A.

There are three industrial classifications: General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB). This Chapter 23.50 describes the authorized uses and development standards for the Industrial zones.

B.

In addition to the regulations in this Chapter 23.50, certain industrial areas may be regulated by other chapters or titles of the Seattle Municipal Code, including but not limited to: Special Review Districts, Chapter 23.66; Landmark Districts, Chapter 25.12; or the Shoreline District, Chapter 23.60A.

C.

Communication utilities and accessory communication devices except as exempted in Section 23.57.002 are subject to the regulations in this Chapter 23.50 and additional regulations in Chapter 23.57. Requirements for streets, alleys, and easements are provided in Chapter 23.53. Standards for parking access and design are provided in Chapter 23.54. Signs are regulated by Chapter 23.55. Methods for measurements are provided in Chapter 23.86. Definitions are in Chapter 23.84A.

D.

For the purposes of this Chapter 23.50, the terms "existing structures or uses" mean those structures or uses which were established under permit, or for which a permit has been granted and has not expired, or are substantially underway in accordance with subsection 23.04.010.D, on October 7, 1987.

E.

Major cannabis activity is subject to the regulations in this Chapter 23.50 and additional regulations in Section 23.42.058.

(Ord. 127099, § 40, 2024; Ord. 126864, § 1, 2023; Ord. 124969, § 18, 2016; Ord. 124105, § 23, 2013; Ord. 122311, § 60, 2006; Ord. 120928, § 22, 2002; Ord. 120611, § 13, 2001; Ord. 116295, § 20, 1992; Ord. 115326, § 20, 1990; Ord. 113658, § 4, 1987.)

Unless otherwise specified, the regulations of this subchapter shall apply to all industrial zones.

(Ord. 113658 § 4(part), 1987.)

A.

The location, design, construction and management of all developments and uses shall protect the quality and quantity of surface and groundwater, and shall adhere to the guidelines, policies, standards and regulations of applicable water quality management programs and regulatory agencies. Best management practices such as paving and berming of drum storage areas, fugitive dust controls and other good housekeeping measures to prevent contamination of land or water may be required.

B.

Solid and liquid wastes and untreated effluents shall not be allowed to enter any bodies of water or be discharged onto the land.

(Ord. 113658 § 4(part), 1987.)

A.

All uses are permitted outright, prohibited or permitted as a conditional use, according to Table A for 23.50.012 and this Section 23.50.012.

B.

All permitted uses are allowed as either a principal use or an accessory use, unless otherwise indicated in Table A for 23.50.012.

C.

Public Facilities.

1.

Similar Uses Permitted. Except as provided in subsections 23.50.012.C.2 and 23.50.012.C.3 and in Section 23.50.027, uses in public facilities that are most similar to uses permitted outright or permitted by conditional use in this chapter are also permitted outright or by conditional use, subject to the same use regulations, development standards and administrative conditional use criteria that govern the similar uses.

2.

Waivers or Modification by City Council for Similar Uses. The City Council may waive or modify applicable development standards or conditional use criteria for those uses in public facilities that are similar to uses permitted outright or permitted by conditional use according to Chapter 23.76, Subchapter III, Council Land Use Decisions, with public projects considered as Type IV quasi-judicial decisions and City facilities considered as Type V legislative decisions.

3.

Other Uses Permitted in Public Facilities. Unless specifically prohibited, uses in public facilities that are not similar to uses permitted outright or permitted by a conditional use or special exception under this Chapter 23.50 may be permitted by the City Council. City Council may waive or modify development standards or conditional use criteria according to Chapter 23.76, Subchapter III, Council Land Use Decisions, with public projects considered as Type IV quasi-judicial decisions and City facilities considered as Type V legislative decisions.

4.

Uses in public facilities not meeting development standards. In all industrial zones, uses in public facilities not meeting development standards may be permitted by the Council if the following criteria are satisfied:

a.

The project provides unique services that are not provided to the community by the private sector, such as police and fire stations; and

b.

The proposed location is required to meet specific public service delivery needs; and

c.

The waiver or modification to the development standards is necessary to meet specific public service delivery needs; and

d.

The relationship of the project to the surrounding area has been considered in the design, siting, landscaping and screening of the facility.

5.

Expansion of Uses in Public Facilities.

a.

Major Expansion. Major expansions may be permitted to uses in public facilities allowed pursuant to subsections 23.50.012.C.1, 23.50.012.C.2 and 23.50.012.C.3 according to the same provisions and procedural requirements as described in these subsections. A major expansion of a public facility use is one that would not meet development standards, or one that would exceed the greater of 750 square feet or ten percent of its existing area, including gross floor area and areas devoted to active outdoor uses other than parking.

b.

Minor Expansion. An expansion that is not a major expansion is a minor expansion. Minor expansions may be permitted to uses in public facilities allowed pursuant to subsections 23.50.012.C.1, 23.50.012.C.2 and 23.50.012.C.3 according to Chapter 23.76, Procedures for Master Use Permits and Council Land Use Decisions, for a Type I Master Use Permit if the development standards of the zone in which the public facility is located are met.

6.

Essential Public Facilities. Permitted essential public facilities shall also be reviewed according to Chapter 23.80, Essential Public Facilities.

D.

Rooftop Recreational Space in IG1 and IG2 Zones. Recreational space may be located on the rooftop of a building (including the rooftop of an attached parking structure) existing as of December 31, 1998. Rooftop recreational space shall be used only for the purposes of active recreational uses and/or passive open spaces accessory to office uses of at least 100,000 square feet that are located in the same building or within an attached structure(s) and that are established on or before December 31, 1998. If any portion of the rooftop recreational space is covered by a structure, the following standards apply:

1.

The height of the structure shall not exceed 30 feet as measured from the existing rooftop elevation and be limited to only one story;

2.

The height shall not exceed the height of the highest portion or feature of the building or attached structure(s);

3.

The footprint of the structure shall not exceed 30 percent of the total roof area on which the structure is located; and

4.

The structure shall be designed to include a minimum of 30 percent transparent and/or translucent exterior building materials.

5.

The rooftop recreational space permitted under this subsection 23.50.012.D shall be used only for active recreational uses and/or passive open spaces accessory to office uses and cannot be used for or converted to other uses. Section 23.50.012.D does not preclude the use of rooftop decks for passive open space use if the deck is on a structure otherwise permitted, including a structure constructed after December 31, 1998, or if the deck is associated with an otherwise permitted use.

E.

Adult Cabarets.

1.

Any lot line of property containing any proposed new or expanding adult cabaret must be 800 feet or more from any lot line of property on which any of the following uses has been established by permit or otherwise recognized as legally established: community center; child care center; school, elementary or secondary; or public parks and open space use.

2.

Any lot line of property containing any proposed new or expanding adult cabaret must be 600 feet or more from any lot line of property for which a permit has been issued for any other adult cabaret.

3.

The analysis required by subsections 23.50.012.E.1 and E.2 shall be based on the facts that exist on the earlier of:

a.

the date a complete application is made for a building permit for an adult cabaret for the property proposed to contain the new or expanding adult cabaret, or

b.

the date of publication of notice of the Director's decision on the Master Use Permit application to establish or expand an adult cabaret use, if the decision can be appealed to the Hearing Examiner, or the date of the Director's decision if no Hearing Examiner appeal is available.

(Ord. 127099, § 41, 2024; Ord. 126864, § 2, 2023; Ord. 125845, § 1, 2019; Ord. 125558, § 39, 2018; Ord. 124969, § 19, 2016; Ord. 124326, § 2, 2013; Ord. 123986, § 1, 2012; Ord. 123872, § 4, 2012; Ord. 123729, § 6, 2011; Ord. 123649, § 31, 2011; Ord. 123589, § 54, 2011; Ord. 123378, § 21, 2010; Ord. 123282, § 4, 2010; Ord. 123046, §§ 41, 65, 2009; Ord. 122935, § 12, 2009; Ord. 122925, § 1, 2009; Ord. 122411, §§ 6, 7, 2007; Ord. 122311, § 61, 2006; Ord. 121476, § 11, 2004; Ord. 121196, § 18, 2003; Ord. 120155, § 1, 2000; Ord. 120117, § 38, 2000; Ord. 119972, § 5, 2000; Ord. 119370, § 12, 1999; Ord. 119238, § 7, 1998; Ord. 118794, § 38, 1997; Ord. 118672, § 22, 1997; Ord. 117430, § 76, 1994; Ord. 117263, § 48, 1994; Ord. 117202, § 9, 1994; Ord. 116907 § 7, 1993; Ord. 116596, § 3, 1993; Ord. 116295, § 21, 1992; Ord. 115043, § 11, 1990; Ord. 115002, § 10, 1990; Ord. 114875, § 12, 1989; Ord. 114623, § 14, 1989; Ord. 113658, § 4, 1987.)

A.

Criteria For All Conditional Uses. All conditional uses are subject to the procedures set forth in Chapter 23.76, Procedures for Master Use Permits and Council Land Use Decisions, and shall meet the following criteria:

1.

The use shall be determined not to be materially detrimental to the public welfare or injurious to property in the zone or vicinity in which the property is located.

2.

The benefits to the public that would be provided by the use shall outweigh the negative impacts of the use.

3.

Landscaping and screening, vehicular access controls and other measures shall insure the compatibility of the use with the surrounding area and mitigate adverse impacts.

4.

