Chapter 19.48 INDUSTRIAL (I) DISTRICT

Chapter 19.48
INDUSTRIAL (I) DISTRICT

Sections:

19.48.010 Purpose.

19.48.020 Permitted uses.

19.48.030 Accessory uses.

19.48.040 Conditional uses.

19.48.045 Repealed.

19.48.050 Development standards.

19.48.060 Performance standards.

19.48.010 Purpose.

The purpose of this district is to provide appropriate areas for a broad range of industrial activities that are complementary and not detrimental to neighboring commercial and residential districts. Furthermore, industrial activities may be required to participate in a planned development in order to achieve a quality, campus-like industrial environment. The district’s uses include assembling, distributing, manufacturing, packaging, warehousing, research and related administrative and commercial activities. (Ord. 1317 § 3, 1998).

19.48.020 Permitted uses.

Permitted uses in the I district are:

A. Existing dwelling unit. A legally constructed dwelling unit for residential occupancy as of the effective date of the ordinance codified in this title;

B. Manufacturing of products using processed materials. Chemical, paint and tire related manufacturing are excluded;

C. Pharmaceutical products manufacturing;

D. Food products manufacturing, excluding meat products, seafood products, distilling, fermenting, canning, slaughtering, rendering, curing and tanning;

E. Machine shop;

F. Saw and filing shop;

G. Assembly of commercial, professional or household electronic components, products and equipment including, but not limited to, appliances, communication devices, computers and related accessories, stereo equipment, telecommunications equipment and televisions;

H. Warehousing and distribution facilities, including mini-storage. Excludes ocean cargo container storage yard;

I. Mail and package shipping facilities;

J. Professional offices;

K. Construction contracting;

L. Technological uses including scientific research, testing and experimental development laboratories (excludes biotechnology);

M. Retail and wholesale sale of products manufactured on site. The site shall be on a lot with at least 100 feet of frontage on a principal or minor arterial;

N. Agricultural use, including plant nursery, feed and seed store, livestock (see Chapter 19.68 FMC) and roadside stand for the sale of agricultural goods;

O. Retail sales or service use, fronting on a minor or principal arterial, which shall primarily serve the needs of the industrial district, be compatible with the permitted types of industrial uses, and not interfere with the orderly development of the industrial area;

1. Permitted uses include, but are not limited to, the sale or rental of the following items: electronic equipment, forklifts, heavy equipment, trucks, newspapers and office equipment and supplies;

2. Permitted uses include, but are not limited to, the following services: electric motor repair, espresso stand (including drive-thru), heavy equipment repair, vehicle wash and vehicle repair;

3. Other retail and service type uses which are within the same structure as a permitted manufacturing, warehousing, distribution or office use and occupy less than or equal to 35 percent of the structure’s gross floor area;

4. Additional permitted uses within retail overlay zone: Retail sales store including, but not limited to, the sale or rental of the following items: antiques, appliances, art, automobiles, baked goods, bicycles, boats, books, carpets, clothing, convenience goods, fabrics, flowers, food, furniture, garden supply, gifts, glass (artistic or commercial use), hardware, hobby supplies, jewelry, lumber, motorcycles, newspapers, office equipment or supplies, paint, pets or pet supplies, pharmaceuticals, photography supplies, pottery, secondhand merchandise, shoes, sporting goods, stationery, textile, tile, toys, vehicle parts (new/remanufactured), videos and wallpaper;

P. Public and quasi-public use and facility including, but not limited to, community center, court, fire station, governmental office, museum, parking facility, park, police station, pool, post office, public works facility, senior center, school, substation, utility and well facility;

Q. Commercial parking lots and park and ride lots;

R. Armored vehicle facility;

S. Printing establishment (large-scale);

T. Recycling collection site and recycling facilities (indoor) including glass, plastic, metal, cardboard and newspaper;

U. Monopole or lattice WCF less than or equal to 150 feet in height. Located within WCF permitted use overlay and subject to Chapter 19.72 FMC;

V. Electric vehicle infrastructure;

W. Mobile food units subject to the requirements of FMC 19.68.075;

X. Marijuana processing subject to the requirements in FMC 19.10.060(B) and 19.68.085(C);

Y. Marijuana producing subject to the requirements in FMC 19.10.060(B) and 19.68.085(C);

Z. Outside storage or off-site parking lots approved as part of a development agreement, consistent with FMC 19.24.042 or 19.40.042. (Ord. 1960 § 3, 2017; Ord. 1957 § 5, 2017; Ord. 1858 § 6, 2014; Ord. 1780 § 15, 2012; Ord. 1759 § 3, 2011; Ord. 1317 § 3, 1998).

