The I-2 heavy industrial use district is a zoning classification providing a use district for the establishment of heavy industrial and manufacturing uses and activities not otherwise prohibited by law and satisfying the criteria of the zoning code. This classification is intended to minimize any undesirable impacts of the permitted uses on other nearby uses and zoning districts, but also to provide space and the opportunity for those intensive uses and activities which normally require ready access to various transportation modes for the movement of materials, products, and the area work force.

(Ord. 638 § 2, 1987)

The areas of the city designated I-2 heavy industrial use district are shown on the map labeled Exhibit A attached to the ordinance codified in this chapter.

(Ord. 638 § 3, 1987)

All of the following uses shall meet the performance standard requirements of Chapter 17.48 of this code:

1.

All uses permitted in I-1 zoning district;

2.

All other uses, except single-family dwellings, duplexes, triplexes, multiple-family dwellings, mobile homes, hotels, boardinghouses, churches, schools, hospitals, sanitariums, rest homes, homes for the aged, nursing or convalescent homes, and recreational vehicle parks. A caretaker's apartment shall be allowed for any business except a gasoline service station, provided the apartment is within the same structure as the business and is occupied by the owner or his employee whose duty it shall be to care for, watch and guard the property. The apartment shall not be rented or occupied by any party not employed in the main business occupying the property;

3.

On-site and off-site hazardous waste treatment and storage facilities, provided that such facilities meet the state siting criteria adopted pursuant to the requirements of RCW 70.105.210 as now or hereafter amended.

4.

Wireless Communication Facilities. New attached facilities and colocations consistent with Section 17.71.195.

(Ord. 671 § 6, 1988; Ord. 638 § 4, 1987)

(Ord. No. 1186, § 1, 6-7-2010; Ord. No. 1412, § 1, 6-17-2019)

Vending stands or kiosk (e.g. espresso stands) to be situated in the heavy industrial district (I-2) require administrative conditional use permit approval from the community development director per Chapter 17.72.

(Ord. 982 § 7, 2003)

(Ord. No. 1186, § 1, 6-7-2010; Ord. No. 1378, § 77, 11-21-2016)

The following uses in the light industrial (I-1) district and the heavy industrial (I-2) district require conditional use permit approval from the hearing examiner per Chapter 17.72:

A.

Sexually-oriented business as defined in Section 17.08.702;

B.

Churches;

C.

Wireless Communication Facilities. New support towers consistent with Section 17.71.195.

(Ord. 1102 § 1 (part), 2007: Ord. 982 § 7, 2003: Ord. 905 § 3, 1998)

(Ord. No. 1186, § 1, 6-7-2010; Ord. No. 1412, § 1, 6-17-2019)

The following uses are specifically not permitted in the I-1 district:

A.

Marijuana retailer;

B.

Medical marijuana cooperative;

C.

Storage facilities, such as self-storage or recreational vehicle storage businesses.

(Ord. No. 1440, §§ 11, 12, 10-21-2019; Ord. No. 1461, § 8, 8-17-2020)

The minimum area required for the I-2 zoning district is ten acres, provided that an area of less than ten acres is permitted if it directly abuts an existing I-2 district and meets the other requirements of the I-2 district.

(Ord. 638 § 5, 1987)

There are no minimum lot size limitations.

(Ord. 638 § 6, 1987)

There are no minimum lot width and depth limitations.

(Ord. 638 § 7, 1987)

All setbacks shall be measured from the nearest wall or corner to the appropriate property line.

A.

Front Setback. The minimum front yard setback for all buildings shall be thirty feet.

B.

Side Setback. The minimum side yard setback for all buildings shall be ten feet; provided, on corner lots the side yard setback shall be thirty feet; and provided, where the I-2 zone abuts a residential zone, the side yard setback shall be a minimum of twenty-five feet.

C.

Rear Setback. The minimum rear yard setback for all buildings shall be ten feet; provided, where the I-2 zone abuts a residential zone, the rear yard setback shall be a minimum of twenty-five feet.