The conditional use shall be denied if it is determined that the negative impacts cannot be mitigated satisfactorily. However, adverse negative impacts may be mitigated by imposing requirements or conditions deemed necessary for the protection of other properties in the zone or vicinity and the public interest.

5.

In areas covered by Council-adopted Neighborhood Plans that were adopted after 1983, uses shall be consistent with the recommendations of the plans.

B.

Administrative conditional uses. The following uses, identified as administrative conditional uses in Table A for 23.50.012, may be permitted by the Director if the provisions of this subsection 23.50.014.B and subsection 23.50.014.A are met.

1.

Artist's studio/dwellings in an existing structure may be permitted as a conditional use in General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB), except as provided in the Shoreline District, Chapter 23.60A, upon showing that the occupant is a bona fide working artist, and subject to the following criteria:

a.

Artist's studio/dwellings shall generally be discouraged along arterials such as freeways, state routes, and freight lines;

b.

Artist's studio/dwellings shall not be allowed in areas where existing industrial uses may cause environmental or safety problems;

c.

Artist's studio/dwellings shall not be located where they may restrict or disrupt industrial activity;

d.

The nature of the artist's work shall be such that there is a genuine need for the space; and

e.

The owner(s) of a building seeking a conditional use for artist's studio/dwellings must sign and record a covenant and equitable servitude, on a form acceptable to the Director, that acknowledges that the owner(s) and occupants of the building accept the industrial character of the neighborhood and agree that existing or permitted industrial uses do not constitute a nuisance or other inappropriate or unlawful use of land. Such covenant and equitable servitude must state that it is binding on the owner(s)' successors, heirs, and assigns, including any lessees of the artist's studio/dwellings.

2.

Park-and-pool lots in IG1 and IG2 zones in the Duwamish Manufacturing/Industrial Center, and park-and-ride lots in General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB) zones may be permitted as a conditional use according to the following criteria:

a.

The park-and-pool lot shall not create conflict with industrial activity by causing significant additional traffic to circulate through the area;

b.

The park-and-pool lot has direct vehicular access to a designated arterial improved to City standards;

c.

The park-and-pool lot shall be located on an existing parking area unless no reasonable alternative exists;

d.

If the proposed park-and-pool lot is located on a lot containing accessory parking for other uses, there shall be no substantial conflict in the principal operating hours of the lot and the other uses; and

e.

The park-and-pool lot is not located within 3,000 feet of downtown.

3.

Except in the Duwamish Manufacturing/Industrial Center, lodging uses may be permitted as a conditional use in General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB) zones according to the following criteria:

a.

The use is designed primarily to serve users in the industrial area; and

b.

The use is designed and located to minimize conflicts with industrial uses in the area.

4.

A residential use not otherwise permitted in the zone may be permitted as a conditional use in General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB) zones within a structure designated as a Landmark, pursuant to Chapter 25.12 or within a structure in a Landmark District, pursuant to Chapter 25.16 or Chapter 25.28, subject to the following criteria:

a.

The use shall be compatible with the historic or landmark character of the structure. The Director shall request a determination regarding compatibility by the respective Board having jurisdiction over the structure or lot;

b.

The residential use shall not restrict or disrupt industrial activity in the zone, and

c.

The surrounding uses would not be detrimental to occupants of the Landmark structure.

5.

High-impact uses may be permitted as a conditional use in General Industrial 1 (IG1), and General Industrial 2 (IG2) zones, according to the following criteria:

a.

The lot is located so that large concentrations of people, particularly in residential and commercial areas, are not exposed to unreasonable adverse impacts;

b.

A management plan may be required. The Director may determine the level of detail to be disclosed in the plan based on the probable impacts and/or the scale of the effects. Discussion of materials handling and storage, odor control, transportation and other factors may be required.

6.

A new railroad switchyard with a mechanized hump, or the expansion of such a use beyond the lot occupied as of October 7, 1987, may be permitted as a conditional use in General Industrial 1 (IG1) and General Industrial 2 (IG2) zones, according to the following criteria:

a.

The lot is located so that large concentrations of people, particularly in residential and commercial areas, are not exposed to unreasonable adverse impacts;

b.

Measures to minimize the impacts of noise, light, and glare, and other measures to ensure the compatibility of the use with the surrounding area and to mitigate adverse impacts shall be incorporated into the design and operation of the facility.

7.

Solid waste transfer stations may be permitted as a conditional use in General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB) zones according to the following criteria:

a.

Measures to minimize potential odor emissions and airborne pollutants shall be determined in consultation with the Puget Sound Clean Air Agency (PSCAA). These measures shall be incorporated into the design and operation of the facility;

b.

Measures to maximize control of rodents, birds, and other vectors shall be determined in consultation with Public Health—Seattle and King County. These measures shall be incorporated into the design and operation of the facility;

c.

The Director may require a transportation plan. The Director shall determine the level of detail to be disclosed in the plan such as estimated trip generation, access routes and surrounding area traffic counts, based on the probable impacts and/or scale of the proposed facility; and

d.

Measures to minimize other impacts are incorporated into the design and operation of the facility.

e.

For any portion of the principal structure containing the solid waste management use that is located in an IB zone, the following standards apply:

1)

The maximum floor area of the principal structure is limited to 7,000 square feet.

2)

A setback of at least 65 feet is required between any facade of the principal structure and any lot line that abuts or is across a street from a residentially zoned lot.

f.

Accessory structures including scales, scale houses, entrance/exit kiosks, walls, screening, and other minor incidental improvements, including canopies over scales houses and drive lanes, are permitted in IB zones. The total area of all scale houses in IB zones shall not exceed 1,000 square feet.

g.

A landscaped area at least 20 feet deep is required between any structure or any parking located in an IB zone and the nearest street lot line.

h.

Parking and driveways accessory to a solid waste transfer station. Parking and driveways on property in an IB zone may be permitted as a conditional use accessory to a solid waste transfer station if:

1)

The parking is on property that is part of the same development site as the solid waste transfer station use.

2)

The parking meets the criteria of this subsection 23.50.014.A.

3)

The parking is subject to analysis in any transportation plan required by the Director pursuant to subsection 23.50.014.B.7.c.

4)

Driveways providing access to parking or access to the solid waste transfer station are on the same development site as the solid waste transfer station use.

i.

Rooftop features on the principal structure shall not exceed the maximum height limit of the zone.

j.

All transfer, handling, and compacting of materials processed by the solid waste management use shall be conducted within an enclosed structure.

k.

Outdoor storage is prohibited.

8.

Heavy manufacturing uses may be permitted in the Industrial Buffer (IB) zone as a conditional use according to the following criteria:

a.

The use shall be located within an enclosed building except for shipbuilding;

b.

The hours of operation for all processes creating any adverse impacts on residentially or commercially zoned land may be limited;

c.

Truck and service traffic associated with the heavy manufacturing use shall be directed away from streets serving lots in nonindustrial zones;

d.

The infrastructure of the area shall be capable of accommodating the traffic generated by the proposed use; and

e.

The use shall not produce sustained or recurrent vibrations exceeding 0.002g acceleration as measured on lots in nonindustrial zones.

9.

Bus bases may be permitted as a conditional use in the General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB) zones according to the following criteria:

a.

The amount of industrial land occupied by the facility shall be minimized. To avoid disruption of the industrial function of the area, the presence of the facility shall not obstruct the operation or likely expansion of existing industrial uses;

b.

The location of the facility shall not result in significant displacement of viable industrial uses or support activities;

c.

The amount of land occupied by the facility that has access to industrial shorelines or major rail facilities shall be minimized; and

d.

A transportation plan may be required to prevent conflicts with nearby industrial uses. The Director shall determine the level of detail to be disclosed in the plan based on the probable impacts and/or scale of the proposed facility.

10.

Development of a medical service use over 10,000 square feet, outside but within 2,500 feet of a medical Major Institution overlay district boundary, shall be subject to administrative conditional use approval, unless included in an adopted master plan. In making a determination whether to approve or deny medical service use, the Director shall determine whether an adequate supply of industrially zoned land will continue to exist. The following factors shall be used in making this determination:

a.

Whether the amount of medical service use development existing and proposed in the vicinity would reduce the current viability or significantly impact the longer-term potential of the manufacturing or heavy commercial character of the industrial area; and

b.

Whether medical service use development would displace existing manufacturing or heavy commercial uses or usurp vacant land, in areas with parcels particularly suited for manufacturing or heavy commercial uses.

11.

A nonconforming use may be converted by an administrative conditional use authorization to a use not otherwise permitted in the zone based on the following factors:

a.

New uses shall be limited to those first permitted in the next more intensive zone;

b.

The Director shall evaluate the relative impacts of size, parking, traffic, light, glare, noise, odor, and similar impacts of the two uses, and how these impacts could be mitigated;

c.

The Director must find that the new nonconforming use is no more detrimental to property in the zone and vicinity than the existing nonconforming use.

12.

An accessory hospital facility may be permitted as a conditional use according to the following criteria:

a.

The hospital facility is an integral element of a research and development laboratory or an institute for advanced study to which it is accessory; and

b.

The hospital use shall not be allowed in areas where industrial activity may adversely affect hospital activity.

C.

Administrative Conditional Uses/Queen Anne Interbay Area. Within the area shown on Map A for 23.50.014.C, the uses listed in subsections 23.50.014.C.1 and 23.50.014.C.2 shall be administrative conditional uses and may be permitted by the Director when the provisions of subsection 23.50.014.A and 23.50.014.C are met:

1.

