Chapter 25.45
MANUFACTURING/RESEARCH
PARK DISTRICT
Sections:
25.45.030 Performance standards.
25.45.010 Purpose.
This district allows for light manufacturing and high technology industries such as biotechnology, computer technology and communications equipment uses. Land uses with any significant adverse impacts, such as excessive noise or emission of significant quantities of dirt, dust, odor, radiation, glare or other pollutants, are prohibited. This district provides opportunities for employment in modern, attractive buildings on well-landscaped sites that are close to residential areas, thereby potentially reducing travel time to and from work. (Ord. 02-707 § 1)
25.45.020 Use restrictions.
(1) Permitted Uses.
(a) This district permits light manufacturing, office, research, warehousing/distribution, and service providers that:
(i) Do not create significant noise, risk of explosion, or radioactive release, or air or water pollution;
(ii) Are designed for a campus-like setting with architectural detailing as required by DMC 25.45.030(5) and landscaping.
(b) Examples of permitted light manufacturing uses include but are not limited to:
(i) Electrical component assembly, including assembly of computer products, systems, and related components;
(ii) Printing; and
(iii) Manufacture of handcrafted products.
(c) Examples of permitted research uses include but are not limited to:
(i) Software engineering;
(ii) Electronic components and board systems engineering, development, and application;
(iii) Biotechnology laboratory.
(d) Examples of permitted service providers include but are not limited to:
(i) Communications service;
(ii) Personnel service;
(iii) Small-scale distribution center;
(iv) Industrial equipment sales and service;
(v) Child day care center;
(vi) Automotive and light truck repair;
(vii) Car rental; and
(viii) Specialty contractor, such as for flooring, building insulation, and building maintenance.
(e) Wireless communication facilities, attached.
(f) Wireless communication facilities, public.
(g) Utility facility.
(h) Similar land use.
(2) Accessory Uses. This district permits the following uses as an accessory to a permitted use listed in this chapter:
(a) Uses which meet the development standards in the purpose section of this chapter and provide a service to the employees of any permitted use, are contained in the main building of said permitted use, and consume no more than 10 percent of the total floor area of said permitted use. Examples include, but are not limited to, cafeterias, credit unions, company stores, day care, exercise rooms, and medical facilities;
(b) A single on-site security dwelling. The sole purpose of the dwelling is to furnish housing for an employee, including family, engaged in on-site security;
(c) Electric vehicle charging and battery exchange facilities.
(3) Conditional Uses. This district conditionally permits (see permit processes (DMC 25.175.010(4))) the following uses:
(a) Mineral extraction within the mineral overlay district identified in the comprehensive plan;
(b) Single-tenant retail outlet over five acres in size (big-box retail);
(c) Veterinary clinic;
(d) Fitness center;
(e) Amusement park;
(f) Wireless communication facilities, freestanding;
(g) Church;
(h) School;
(i) Senior housing or retirement home, only in the Bell Hill Plat and within 500 feet of a residential district; and
(j) Similar land use. (Ord. 12-937 § 6; Ord. 11-919 § 13; Ord. 02-707 § 1)
25.45.030 Performance standards.
All uses in the manufacturing research park district shall be regulated by the following performance standards:
(1) Lot Area. There is no minimum lot area for this district.
(2) Lot Coverage. There is no maximum lot area coverage except as needed to meet setback and landscaping requirements.
(3) Building Setbacks.
(a) Front. No structure shall be closer than 25 feet to any front property line. Any building wall over 40 feet high shall be set back at least an additional one foot for each foot in height over 40 feet;
(b) Side. No structure shall be closer than 15 feet to any side property line. Any building wall over 40 feet high shall be set back at least an additional one foot for each foot in height over 40 feet;
(c) Rear. No structure shall be closer than 15 feet to any rear property line. Any building wall over 40 feet high shall be set back at least an additional one foot for each foot in height over 40 feet;
(d) Notwithstanding provisions (a) through (c) of this section buildings shall be set back 50 feet from DuPont Steilacoom Road and the lesser of 50 feet from Center Drive or 15 feet from the existing meandering sidewalk/path along Center Drive. The formula for additional setback for height beyond 40 feet shall also be added to the 15-foot minimum meandering sidewalk/path setback so that one foot is added to the 15-foot setback for each one foot of building height over 40 feet.
(4) Building height shall not exceed 65 feet within 100 feet of a public street and no taller than 70 feet when set back 100 feet or more from a public street. Mechanical equipment and its minimum screening shall not be included in the height measurement.
(5) Blank walls greater than 50 feet in length along the front and side of a building shall be softened either by planting large caliper trees of 10 through 14 feet tall adjacent to the building, large-scale trees planted 10 to 20 feet away, by wood trellises on the building, or by similar means. Entrances shall be emphasized with architecturally distinctive elements such as a covered walk, gabled roof, landscaping, or similar means. Earth-berming at the base of the facade is encouraged for large-scale structures. Building designs for multiphase campuses are encouraged to be of similar character.
(6) Parking and loading areas shall be provided as required by Chapter 25.95 DMC. Parking and loading areas shall be located at the rear of buildings or separated from public rights-of-way by a moderate screen (see Chapter 25.90 DMC, Landscaping).
(7) Landscaping. Landscaping shall be provided as required by Chapter 25.90 DMC. At least 20 percent of the lot shall be covered with landscape area.
(8) Exterior Mechanical Devices. All HVAC equipment, pumps, heaters and other mechanical devices shall be fully screened from view from all public rights-of-way.
(9) Outdoor storage (supplies, materials, or products not contained in a structure) shall not cover more than two percent of the total site area and shall be screened from streets and adjoining properties by a 100 percent sight obscuring wall or fence.
(10) Trash Enclosures. Trash enclosures shall be provided as required by Chapter 25.100 DMC.
(11) Signage. Signage shall comply with the requirements of Chapter 25.115 DMC.
(12) Noise levels shall not exceed the maximum allowed in Chapter 9.09 DMC (Sound and Vibration) for Class B (commercial) environmental designations.
(13) Air emissions shall meet applicable regulations of the Puget Sound Air Pollution Control Authority, and no visible, frequent smoke, dust, or gases shall be emitted.
(14) Emission of offensive gases or vapors shall not be permitted to exceed the odor threshold as measured at any point along the lot or lots on which the use or structure is located.
(15) Outdoor lighting shall be designed to minimize light escapement beyond the site.
(16) Hazardous Substance or Waste Storage. No more than 20,000 pounds of hazardous substances or hazardous wastes may be stored on-site, and no hazardous substances or wastes may be stored on-site except that which is delivered for on-site operations or produced on-site. Nothing in this section shall preclude storage of diesel fuel stored on-site for emergency generators.
(17) Warehouses shall not be located abutting a main street (DuPont Steilacoom Road, Center Drive or the access road from Center Drive to Sequalitchew Village). (Ord. 07-854 § 1; Ord. 02-707 § 1)
25.45.040 Site plan approval.
Site plan approval is required for all development projects. Development projects on sites of 15 acres or less and expansions of permitted projects involving 15 acres or less of new development are Type II applications and shall be processed with a Type II procedure. Development projects and expansions larger than 15 acres shall be processed with a Type III procedure. Processes for all procedures are set forth in DMC 25.175.010. (Ord. 02-707 § 1)