structures and additions to structures subject to this section shall comply with the applicable standards for lots, building height, setbacks and landscaping in Table 40.230.085-2, subject to the provisions of Chapter 40.200 and Section 40.550.020. Site plan review is required for all new development and modifications to existing permitted development unless expressly exempted by this title (see Section 40.520.040).

Table 40.230.085-2. Lot Standards, Setbacks, Lot Coverage and Building Height Requirements
Subject	Zone
	IL	IH	IR	BP
Minimum area of new zoning district	None	None	None	5 acres4
Maximum area of new zoning district	None	None	None	None
Minimum lot area	None	None	None	5 acres4
Minimum lot width	None	None	None	None
Maximum building height6	100 feet2	100 feet2	100 feet2, 3	100 feet2
Minimum building setback
Front/street side	20 feet	20 feet	20 feet	20 feet
Side (interior)	0 feet	0 feet	0 feet	0/20 feet5
Rear	0 feet	0 feet	0 feet	0/20 feet5
Maximum lot coverage	Maximum determined by compliance with screening and buffering standards contained in Chapter 40.320, Table 40.320.010-1, the Stormwater and Erosion Control Ordinance (Chapter 40.386), and all other applicable standards.
Minimum site landscaped area1	10 percent	0 percent	0 percent	15 percent

1 Additional setbacks and/or landscape requirements may apply, particularly abutting residential uses or zones. See Sections 40.230.085(E) and 40.320.010.

2 Excluding unique architectural features such as towers, cupolas and peaked roofs. No height limitation for accessory towers.

3 Building height is limited to sixty (60) feet for parcels on the perimeter of the district or on parcels adjacent to residential districts. Buildings on perimeter parcels may be up to one hundred (100) feet in height if the setback is increased to the building height.

4 New parcels smaller than five (5) acres are not permitted unless consistent with a site plan approval.

5 Twenty (20) feet when abutting residentially zoned property.

6 For buildings exceeding thirty-six (36) feet in height, the building setback shall be equal to the height of the building, up to a maximum setback of fifty (50) feet.

(Amended: Ord. 2014-01-08; Ord. 2016-04-03; Ord. 2019-11-05; Ord. 2019-11-16)

b.    Site plan review pursuant to Section 40.520.040 is required for all new development and modifications to existing permitted development unless expressly exempted by this title.

c.    Freestanding commercial retail buildings are permitted with the exception of drive-through retail businesses. Freestanding commercial retail buildings shall not exceed ten thousand (10,000) square feet. Where commercial retail uses are approved, a note shall be placed on the final site plan indicating the cumulative amount of the commercial retail areas that have been approved and the residual amount that remains available for use.

d.    Signs. Signs shall be permitted according to the provisions of Chapter 40.310.

e.    Off-Street Parking and Loading. Off-street parking and loading shall be provided as required in Chapter 40.340.

f.    Landscaping. Landscaping and buffers shall be provided as required in Table 40.230.085-2 and Chapter 40.320.

2.    Additional Development Standards for the Railroad Industrial District.

a.    The perimeter around railroad industrial parks shall be landscaped to an L5 or L3 standard except along the rail line. In determining which standard applies, the responsible official will consider the potential impacts, such as noise and visual impacts to neighboring properties. Generally, greater impacts trigger the L5 standard and lesser impacts trigger the L3 standard.

b.    The performance standards of Section 40.230.085(E) shall be met at the park perimeter.

c.    No tracks are allowed in public roadways except at at-grade crossings.

d.    At-grade crossings shall be minimized to the greatest extent practicable.

e.    Applicants for development in this zoning district shall submit a rail use plan showing where they could build a spur track that will connect with the main line. A rail use plan does not apply if an applicant can show there is an existing track or spur. Development shall not preclude the extension of any spur track.

3.    Additional Development Standards for the Business Park District.

a.    Uses in Setbacks. No service road, spur track, hard stand, or outside storage area shall be permitted within required setbacks adjoining residential districts.

b.    Setbacks. No minimum setback is required where side or rear lot lines abut a railroad right-of-way or spur track.

c.    Fences. Fencing around the perimeter of the development and fencing abutting public or private streets shall be a combination of solid wall, wrought iron, or other similar treatment. Sections of fence or wall longer than fifty (50) feet shall be interspersed with trees or hedges at least every fifty (50) feet for a distance of at least five (5) feet to break up the appearance of the fence or wall. Fences or walls shall not block sight distance at intersections. The responsible official may approve and condition an alternative fence design that is compatible with existing, abutting fencing, landscaping, and land uses that still meets the intent of the development standards of the Business Park zoning district.

d.    Site Landscaping and Design Plan. In addition to site plan requirements, the following requirements shall apply:

(1)    Blank walls are discouraged next to residential zones. If a blank wall is adjacent to residential zones, the applicant shall provide and maintain a vegetative buffer at least eleven (11) feet high that creates a varied appearance to the blank wall. Other features such as false or display windows, artwork, and varied building materials are acceptable.