Heavy manufacturing uses may be permitted as a conditional use according to the following criteria:

a.

Except shipbuilding, the use shall be located within an enclosed building;

b.

The hours of operation for all process creating any adverse impacts on residentially or commercially zoned land shall be limited;

c.

Truck and service traffic associated with the heavy manufacturing use shall be directed away from streets serving lots in nonindustrial zones;

d.

The infrastructure of the area shall be capable of accommodating the traffic generated by the proposed use; and

e.

The use shall not produce sustained or recurrent vibrations exceeding 0.002 g acceleration as measured on lots in nonindustrial zones.

2.

Power plants may be permitted as a conditional use according to the following criteria:

a.

The lot is located so that large concentrations of people, particularly in residential and commercial areas, are not exposed to unreasonable adverse impacts;

b.

A facility management and transportation plan may be required. The level and kind of detail to be disclosed in the plan shall be based on the probable impacts and/or scale of the proposed facility, and may include discussion of transportation, noise control, and hours of operation;

c.

Measures to minimize potential odor emission and airborne pollution shall meet standards of and be consistent with the Puget Sound Clean Air Agency (PSCAA), and shall be incorporated into the design and operation of the facility; and

d.

Landscaping and screening, separation from less-intensive zones, noise, light and glare controls, and other measures to insure the compatibility of the use with the surrounding area and to mitigate adverse impacts shall be incorporated into the design and operation of the facility.

D.

Council conditional uses. The following uses are identified as Council conditional uses on Table A for 23.50.012 and may be permitted by the Council when provisions of this subsection 23.50.014.D and subsection 23.50.014.A are met:

1.

Sewage treatment plants may be permitted as a Council conditional use in General Industrial 1 (IG1), and General Industrial 2 (IG2) zones according to the following criteria:

a.

The plant shall be located so that adverse impacts would not affect large concentrations of people, particularly in residential and commercial areas;

b.

The negative impacts of the use can be satisfactorily mitigated by imposing conditions to protect other property in the zone or vicinity and to protect the environment. Appropriate mitigation measures shall include but are not limited to:

1)

A facility management and transportation plan shall be required. The level and kind of detail to be disclosed in the plan shall be based on the probable impacts and/or scale of the proposed facility, and shall at a minimum include discussion of sludge transportation, noise control, and hours of operation, and shall be incorporated into the design and operation of the facility;

2)

Measures to minimize potential odor emission and airborne pollutants including methane shall meet standards of and be consistent with best available technology as determined in consultation with the Puget Sound Clean Air Agency (PSCAA), and shall be incorporated into the design and operation of the facility;

3)

Methods of storing and transporting chlorine and other hazardous and potentially hazardous chemicals shall be determined in consultation with the Seattle Fire Department and incorporated into the design and operation of the facility;

4)

Vehicular access suitable for trucks shall be available or provided from the plant to a designated arterial improved to City standards; and

5)

Landscaping and screening, separation from less-intensive zones, noise, light and glare controls, and other measures to insure the compatibility of the use with the surrounding area and to mitigate adverse impacts shall be incorporated into the design and operation of the facility.

2.

Heliports may be permitted as a Council conditional use in General Industrial 1 (IG1), and General Industrial 2 (IG2) zones according to the following criteria:

a.

The heliport: is to be used for the takeoff and landing and servicing of helicopters that serve a public safety, news gathering, or emergency medical care function; is part of a City and regional transportation plan approved by the City Council and is a public facility; or is part of a City and regional transportation plan approved by the City Council and is not within 2,000 feet of a residential zone;

b.

A need shall be determined for the facility at the proposed location;

c.

The heliport is located to minimize impacts, such as noise and dust impacts, on lots in the surrounding area;

d.

The lot is of sufficient size that the operations of the heliport and the flight paths of helicopters are buffered from the surrounding area;

e.

Open areas and landing pads are hard-surfaced; and

f.

The heliport meets all federal requirements including those for safety, glide angles, and approach lanes.

3.

Airports may be permitted as a Council conditional use in the General Industrial 1 (IG1) and General Industrial 2 (IG2) zones according to the following criteria:

a.

A need shall be determined for the facility at the proposed location;

b.

The impacts of the proposal shall be evaluated so that the negative impacts can be satisfactorily mitigated by imposing conditions to protect other property in the zone or vicinity and to protect the environment. Appropriate mitigation measures shall include, but are not limited to:

1)

The site shall be located so that adverse impacts associated with landing and takeoff activities, including noise levels and safety conditions, will not affect large numbers of people in the immediate vicinity as well as in the general landing path of the flight pattern;

2)

A facility management and transportation plan shall be required. At a minimum, the facility management and transportation plan shall demonstrate noise control, vehicle and service access, and hours of operation, and shall be incorporated into the design and operation of the facility; and

3)

Landscaping and screening, separation from less-intensive zones, noise, light and glare controls, and other measures to insure the compatibility of the use with the surrounding area and to mitigate adverse impacts shall be incorporated into the design and operation of the facility.

4.

Solid waste incineration facilities may be permitted as a Council conditional use in the General Industrial 1 (IG1) and General Industrial 2 (IG2) zones according to the following criteria:

a.

The lot is located so that large concentrations of people, particularly in residential and commercial areas, are not exposed to unreasonable adverse impacts;

b.

Measures to minimize odor emission and airborne pollutants shall be determined in consultation with the Puget Sound Clean Air Agency (PSCAA). These measures shall be incorporated into the design and operation of the facility;

c.

A transportation plan may be required. The Director shall determine the level of detail to be disclosed in the plan based on the probable impacts and/or scale of the proposed facility.

5.

Helistops may be permitted as a Council conditional use in the General Industrial 1 (IG1), General Industrial 2 (IG2), and Industrial Buffer (IB) zones according to the following criteria:

a.

The helistop is not within 1,200 feet of a residential zone;

b.

The helistop is located to minimize impacts, such as noise and dust impacts, on lots in residential zones;

c.

The lot is of sufficient size that the operations of the helistop and the flight paths of the helicopter are buffered from the surrounding area;

d.

Open areas and landing pads are hard-surfaced; and

e.

The helistop meets all federal requirements, including those for safety, glide angles and approach lanes.

(Ord. 126864, § 3, 2023; Ord. 126685, § 35, 2022 [cross-reference and style update]; Ord. 125603, § 52, 2018; Ord. 124969, § 20, 2016; Ord. 124105, § 24, 2013; Ord. 123668, § 1, 2011; Ord. 123872, § 5, 2012; Ord. 123046, § 65, 2009; Ord. 122311, § 62, 2006; Ord. 121477, § 23, 2004; Ord. 121145, § 9, 2003; Ord. 120117, § 39, 2000; Ord. 119972, § 6, 2000; Ord. 118794, §§ 39, 40, 1997; Ord. 116907, § 8, 1993; Ord. 116616, § 7, 1993; Ord. 116232, § 1, 1992; Ord. 115135, § 1, 1990; Ord. 115002, § 11, 1990; Ord. 113658, § 4, 1987.)

A.

An applicant may seek approval of a Major Phased Development, as defined in Section 23.84A.025. A Major Phased Development proposal is subject to the provisions of the zone in which it is located and shall meet the following thresholds:

1.

A minimum site size of five (5) acres, where the site is composed of contiguous parcels or contains a right-of-way within;

2.

The project, which at time of application shall be a single, functionally interrelated campus, contains more than one building, with a minimum total gross floor area of two hundred thousand (200,000) square feet;

3.

The first phase of the development consists of at least one hundred thousand (100,000) square feet in gross building floor area; and

4.

At the time of application, the project is consistent with the general character of development anticipated by Land Use Code regulations.

B.

A Major Phased Development application shall contain and be submitted, evaluated, and approved according to the following:

1.

The application shall contain a level of detail which is sufficient to reasonably assess anticipated impacts, including those associated with a maximum buildout, within the timeframe requested for Master Use Permit extension.

2.

A Major Phased Development component shall not be approved unless the Director concludes that anticipated environmental impacts, such as traffic, open space, shadows, construction impacts and air quality, are not significant or can be effectively monitored and conditions imposed to mitigate impacts over the extended life of the permit.

3.

Expiration or renewal of a permit for the first phase of a Major Phased Development is subject to the provisions of Chapter 23.76, Master Use Permits and Council Land Use Decisions. The Director shall determine the expiration date of a permit for subsequent phases of the Major Phased Development through the analysis provided for above; such expiration shall be no later than fifteen (15) years from the date of issuance.

C.

Changes to the Approved Major Phased Development. When an amendment to an approved project is requested, the Director shall determine whether or not the amendment is minor.

1.

A minor amendment meets the following criteria:

a.

Substantial compliance with the approved site plan and conditions imposed in the existing Master Use Permit with the Major Phased Development component with no substantial change in the mix of uses and no major departure from the bulk and scale of structures originally proposed; and

b.

Compliance with the requirements of the zone in effect at the time of the original Master Use Permit approval; and

c.

No significantly greater impact would occur.

2.

If the amendment is determined by the Director to be minor, the site plan may be revised and approved as a Type I Master Use Permit. The Master Use Permit expiration date of the original approval shall be retained, and shall not be extended through a minor revision.

3.

