Chapter 18.58
I-GP GENERAL INDUSTRIAL DISTRICT—PANGBORN INDUSTRIAL SERVICE AREA
Sections:
18.58.060 Development standards.
18.58.070 Performance standards.
18.58.010 Purpose.
The purpose of the I-GP general industrial—Pangborn Industrial Service Area district is to promote a broad range of industrial activities and subordinate commercial uses of a light intensity. The I-GP district shall be located and implemented consistent with the goals, policies, and criteria of the comprehensive plan. Development and performance standards are intended to provide compatibility with and protection to surrounding properties; and more specifically airport-related activities, residential and agricultural uses by minimizing traffic congestion, noise, glare, vibration, odors, airborne particulates, and toxic substances. The district shall be located near major transportation corridors and be served by an interior road corridor to minimize traffic impacts, impacts to adjacent land uses, and to provide safe and convenient access. The interior road corridor shall be served by a limited number of major intersections from highways and arterial roads. The interior road corridor shall provide unlimited access to all activities or users located within a designated industrial classification.
The district provides for uses that present a positive development image to business travelers and shall be characterized by attractive buildings and an aesthetically pleasing working environment. General characteristics of these areas include roads capable of supporting heavy traffic loads year-round, stormwater retention, domestic water, fire protection, landscaped features, and public transit accessibility.
Further, it is the intent of this district to encourage the planning of the entire industrial site, ensuring compatibility between industrial operations, the environment, and transportation systems, as well as the existing and future character of adjacent areas. (Ord. TLS 22-11-37B Att. B)
18.58.020 Permitted uses.
The following uses are permitted in the I-GP district:
A. Aviation and airport/heliport-related or support facilities;
B. Professional private or public office buildings;
C. Light manufacturing including: assembly, processing, and treatment or fabrication of building materials, glass, metal, food, furniture and fixtures, computers, scientific materials, clothing, textile goods, products, and machinery, or similar type uses;
D. Sales, rental, repair, maintenance, and paint/body work of vehicles, tractors, boats, manufactured homes and implements, or similar type uses;
E. Printing and publishing newspapers, periodicals and books, or similar type uses;
F. Processing and packaging of food, drugs, pharmaceuticals, perfumes and cosmetics, or similar type uses;
G. Gas stations, truck and freight terminals, warehousing and storage, parcel delivery service, packaging and crating, or similar type uses;
H. Communications facilities, including telephone exchanges and radio and television broadcasting stations, data processing facilities, high tech industries, or similar type uses;
I. Construction contractors’ offices and yards;
J. Wholesale trade or storage of durable and nondurable goods including automobile parts and supplies, tires and tubes; furniture and home furnishing; lumber, manufactured homes, recreational vehicles, boats and campers, and construction materials;
K. Public/private facilities such as law enforcement and fire stations, public animal control facilities, and other similar uses;
L. Scientific and agricultural research, testing and experimental development laboratories;
M. Agriculturally related industry; feed stores; nursery/greenhouses, or other similar uses;
N. Recycling centers for the collection and temporary storage of materials;
O. Limited retail commercial uses which are of a convenience nature to businesses, employees, and customers within the I-GP district such as convenience stores, personal and business services, recreation/exercise facilities, restaurants and/or cafes;
P. Co-location on premises such as food and beverage service, concessions, cafes and/or restaurants when located on the premises of, and serving customers and employees of, wholesale and/or retail operations located in the I-GP district;
Q. Short-term holding areas for the keeping of livestock and poultry for shipping or transfer, not to exceed sixty days or as required by United States Department of Agriculture quarantine;