(2)    Parking areas adjacent to rights-of-way shall be physically separated from the rights-of-way by landscaping or other features to a height of three (3) feet. A combination of walls, berms and landscape materials is preferred. Sidewalks may be placed within this landscaping if the street is defined as a collector or arterial with a speed limit of thirty-five (35) mph or above, in order to separate the pedestrian from heavy or high speed traffic on adjacent roads. The creation of a perimeter feature shall not interfere with the implementation of low impact development stormwater management features on site.

(3)    If a development is located within two hundred fifty (250) feet of an existing or proposed transit stop, the applicant shall work with the transit agency in locating a transit stop and shelter as close as possible to the main building entrance.

(4)    Parking island locations may be designed to facilitate on-site truck maneuvering.

(5)    Required setback areas adjacent to streets and abutting a residential district shall be continuously maintained in lawn or live groundcover. Allowed uses in these areas are bikeways, pedestrian paths and stormwater facilities.

(6)    A minimum fifteen percent (15%) of the site shall be landscaped. Vegetated stormwater facilities and pedestrian plazas may be used to satisfy this requirement. To qualify as a pedestrian plaza, the plaza must:

(a)    Have a minimum width and depth of ten (10) feet and a minimum size of six hundred fifty (650) square feet; and

(b)    Have a minimum of eighty percent (80%) of the area paved in a decorative paver or textured, colored concrete. Asphalt is prohibited as a paver in pedestrian plazas.

(7)    Structures should be clustered on site to maximize open space within the development.

e.    Pedestrian Access Plan. An on-site pedestrian circulation system must be provided which connects the street to the public entrances of the structure(s) on site.

(1)    The circulation system shall be hard surfaced and be at least five (5) feet wide.

(2)    Where the system crosses driveways, parking, and/or loading areas, the system must be clearly identifiable through the use of elevation changes, speed bumps, varied paving materials or other similar methods approved by the reviewing authority and in compliance with the Americans with Disabilities Act (ADA).

(3)    The pedestrian circulation system and parking areas must be adequately lighted so that parking areas can be used safely when natural light is not present.

(4)    The pedestrian system must connect the site to adjacent streets and transit stops. The pedestrian system must also connect on-site public open space or parks, commercial, office and institutional developments to adjacent like uses and developments for all buildings set back forty-five (45) feet or farther from the street lot line when existing development does not preclude such connection. Development patterns must not preclude eventual site-to-site connections, even if an adjoining site is not planned for development at the time of the applicant’s development.

f.    Commercial Retail Bonus. Additional floor area beyond ten percent (10%) of the total may be devoted to commercial uses if the following conditions are met. Commercial and service bonuses are expressed as a percentage of total floor area of the development or building, up to a maximum of twenty percent (20%).

(1)    All required parking is contained within the building or parking structure associated with the development: two and one-half percent (2.5%) bonus for each building served by the qualifying parking structure.

(2)    The building is oriented such that access to a transit stop is available within one-half (1/2) mile: two and one-half percent (2.5%) bonus.

(3)    Child care facilities are provided within the development: two and one-half percent (2.5%) bonus.

(4)    Any six (6) of the following enhanced pedestrian spaces and amenities are provided: plazas, arcades, galleries, courtyards, outdoor cafes, widened sidewalks (more than six (6) feet wide outside of public right-of-way), benches, shelters, street furniture, public art or kiosks: two and one-half percent (2.5%) bonus.

(Amended: Ord. 2015-11-24; Ord. 2016-04-03; Ord. 2018-01-09; Ord. 2019-11-05; Ord. 2019-11-16)

E.    Performance Standards. No land or structure shall be used or occupied within employment districts unless there is continuing compliance with the following minimum performance standards:

1.    Maximum permissible noise levels shall be as determined by Chapter 173-60 WAC, as amended, and applicable provisions of Subtitle 40.3.

2.    Venting Standards. The venting of odors, vapors, smoke, cinders, dust, gas, and fumes shall be directed away from residential uses within fifty (50) feet of the vent.