If the Director determines that the amendment is not minor, the applicant may either continue under the existing MPD approval or may submit a revised MPD application. The revised application shall be a Type II decision. Only the portion of the site affected by the revision shall be subject to regulations in effect on the date of the revised MPD application. The decision may retain or may extend the existing expiration date on the portion of the site affected by the revision.

(Ord. 122311, § 63, 2006; Ord. 120691, § 15, 2001; Ord. 117598 § 2, 1995.)

Uses located on streets that have been designated on the Industrial Streets Landscaping Plan Map (Map A for 23.50.016), shall provide landscaping as outlined in subsections 23.50.016.A and 23.50.016.B.

A.

Street trees. Street trees are required along designated street frontages. Street trees shall be provided in the planting strip according to Seattle Department of Transportation Tree Planting Standards.

B.

Exceptions to street tree requirements

1.

Street trees required by subsection 23.50.016.A may be located on the lot within 5 feet but not less than 2 feet from the street lot line instead of in the planting strip if:

a.

Existing trees and/or landscaping on the lot provide improvements substantially equivalent to those required in this Section 23.50.016.

b.

Continuity of landscaping on adjacent properties along the street front is desirable.

c.

Existing railroad tracks and/or a railroad easement are within 10 feet of the paved portion of a street designated on the Industrial Streets Landscaping Plan Map.

2.

If it is not feasible to plant street trees according to City standards, a 5-foot deep landscaped setback area is required along the street property lines and trees shall be planted there. If an on-site landscaped area is already required, the trees shall be planted there if they cannot be placed in the planting strip.

3.

Street trees shall not be required for an expansion of less than 2,500 square feet. Two street trees shall be required for each additional 1,000 square feet of expansion. The maximum number of street trees shall be controlled by Seattle Department of Transportation standards. Rounding, described in subsection 23.86.002.B, is not permitted.

4.

Street trees are not required if a change of use is the only permit requested.

5.

Street trees are not required for an expansion of a surface parking area of less than 20 percent of parking area or number of parking spaces.

C.

Screening. All outdoor storage areas used for storage for recyclable materials, and outdoor manufacturing, repairing, refuse compacting or recycling activities, shall provide view-obscuring screening along street lot lines unless the outdoor storage or outdoor activities are located at least 15 feet above or below the elevation of the street lot line. If other provisions applicable to the lot require more extensive landscaping or screening provisions, the more extensive provisions apply.

(Ord. 125603, § 53, 2018; Ord. 123589, § 55, 2011; Ord. 121477 § 24, 2004; Ord. 118409 § 192, 1996: Ord. 116744 § 24, 1993; Ord. 115326 § 21, 1990; Ord. 115164 § 3, 1990; Ord. 113658 § 4(part), 1987.)

Map A for Section 23.50.016 Industrial Streets Landscaping Plan

A.

On lots which are partially within the Shoreline District, except those on the Duwamish Waterway, a view corridor shall be required for the nonshoreline portion, if the portion of the lot in the Shoreline District is required to provide a view corridor under the Seattle Shoreline Master Program.

B.

The required width of the view corridor or corridors shall be not more than one-half (½) of the required width of the view corridor required in the adjacent Shoreline District.

C.

Measurement, modification or waiving of the view corridor requirement shall be according to the Shoreline District measurement regulations, Chapter 23.60A.

(Ord. 124105, § 25, 2013; Ord. 113658 § 4(part), 1987.)

A.

Rooftop features. Where a height limit applies to a structure, except as provided in subsections 23.50.024.C.4, 23.50.024.D.4, 23.50.024.E.4, and 23.50.024.F.3, the provisions in this subsection 23.50.020.A apply to rooftop features:

1.

In all industrial zones, smokestacks, chimneys and flagpoles, and religious symbols for religious institutions are exempt from height limits, except as regulated in Chapter 23.64, provided they are a minimum of 10 feet from any side or rear lot line.

2.

In all industrial zones, open railings, planters, skylights, clerestories, greenhouses, solariums, parapets, and firewalls may extend 4 feet above the applicable height limit with unlimited rooftop coverage. Insulation material, rooftop decks and other similar features, or soil for landscaping located above the structural roof surface, may exceed the maximum height limit by up to 2 feet if enclosed by parapets or walls that comply with this subsection 23.50.020.A.2.

3.

In all industrial zones, solar collectors may extend up to 7 feet above the applicable height limit, with unlimited rooftop coverage.

4.

Additional height is permitted for specified rooftop features according to this subsection 23.50.020.A.4.

a.

The following rooftop features may extend up to 15 feet above the applicable height limit in all industrial zones, subject to subsection 23.50.020.A.4.c:

1)

Solar collectors that exceed heights indicated by subsection 23.50.020.A.3;

2)

Stair and elevator penthouses;

3)

Greenhouses and solariums;

4)

Mechanical equipment; and

5)

Minor communication utilities and accessory communication devices, except that height is regulated according to Section 23.57.015.

b.

The combined total coverage of all features listed in subsection 23.50.020.A.4 is limited to 35 percent of the roof area, or 60 percent of the roof area if the total includes greenhouses.

5.

Greenhouses shall be located at least 10 feet from the north lot line unless a shadow diagram is provided that demonstrates that locating such features within 10 feet of the north lot line would not shade property to the north on January 21 at noon more than would a structure built to maximum permitted height and FAR.

B.

Structures existing prior to October 8, 1987, that exceed the height limit of the zone may add the rooftop features listed as conditioned in subsection 23.50.020.A. The existing roof elevation of the structure is considered the applicable height limit for the purpose of adding rooftop features.

(Ord. 126864, § 4, 2023; Ord. 126600, § 14, 2022; Ord. 125791, § 79, 2019; Ord. 125291, § 28, 2017; Ord. 125272, § 44, 2017; Ord. 124843, § 45, 2015; Ord. 123589, § 56, 2011; Ord. 123378, § 22, 2010; Ord. 122611, § 5, 2007; Ord. 121359, § 4, 2003; Ord. 120928, § 23, 2002; Ord. 120117, § 40, 2000; Ord. 119370, § 13, 1999; Ord. 116596, § 4, 1993; Ord. 116295, § 22, 1992; Ord. 113658, § 4, 1987.)

A.

There shall be no maximum height limit in the General Industrial 1 (IG1) and General Industrial 2 (IG2) zones except for those specific uses listed in subsection B below and except as regulated in the Airport Height Overlay District regulations at Chapter 23.64.

B.

Except for the provisions of Section 23.50.020 and of subsection 23.50.022.C, the maximum structure height for any portion of a structure that contains commercial uses other than spectator sports facilities and food processing and craft work uses, whether they are principal or accessory, is 30 feet, 45 feet, 65 feet, or 85 feet, as designated on the Official Land Use Map, Chapter 23.32. (also see Exhibit A for 23.50.022)

C.

Covered rooftop recreational space of a building existing as of December 31, 1998, when complying with the provisions of Section 23.50.012 D, shall not be subject to the limits on maximum structure heights contained in subsection B above.

(Ord. 123046, § 42, 2009; Ord. 122311, § 64, 2006; Ord. 119370 § 14, 1999; Ord. 113658 § 4(part), 1987.)

A.

Except as regulated in Chapter 23.64, Airport Height Overlay District, there is no maximum height limit in the Industrial Buffer (IB) zone other than for those specific uses listed in subsection 23.50.024.B and for those circumstances outlined in subsections 23.50.024.C, 23.50.024.D, 23.50.024.E and 23.50.024.F.

B.

Except for the provisions of Section 23.50.020, and except for structures on lots subject to the provisions of subsections C, D, E and F below, the maximum height for any portion of a structure that contains commercial uses other than spectator sports facilities and food processing and craft work uses, whether principal or accessory, shall be thirty (30) feet, forty-five (45) feet, sixty-five (65) feet or eighty-five (85) feet, as designated on the Official Land Use Map, Chapter 23.32.

C.

The following height limits shall apply to all uses, in addition to the maximum permitted heights for uses listed in subsection B, on lots directly across a street right-of-way eighty (80) feet or less in width from lots in a neighborhood residential, Lowrise 1, Lowrise 2, or Lowrise 3 zone:

1.

All structures shall be set back five (5) feet from the street lot line opposite lots zoned neighborhood residential, Lowrise 1, Lowrise 2, or Lowrise 3. A maximum height of twenty-six (26) feet shall be permitted at the setback line.

2.

Beginning at the five (5) foot setback line and continuing for thirty-five (35) feet, permitted height shall increase at a forty-five (45) degree angle from the twenty-six (26) foot height allowed at the setback line. (See Exhibit A for 23.50.024)

Exhibit A for 23.50.024: Industrial Buffer Zone Height Limits for All Uses on Lots Directly Across a Street Right-of-Way 80 feet or Less in Width from Lots in a Neighborhood Residential, Lowrise 1, Lowrise 2, or Lowrise 3 Zone

3.

The height permitted beyond forty (40) feet from the street lot line shall be the same as the maximum height designated on the Official Land Use Map.

4.

Exceptions for rooftop features, Section 23.50.020 A, shall not apply in the area within forty (40) feet of the street lot line.

D.

The following height limits shall apply to all lots directly across an alley from lots in a neighborhood residential, Lowrise 1, Lowrise 2, or Lowrise 3 zone:

1.

A maximum height of twenty-six (26) feet shall be permitted on alley lot lines.

2.

