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.

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Table 17.40.020-1: Use Regulations - Employment Zones
Additional
Use Classification IF IG BP
Regulations
"P" = Permitted; "A" = Zoning Administrator Permit (ZAP) required; "C" =
Conditional Use Permit (CUP) required; "—" = Not Allowed
Residential Uses
Small Lot Subdivision — — A
Live/Work — — A
Multi-Unit Dwelling — — P
Commercial Uses
Adult Businesses C — C
Animal Care, Sales and Services
Animal Boarding
A A A
Kennel/Pet Day Care
Grooming A — —
Pet Store A — —
Veterinary Services A — A
Automobile/Vehicle Sales and Services
See § 17.84.090,
Automobile Rental Automobile/Vehicle
A — A
Office Sales and Service
Uses
See § 17.84.090,
Automobile/Vehicle Automobile/Vehicle
Sales and Leasing, New A — — Sales and Service
Uses
See § 17.84.090,
Automobile/Vehicle
Automobile/Vehicle
Service and Repair, C A —
Sales and Service
Major
Uses

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Table 17.40.020-1: Use Regulations - Employment Zones
Additional
Use Classification IF IG BP
Regulations
See § 17.84.090,
Automobile/Vehicle
Automobile/Vehicle
Service and Repair, A A —
Sales and Service
Minor
Uses
See § 17.84.090,
Farm/Agricultural
Automobile/Vehicle
Equipment Sales, Service A P —
Sales and Service
and Rental
Uses
See § 17.84.090,
1 Automobile/Vehicle
Fueling Station C — —
Sales and Service
Uses
See § 17.84.090,
Large Vehicle and
Equipment Sales, Service A2 P — Automobile/Vehicle
Sales and Service
and Rental
Uses
See § 17.84.090,
Tire Retreading and Automobile/Vehicle
— C —
Capping Sales and Service
Uses
See § 17.84.090,
Automobile/Vehicle
3
Washing (Self-Serve) A — —
Sales and Service
Uses
Business and Communication Services
General Business
P — P
Services
Printing and Copy
P — P
Services
Eating and Drinking Establishments
See § 17.84.060,
Bar/Night Club/Lounge C — C Alcoholic Beverage
Sales
Brewpub/Wine Bar C — A
See § 17.84.060,
Microbrewery C — A Alcoholic Beverage
Sales
See § 17.84.060,
Micro-Distillery C — A Alcoholic Beverage
Sales

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Table 17.40.020-1: Use Regulations - Employment Zones
Additional
Use Classification IF IG BP
Regulations
See § 17.84.060,
Restaurant, Full Service A — A Alcoholic Beverage
Sales
Restaurant, Limited See § 17.84.060,
Counter Service/Fast P P — Alcoholic Beverage
Casual Food Sales
See § 17.84.060,
Tasting Room A A — Alcoholic Beverage
Sales
Funeral and Interment
A C —
Service
Maintenance and Repair
P P P
Services
Lodging
4
Hotel and Motel — P —
Office Uses
Business, Professional, P P4 P
and Technology
Medical or Dental
— — A
Offices
Recreation, Fitness, and Entertainment
Indoor Sports and
C C C
Recreation, Large-Scale
Indoor Sports and
C C C
Recreation, Small-Scale
Outdoor Sports and
A — A
Recreation Facility
Personal Services
Dry Cleaner/Self Service
— — A
Laundry
General Personal
— — P
Services
Instructional Services — — P
Retail
Artisan Shop P A P
Convenience/Small
P — P
Grocery Market

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Table 17.40.020-1: Use Regulations - Employment Zones
Additional
Use Classification IF IG BP
Regulations
General Retail Sales P4 P4 P4
Nursery and Garden
Center P — —
Public/Institutional Uses
College and Trade School A A P
Community and Religious
A — A
Assembly
Cultural Facility A — A
See § 17.84.150, Day
Care Centers, Family
Day Care Center C — C Day Cares and
Residential Care
Facilities
See § 17.84.170,
Emergency Shelters,
Daytime Service
Emergency Shelter — C —
Facilities, and Low
Barrier Navigation
Centers
Government Buildings P — P
Hospitals and Clinics
Clinics — — A
Hospital — — C
Park and Recreation
A — A
Facility, Public
Parking Facilities
(privately owned) — — —
See § 17.84.170,
Emergency Shelters,
Social Service Centers/ Daytime Service
— C —
Daytime Service Facility Facilities, and Low
Barrier Navigation
Centers
Industrial Uses
See § 17.84.050,
Agricultural Production,
P P P Agricultural
Light
Production, Light

