Fife City Zoning Code
CHAPTER 19
46 BUSINESS PARK BP DISTRICT
§ 19.46.010 Purpose.
The business park district is intended to provide for areas characterized by a mix of relatively small, limited light manufacturing uses, product assembly and wholesale trade; business and professional services; research, business and corporate offices; and small scale retail and commercial uses. This district is further intended to encourage economic development through flexible tenant space for new businesses, craft manufacturing, brewing and winemaking, and other opportunities that promote new business creation and allow for retail and accessory entertainment uses. The district should feature significant open space and landscaping, integrated architecture and signage supported by unified ownership and management. Primary uses should be indoors and are generally devoid of nuisance factors and hazards.
(Ord. 1404 § 2(Exh. B), 2000; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.46.020 Permitted uses.
Permitted uses in the BP district are:
A.
Professional office;
B.
Retail sales store, including but not limited to the sale/rental of the following items: antiques, appliances, art, baked goods, bicycles, books, carpets, clothing, convenience goods, electronic equipment and supplies, fabrics, florists, food, furniture, garden supply, gifts, glass (artistic or commercial use), items manufactured on site by tenants, hardware, heating and plumbing equipment and supplies, hobby supplies, jewelry, motorcycles, newspapers, office equipment and supplies, paint, pets and pet supplies, pharmaceuticals, photography, pottery, shoes, sporting goods, stationery, textile, tile, toys, vehicle parts (new/remanufactured), videos, and wallpaper;
C.
Commercial service including but not limited to: advertising, ambulance (private), banking, beauty and hair care, cleaning, consulting, construction contracting, copying, decorating, dry cleaning, electric motor repair, employment, funeral, glass (repair, replacement, studios), financial, fitness (club), insurance, laundry, locksmithing, masonry, newspaper (small-scale), paging, pet grooming, plumbing, printing (small-scale), studio photography, real estate sales, repair of products listed in subsection (B) of this section, roofing, secondhand stores, security, signs, tailoring, telecommunication sales, title, and upholstery;
D.
Storage, warehouse or wholesale distribution facility. A business park shall not exceed an average of 4,000 square feet per storage/warehouse/distribution use. This average includes both principal and accessory storage/warehouse/distribution uses. A storage/warehouse/distribution use shall not exceed 15,000 square feet;
E.
Manufacturing. A business park shall not exceed an average of 4,000 square feet per manufacturing use. A manufacturing use shall not exceed 15,000 square feet. Excludes canning, slaughtering, rendering, curing, tanning, paint manufacturing, and tire manufacturing;
F.
Low-intensity amusement, entertainment and recreational facility, including but not limited to: billiard room, gallery, stage theater (indoor), miniature golf course (indoor), and skating/skateboard arena (indoor). Excludes shooting ranges;
G.
Commercial instruction, including but not limited to: airline, art, barber, beauty, brewing, business, computer, dance, driving, gaming dealers, language, manufacturing, music, photography, self defense, trade, and winemaking;
H.
Technological uses including scientific research, testing and experimental development laboratories;
I.
Public and quasipublic use or facility, including but not limited to: community center, court, fire station, governmental office, parking facility, park, police station, pool (indoor), post office, public works facility, senior center, substation, and utilities;
J.
Shopping center;
K.
Restaurant, including drive-thru;
L.
Espresso stand, including drive-thru;
M.
Civic, labor, social or fraternal organization;
N.
Liquor store located at least 500 feet from the closest property line of any public or private children's school or park;
O.
Bar, tavern or nightclub, located greater than 500 feet from the closest property line of any residential use, residential zoning district, adult use business, public or private children's school, and public park;
P.
Brewpub. A microbrewery (including beer and wine) having an eating and/or drinking establishment on the premises which allows on site consumption of the beer, ale, or other malt beverage, or wine produced on site. This classification also allows a brewpub to sell beer/wine retail and/or act as wholesaler for beer of its own production for off-site consumption, with appropriate state licenses;
Q.
Wholesale sales store;
R.
Religious institution;
S.
Adult or child day-care center. For child day-care center, a designated and fenced recreational area is required;
T.
Veterinary clinic, with treatment and storage of animals within an enclosed building;
U.
Assembly of commercial, professional and household electronic components, products and equipment, including but not limited to appliances, communication devices, computers and related accessories, stereo equipment, telecommunications equipment and televisions;
V.
Saw and filing shop;
W.
Machine shop. A business park shall not exceed an average of 4,000 square feet per machine shop use. A machine shop use shall not exceed 15,000 square feet;
X.
Printing establishment;
Y.
Attached wireless communication facility (WCF) on an attachment structure (see Chapter 19.72 FMC);
Z.
