Chapter 16.24 — EMPLOYMENT DISTRICTS

• A. The general plan outlines the goals, objectives and policies establishing the character and location of business park, office professional and industrial land uses within the city. It is the purpose of this chapter to provide regulations which implement those goals, objectives, and policies which assure the availability of a solid and diversified economic base which is capable of offering a wide range of employment opportunities to the resident of the city.

• B. The provisions of this chapter are intended to ensure that specific, well-defined patterns of industrial activities are established which are compatible with the surrounding land uses, provide

adequate access to the regional transportation network, accommodate the employment and personal needs of workers and business visitors and which meet the service needs of local businesses.

• C. It is the further intent of the provisions of this chapter to:

  1. Preserve appropriate areas for industrial uses and protect these areas from intrusion by residential and other incompatible land uses;

  2. Protect adjacent land uses from the noise, odor, dust, smoke, truck traffic and other objectionable influences, and from fire, explosion, radiation and other potential hazards associated with certain industrial uses;

  3. Provide adequate open space around industrial structures to protect them from hazards and to minimize the impact of industrial plants on nearby residential or commercial districts; and

  4. Minimize traffic congestion and avoid the overloading of utilities by regulating the construction of buildings and structures of excessive size relative to the size of the building parcel.

• (Ord. 171 § 6.10, 1994)

• A. Business Park (BP). The primary purpose of the Business Park (BP) District is to provide appropriate regulations and suitable locations for light industrial, research and development, and office-based firms seeking pleasant and attractive working environments, and for business support services and commercial uses requiring large parcels.

• B. Industrial (I). The primary purpose of the Industrial (I) District is to provide appropriate regulations and suitable locations for manufacturing, research and development, warehousing and distribution, multitenant industrial uses, in addition to administrative support, professional offices, and commercial activities on a limited basis. The district is intended as an area for the establishment of light industrial and limited service commercial uses which meet high performance standards, but which usually cannot meet site development standards applicable to planned research and development parks.

• C. Office Professional (OP). The primary purpose of the Office Professional (OP) District is to provide areas for the establishment of office based working environments for general, professional and administration offices, as well as necessary support uses.

• (Ord. 171 § 6.20, 1994)

• A. Identified on Table 16.24.030.A are those land uses or activities which may be permitted in each of the employment districts, subject to the provisions of this chapter, this title and applicable general plan policies, and those land uses and activities which are not permitted. Table 16.24.030.A also indicates the development procedure and the approval type by which each listed land use or activity may be permitted in each of the employment districts.

  1. Where the symbol " ▪ " appears in the column beneath an employment zone district, the corresponding land use or activity shall not be permitted in the zone district.

  2. Where the symbol "P" appears in the column beneath the zone district, the corresponding land use or activity is permitted by right in that zone district; provided, that the use is in

conformance with the provisions of this title.

Permitted uses shall be subject to consistency assessment, which shall determine the conformance of the proposed use or activity with the provisions of this title in conjunction with, and as a requirement of, the issuance of a permit by any city department.

3. Where the symbol "SR" appears in the column beneath employment zone designations, the corresponding land use or activity may be permitted subject to the approval of a staff review permit application as provided for in Chapter 16.08 HMC.

4. Where the symbol "C" appears in the column beneath employment zone designations, the corresponding land use or activity may be permitted subject to the approval of a conditional use permit application as provided for in Chapter 16.08 HMC.

• B. Land uses within the employment districts shall meet the provisions of the hazardous materials management section (HMC § 16.40.130 ), and all applicable local, state, and federal hazardous materials legislation, in addition to the provisions of this chapter.

• C. If permitted, land uses within the business park, office professional, or industrial zone districts which are or would be "hazardous materials handlers or generators," as defined by the criteria contained in the county hazardous waste management plan, shall be subject to the conditional use permit application procedure, notwithstanding the application process which may be specified in this chapter.

Table 16.24.030.A Uses Permitted Within Employment Districts

1 Massage services may be performed in a beauty shop, nail salon, or day spa where massage services account for less than 30 percent of the gross square footage of the business and when conducted in accordance with the requirements of Chapter 5.16 HMC.

Legend

▪ Not permitted in this district

SR Permitted Subject to approval of a staff review permit application

C Permitted Subject to approval of a conditional use permit application

P Permitted in this district

(Ord. 171 § 6.30, 1994; Ord. 205 § 8, 1996; Ord. 213 § 7, 1996; Ord. 267 § 5, 2001; Ord. 373 § 5, 2013; Ord. 376 § 5, 2013; Ord. 390 § 1, 2014; Ord. 427 § 8, 2018; Ord. 456 § 5, 2022; Ord. 470 § 15, 2025)

• A. General Requirements.

  1. Table 16.24.040.A establishes the minimum property development standards for all land, buildings and structures constructed within the specified zone districts. All sites shall conform to the dimensions established by this section.

  2. A development or business park may, for the purposes of meeting the minimum site size standards, consist of a combination of parcels whose total net acreage meets the minimum site size criteria; provided, that the design for the entire site is integrated and unified.

  3. In addition to the minimum development standard established in Table 16.24.040.A, developments within the Business Park and Industrial Zone Districts shall comply with the provisions of subsection B of this section, Chapter 16.48 HMC, Performance Standards, and other applicable city regulations and ordinances and the city general plan.

• B. Special Site Development Standards.

  1. When any employment district abuts or is situated across a street from a property in any residential district, a minimum building separation of 40 feet shall be required from such residential district; provided, however, that at least 20 feet of said setback, which is nearest the street or district boundary line, shall be landscaped. The remainder may be used for internal circulation/access or off-street parking. A three-foot high wall or berm shall be constructed in back of the landscaped area along street setbacks. Along all other lot lines adjacent to residential districts, said wall shall be constructed in accordance with the provisions of HMC § 16.40.100 .

  2. Where off-street parking areas in employment districts are visible from any street, screening in the form of a landscaped earthen berm or decorative wall three feet in height shall be erected between the required landscape area and the parking area.

3. In all employment districts, required front building setback areas shall be landscaped. Said landscaping shall consist predominantly of plant materials except for necessary walks and drives. Where off-street parking is located within building setback areas, a minimum landscaped area of 10 feet in depth shall be provided between the property line and parking area, with an additional minimum landscaped area of 10 feet in depth required between the parking area and the building.

   4. Except as otherwise permitted, a street side building setback area shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking.

   5. Except as otherwise permitted, required rear and interior side building setback areas shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or facilities, and similar accessory activities.

   6. Parking for each proposed use within the employment district shall comply with the provisions of Chapter 16.52 HMC, Parking Requirements.

C. Repealed by Ord. 344 .

(Ord. 171 § 6.40, 1994; Ord. 243 § 5, 1999; Ord. 344 § 4, 2009; Ord. 470 § 16, 2025)