For the area within forty (40) feet of the lot line, permitted height shall increase at a forty-five (45) degree angle from the twenty-six (26) foot height allowed at the alley lot line. (See Exhibit B for 23.50.024)

Exhibit B for 23.50.024: Industrial Buffer Zone Height Limits for All Lots Directly Across an Alley from a Lot in a Neighborhood Residential, Lowrise 1, Lowrise 2, or Lowrise 3 Zone

3.

The height permitted beyond forty (40) feet from the alley lot line shall be the same as the maximum height designated on the Official Land Use Map.

4.

Exceptions for rooftop features, Section 23.50.020 A, shall not apply for the area within forty (40) feet of the alley lot line.

E.

The following height limits shall apply to all lots abutting a lot in a neighborhood residential, Lowrise 1, Lowrise 2, or Lowrise 3 zone:

1.

A maximum height of eighteen (18) feet shall be permitted on abutting lot lines.

2.

For the area within forty (40) feet of the lot line, permitted height shall increase at a forty-five (45) degree angle from the eighteen (18) foot height allowed at the abutting lot line. (See Exhibit C for 23.50.024)

Exhibit C for 23.50.024: Industrial Buffer Zone Height Limits for All Lots Abutting a Lot in a Neighborhood Residential, Lowrise 1, Lowrise 2 or Lowrise 3 Zone

3.

The height permitted beyond forty (40) feet from the abutting lot line shall be the same as the maximum height designated on the Official Land Use Map.

4.

Exceptions for rooftop features, Section 23.50.020 A, shall not apply in the area within forty (40) feet of the abutting lot line.

F.

The following height limit shall apply to lots which abut a lot in a Midrise, Highrise, or Commercial zone:

1.

A maximum height of forty (40) feet shall apply for a depth of twenty (20) feet along the abutting lot lines. (See Exhibit D for 23.50.024)

Exhibit D for 23.50.024: Industrial Buffer Zone Height Limits for Lots That Abut a Lot in a Midrise, Highrise, Or Commercial Zone

2.

The height permitted beyond twenty (20) feet from the abutting lot lines shall be the same as the maximum height designated on the Official Land Use Map.

3.

Exceptions for rooftop features, Section 23.50.020 A, shall not apply in the area within twenty (20) feet of the abutting lot line.

(Ord. 126509, § 68, 2022 [zone name change]; Ord. 123649, § 32, 2011; Ord. 122311, § 65, 2006; Ord. 121278 § 4, 2003; Ord. 113658 § 4(part), 1987.)

A.

Applicability

1.

Except as otherwise provided in this Section 23.50.027, the maximum size of use limits on gross floor area specified in Table A for 23.50.027 apply to principal uses on a lot, and apply separately to the categories of uses. The total gross floor area occupied by uses limited under Table A for 23.50.027 shall not exceed 2.5 times the area of the lot in an IG1, IG2, or IB zone.

2.

The combined square footage of any one business establishment located on more than one lot is subject to the size limitations on nonindustrial uses specified in Table A for 23.50.027.

3.

The maximum size of use limits in Table A for 23.50.027 do not apply to the North Lake Union area identified in Map A for 23.50.027. In that area no single non-office use listed in Table A for 23.50.027 may exceed 50,000 square feet in size.

B.

The following exceptions to the size limitations in Table A for 23.50.027 are allowed for a structure existing as of September 26, 2007:

1.

A use legally established as of September 26, 2007, that already exceeds the size limitations listed in Table A for 23.50.027 may continue.

2.

Subject to the limitations in subsection 23.50.027.E, the gross floor area of a use listed in Table A for 23.50.027 and legally established as of September 26, 2007, may be converted to another category of use listed in Table A for 23.50.027 provided that the combined gross floor area devoted to uses listed in Table A for 23.50.027 does not exceed the total gross floor area of such uses legally established as of September 26, 2007.

3.

If 50 percent or more of the gross floor area of the structure has been legally established as of September 26, 2007, with a use or uses listed in Table A for 23.50.027, those categories of uses may exceed the size of use limits as follows:

a.

Uses listed in Table A for 23.50.027 may expand within and occupy the entire structure.

b.

The structure may be expanded by up to the following amounts and the use or uses may be permitted to expand within and occupy the entire structure:

1)

IG1 and IG2 zones: 20 percent of the existing structure's gross floor area or 10,000 square feet, whichever is less;

2)

IB zone: 20 percent of the existing structure's gross floor area or 20,000 square feet, whichever is less.

C.

Special Exceptions for Office Use.

1.

Office Uses that are not Public Facilities Operated for Public Purposes by Units or Instrumentalities of Special or General Purpose Government or the City.

a.

The Director may permit an office use to exceed the size of use limits as a special exception pursuant to Chapter 23.76, Master Use Permits and Council Land Use Decisions, provided that the total gross floor area devoted to the uses limited in Table A for 23.50.027 shall not exceed an area equal to the area of the lot in an IG1 zone or 2.5 times the area of the lot in an IG2 or IB zone, and either the office is on the same lot as, and accessory to, a permitted use not listed in Table A for 23.50.027; or the office is a principal use on the same or another lot within 1 mile distance of a permitted use not listed in Table A for 23.50.027 and is directly related to and supportive of that use.

b.

The Director shall use the following characteristics to determine whether to approve, approve with conditions or deny a special exception:

1)

Characteristics that make a lot more appropriate for office uses are:

a)

The presence of well-defined boundaries, buffers, edge conditions or circulation patterns that separate office uses from industrial activity;

b)

The likelihood that the proposed use will provide or encourage improvements that will directly support industrial activity in the area;

c)

The likelihood that the proposed use, because of its type, size and location, will operate without substantial conflicts with the industrial function of the area;

d)

A sufficiently large industrial area such that the proposed use would not undermine the area's industrial character.

2)

Characteristics that make a lot less appropriate for office uses are:

a)

The presence of heavy industrial uses that would conflict with office use;

b)

The presence of any special features, such as access to the water, rail and the regional highway systems, that make the land especially well-suited to industrial use.

2.

Office Uses in Public Facilities Operated for Public Purposes by Units or Instrumentalities of Special or General Purpose Government or the City in IG1 Zones. The Director may permit office uses in existing vacant structures that were and are to be used as public facilities operated for public purposes by units or instrumentalities of special or general purpose government or the City on lots zoned IG1 to exceed the size limits referenced in Table A for 23.50.027 as a special exception pursuant to Chapter 23.76, Master Use Permits and Council Land Use Decisions, under the following circumstances:

a.

Eligible Sites. To be eligible to apply for this exception the lot must meet the following criteria:

1)

The lot and its structures are owned by a unit or instrumentality of special or general purpose government or the City and must have been owned by a unit or instrumentality of special or general purpose government or the City on January 1, 2000;

2)

The lot is at least 500,000 square feet;

3)

The lot contains existing structures with a total gross floor area of at least 300,000 square feet that were at least 50 percent vacant continuously since September 1, 1997; and

4)

The lot and the existing structures on the lot must have functioned most recently as a public facility operated for a public purpose by a unit or instrumentality of special or general purpose government or the City, and

a)

The previous public facility must have had at least ten percent of its gross floor area functioning as accessory or principal offices; and

b)

The previous public facility must have had at least 25 percent of its gross floor area functioning as one or more of the following uses or categories of uses:

i.

Warehouse,

ii.

Light, general or heavy manufacturing,

iii.

Food processing or craft work,

iv.

Transportation facilities,

v.

Salvage and recycling, or

vi.

Utilities other than solid waste landfills.

b.

Development Standards. The proposed public facility must meet the following development standards in order for a special exception to be approved:

1)

The existing structure or structures will remain on the lot and will be reused for the proposed public facility, except that demolition of up to 20 percent of the gross floor area of the existing structures and/or an addition of up to 20 percent of the gross floor area of the existing structures is allowed;

2)

The total gross floor area to be devoted to office use in the proposed public facility will not exceed the lesser of 55 percent of the gross floor area of the existing structures on the lot or an area equal to the area of the lot; and

3)

At least 25 percent of the gross floor area of the structures in the proposed public facility must include one or more of the following uses or categories of uses:

a)

Warehouse;

b)

Light, general or heavy manufacturing;

c)

Food processing or craft work;

d)

Transportation facilities;

e)

Salvage or recycling; or

f)

Utilities other than solid waste landfills.

D.

Covered rooftop recreational space of a building existing as of December 31, 1998, if complying with subsection 23.50.012.D, is not subject to the limits on maximum size of nonindustrial uses contained in subsection 23.50.027.A.

E.

Special Exception to Maximum Sizes for General Sales and Service Use.

1.

Subject to the procedures set forth in Chapter 23.76, Master Use Permits and Council Land Use Decisions, a general sales and service use within the Duwamish Manufacturing/Industrial Center that satisfies the criteria in this subsection 23.50.027.E may obtain a special exception to expand its gross floor area by a maximum of 30 percent above the gross floor area being used for general sales and service use as of October 1, 2003. The expansion in gross floor area may occur one time only, either by addition to the existing building or by construction of a replacement building, in which case the gross floor area of the portion of the replacement building to be used for general sales and service use must not exceed the gross floor area of the old building that was used for general sales and service use as of October 1, 2003, plus 30 percent of that gross floor area.

2.

To be eligible for this special exception an applicant must demonstrate to the Director's satisfaction that:

a.