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Table 17.40.020-1: Use Regulations - Employment Zones
Additional
Use Classification IF IG BP
Regulations
Artisan/Small-Scale
P A P
Manufacturing
Artist's Studio P A P
Brewery C C C
Building Materials and
P P P
Supply
See § 17.84.140,
Crematorium — C —
Crematorium
Food and Beverage Manufacturing
Small Scale P P P
Large Scale P P P
Food Preparation P A P
Freight, Trucking
Facilities — — —
See § 17.84.190,
Hazardous Waste Hazardous Waste
— C —
Management Facilities Management
Facilities
Laundry and Dry-
A A A
Cleaning Plants
Industrial, Heavy — A —
Industrial, Light P5 P P5
Industrial, Medium A P A
Pallet Storage — — — Accessory only
Recycling Facilities
See § 17.84.310,
Collection — C —
Recycling Facilities
Processing — C —
Reverse Vending
Machine/Donation A — A
Container
Tire/Concrete Recycling
and Storage — — —
Research and
P P P
Development

Text read from an image; its layout may differ:
Table 17.40.020-1: Use Regulations - Employment Zones
Additional
Use Classification IF IG BP
Regulations
See Chapter 17.70,
Screening Standards;
§ 17.64.100, Vehicle/
Storage Yard P5, 7 P6, 7 P6, 7 Truck Parking and
Storage; and
§ 17.84.020,
Accessory Uses
Salvage, Wrecking Yard — — —
Vehicle Impound and Tow
Yard — — —
Warehousing, Storage, Logistics and Distribution
Chemical or Mineral
6
— C —
Storage
Indoor Warehousing and C6 C6 A6
Storage
Logistics and P4 P —
Distribution
Personal Storage Facility — — —
Wholesale Nursery A A —
Transportation, Communications, and Utilities
Communication Facilities
Antennas and
See § 17.84.360, Telecommunication Facilities
Transmission Towers
Equipment within
See § 17.84.360, Telecommunication Facilities
Buildings
Emergency Services P — P
Heliport — C —
Light Fleet Based Services A A —
Public Service, Major P C P
Public Service, Minor P P P
Cannabis Uses
See § 17.84.120,
Cannabis Manufacturing,
C C C Commercial Cannabis
Volatile and Non-Volatile
Businesses
Cannabis Testing, See § 17.84.120,
Research and C C C Commercial Cannabis
Development Businesses

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Table 17.40.020-1: Use Regulations - Employment Zones
Additional
Use Classification IF IG BP
Regulations
See § 17.84.120,
Cannabis Distribution C C C Commercial Cannabis
Businesses
Other Uses
Mobile Vendor See § 17.84.250, Mobile Vendors

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 Streetfacing 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 rightof-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.

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Table 17.40.030-1: Development Standards - Employment Zones
Standard IF IG BP
Floor Area Ratio (FAR) 0 – 0.8 0 – 0.8 0.25 – 2.0
Max. Lot Coverage (%) 70% 70% 70%
Max. Building Height (ft.) 55 ft. (A) 65 ft. (A)(B) 55 ft. (A)
Min. Ground Floor Height,
Finish Floor to Finish Floor 12 None 12
(ft.)
Minimum Setbacks
Front 15 ft. (C) 20 ft. (C) 15 ft.

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Table 17.40.030-1: Development Standards - Employment Zones
Standard IF IG BP
Street Side 15 ft. 20 ft. 15 ft.
5 ft.; 15 ft. when
5 ft.; 15 ft. abutting
abutting a
Interior Side an R-L, N-P or R- 0 ft.
residential zone or
LM zone
use
0 ft.; 10 ft. when
0 ft.; 10 ft. when
abutting a
Rear abutting an R-L, N- 0 ft.
residential zone or
P or R-LM zone
use
Common Usable Open For employment uses over 50,000 sf: Min. 5 sf per 1,000 sf, up
Space to 1,500 sf This space need not be publicly accessible.

• 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

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• 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)