23.34.090

A. The industrial zones are intended to support existing industrial activity and related businesses and provide for new industrial development, as well as increased employment opportunities. B. Industrial areas are generally well-served by rail, truck and water transportation facilities and do not require direct vehicular access through residential zones. C. Relative isolation from residential zones either by distance or physical buffers shall be preferred in the creation of new industrial zones. D. Areas where the infrastructure (streets, water, sewer, electrical, and other facilities) is adequate, or can be upgraded at a reasonable cost, are preferred to accommodate an industrial designation. E. 1. Economic Development. Increasing industrially zoned land shall be favorably considered when such action will provide additional opportunities for business expansion, retention of manufacturing and other industrial firms in Seattle, or increased employment, especially employment that adds to or maintains the diversity of job opportunities in Seattle. Land proposed to be assigned an industrial designation shall be suitable for manufacturing, research and development and other industrial uses and shall meet the locational criteria for the industrial zone. 2. The rezone shall enhance and strengthen the industrial character of an area. F. In determining appropriate boundaries with residentially and commercially zoned land, the appropriate location and rezone criteria shall be considered. G. Rezoning of Industrial Land. Rezoning of industrial land to a less-intensive zone shall be discouraged unless most of the following can be shown: 1. The area does not meet the locational criteria for the industrial zone. 2. The rezone will not decrease industrial development and employment potential, especially manufacturing employment. 3. The rezone would not result in existing industrial uses becoming nonconforming. 4. The area clearly functions as a residential or commercial zone, has little or no potential for industrial development, and would not lead to further encroachment of residential, office, or retail uses into industrially zoned land located adjacent to or near the proposed rezone. 5. The rezone shall be consistent with the Seattle Shoreline Master Program. 6. The area is not part of an adopted Manufacturing/Industrial Center (MIC). H. Compatibility With Scale and Character of Surrounding Area-Edges. In general, a transition in scale and character shall be provided between zones. A gradual change in height limit or an area of transition (e.g., commercial zone between residential and industrial zones) shall be provided when the area lacks physical edges. Rezones shall achieve a better separation between residential and industrial zones, significantly reducing or eliminating major land use conflicts in the area. The following elements shall be considered physical edges or buffers: 1. Natural features such as topographic breaks, lakes, streams, ravines and shorelines; 2. Freeways, expressways, other major traffic arterials, and railroad tracks; 3. Changes in street layout and block orientation; 4. Open spaces and greenspaces. I. Existing Pattern of Development. Consideration shall be given to whether the area is primarily industrial, commercial, residential, or a mix, and whether the area is fully developed and in need of room for expansion, or minimally developed with vacant parcels and structures. (Ord. 120691 , § 7, 2001; Ord. 117430 , § 22, 1994: Ord. 113658 § 2(part), 1987.)