Pasco City Zoning Code

25.110 BP

Business Park District

25.110.010 Purpose.

The purpose of the business park district is to provide for and encourage the development of business parks that are established in a campus-like setting with landscaping and architectural amenities that create a sense of place and an aesthetically attractive urban development. It is intended that the business park district provide for the grouping and clustering of professional offices, commercial uses, nonhazardous research and development facilities and high technology manufacturing that functionally interact well together. Development standards of this district are intended to provide compatibility with and protection to surrounding residential and commercial properties by minimizing traffic congestion, noise, glare, vibration, odors, airborne particulates, and toxic substances. Sites within this district should have primary access to or be functionally convenient to principal arterials. [Ord. 3354 § 2, 1999; Code 1970 § 25.50.010.]

25.110.020 Permitted uses.

The following uses shall be permitted in the business park district:

(1) Administrative professional and business offices;

(2) Research laboratories and facilities;

(3) Testing laboratories and facilities;

(4) Research and development facilities for the creation of prototypes;

(5) Manufacturing, assembly, testing and repair of component devices, equipment and systems of an electrical, electronic or electromagnetic nature;

(6) Manufacturing, testing, repair and assembly of optical devices, equipment and systems;

(7) Manufacturing, testing, repair and assembly of testing equipment;

(8) Pharmaceutical laboratory;

(9) Blueprinting, photocopying, photoengraving, and film processing;

(10) Printing;

(11) Manufacture of ceramic products using only previously culturized clay and using kilns fired only by electricity or gas;

(12) Manufacture of control devices and gauges;

(13) Industrial medical facilities;

(14) Cafeteria, restaurant;

(15) Offices;

(16) Stores and shops for the conduct of retail business, excluding repair shops and any automotive-related retail or service businesses;

(17) Motels and hotels; and

(18) Food truck parks as defined in PMC 25.15.080 and pursuant to PMC 25.165.215. [Ord. 4722 § 11, 2024; Ord. 3879 § 1, 2008; Ord. 3354 § 2, 1999; Code 1970 § 25.50.020.]

25.110.030 Permitted accessory uses.

The following accessory uses and buildings as respectively defined in PMC 25.15.030 and 25.15.040 shall be permitted in the business park district:

(1) Warehousing, provided said use does not occupy more than 35 percent of any structure;

(2) Auditoriums and conference facilities;

(3) Day care for family members of employees; and

(4) Above- and below-ground tank storage of critical material. Aboveground tanks shall not exceed 20 feet in height and shall be painted a neutral color to match or complement the principal building. Additionally, the first seven feet of all ground tanks shall be screened by a solid masonry wall;

(5) Storage buildings, excluding container storage, as defined in PMC 25.15.210, are permitted. [Ord. 3879 § 1, 2008; Ord. 3735 § 8, 2005; Ord. 3354 § 2, 1999; Code 1970 § 25.50.030.]

25.110.040 Conditional uses.

The following uses are permitted subject to the approval of a special permit:

(1) Business, professional, technical and trade schools; and

(2) Recreational areas and facilities; and

(3) Unclassified uses. [Ord. 4110 § 22, 2013; Ord. 3879 § 1, 2008; Ord. 3354 § 2, 1999; Code 1970 § 25.50.040.]

25.110.050 Prohibited uses.

The following uses shall be prohibited in the business park district:

(1) Any outdoor manufacturing, testing, processing, or similar activities;

(2) Outdoor sales;

(3) Residential uses, including caretaker’s residences; and

(4) On-site hazardous substance processing and handling or hazardous waste treatment and storage facilities unless clearly incidental and secondary to a permitted use. On-site hazardous waste facilities shall be subject to the state siting criteria. [Ord. 3879 § 1, 2008; Ord. 3354 § 2, 1999; Code 1970 § 25.50.050.]

25.110.060 Development standards.

(1) Minimum lot area: No specific lot area is required, except the minimum area required for a business park zone shall be 15 acres. Land immediately adjacent to an existing business park zoning district may be added to that district in increments of five acres;

(2) Lot coverage: Lot area coverage by buildings or structures shall not exceed 50 percent of the total lot area;

(a) Front yard: 50 feet;

(b) Side yard: No requirements, except where a business park lot abuts a residential district, then the side yard shall be 30 feet or equal to the height of the building, whichever is greater;

(4) Maximum building height: 45 feet, except a greater height may be approved by special permit;

(5) Parking: All parking lots shall be improved with appropriate curbs for drainage control and to maintain landscaping areas. Parking lots shall be constructed of asphalt concrete or Portland cement concrete and shall contain canopy trees as provided in PMC 25.180.070(6);

(6) Landscaping: The landscaping provisions of this section shall be in addition to the landscape and screening provisions provided in Chapter 25.180 PMC. In apparent cases of conflict between provisions, the most restrictive shall prevail:

(a) Fifteen percent of all lot areas shall be landscaped;

(b) The 20 feet of front yard setback area nearest street rights-of-way shall be landscaped;

(d) Except for loading and unloading zones, buildings shall be no closer than 10 feet from a parking area;

(e) No paving shall be permitted within four feet of the center of a tree at the time of planting;

(f) One hundred percent of all landscaped areas shall contain live vegetation; said vegetation shall consist of a variety of shrubs, trees and ground covers;

(g) Rear and side yard setback areas immediately adjacent to neighboring properties in a different district shall be treated with landscaped elements so as to create a visual buffer;

(h) At least 50 percent of the required landscaped area shall be visible from the street adjoining the lot;

(a) Sufficient area shall be provided on-site to accommodate loading and unloading activities. Streets and street rights-of-way shall not be used for these purposes;

(8) Rooftop Equipment. All rooftop equipment shall be screened so as not to be visible from the horizontal plane of building roofs;

(a) No outdoor storage shall be permitted in the business park zone unless such storage is entirely enclosed by building walls and/or a solid masonry wall not less than seven feet in height. No materials stored behind the wall shall extend and be visible above the wall;

(b) No materials or waste shall be deposited upon a property within the business park zone in such a form or manner that they may be transferred to other areas by natural causes or forces;

(c) All waste material shall be stored in an enclosed area in proper containers and shall be accessible to service vehicles;

(10) Signage. All signs advertising the business park and/or businesses located therein not affixed to buildings shall be ground signs, which blend with and complement landscaping and architecture. No roof signs, perpendicular to walls or freestanding pole signs are permitted. All wall signs shall not exceed 10 percent of wall areas in size; and

(11) Architecture. All structures shall be constructed so as to create a unique and distinct character for the business park. Building exteriors shall consist of various types of concrete, brick, stucco, glass, tile, wood products and composite materials. The materials are to be used so as to create character and relief to the buildings. Twenty percent of a building’s exterior may be constructed of baked enamel sheet metal. [Ord. 3879 § 1, 2008; Ord. 3763 § 1, 2006; Ord. 3354 § 2, 1999; Code 1970 § 25.50.060.]

25.110.070 Plan required.

Plans shall comply with the provisions of PMC 25.180.090. [Ord. 3763 § 2, 2006; Code 1970 § 25.50.070.]