The general sales and service use was established on a lot on or before January 1, 1985, the use has continued as an established general sales and service use since that date without interruption, and it exceeded the size of use limits in Table A for 23.50.027 as of September 12, 2007;

b.

At least 50 percent of the gross sales of the general sales and service use are to businesses or business representatives; and

c.

The use has not previously converted any use listed in Table A for 23.50.027 to general sales and service pursuant to subsection 23.50.027.B.2 or expanded the gross floor area of the general sales and service use pursuant to subsections 23.50.027.B.3.a or 23.50.027.B.3.b.

3.

The Director shall consider the following and may impose conditions to assure that these criteria are met:

a.

That well-defined boundaries, buffers, edge conditions or circulation patterns will separate the use, if the gross floor area of the general sales and service use is expanded, from surrounding industrial activity;

b.

That adverse impacts on nearby industrial uses are minimized; and

c.

That the proposed expansion of the gross floor area of the general sales and service use will increase the capacity of the existing use to support other businesses by providing goods and services that are used by such businesses as well as by individual consumers in the Duwamish Manufacturing/Industrial Center.

4.

To be eligible for expansion onto a contiguous lot that is not separated by a street, alley or other right-of-way, the applicant also must demonstrate that:

a.

The established use on the contiguous lot is a use that is permitted in commercial as well as industrial zones, and that use has been established for at least ten years prior to the date of application; and

b.

The most recent business establishment on the contiguous lot has ceased operations or moved to another location for reasons unrelated to the proposed expansion of the general sales and service use that is applying for the special exception.

5.

Any general sales and service use that has expanded its gross floor area pursuant to a special exception granted pursuant to this Section 23.50.027 may not thereafter convert any use listed in Table A for 23.50.027 to retail pursuant to subsection 23.50.027.B.2 or expand the gross floor area of the general sales and service use pursuant to subsections 23.50.027.B.3.a or 23.50.027.B.3.b.

F.

Special Exception to Size-of-Use Limits for Reuse of Certain Buildings.

1.

Special Exception to Size-of-Use Limits. If a building meets all of the conditions in subsection 23.50.027.F.2, then pursuant to the procedures in Chapter 23.76, the Director may grant a special exception to the size limits in Table A for 23.50.027 for one or more uses in that building and any other buildings on the lot, based upon the criteria in subsection 23.50.027.F.3.

2.

Eligible Buildings. To be eligible for the special exception, the building shall meet the following conditions:

a.

The building is located within the following boundaries: north of Lander St., west of Interstate 5, south of Royal Brougham Way, and east of State Route 99;

b.

The building has a minimum of five stories that are entirely or partially above grade;

c.

The building was built and occupied prior to January 1, 2009; and

d.

The lot on which the building is located is at least 0.5 mile from any other lot where a special exception under this subsection 23.50.027.F has been granted.

3.

Special Exception Criteria. The Director may grant the special exception when all of the following are met:

a.

At least 75 percent of the building that is eligible under subsection 23.50.027.F.2, existing as of January 1, 2009, remains intact after reuse, except to the extent structural alterations are necessary to comply with other applicable codes;

b.

The proposed use will not directly or indirectly lead to changes in traffic volumes, traffic patterns or right-of-way improvements that would interfere with adjacent industrial uses, such as by impeding freight access and freight movement; and

c.

The proposed use will not contribute to a pattern or density of non-industrial uses to an extent that will conflict with the viability of industrial uses or development on adjacent industrially zoned property.

4.

Exception in Addition to Size of Use Limits. Unless the Director expressly specifies otherwise, any space allowed to be occupied under this special exception is in addition to the amounts allowed by the size of use limits in Table A for 23.50.027 that otherwise apply to a lot or business establishment.

5.

Conditioning Authority. The Director may impose conditions to assure that criteria for the special exception are satisfied and to mitigate any impacts that may result from granting the special exception.

G.

Rooftop Recreational Space in IG1 and IG2 Zones. Rooftop recreational space in IG1 and IG2 zones accessory to office use and meeting the standards of subsection 23.50.012.D is not subject to the limits on maximum size of nonindustrial uses.

H.

The maximum size limit for indoor sports and recreation is 50,000 square feet for lots in the IG1 and IG2 zones that meet all of the following conditions:

1.

Located in the Ballard Interbay Northend Manufacturing Industrial Center (BINMIC);

2.

Located 500 feet or more from a shoreline;

3.

Located within 300 feet of land zoned either Neighborhood Commercial (NC) or Seattle Mixed (SM);

4.

Located within 1/4 mile of a public park with active recreation use such as sports fields or sports courts; and

5.

Not located within 1 mile of another indoor sports and recreation use in the BINMIC that exceeds 25,000 square feet in size.

(Ord. 126864, § 6, 2023; Ord. 126685, § 36, 2022; Ord. 126452, § 1, 2021; Ord. 124172, § 40, 2013; Ord. 123589, § 58, 2011; Ord. 123266, § 1, 2010; Ord. 123046, § 65, 2009; Ord. 122714, § 1, 2008; Ord. 122611, §§ 7, 17, 2007; Ord. 122601, § 1, 2007; Ord. 121281, § 1, 2003; Ord. 121145, § 10, 2003; Ord. 120155, § 2, 2000; Ord. 119972, § 8, 2000; Ord. 119370, § 15, 1999; Ord. 117570, § 17, 1995; Ord. 117430, § 77, 1994.)

A.

Floor Area Ratio (FAR) limits apply in Industrial zones as shown in Table A for 23.50.028. The applicable FAR limit applies to the total chargeable floor area of all structures on the lot.

B.

Exemptions from FAR calculations

1.

The following areas are exempt from FAR calculations in all industrial zones:

a.

All stories, or portions of stories, that are underground;

b.

All gross floor area used for accessory parking, except as provided in subsection 23.50.028.D;

c.

All gross floor area located on the rooftop of a structure and used for any of the following: mechanical equipment, stair and elevator penthouses, and communication equipment and antennas;

d.

All gross floor area used for covered rooftop recreational space of a building existing as of December 31, 1998, in an IG1 or IG2 zone, if complying with subsection 23.50.012.D; and

e.

Bicycle commuter shower facilities required by subsection 23.54.015.K.8.

2.

In addition to areas exempt from FAR calculations in subsection 23.50.028.B.1, within IG1 and IG2 zones, the gross floor area of rooftop recreational space accessory to office use meeting the standards of subsection 23.50.012.D is exempt from FAR calculations.

(Ord. 126864, § 7, 2023; Ord. 126131, § 14, 2020; Ord. 125791, § 81, 2019; Ord. 125558, § 40, 2018; Ord. 125291, § 30, 2017; Ord. 124172, § 41, 2013; Ord. 123589, § 59, 2011; Ord. 122611, §§ 8, 18, 2007; Ord. 122601, § 2, 2007; Ord. 121828, § 7, 2005; Ord. 121359, § 6, 2003; Ord. 121278, § 6, 2003; Ord. 119370, § 16, 1999; Ord. 117430, § 78, 1994; Ord. 113658, § 4, 1987.)

A.

Setbacks shall be required in the Industrial Buffer (IB) zone according to the provisions of subsections B, C and D of this section. All required setbacks shall be landscaped according to the provisions of Section 23.50.036.

B.

A five (5) foot setback shall be required from all street lot lines which are across a street right-of-way eighty (80) feet or less in width from a lot in a neighborhood residential, Lowrise 1, Lowrise 2 or Lowrise 3 zone.

C.

When across a street right-of-way eighty (80) feet or less in width from a lot in a Midrise, Highrise or Residential Commercial zone, or across an alley from a lot in any residential zone, the following uses shall be required to provide a five (5) foot setback from the street or alley lot line:

1.

Surface parking areas for more than five (5) vehicles;

2.

Parking structures unless enclosed by a solid wall;

3.

Outdoor loading berths;

4.

Outdoor recycling collection stations; and

5.

Outdoor storage, except when the elevation of the outdoor storage area is at least fifteen (15) feet above the residential property.

D.

The following uses or structures shall be set back five (5) feet from any lot line abutting a residentially zoned lot:

1.

Surface parking areas for more than five (5) vehicles;

2.

Parking structures unless enclosed by a solid wall; and

3.

Drive-in businesses.

E.

The following outdoor activities shall be set back fifteen (15) feet from all lot lines abutting a residentially zoned lot:

1.

Outdoor recycling collection stations;

2.

Outdoor loading berths; and

3.

Outdoor storage.

F.

Any outdoor manufacturing, repairing, refuse compacting or recycling activity shall be set back fifty (50) feet from any lot in a residential zone.

G.

No entrance, window, or other opening shall be closer than five (5) feet to any abutting residentially zoned lot, except when:

1.

Windows are of translucent glass; or

2.

Windows are perpendicular to the lot line; or

3.

View-obscuring screening is provided between the window and abutting residentially zoned lot.

(Ord. 126509, § 69, 2022 [zone name change]; Ord. 125603, § 55, 2018; Ord. 115326 § 23, 1990; Ord. 113658 § 4(part), 1987.)

The following types of screening and landscaping may be required according to the provisions of Sections 23.50.036 and 23.50.040:

A.

Three-foot-high screening. Three-foot-high screening may be either:

1.

A fence or wall at least 3 feet in height; or

2.

A landscaped area with vegetation at least 3 feet in height. Landscaped areas may include bioretention facilities or landscaped berms, provided that the top of the vegetation is at least 3 feet above the grade abutting the facility or berm.

