Chapter 17.40 — EMPLOYMENT ZONES

The purpose of this chapter is to encourage sound industrial development by providing areas exclusively for such development subject to regulations necessary to insure the protection of adjoining uses. Additional purposes of each zone are described below.

• A. Industrial Flex (IF). The Industrial Flex zone provides for a mix of research and development and limited, artisan/small-scale manufacturing uses, including multi-tenant spaces with offices, agricultural processing, food producers, industrial technology, and other sensitive processing regulated by specific performance standards. Larger and more intensive uses that may create

odors, particulates, dust, vibration, etc., are restricted and, in the case of general industrial uses with outdoor facilities, are not allowed. The zone provides a transition between more intensive industrial uses and urban mixed-use environments, with the intent of minimizing conflicts with sensitive uses. The IF zone implements the Industrial with Light Industrial Flex Overlay General Plan land use designation.

• B. Industrial General (IG). The Industrial General zone encourages sound industrial development by providing areas exclusively for such development. The zone supports light, medium, and heavy industrial uses, including manufacturing, processing, refining, and similar uses including those with outdoor facilities. It also provides for warehousing, distribution, and logistics uses with supporting commercial services and office space. Uses in the IG zone are subject to regulations necessary to insure the protection of adjoining uses. The IG zone implements the Industrial General Plan land use designation.

• C. Business Park (BP). The Business Park zone accommodates master-planned office parks that may include a mix of research and development, green technology uses, and light manufacturing related to research and development. This zone additionally allows for supporting uses including professional offices, hotels, and general retail that cater to industrial and office uses. The BP zone implements the Business Park General Plan land use designation.

• (Ord. 1722, 6/18/2024)

• A. Permitted Uses. Table 17.40.020-1: Use Regulations - Employment Zones, lists the uses permitted, permitted with a staff-level Zoning Administrator Permit (see § 17.100.090 , Zoning Administrator Permit), and permitted with a Conditional Use Permit (see § 17.100.100 , Conditional Use Permit) granted at a public hearing. The right-hand column provides references to other sections of this Zoning Code where additional regulations are located. Refer to Division V, Chapter 17.144 for Definition of Uses.

• B. Prohibited Uses. Prohibited uses include those uses not listed Table 17.40.020-1: Use Regulations - Employment Zones; uses shown as not permitted in Table 17.40.020-1: Use Regulations - Employment Zones; and the following uses:

  1. Pallet storage as a primary use;

  2. Freight storage yard as a primary use;

  3. Tire or concrete recycling/storage;

  4. Salvage and wrecking yard, either as a primary or accessory use;

  5. Vehicle impound and tow yard, either as a primary or accessory use;

  6. Personal storage facilities, either as a primary or accessory use; and

  7. Personal storage warehouse facilities, either as a primary or accessory use.

Notes:

1. Beer and wine sales associated with a fueling station is subject to a CUP. The sale of hard alcohol is not permitted.

2. Not permitted on properties facing Main Street or adjacent to a Main Street-facing property.

3. Only allowed as an accessory use to a gas station or car dealership, typically on the same parcel. See § 17.84.090.D.2, Self Service Drive-Through.

4. Permitted as accessory use only and shall not exceed 20% of the site area. Greater percentage subject to ZAP and not more than 50% of the site.

5. A ZAP is required for outdoor processing and storage.

6. Must be located on the rear half of the lot or screened from view from the right-of-way and must be accessory to a primary use.

7. Outdoor pallet storage is prohibited, except as an accessory use in support of an existing business. Pallets must be stored below the fence line or otherwise screened from public view.

• (Ord. 1722, 6/18/2024; Ord. 1743, 10/7/2025)

Table 17.40.030-1: Development Standards - Employment Zones, establishes the development standards for the Employment zones. Letters refer to subsections that directly follow the table.

• A. Maximum Height Adjacent to Residential Zones. The maximum height within 40 feet of a residential zone is limited to 40 feet. The maximum height within 50 feet of a residential zone is 50 feet. If an adjacent residential use is 40 feet or taller, the maximum height requirement shall be that stated in Table 17.40.030-1: Development Standards - Employment Zones, above.

FIGURE 17.40.030. A-1: MAXIMUM HEIGHT ADJACENT TO RESIDENTIAL ZONES

==> picture [361 x 333] intentionally omitted <==

• B. Height Exceptions. Maximum height may be increased for agricultural related facilities such as grain siloes or towers. Other height exemptions may be granted through a CUP, unless otherwise permitted subject to § 17.08.030 , Rules of Measurement.

• C. Setback Exceptions. Where 50% or more of the block is developed and has lesser setbacks, the setbacks shall be average of the two nearest buildings on the same side of the street.

• (Ord. 1722, 6/18/2024)

• A. Mixed-Use, Commercial, and Employment Zones Design Standards. See § 17.56.070 , Mixed-Use, Commercial and Employment Zones Design Standards.

• B. Citywide Standards. All development is subject to the provisions of Division III, Citywide Standards.

(Ord. 1722, 6/18/2024)