19.48.030 Accessory uses.

Accessory uses in the I district are:

A. Accessory dwelling unit for permitted existing dwelling unit (see Chapter 19.80 FMC);

B. Family day-care provider’s home facility within existing dwelling unit (see Chapter 19.68 FMC);

C. Home occupation for existing dwelling unit (see Chapter 19.68 FMC);

D. Limited service and repair operations for products described as principally permitted uses;

E. Dwelling unit, limited to one per site, for site security or maintenance personnel and their families;

F. Employee recreation facility and play area;

G. Employee cafe or cafeteria operated in conjunction with a principally permitted use;

H. Child day-care facility as an accessory use to a site’s principal employment establishment. The day-care facility shall be, at least in part, for the children of employees located on site;

I. Temporary accessory structures and uses (see Chapter 19.68 FMC);

J. On-site hazardous waste treatment and storage facilities; provided, that:

1. The hazardous waste treatment and storage facilities meet the state siting criteria adopted pursuant to the requirements of RCW 70.105.210; and

2. A geotechnical report, prepared in compliance with the seismic hazard areas ordinance (FMC 17.13.040), demonstrates that there exists no risk of release of hazardous waste as the result of a seismic event in excess of that risk which would exist in a nonseismic hazard area;

K. Co-location on WCF support structure;

L. Hobby farm as an accessory to an existing residence (see Chapter 19.68 FMC);

M. Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director. (Ord. 1897 § 9, 2015; Ord. 1317 § 3, 1998).

19.48.040 Conditional uses.

With the exception of a conditional use which is approved through a development agreement subject to the provision of FMC 19.24.042 or 19.40.042 and 19.68.110, uses subject to the granting of a conditional use permit by the hearing examiner are:

A. Any principally permitted use in which the operations are partly or predominantly conducted outdoors rather than completely enclosed within a building;

B. Manufacturing of products using raw materials, excluding petroleum refineries, smelting, distilling of nonfood items, asphalt batch plants, concrete mixing or batch plants, rock crushing and explosives manufacturing;

C. Food products manufacturing including meat products, seafood products, distilling, fermenting, canning. Excludes slaughtering, rendering, curing and tanning;

D. Religious institutions;

E. Repair facility, general;

F. Retail and wholesale sales use with at least 200 feet of lot frontage on a street, which:

1. Is located within the same structure as a permitted manufacturing, warehousing, distribution or office use, and exceeds, in total, 35 percent of the structure’s gross floor area; or

2. Is the principal tenant of a building and occupies at least 100,000 square feet of gross floor area for active retail space;

G. Retail services: banking, beauty and hair care, dry cleaning and tailoring;

H. Restaurant; provided, that the:

1. Gross floor area is less than or equal to 2,000 square feet, excluding drive-thru;

2. Gross floor area is greater than 2,000 square feet, excluding drive-thru and take-out;

I. Paint manufacturing;

J. Vocational/trade schools;

K. Tire manufacturing or capping;

L. Biotechnological uses including scientific research, testing and experimental development laboratories;

M. Off-site hazardous waste treatment and storage facilities; provided, that the hearing examiner concludes that:

1. The hazardous waste treatment and storage facilities meet the state siting criteria adopted pursuant to the requirements of RCW 70.105.210; and

N. Motor vehicle impound yard;

O. Land-extensive and/or environmentally sensitive industrial uses including, but not limited to, power generating plants, solid waste handling facilities, regional transportation facilities, rail yards and sports stadiums. The use shall be at least 1,000 feet from any residential, educational or commercial use and/or zoning district. Uses which are classified as essential public capital facilities are subject to the requirements listed in Chapter 19.68 FMC;

P. Animal shelter, kennel or veterinary clinic with outside storage of animals;

Q. Go-kart facility, outdoor;

R. Other essential public capital facilities, as determined by Chapter 19.68 FMC. Excludes family and general group homes and includes correctional group homes;

S. Monopole or lattice WCF less than or equal to 150 feet in height (see Chapter 19.72 FMC);

T. A use not listed above which is not listed in another district as a permitted use or conditional use, is similar in nature to the above list of permitted and conditional uses, is consistent with the purpose and intent of this zoning district, and is compatible with the uses on adjoining properties. (Ord. 1960 § 4, 2017; Ord. 1593-06 § 65, 2006; Ord. 1431 § 1, 2001; Ord. 1317 § 3, 1998).