B.

View-obscuring screening. View-obscuring screening may be either:

1.

A fence or wall 6 feet in height; or

2.

A landscaped area with vegetation at least 5 feet in height. Landscaped areas may include bioretention facilities or landscaped berms, provided that the top of the vegetation will be at least 5 feet above the grade abutting the facility or berm.

C.

Landscaped areas. Each area required to be landscaped shall be planted with trees, shrubs and grass, or evergreen ground cover, in a manner that the total required setback, excluding driveways, will be covered in three years. Features such as walkways, decorative paving, sculptures, or fountains may cover a maximum of 30 percent of each required landscaped area.

D.

Street trees. When required, street trees shall be provided in the planting strip according to Seattle Department of Transportation Tree Planting Standards. If it is not feasible to plant street trees in the planting strip according to City standards, they shall be planted in the 5-foot deep landscaped setback area along the street property line. Trees planted in this setback area shall be at least 2 feet from the street lot line.

E.

Combinations of screening and landscaping requirements

1.

When there is more than one type of use which requires screening or landscaping, the requirement which results in the greater amount of screening and landscaping shall be followed.

2.

Different types of screening or landscaping may be combined on one lot.

F.

Landscaping meeting Seattle Green Factor standards, pursuant to Section 23.86.019.

(Ord. 126864, § 10, 2023; Ord. 124952, § 21, 2015; Ord. 123547, § 21, 2011; Ord. 121477, § 25, 2004; Ord. 118409, § 193, 1996; Ord. 117644, § 25, 1993; Ord. 113658, § 4(part), 1987.)

A.

Screening and Landscaping Requirements for All Uses.

1.

Street Trees.

a.

All uses which are directly across a street eighty feet (80') or less in width from a lot in a residential or commercial zone shall provide street trees.

b.

If it is not feasible to plant street trees in the planting strip, then they shall be provided in the required five-foot (5') deep landscaped area along the street property line.

2.

Rooftop Screening.

a.

Heating, ventilating, air conditioning or other wall or rooftop mechanical equipment shall be located and directed away from adjacent residential property.

b.

Screening shall be provided and shall be of a design and material which is compatible with the structure and shall be as high as the equipment to be screened and shall completely surround the equipment.

B.

Screening and Landscaping Requirements for Uses Abutting or Across an Alley From a Lot in a Residential Zone.

1.

Surface parking areas, off-street loading areas, parking structures, drive-in businesses, gas stations, outdoor sales or storage and outdoor activities, shall provide screening and landscaping as provided in subsection D of this section, screening and landscaping requirements for specific uses.

2.

Uses which abut or are across an alley from a lot in a residential zone shall provide view-obscuring screening along the abutting or alley lot line, except as modified by subsection B3 below.

3.

When the structure facade is located five feet (5') or less from the lot line, landscaping may be provided in the area between the facade and the lot line as an alternative to view-obscuring screening. This landscaping shall be either:

a.

Trellises and vining plants attached to the facade up to a minimum height of ten feet (10'); or

b.

A landscaped area meeting the provisions of subsection C of Section 23.50.034.

C.

Screening and Landscaping Requirements for Uses Directly Across a Street Eighty Feet (80') or Less in Width From Lots in a Residential Zone.

1.

A view-obscuring fence or solid wall screen greater than six feet (6') in height and less than three feet (3') from the lot line shall be screened by trellises and vining plants attached to the wall up to a minimum height of ten feet (10').

2.

Some specific uses are required to provide additional screening, landscaping and setbacks as regulated in subsection D of this section.

D.

Screening, Landscaping and Setback Requirements for Specific Uses.

1.

Surface parking areas for more than five (5) vehicles.

a.

When a surface parking area abuts a lot in an NC1, NC2, NC3 or C1 zone, view-obscuring screening along the abutting lot lines shall be provided.

b.

When a surface parking area is across an alley from a lot in a residential zone, view-obscuring screening shall be required. A five-foot (5') deep landscaped area shall be required inside the screening. The Director may reduce or waive the screening and landscaping requirement for all or a part of the lot abutting the alley, or may waive only the landscaping requirement, when required parking can only be provided at the rear lot line and the alley is necessary to provide aisle space. In making the determination to waive or reduce the landscaping and screening requirements, the Director shall consider the following criteria:

(1)

Whether the lot width and depth permits a workable plan for the building and parking which would preserve the screening and landscaping;

(2)

Whether the character of use across the alley, such as multifamily parking structures or single-family garages, make the screening and landscaping less necessary; and

(3)

Whether a topographic break between the alley and the residential zone makes screening less necessary.

c.

When a surface parking area or off-street loading area is directly across a street right-of-way eighty feet (80') or less in width from a lot in a residential zone, a five-foot (5') deep landscaped setback area from the street lot line shall be provided. Three-foot (3') high screening and a five-foot (5') landscaped area, with the landscaping on the street side of the screening, shall be provided along the edge of the setback.

d.

When a surface parking area is directly across a street right-of-way wider than eighty feet (80') in width from a lot in a residential zone, street trees shall be provided.

e.

When a surface parking area abuts a lot in a residential zone, view-obscuring screening and a five-foot (5') deep landscaped setback area on the inside of the screening shall be provided.

f.

When a surface parking area is directly across a street right-of-way eighty feet (80') or less in width from a lot in a commercial zone, street trees shall be provided.

2.

Parking Structures.

a.

When a parking structure is directly across a street right-of-way eighty feet (80') or less in width from a lot in a residential zone, a five-foot (5') deep landscaped setback area from the street lot line, including street trees, shall be provided. The street facade of each floor of parking shall have an opaque screen at least three and one-half feet (3½') high.

b.

When a parking structure abuts a lot in a residential zone, a five-foot (5') deep landscaped setback area from the abutting lot line shall be provided, unless the parking structure is completely enclosed except for driveway areas. In addition to the landscaped setback, view-obscuring screening shall be provided along abutting property line(s). When the parking structure is enclosed by a solid wall, any setback area provided within five feet (5') of the abutting lot line(s) shall be landscaped. The abutting facade of each floor of parking not enclosed by a solid wall shall have an opaque screen at least three and one-half feet (3½') high.

c.

When a parking structure is across an alley from a lot in a residential zone, a five-foot (5') deep landscaped setback area from the alley lot line shall be provided, unless the parking structure is completely enclosed except for driveway areas. Three-foot (3') high screening along the facade facing the alley with the landscaping on the alley side of the screening shall be provided. When the parking structure is enclosed by a solid wall, any setback area provided within five feet (5') of the alley lot line shall be landscaped. The abutting or alley facade of each floor of parking shall have an opaque screen at least three and one-half feet (3½') high.

d.

When a parking structure is directly across a street right-of-way more than eighty feet (80') in width from a lot in a residential zone, street trees shall be provided.

e.

When a parking structure is directly across a street right-of-way eighty feet (80') or less in width from a lot in a commercial zone, street trees shall be provided.

3.

Outdoor Sales and Outdoor Display of Rental Equipment.

a.

When an outdoor sales area or outdoor display of rental equipment is across an alley from a lot in a residential zone, or abutting a lot in a residential or commercial zone, view-obscuring screening shall be provided along the abutting or alley lot lines.

b.

When an outdoor sales area or outdoor display of rental equipment is directly across the street from a lot in a residential zone, street trees and three-foot (3') high screening along the street front shall be provided.

4.

Drive-in Businesses Including Gas Stations.

a.

Drive-in businesses abutting or across an alley from a lot in a residential zone shall provide view-obscuring screening along the abutting alley lot lines. When the drive-in portion of the business or its access area abuts a lot in a residential zone a five-foot (5') landscaped area shall be required on the inside of the screening.

b.

Drive-in businesses in which the drive-in portion of the business is directly across a street right-of-way eighty feet (80') or less in width from a lot in a residential zone shall provide three-foot (3') high screening for the drive-in portion and street trees.

c.

When a drive-in business is directly across a street right-of-way wider than eighty feet (80') in width from a lot in a residential zone, street trees shall be provided.

d.

Drive-in businesses directly across a street right-of-way eighty feet (80') or less in width from a lot in a commercial zone shall provide street trees.

5.

Outdoor Storage, and Outdoor Loading Berths.

a.

Outdoor storage and outdoor loading berths directly across a street right-of-way eighty feet (80') or less in width from a lot in an NC1, NC2, NC3 or C1 zone shall provide view-obscuring screening along the street lot lines and shall also provide street trees.

b.

When the outdoor storage or outdoor loading berth is directly across a street right-of-way eighty feet (80') or less in width from a lot in a residential zone, view-obscuring screening shall be provided. A five-foot (5') deep landscaped area including street trees shall be provided between the lot line and the view-obscuring screening.

c.

When outdoor storage or an outdoor loading berth is directly across a street right-of-way wider than eighty feet (80') in width from a lot in a residential zone, view-obscuring screening and street trees shall be provided.

d.

When outdoor storage or an outdoor loading berth is across an alley from a lot in a residential zone, view-obscuring screening shall be provided. A five-foot (5') deep landscaped area shall be provided between the lot and the view-obscuring screening, except when the industrial lot is at least fifteen feet (15') above the elevation of the residential lot or when the screen is a solid wall.

e.

When the outdoor storage or outdoor loading berth abuts a lot in a residential zone, view-obscuring screening and a fifteen-foot (15') deep landscaped area inside the screening shall be provided along the abutting lot line.