3.    Major Odor Sources.

a.    When an application is made for a use which is determined to be a major odor source, the applicant shall demonstrate that:

(1)    The odor abatement for the project shall comply with the best available control technology for odor control; and

(2)    The emissions will not exceed SWCAA General Regulations.

b.    Uses which involve the following odor-emitting processes or activities shall be considered major odor sources:

(1)    Lithographic, rotogravure or flexographic printing;

(2)    Film burning;

(3)    Fiberglassing;

(4)    Selling of gasoline and/or storage of gasoline in tanks larger than two hundred sixty (260) gallons;

(5)    Handling of heated tars and asphalts;

(6)    Incinerating (commercial);

(7)    Metal plating;

(8)    Tire buffing;

(9)    Vapor degreasing;

(10)    Wire reclamation;

(11)    Use of boilers (greater than one hundred six (106) British thermal units per hour, ten thousand (10,000) pounds steam per hour, or thirty (30) boiler horsepower);

(12)    Other uses creating similar odor impacts;

(13)    Uses which employ the following processes shall be considered major odor sources, except when the entire activity is conducted as part of a retail sales and service use:

(a)    Cooking of grains;

(b)    Smoking of food or food products;

(c)    Fish or fishmeal processing;

(d)    Coffee or nut roasting;

(e)    Deep-fat frying;

(f)    Dry cleaning;

(g)    Animal food processing;

(h)    Other uses creating odors offensive to a person of ordinary sensitivity at any point along a boundary line of the property on which a use or structure is located.

4.    Light and Glare Standards.

a.    Except for exterior lighting, operations producing heat and glare shall be conducted entirely within an enclosed building.

b.    Exterior lighting shall be shielded and directed away from lots in adjacent uses.

c.    Interior lighting in parking structures shall be shielded to minimize nighttime glare affecting lots in adjacent uses.

d.    When nonconforming exterior lighting is replaced, new lighting shall conform to the requirements of this section.

e.    Glare diagrams which clearly identify potential adverse glare impacts on any residential zone and on arterials shall be required when:

(1)    Any structure is proposed to have facades of reflective coated glass or other highly reflective material, and/or a new structure or expansion of an existing structure greater than sixty-five (65) feet in height is proposed to have more than thirty percent (30%) of the facades comprised of clear or tinted glass;

(2)    The facade(s) surfaced or comprised of such materials either:

(a)    Are oriented towards and are less than two hundred (200) feet from any residential zone; and/or

(b)    Are oriented towards and are less than four hundred (400) feet from a major arterial with more than fifteen thousand (15,000) vehicle trips per day.

f.    When glare diagrams are required, the responsible official may require modification of the plans to mitigate adverse impacts, using methods including but not limited to the following:

(1)    Minimizing the percentage of exterior facade that is composed of glass;

(2)    Using exterior glass of low reflectance;

(3)    Tilting glass areas to prevent glare which could affect arterials, pedestrians or surrounding structures;

(4)    Alternating glass and nonglass materials on the exterior facade; and

(5)    Changing the orientation of the structure.

5.    Outdoor Storage Standards.

a.    All storage areas (including but not limited to areas used to store raw materials, finished and partially finished products and wastes) shall be screened from public rights-of-way to the L3 standard.

b.    Outdoor storage is prohibited:

(1)    In floodways;

(2)    On slopes greater than fifteen percent (15%);

(3)    In parking stalls required by Chapter 40.340;

(4)    In areas where outdoor storage or display causes traffic or pedestrian circulation problems as determined by the responsible official or where a minimum five (5) foot wide walkway does not remain clear and free of obstructions;

(5)    If any materials would likely attract animals, birds or vermin;

(6)    In fire lanes; and

(7)    In areas where outdoor storage may have the potential to create polluted stormwater runoff without proper containment or treatment prior to collection in the designated stormwater facility.

c.    The applicant shall demonstrate that both outdoor storage and the screening for outdoor storage are in the appropriate locations on the site to minimize impacts, given the operational practices of the facility.

6.    Vibration. Site generated ground vibrations shall not be perceptible by a person of ordinary sensitivity without instruments, at any point of any boundary line of the property. Vibrations from temporary construction activities and vehicles that leave the property (such as trucks, trains, airplanes and helicopters) are excluded.

7.    Electromagnetic Interference. Electric fields and magnetic fields shall not be created that adversely affect 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 Federal Communications Commission under the Federal Telecommunication Act of 1996 or its successor.

(Amended: Ord. 2012-12-14; Ord. 2015-11-24; Ord. 2016-04-03)