R. Utilities, communication and transmission facilities in accordance with DCC Section 18.16.320;
S. Mini-storage facilities;
T. Kennels, commercial;
U. Marijuana production and processing facilities subject to the standards of DCC Chapter 18.86.
V. Wholesale and retail building materials supply and home improvement uses to include outdoor storage, buildings and structures;
W. Wholesale and retail nurseries and garden centers to include outdoor storage and accessory buildings and structures;
X. Pangborn industrial service boundary-influence area, south of Grant Road: eating and drinking establishments, conference facilities and meeting rooms, hotel/motel or other aviation and airport/heliport related support uses. (Ord. TLS 22-11-37B Att. B)
18.58.030 Accessory uses.
The following are considered accessory uses to the permitted uses:
A. Employee recreation facilities and day care centers and preschool, pursuant to the requirements of DCC Section 18.80.310;
B. Temporary construction buildings, not to exceed the duration of such construction;
C. Limited repair of merchandise manufactured, assembled, or stored on the site;
D. Other accessory uses and buildings, such as cafe or cafeteria, security and caretaker residences customarily appurtenant to and necessary or convenience for a principally permitted use;
E. Site preparation including grading, excavation, filling and mineral extraction; provided, it is of a temporary nature and conducted solely for the purpose of preparing and leveling the site in conjunction with permitted and accessory uses listed in DCC Section 18.58.020, and this section as approved through a full administrative review process for the site; and also for conditional uses where the development standards of DCC Section 18.58.060(J) have been reviewed concurrently with a conditional use permit application approved by the Douglas County hearing examiner.
F. Veterinarian clinic accessory to short-term holding facilities for livestock and poultry. (Ord. TLS 22-11-37B Att. B)
18.58.040 Conditional uses.
Those uses designated in DCC Section 18.80.320, and as listed below approved pursuant to DCC Chapter 18.80; provided, that the development standards of this chapter are met:
A. Asphalt/concrete batch plants;
B. Fertilizer and chemical distribution facilities;
C. Bulk fuel storage and sales;
D. Bulk mineral/gravel sales;
E. Energy generation facilities;
F. Pumping/treatment facilities and reservoirs;
G. Solid waste transfer stations;
H. On-site hazardous waste treatment and storage facilities;
I. Above-ground or below-ground tank storage of critical material; provided, the storage of such material is in accordance with this chapter and the standards of DCC Title 15;
J. Production of bio-fuels including ethanol and bio-diesel;
K. Inert waste disposal sites in the East Wenatchee urban growth area;
L. Short term mineral extraction located north of Grant Road, not to exceed a period of six years for the purpose of industrial site preparation. The application shall be reviewed for conformance with the standards of DCC Section 18.80.180(C) through (O), Mineral extraction. (Ord. TLS 22-11-37B Att. B)
18.58.050 Prohibited uses.
Uses other than those identified or described in this chapter are prohibited including but not limited to:
A. General commercial use, except as specifically permitted in this chapter;
B. Advertising displays or structures for off-premises businesses or activities;
C. General residential uses, except as specifically permitted in DCC Section 18.58.030(D);
D. Mineral extraction except as specifically permitted in DCC Sections 18.58.030(E) and 18.58.040(L);
E. Primary metal industries including blast furnaces and steel works; mills for primary smelting, secondary smelting, refining, reducing, finishing, rolling, drawing, extruding, and casting of ferrous and nonferrous metals;
F. Animal rendering facilities;
G. Recreational overlay designation;
H. Chemical production facilities;
I. Marijuana cooperatives as defined and described in RCW 69.51A.250 as it now exists or may hereafter be amended;
J. The use of cargo containers, railroad cars, semi-truck trailers and other similar storage containers for data processing. (Ord. TLS 22-11-37B Att. B)
18.58.060 Development standards.
Prior to the issuance of a building permit, the applicant shall meet the provisions and requirements of this title and the following:
A. Area Requirements.
1. Minimum lot size: The minimum lot size in the I-GP district shall be of sufficient size to accommodate the use(s), in accordance with applicable provisions of the DCC.
2. Minimum lot width: The minimum lot width in the I-GP district shall comply with DCC Section 18.16.040.
3. Maximum building coverage: The maximum building coverage is determined by compliance with all applicable provisions of county code, including without limitation landscaping, parking, stormwater, setbacks, and building/fire and life safety requirements.