(Ord. 638 § 8, 1987)

There is no limitation on building height in the I-2 zoning district.

(Ord. 638 § 9, 1987)

There are no lot coverage limitations in the I-2 zoning district; provided, where the I-2 use abuts a residential zone, the supplementary provisions of this chapter shall be observed for screening and landscaping in front, side and rear yard.

(Ord. 638 § 10, 1987)

Off-street parking in the I-2 district shall be pursuant to Chapter 17.56.

(Ord. 638 § 12, 1987)

Access to I-2 zones and property shall occur via an arterial or system of arterials so that industrial traffic will not be directed through residential areas. Within the I-2 district, access roads intersecting arterials will be minimized and shall serve the greatest number of uses possible.

(Ord. 638 § 14, 1987)

The purpose of this chapter is to mitigate the impacts of new developments in the I-2 zoning district on the existing and future nonindustrial developments by requiring appropriate screening and/or landscaping as a means of erosion control and mitigation for noise, dust, odor, glare, and vibration. This chapter helps improve the quality of life and business environments and enhance the general aesthetics of the district.

(Ord. 1128 § 1 (part), 2008: Ord. 638 § 15, 1987)

This chapter shall apply to: (A) all new development of outright permitted uses in the I-2 zoning district including changes of use and addition of a new use, or (B) substantial additions or expansions of the existing commercial or industrial development that result in increase in size by more than twenty-five percent in terms of gross square footage. Where more than one structure exists on a parcel, the threshold shall be applied cumulatively to the total gross square footage of all existing structures on the parcel.

(Ord. 1128 § 1 (part), 2008)

As used in this chapter:

"Approving Authority" means approving authority of the land use application or review authority for the appeal application. Director or his or her designee when a land use application is not required for the proposed development.

"Certified landscaping professional (CLP)" means a landscaping professional certified by PLANET (Professional Landcare Network).

"Outdoor hardscape features" means water features, walls, patios, walkways, and other permanent man-made features in the landscape.

(Ord. 1128 § 1 (part), 2008)

A landscaping plan, guaranteeing the healthy growth of proposed landscaping and compliance with the provisions of this chapter, and signed by a certified landscaping professional (CLP) is required prior to issuance of the preliminary site plan approval or landscaping plan approval when preliminary site plan approval is not required for the proposed development.

(Ord. 1128 § 1 (part), 2008)

The proposed landscaping plan shall be part of the proposed preliminary site plans. When preliminary site plans are not required for the proposed development, eight copies of the full-size and reduced (eleven-inch by seventeen-inch) proposed landscaping plans that are to scale shall be submitted to the city planning department. The proposed landscaping plan shall, as applicable, include the tabulation showing the area and percentage of the following:

A.

Entire site;

B.

Total landscaping areas;

C.

Areas covered by groundcover;

D.

Areas covered by nonplant materials;

E.

Areas covered by tree canopy and shrubs;

F.

Each required setback area;

G.

Total parking area;

H.

Parking area landscaping; and

I.

Other landscaping areas.

(Ord. 1128 § 1 (part), 2008)

All landscape plans shall comply with the following requirements:

A.

Landscape Materials. The proposed landscaping shall only include the following permitted landscape materials: trees, shrubs, groundcover plants, nonplant groundcovers, and outdoor hardscape features, as described below.

B.

Coverage. The proposed landscaping shall cover not less than ten percent of the entire site. The landscaping in the required setback areas and parking areas can be counted to satisfy this requirement. "Coverage" is based on the projected size of the plants at maturity, i.e., typically three or more years after planting.

C.

Plant Selection. A combination of deciduous and evergreen trees, shrubs, and groundcovers shall be used for all planted areas, the selection of which shall be based on local climate, exposure, water availability, and drainage conditions. When new vegetation is planted, soils shall be amended, as necessary, to allow for healthy plant growth.