6.

Outdoor Manufacturing, Repairing, Refuse Compacting or Recycling Activities.

a.

An outdoor manufacturing, repairing, refuse compacting or recycling activity must be set back fifty feet (50') from a lot in a residential zone.

b.

An outdoor manufacturing, repairing, refuse compacting or recycling activity abutting a lot in a residential zone or directly across a street eighty feet (80') or less in width or an alley across from a lot in a residential zone shall provide view-obscuring screening.

c.

An outdoor manufacturing, repairing, refuse compacting or recycling activity directly across a street greater than eighty feet (80') in width from a lot in a residential or commercial zone shall provide street trees and view-obscuring screening on the street lot line.

d.

An outdoor manufacturing, repairing, refuse compacting or recycling activity abutting or across an alley from a lot in a commercial zone shall provide view-obscuring screening along the abutting or alley lot lines.

7.

Fences or free-standing walls associated with utility services uses may obstruct or allow views to the interior of a site. Where site dimensions and site conditions allow, applicants are encouraged to provide both a landscaped setback between the fence or wall and the right-of-way, and a fence or wall that provides visual interest facing the street lot line, through changes in the height, design or construction of the fence or wall, including the use of materials, architectural detailing, artwork, vegetated trellises, decorative fencing, or similar features. Any fence or free-standing wall for a utility services use must provide either:

a)

A 5-foot-deep landscaped area between the wall or fence and the street lot line; or

b)

Architectural detailing, artwork, vegetated trellises, decorative fencing, or similar features to provide visual interest facing the street lot line, as approved by the Director.

(Ord. 123547, § 8, 2011; Ord. 113658 § 4(part), 1987.)

A.

Solid waste transfer stations.

1.

All solid waste transfer stations shall provide landscaping meeting a minimum Green Factor score of 0.40, pursuant to Section 23.86.019. If the transfer station is part of a development located on separate parcels within 200 feet of each other, Green Factor scoring may be calculated for the multiple parcels considered as a whole. If the parcels are in zones having different Green Factor minimum scores, the development considered as a whole shall meet the highest applicable, minimum Green Factor score.

2.

When a solid waste transfer station is abutting or across the street from a lot in a commercial or residential zone, screening is required pursuant to subsection 23.50.034.B.

B.

Fences or free-standing walls associated with utility services uses may obstruct or allow views to the interior of a site. Where site dimensions and site conditions allow, applicants are encouraged to provide both a landscaped setback between the fence or wall and the right-of-way, and a fence or wall that provides visual interest facing the street lot line, through the height, design or construction of the fence or wall, including the use of materials, architectural detailing, artwork, vegetated trellises, decorative fencing, or similar features. If abutting or across the street from a lot in a residential, commercial, or downtown zone, fences or free-standing walls for a utility services use must provide either:

a)

A 5-foot-deep landscaped area between the wall or fence and the street lot line; or

b)

Architectural detailing, artwork, vegetated trellises, decorative fencing, or similar features to provide visual interest facing the street lot line, as approved by the Director.

(Ord. 123547, § 10, 2011)

A.

The venting of odors, vapors, smoke, cinders, dust, gas, and fumes shall be at least ten (10) feet above finished grade, and directed away from residential uses within fifty (50) feet of the vent.

(Ord. 113658, § 4(part), 1987.)

A.

Major odor sources in Industrial Buffer and Industrial Commercial zones

1.

Uses that involve the following odor-emitting processes or activities are major odor sources:

a.

Lithographic, rotogravure, or flexographic printing;

b.

Film burning;

c.

Fiberglassing;

d.

Selling of gasoline and/or storage of gasoline in tanks larger than 260 gallons;

e.

Handling of heated tars and asphalts;

f.

Incinerating (commercial);

g.

Metal plating;

h.

Tire buffing;

i.

Vapor degreasing;

j.

Wire reclamation;

k.

Use of boilers (greater than 106 British thermal units per hour, 10,000 pounds steam per hour, or 30 boiler horsepower);

l.

The production or processing of cannabis products by a major cannabis activity; and

m.

Other uses creating similar odor impacts.

2.

Uses that employ the following processes shall be considered major odor sources, unless the entire activity is conducted as part of a commercial use other than food processing or heavy commercial services:

a.

Cooking of grains;

b.

Smoking of food or food products;

c.

Fish or fishmeal processing;

d.

Coffee or nut roasting;

e.

Deep-fat frying;

f.

Dry cleaning;

g.

Animal food processing; and

h.

Other uses creating similar odor impacts.

B.

Major odor sources in General Industrial zones

1.

Uses that involve the following odor-emitting processes or activities in General Industrial zones are major odor sources:

a.

The production or processing of cannabis products by a major cannabis activity.

C.

When an application is made in an Industrial zone for a use which is determined to be a major odor source, the Director, in consultation with the Puget Sound Clean Air Agency (PSCAA), shall determine the appropriate measures to be taken by the applicant in order to significantly reduce potential odor emissions and airborne pollutants. Measures to be taken shall be indicated on plans submitted to the Director, and may be required as conditions for the issuance of any permit. Once a permit has been issued, any measures which were required by the permit shall be maintained.

(Ord. 127099, § 42, 2024; Ord. 124969, § 21, 2016; Ord. 124378, § 51, 2013; Ord. 121477 § 26, 2004; Ord. 113658 § 4(part), 1987.)

A.

Exterior lighting shall be shielded and directed away from lots in adjacent residential zones.

B.

Interior lighting in parking structures shall be shielded, to minimize nighttime glare affecting lots in adjacent residential zones.

C.

When nonconforming exterior lighting is replaced, new lighting shall conform to the requirements of this Section 23.50.046.

D.

Glare diagrams which clearly identify potential adverse glare impacts on residential zones and on arterials shall be required when:

1.

Any structure is proposed to have facades of reflective coated glass or other highly reflective material, and/or a new structure or expansion of an existing structure greater than sixty-five (65) feet in height is proposed to have more than thirty (30) percent of the facades comprised of clear or tinted glass; and

2.

The facade(s) surfaced or comprised of such materials either:

a.

Are oriented towards and are less than two hundred (200) feet from any residential zone, and/or

b.

Are oriented towards and are less than four hundred (400) feet from a major arterial with more than fifteen thousand (15,000) vehicle trips per day, according to Seattle Department of Transportation data.

E.

When glare diagrams are required, the Director may require modification of the plans to mitigate adverse impacts, using methods including but not limited to the following:

1.

Minimizing the percentage of exterior facade that is composed of glass;

2.

Using exterior glass of low reflectance;

3.

Tilting glass areas to prevent glare which could affect arterials, pedestrians or surrounding structures;

4.

Alternating glass and nonglass materials on the exterior facade; and

5.

Changing the orientation of the structure.

(Ord. 126864, § 14, 2023; Ord. 121477, § 27, 2004; Ord. 118409, § 194, 1996; Ord. 113658, § 4, 1987.)

A.

Location of Parking and Loading Areas. There shall be no restrictions on the location of parking and loading areas on lots in the Industrial Buffer (IB) zone, except as specified in Section 23.50.030, Industrial Buffer-Setback requirements.

B.

Access to off-street parking and loading areas. Access to off-street parking or loading areas shall be prohibited from street or alley frontages opposite residentially zoned lots. This prohibition shall not apply under the following conditions:

1.

There is no access to the lot from another street or alley within an industrial zone.

2.

The Director has determined that the lot width and depth prevents a workable plan for the building, parking and loading if access is not allowed from a street or alley across from a residentially zoned lot.

(Ord. 113658 § 4(part), 1987.)

In addition to the development standards of the zone, pet daycare centers are subject to the following:

A.

Operating business establishments that have been providing pet daycare services as of July 31, 2006 may continue not withstanding nonconformities to applicable development standards, provided the provisions of this section are met.

B.

The pet daycare center must be permitted by Public Health—Seattle & King County, as required by SMC 10.72.020.

C.

Facilities for the boarding of animals may occupy no more than thirty (30) percent of the gross floor area of the pet daycare center.

D.

Required loading pursuant to 23.54.015 may be provided in a public right of way if the applicant can demonstrate to the Director, in consultation with the Seattle transportation Department, that pedestrian circulation or vehicle traffic will not be significantly impacted.

E.

Applicants must submit at the time of permit application, written operating procedures, such as those recommended by the American Boarding and Kennel Association (ABKA) or the American Kennel Club (AKC). Such procedures, which are to be followed for the life of the business, must address the identification and correction of animal behavior that impacts surrounding uses, including excessive barking.

F.

Violations of this Section.

1.

The exemption in SMC 25.08.500A of the Noise Control Ordinance to uses permitted under SMC 10.72, provisions for pet kennels and similar uses, does not apply to pet daycare centers.

2.

When a notice of violation is issued for animal noise, the Director may require a report from an acoustical consultant to describe measures to be taken by the applicant to mitigate adverse noise impacts. The Director may require measures, including but not limited to: development or modification of operating procedures; cessation of the use of outdoor area(s); closure of windows and doors; reduction in hours of operation; use of sound attenuating construction or building materials such as insulation and noise baffles.

(Ord. 122273, § 4, 2006.)

Proposed uses in industrial zones shall meet the transportation concurrency level-of-service standards prescribed in Chapter 23.52.

(Ord. 117383, § 8, 1994.)