4. Maximum building height: The maximum building height shall not exceed forty feet, except that an additional one foot increase in height is allowed for each one foot increase in the required front yard setback area up to eighty feet high. Additional building height restrictions may apply if within an airport overlay zone.
B. Minimum Yard and Setbacks. The minimum yards and setbacks for permitted, accessory and conditional uses in the I-GP district shall be:
1. Front yard: No buildings or structures other than fences shall be erected closer than fifty-five feet from the centerline of a public right-of-way designated as an arterial or twenty-five feet from the front lot line, whichever is greater. The front yard setback on any other right-of-way shall be fifty feet from the monumented centerline or twenty feet from the front lot line, whichever is greater.
2. Side and rear yard: No building or structure shall be erected closer than ten feet from any side or rear lot line, except when property abuts a residential district then the setback shall be increased to thirty feet.
3. Flanking private driveway yard: A minimum ten-foot setback shall be maintained from the edge of any private driveway or access easement for all buildings, structures, parking, or storage areas.
4. Due to the unique nature of airport facilities and related ancillary uses, setback standards within the airport properties shall not be subject to subsections (B)(2) through (4) of this section.
C. Limited retail commercial uses permitted in DCC Sections 18.58.020(O) and (P) shall meet the following provisions:
1. The maximum building size shall not exceed four thousand square feet in gross floor area or twenty-five percent of the gross floor area if incorporated within a primary building, whichever is less.
D. Development Standards. Landscaping, off-street parking and loading, and stormwater drainage shall be provided in accordance with DCC Title 20. Signs shall be in conformance with DCC Chapter 20.44.
E. Storage Standards. All storage shall be within a site-obscuring fence and/or a combination of fencing and landscaping or an enclosed building to screen the items from the street.
F. Refuse Storage. Refuse storage shall be in accordance with DCC Section 18.16.120(C).
G. Pedestrian and/or Bicycle Trail Access. Development shall be designed to ensure that provisions are made for a safe and convenient pedestrian circulation system in accordance with DCC Section 18.16.150.
H. Display/Exhibits. The display of products or outdoor exhibits for public view or show may be permitted; provided, that products for sale or rent may be stored or displayed outdoors and that such products are not located within any pedestrian walkway, parking areas, or rights-of-way. All displays/exhibits are restricted to business hours only. Tractors, cars, boats, trailers, or other similar type uses are exempt from this provision; provided, they are located within an approved display area.
I. Fences. Fences located within the I-GP district shall not exceed a height of eight feet, and may be located in a required front yard; provided, they are set back a minimum of ten feet and meet DCC Section 12.28.040, Clear view triangle.
J. Site preparation, grading, excavation, filling, and mineral extraction associated with building site preparation shall comply with the following:
1. The project site shall have received binding site plan approval, conditional use permit approval, building permit approval or site preparation under subsection (J)(4)(c) of this section for uses permitted within the I-GP district.
2. Site grading and all associated activities may be conducted in phases; provided, each phase is a phase of the approved binding site plan or associated with an approved building permit.
3. A phasing schedule shall be submitted with the binding site plan or building permit application for the site grading and associated activities, including the removal of equipment, stockpiles, and restoration of the site. The phasing schedule shall be approved by the review authority.