D.

Requirements for Groundcover. All landscaped area, whether or not required, that is not planted with trees and shrubs or not covered with nonplant material, shall have groundcover plants that are indigenous as follows: planting pattern that is designed to achieve fifty percent coverage of the area not covered by tree canopy and shrubs.

E.

Tree Size and Spacing. Trees shall have a minimum diameter or caliper measured at four feet above grade of two inches or greater at time of planting and shall be densely planted as certified by a certified landscaping professional (CLP).

F.

Shrub Size and Spacing. Shrubs shall be planted from five-gallon containers or larger at the recommended spacing as certified by a certified landscaping professional (CLP).

G.

Nonplant Groundcovers. Bark dust, chips, aggregate, or other nonplant groundcovers may be used, but shall be confined to areas underneath plants and within the drip lines. Nonplant groundcovers cannot be used to satisfy the coverage requirements.

H.

Landscaping for Stormwater Facilities. When such facilities are required for the development, water tolerant and/or native plants may be used to landscape the stormwater treatment facilities (e.g., detention/retention ponds and swales designed for water quality treatment). However, these plants shall not be counted towards the landscaping coverage calculations.

I.

Requirements for Maintenance and Irrigation. The use of drought-tolerant plant species are encouraged, and shall be required when irrigation is not available. Irrigation shall be provided for plants that are not drought-tolerant. If the plantings fail to survive, the property owner shall replace them with an equivalent specimen (i.e., evergreen shrub replaces evergreen shrub, deciduous tree replaces deciduous tree, etc.). All man-made features required by this chapter shall be maintained in good condition, or otherwise replaced by the owner. The property owners shall maintain any landscape materials required by this chapter in a way that they do not adversely impact the usage of any off-site solar panels and windmills that exist at the time of issuance of the landscaping plan approvals.

(Ord. 1128 § 1 (part), 2008)

All required setback areas, parking lots, and planter strips in the right-of-way shall be landscaped to provide, as applicable, erosion control, visual interest, buffering, privacy, open space and pathway identification, shading, and wind buffering, based on the following criteria (See also WMC Chapter 12.28, Woodland Street Trees):

A.

Required Setback Area Landscaping. To increase the compatibility and appearance of commercial and/or industrial uses with that of other adjacent and nearby uses, all required setback areas, excluding ingress and egress points, shall be landscaped and maintained in a neat and orderly manner as more specifically set forth in this section. Landscaping in required setback areas shall retain natural vegetation and use a combination of plants for year long color and interests.

B.

Required Front Yard Landscaping. Trees, shrubs, and plant groundcover should be planted along the entire road frontage area and shall meet the criteria of this chapter. This area can be counted toward the coverage requirements calculations in Section 17.46.125(B). Additional landscaping shall be located within the front yard setback area in accordance with the criteria in this chapter, while providing reasonable opportunity for signage, entrance features, parking, and ingress and egress areas.

C.

Corner Lots. Corner lots requiring or desiring to construct fencing along property lines shall utilize a nonsight-obscuring fence along the front and the appropriate side street property lines according to the following standards: (1) such nonsight-obscuring portion shall be a minimum of twenty feet in length along those property lines from the street corner of the lot, and (2) if a hedge or wall is utilized, such hedge or wall shall be no higher than three feet along the front and side street property lines within twenty feet from the street corner of the lot. Equipment and materials shall not be stored on corner lots so as to create sight obstructions at intersections.

D.

Abutting Nonindustrial Zoning District(s) and/or Use(s). Commercial and industrial uses which abut nonindustrial zoning district(s) and/or use(s) on side and rear property lines shall provide a sight-obscuring fence or wall a minimum of six feet in height. A chain link fence containing slats does not qualify as a sight-obscuring fence for the purposes of this section. In addition, evergreen trees, shrubs, and similar vegetation not less than six feet shall be densely planted along the full frontage of the outer side of such fence or wall.