Mobile food units subject to the requirements of FMC 19.68.075.
(Ord. 1404 § 2(Exh. B), 2000; Ord. 1780 § 14, 2012; Ord. 1858 § 5, 2014; Ord. 1888 § 3, 2014; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.46.030 Accessory uses.
Accessory uses in the BP district are:
A.
Storage, warehouse or wholesale distribution. A business park shall not exceed an average of 4,000 square feet per storage/warehouse/distribution use. This average includes both principal and accessory storage/warehouse/distribution uses. A storage/warehouse/distribution accessory use shall not exceed 15,000 square feet;
B.
Limited service and repair operations for products described as principally permitted use;
C.
Employee recreation facility and area;
D.
Temporary accessory structures and uses (see Chapter 19.68 FMC);
E.
Food and/or espresso cart as an accessory to a permitted use;
F.
Co-location on WCF support structure;
G.
Electric vehicle charging station – support;
H.
Other accessory use or structure which is subordinate and incidental to a principally permitted use, as determined by the director.
(Ord. 1404 § 2(Exh. B), 2000; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.46.040 Conditional uses.
Uses permitted subject to the granting of a conditional use permit by the hearing examiner are:
A.
Storage, warehouse or wholesale distribution principal or accessory use which exceeds 15,000 square feet in area. A use approved under this provision may be considered exempt from the business park average of 4,000 square feet per storage/warehouse/distribution use;
B.
Commercial parking garage; provided, that no long-term storage or parking of vehicles is permitted; excludes truck and/or trailer, parking, storage, and/or staging not associated with an authorized permitted or conditional use;
C.
Supermarket;
D.
Bar, tavern or nightclub, located at least 500 feet away from the closest property line of any public or private children's school, public park, or adult use business, and located within 500 feet of a residential use or residential zoning district;
E.
Auctioneering (indoor);
F.
High-intensity amusement, entertainment and recreational facility, including but not limited to: bowling alley, and movie theater (indoor). Excludes shooting ranges;
G.
A business park with dock-high doors, greater than one per 100,000 square feet gross floor area;
H.
Monopole or lattice WCF with a height less than or equal to 100 feet (see Chapter 19.72 FMC);
I.
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. 1404 § 2(Exh. B), 2000; Ord. 1593-06 § 63, 2006; Ord. 1882 § 4, 2014; Ord. 1888 § 4, 2014; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.46.045 Prohibited uses.
Repealed by Ord. 2140.
(Ord. 1872 § 11, 2014)
§ 19.46.050 Development standards.
A.
Bulk and Dimensional Regulations. See Chapter 19.51 FMC.
B.
Required Planned Industrial Development (PID). A PID, in conformance with Chapter 19.52 FMC, is a required procedure for business parks constructed after the effective date of the ordinance codified in this chapter. 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.
Limited Access. For noise, safety, traffic and neighborhood character concerns, access to streets with a collector arterial designation or less may be limited or prohibited by the community development director, hearing examiner or planning commission. For noise, safety and traffic concerns, access to streets with a designation greater than collector arterial may be limited by the community development director, hearing examiner or planning commission.
E.
Parking and Circulation Regulations. Parking, circulation, and loading areas shall be prohibited within the front yard setback. See Chapter 19.56 FMC.
F.
Landscaping and Buffering Regulations. The landscaping plans shall be prepared by a landscape architect registered in the state of Washington. See Chapter 19.64 FMC.
G.
Administrative Design Review. See Chapter 19.60 FMC.
H.
Development Agreement. See Chapter 19.68 FMC.
I.
Sewer Hook-Up Requirement. See Chapter 19.68 FMC.
J.
Nonconforming Lots, Structures and Uses. See Chapter 19.84 FMC.
K.
Fife Municipal Code (FMC). All applicable development procedures and standards identified in this code shall apply.
L.
One Legal Lot of Record. A business park shall be located on one legal lot of record, which meets the minimum requirements of this chapter and the development standards elsewhere within this title and this code.
M.
Low Impact Development. See FMC Title 21.
(Ord. 1404 § 2(Exh. B), 2000; Ord. 1593-06 § 64, 2006; Ord. 1685 § 1(Exh. A), 2009; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.46.060 Performance standards.
A.
Bay Door Closures. All bay doors located within 75 feet of a residential use and/or district and which directly face or are perpendicular to such use or district, must be closed between 6:00 p.m. and 7:00 a.m.
B.
Additional Performance Standards. See FMC 19.68.030 for additional performance standards.
C.
Livestock. Except within a permitted veterinary clinic, livestock is to be prohibited.
(Ord. 1404 § 2(Exh. B), 2000; Ord. 2140 § 2 (Exh. B), 2025)