19.48.045 Prohibited uses.

Repealed by Ord. 1957. (Ord. 1872 § 12, 2014).

19.48.050 Development standards.

A. Minimum Lot Area and Site Requirements for Industrial (I). See subsection (B) of this section for additional minimum requirements.

Minimum lot size	1 acre.
Minimum lot area with PID	0.75 acres.
Minimum lot dimension circle	160 feet. 100 feet with a PID.
Detached accessory dwelling unit (ADU): Minimum lot area	6,000 square feet.
Minimum frontage width	70 feet. 20 feet with alley or easement serving 2 lots or less, as sole access (subject to increase based on safety concerns).
Minimum front yard setback (see Chapter 19.64 FMC for buffering requirements)	30 feet. See FMC 19.68.020(B) for possible front yard setback reduction.
Minimum interior yard setback (see Chapter 19.64 FMC for buffering requirements)	10 feet. No setback for the portion of a property line abutting a railroad right-of-way.
Maximum height	45 feet (see FMC 19.68.020(C) for exceptions).
Maximum lot coverage for structures	45% for lots ≥1 acre; 50% for lots <1 acre.
Maximum lot coverage with PID	55%.
Green area factor (see FMC 19.64.025)	30%.
Calculations resulting in a fraction shall be rounded to the nearest whole number with .50 being rounded up.

B. Required Planned Industrial Development (PID). A PID, in conformance with Chapter 19.52 FMC, is a required procedure for the following industrial district developments which are located on a lot greater than or equal to 3.01 acres at the effective date of the ordinance codified in this title:

1. Structure. The building or placement of a structure greater than or equal to 25,000 square feet of gross floor area.

2. Expansion. A building existing on the effective date of the ordinance codified in this title with a gross floor area greater than or equal to 50,000 square feet and a lot coverage less than 20 percent which is being expanded by at least 50 percent of its gross floor area.

See Chapter 19.52 FMC, Planned Development Regulations, for the required site landscaping percentage requirements and other regulations associated with a PID.

C. Additional Zoning District Development Standards. See FMC 19.68.020.

D. Parking and Circulation Regulations. See Chapter 19.56 FMC.

E. Landscaping and Buffering Regulations. See Chapter 19.64 FMC.

F. Administrative Design Review. See Chapter 19.60 FMC.

G. Planned Industrial Development (PID). See Chapter 19.52 FMC.

H. Development Agreement. See Chapter 19.68 FMC.

I. Sewer Hookup Requirement. See Chapter 19.68 FMC.

J. Accessory Dwelling Units (ADU). See Chapter 19.80 FMC.

K. Nonconforming Lots, Structures and Uses. See Chapter 19.84 FMC.

L. Fife Municipal Code (FMC). All applicable development procedures and standards identified in the FMC shall apply.

M. Low Impact Development. See FMC Title 21. (Ord. 2043 § 1 (Att. B), 2021; Ord. 1685 § 1 (Exh. A), 2009; Ord. 1317 § 3, 1998).

19.48.060 Performance standards.

A. Outside Storage. An outside storage area shall not exceed 20 percent of lot area and shall be screened from view from any property line. Outside storage shall be restricted to the area at the rear of a principal building.

1. The outside storage area shall be enclosed by a fence greater than or equal to eight feet in height. Where a storage area encloses a fire lane, the fire lane shall be marked within the storage area using painted lines and lettering. Any fencing across a fire lane shall have a gate for fire apparatus access.

2. Outside storage exceeding a height of eight feet shall be set back from the property line a distance of at least twice the height of material being stored. The height of outside storage shall not exceed twice the height of the fence in this subsection. Outside storage of junk or wrecked vehicles is prohibited unless the business has a valid permit/license to conduct such activity.

B. Additional Performance Standards. See FMC 19.68.030 for additional performance standards. (Ord. 1317 § 3, 1998).