E.

Industrial Uses Adjacent to Nonindustrial Zoning District(s) and/or Use(s) But Divided by a Street. Such uses shall provide and maintain a landscaped planting strip a minimum of five feet in width along the full length of applicable property lines. The plantings shall be comprised of a largely view-obscuring arrangement of evergreen trees, shrubs, and similar vegetation not less than six feet in height.

F.

Landscaping in Parking Areas.

1.

Coverage Requirements. A minimum of ten percent of the total surface area of all proposed parking areas, as measured around the perimeter of all parking spaces and maneuvering areas, shall be landscaped. Such landscaping shall consist of "evenly distributed" shade trees with shrubs and/or groundcover plants that conform to the criteria in this chapter. "Evenly distributed" means that the trees and other plants are distributed around the parking lot perimeter and between parking bays to provide a partial canopy. These requirements can be included in the coverage requirement outlined in Section 17.46.125(B).

2.

Tree Requirements. At a minimum, one tree per five parking spaces shall be planted to create a partial tree canopy over and around the parking area. All parking areas with more than twenty spaces shall include landscape islands with trees at the both ends and in between to break up the parking area into rows of not more than ten contiguous parking spaces. All parking area landscape islands shall have dimensions of not less than twenty-four square feet of area, or not less than four feet in width by six feet in length, to ensure adequate soil, water, and space for healthy plant growth.

3.

Parking/Maneuvering Area Within Required Setback Areas. Where a parking or maneuvering area is proposed to be located within the required setback areas, such parking/maneuvering area shall not be located within the five feet from the property lines. An evergreen hedge; decorative wall (masonry or similar quality material) with openings; arcade, trellis, or similar partially opaque structure that is a minimum of four feet in height shall be established between the proposed parking/maneuvering area(s) and street. Any areas between the wall/hedge and the street/driveway line shall be landscaped with plants or other vegetative groundcover.

G.

Screening Requirements. All mechanical equipment, outdoor storage and manufacturing areas, service and delivery areas, garbage receptacles and recycling containers shall be fully screened from view from all public streets and adjacent nonindustrial zoning district(s) and/or use(s) in a manner which is architecturally integrated with the structure. Such screening shall be a minimum of six feet provided by a decorative wall (i.e., masonry or similar quality material), evergreen hedge, opaque fence complying with the standards of this section, or a similar feature that provides an opaque barrier.

(Ord. 1128 § 1 (part), 2008)

Every industrial park, industrial subdivision, or binding site plan located within this zoning district shall contain covenants establishing a master landscaping plan so the entire industrial park project, upon completion, exhibits conformity in landscaping style. Any part or phase of the development proposal for the industrial park, industrial subdivision, or binding site plan shall exhibit conformance with the approved master plan. A copy of the recorded covenants shall be submitted with the proposed landscaping plan.

(Ord. 1128 § 1 (part), 2008)

Whenever there are difficulties that result from physical peculiarities of the property which make it difficult to implement these standards, the hearing examiner or development review committee shall have the authority to grant a variance from strict compliance with specific standards or requirements. The hearing examiner shall review applications for major variances at an open record public hearing in accordance with the procedure outlined in WMC Chapter 17.81 and render decisions based on the criteria outlined in WMC Section 17.81.020.B and provisions in the Woodland Comprehensive Plan. The DRC shall review applications for minor variances based on approval criteria outlined in WMC 17.81.180.B and provisions in the Woodland Comprehensive Plan. Any such deviation so granted shall be specifically identified in the approved site plan and landscaping plan.

(Ord. 1128 § 1 (part), 2008)

(Ord. No. 1219, 2-6-2012)

All business identification and other signs shall meet the requirements of Section 17.52.080: I-1 district, signs, standards.

(Ord. 638 § 16, 1987)

Lighting, including permitted illuminated signs, shall be designed and arranged so as not to:

A.