4. Duration of Site Preparation.
a. For commercial building permits, site grading and all associated activities shall be completed within one year after authorization to start by the director. All equipment, stockpiles, and materials shall be removed from the site prior to the final inspection and issuance of final occupancy.
b. For binding site plans or conditional use permits, site grading and all associated activities shall be completed and all equipment, stockpiles, and materials removed from the site within two years after authorization to start by the director. The director may authorize an extension of time up to a maximum of one additional year following a fourteen-day notice to surrounding property owners and agencies with jurisdiction and demonstration by the applicant that the project is in compliance with all conditions of approval.
c. For site grading associated with the marketing/facilitation of development for an industrial site, an application must be submitted for full administrative review of applications, DCC Section 14.10.030, to determine conformance with the provisions of this chapter and Douglas County Code prior to site operations commencing. The application must demonstrate that the purpose of the site work is to prepare a site for industrial uses permitted by this chapter. Site grading and all associated activities shall be completed and all equipment, stockpiles, and materials removed from the site within two years after authorization to start by the director. The director may authorize an extension of time up to a maximum of one additional year following a fourteen-day notice to surrounding property owners and agencies with jurisdiction and demonstration by the applicant that the project is in compliance with all conditions of approval.
5. Prior to the commencement of site preparation, an approved Washington State Department of Ecology air quality permit may be required and shall be submitted to the county.
6. The applicant shall submit with the binding site plan, conditional use permit application, building permit application or site preparation under subsection (J)(4)(c) of this section documentation that the operation(s) will not create hazardous conditions; adversely impact lands in the vicinity and access to those lands; impair the stability of the site; or cause lateral movements such as slump, creep, landslide, erosion or sedimentation.
7. A water supply management plan that discloses the source and volume of water necessary and available for dust control and associated site preparation shall be submitted with the binding site plan, conditional use permit application, building permit application, or site preparation under subsection (J)(4)(c) of this section. The water supply management plan shall detail how wastewater from operations and temporary stormwater retention will be managed.
8. A haul route agreement may be required by the county engineer.
9. A reclamation plan that discloses final proposed topography, measures to retain slopes as appropriate, methods for reserving topsoil for final grading, revegetation of the site, and phases of reclamation shall be submitted for approval by the review authority. Final topography of the site shall be consistent with the surrounding area.
10. Appropriate buffering measures such as landscaping, use of topographic features, etc., may be required as deemed necessary by the review authority to visually screen the project site.
11. Authorized hours of equipment operation during the site preparation may be established by the review authority, but in no case shall operations occur beyond the hours of six a.m. to nine p.m., Monday through Saturday.
12. Temporary site illumination shall be designed and located so that lighting sources are not directly visible from residential uses or public roads with a classification of, or greater than, an arterial. Lighting shall not create glare on off-site properties.
13. The review authority may require financial assurance in accordance with DCC Chapter 14.90 to guarantee/warranty compliance with permit conditions, completion of the reclamation, protection of public facilities, and conformance with other applicable requirements of the DCC.
14. Site grading associated with subsections (J)(4)(b) and (c) of this section shall submit a site maintenance plan which identifies measures to address weed and litter control during the period of site preparation and prior to industrial use of the site.
K. Inert Debris Disposal Sites in the East Wenatchee Urban Growth Area. Inert debris disposal sites may be permitted within the I-GP district in the East Wenatchee urban growth area where it can be demonstrated that the site contains unique topographic constraints which could be minimized by the placement of inert waste to prepare a site suitable for industrial development. The following applies:
1. Application materials shall be prepared by a licensed professional engineer and shall include plans, specifications, operating procedures, and verification measures to ensure that upon site closure the site shall be suitable for the placement of industrial buildings and structures consistent with the requirements of the International Building Code. Alternatively, the applicant may propose recording of a notice to title disclosing that:
Non-structural fill has been placed that may not be suitable for use for bearing construction, vehicular access, parking or storage. A determination on the feasibility of industrial use of the site must be evaluated by a qualified engineer in conformance with all applicable codes and standards in place at that time.
The notice to title shall include a map and legal descriptions, both prepared by a licensed surveyor.
2. Substantive and visual impacts to surrounding uses must be addressed in the plans and throughout operational phases.
3. Site development shall meet the minimum standards of the Douglas County Code (DCC).
4. Verification of permit approval from the Chelan-Douglas Health District shall be required prior to site operations commencing.