Reflect or cast glare into any residential zone;

B.

Rotate, glitter, or flash; and

C.

Conflict with the readability of traffic signs and control signals.

(Ord. 638 § 18, 1987)

Editor's note— Ord. No. 1256, § 3, adopted January 7, 2013, repealed § 17.46.150, which pertained to storm drainage and derived from Ord. No. 638, 1987.

A.

All buildings and yards in the I-2 district shall be maintained in a neat and orderly manner. Landscaping shall be maintained in a healthy, presentable state.

B.

All structures, buildings, fences, and walls shall be kept free of rust, corrosion, peeling paint and other surface deterioration.

C.

Facade Detail. Fifteen percent of any street facing building elevations shall be in permeable surfaces (e.g., windows and pedestrian entrances) or permanent architectural features (e.g., wall plane projections, recesses, etc.) or a combination of both approximately equally distributed across a building facade to break up the monotony of large blank walls or facades. This requirement shall also apply to new building elevations that are located fifty feet or less from a residential zoning district. Where existing dense vegetation exists or to account for unique site circumstances or architectural design, an applicant may request a deviation to these standards by utilizing the process set forth in WMC Section 17.46.128.

(Ord. 1128 § 1 (part), 2008; Ord. 638 § 20, 1987)

The purpose of this chapter is to ensure that public facilities and services necessary to support proposed developments are adequate or will be provided in a timely manner consistent with the Public Facilities and Services Planning Goals of the Washington State Growth Management Act (GMA) and provisions in the Woodland Comprehensive Plan.

(Ord. No. 1158, § 1, 6-15-2009)

Any of the following developments within the heavy industrial (I-2) in the city limit shall be subject to the requirements in this chapter.

(1)

Any new development with a human-occupied structure larger than two thousand square feet;

(2)

Change of use to a commercial and/or industrial use resulting in increase in traffic volume according to the latest edition of the Institute of Transportation Engineers (ITS) Trip Generation Manual;

(3)

Addition of a commercial and/or industrial use larger than two thousand square feet; or

(4)

Expansion of any existing structure that is larger than two thousand square feet by more than fifty percent in terms of gross square footage. Where more than one structure exists on a parcel, the threshold shall be applied cumulatively to the total gross square footage of all existing structures on the parcel.

(Ord. No. 1158, § 1, 6-15-2009)

All proposed developments listed in WMC 17.46.210 shall extend the sanitary sewer and water mains from the existing end points of such mains along the full frontage of the subject property per the applicable city plans and standards, unless the applicant demonstrates to the approving authority that: 1) the proposed development will have no impact on the city's water and sanitary sewer systems, or 2) such extension is undesirable, impractical, or unfeasible, and connect to them prior to the issuance of certificate of occupancy (C of O).

(Ord. No. 1158, § 1, 6-15-2009)

Existing properties with domestic well(s) at the time of application may continue to use them until required otherwise by provision(s) of WMC and other applicable county, state, and federal laws. Upon the connection to the city water services, such well(s) shall be disconnected for the purpose of potable usage.

(Ord. No. 1158, § 1, 6-15-2009)

All roads and accesses required for all proposed developments listed WMC 17.46.210 shall be dedicated and constructed in accordance with the applicable city plans and standards along the full frontage of the subject property, including, but not limited to, pavement, curb, gutter, planter strips, sidewalks, and street lights, prior to the issuance of certificate of occupancy (C of O), unless the applicant demonstrates to the approving authority that: 1) the proposed development will have no impact on the city's transportation systems, or 2) such extension of street is undesirable, impractical, or unfeasible. When the subject property does not abut a fully-constructed public street per the city plans and standards, applicant shall be responsible for constructing street(s) per the city plans and standards from the existing end point of a fully-constructed public street to the subject property. A latecomer agreement may be made with the city council's authorization per WMC 12.14.020 and 12.14.030.

(Ord. No. 1158, § 1, 6-15-2009)