5. Compliance shall be maintained with other applicable laws and rules administered by other agencies for project elements such as, without limitation, noise, air quality, transportation, etc. (Ord. TLS 22-11-37B Att. B)
18.58.070 Performance standards.
A. General Character. Development in this district shall be designed as an integrated center of intense use which is served by an interior road network. When located along a highway or arterial road, the site shall be improved with a berm as set forth in subsection B of this section.
B. Landscape Berm/Buffering. When a use, lot, or parcel within an I-GP district is located adjacent to an arterial, a landscaping berm shall be constructed parallel to the right-of-way.
1. Pangborn Industrial Area. The landscape area shall have a minimum width of twenty-five feet. The landscape area shall be constructed as a raised landscape bed with a height of three feet as measured from the average finished grade of the property along Grant Road and Grant Road extended. The berm shall be landscaped with a combination of trees, shrubs, and groundcover. Landscaping shall be a Type II landscaping pursuant to DCC Chapter 20.40. All trees within the airport clear zone or impact areas shall be of a type and species which do not exceed a height of fifteen feet at maturity, unless otherwise restricted by local, state, and federal agencies.
C. Environmental. There shall be no off-site release of waterborne or liquid pollutants to soil or surface drainage ways. It shall be the responsibility of the operator and/or the proprietor of any permitted use to make adequate provision for the transportation, use, storage, containment, and disposal of all chemicals and materials used on the site. A complete list of all chemicals to be used or stored on the property shall be provided at the time of application. All storage handling methods shall conform to the hazardous material laws administered by Douglas County and the Washington Department of Ecology.
D. Groundwater. Development located within an aquifer recharge area shall be evaluated for potential impact on groundwater quality and may be limited in intensity or location, or prohibited if found to measurably degrade groundwater quality.
E. Odor, Dust and Smoke. Development within an I-GP district shall meet the air quality standards of the Washington State Department of Ecology.
F. Glare, Heat, and Vibration. There shall be no production of heat, glare, or vibration from any property line of the premises upon which such heat, glare, or vibration is being generated.
G. Noise. No use in this district shall exceed the maximum environmental noise level established by DCC Chapter 8.04 or Chapter 173-60 WAC.
H. Pedestrian and/or Bicycle Trail Access. The property owner/developer shall ensure that provisions are made for safe and convenient pedestrian circulation systems between all land uses and buildings and shall provide continuity of public access to adjoining properties and other pedestrian systems as set forth in DCC Section 18.16.150.
I. Interior Road and Access. Ingress and egress from a major arterial is prohibited to lots, parcels or tracts of property located within an industrial district except as provided by a public road intersection approved by the county engineer. Access to parcels, tracts or lots in the I-GP district shall be provided by an interior road right-of-way. The interior road right-of-way shall be designed to facilitate traffic circulation through the entire industrial district. Development of the interior road system may also include local, private, or public roads connecting to the interior road to ensure efficient access to all areas of the industrial district. All roads shall be designed and constructed to the specifications of the DCC and the county engineer.
J. Development within the general industrial district in the Pangborn Industrial Service Area must provide verification that the applicant has satisfied the provisions of a notice of proposed construction to the FAA, 7460-1, prior to permit issuance.
K. Usage of Cargo Containers.
1. Cargo containers must only be used as accessory to a permitted structure.
2. Cargo containers must be placed outside of access and utility easements, setbacks, rights-of-way, and on-site septic systems.
3. Cargo containers may be used as storage on construction sites; provided, there is an active project occurring and the containers are removed once the work is complete.
4. Cargo containers must not be used as fencing.
5. Stacking of cargo containers is prohibited.
6. Storage of hazardous materials within cargo containers is prohibited, unless approved by the fire marshal.
7. Any modification to a cargo container must comply with current building codes.
8. Cargo containers must be placed on level ground or a concrete/asphalt pad.
9. Cargo containers must complement the appearance of the primary use, including, without limitation, paint color. (Ord. TLS 22-11-37B Att. B)