This chapter accommodates a range of industrial and commercial uses in two industrial districts, light industrial (LI) and heavy industrial (HI), and one mixed use district, commercial/industrial (C/I). The LI district is split into two subdistricts (LI-A and LI-B) in recognition of previous development patterns. All of these districts are intended to provide for land use compatibility while providing a high-quality environment for businesses and employees.
The overall intent of the LI district is to provide for low intensity manufacturing, assembly, industrial services, distribution, storage, and similar uses that are conducted with minimal adverse impact on the environment and the general community. Uses allowed in this district are generally contained within buildings. Compatible uses that directly serve the needs of other uses in the district or nearby districts are also allowed.
The HI district is intended for industrial uses that tend to involve processing of natural and manmade materials into finished goods for sale, and may take place in interior and/or exterior settings. Uses in this district may require some handling of hazardous or flammable materials, may require outdoor storage, and may create some external emissions of noise, odor, glare, vibration, etc., but these are largely contained on-site.
The C/I district is intended to allow low intensity industrial uses, including light manufacturing, warehousing and distribution, research and development, and regional commercial services. Commercial uses should be compatible to and complement low-intensity industrial uses and provide a convenient business environment for employees and visitors. High quality employment facilities are encouraged, such as corporate office headquarters and technology centers.
This chapter guides the orderly development of industrial areas based on the following objectives:
(1) 
Provide for efficient use of land and public services;
(2) 
Provide appropriately zoned land with a range of parcel sizes for industry;
(3) 
Provide transportation options for employees and customers;
(4) 
Provide flexible lot standards that encourage compatibility between land uses, efficiency in site design, and environmental compatibility;
(5) 
Locate business services close to major employment centers;
(6) 
In conjunction with Chapter 19.55 LMC, Performance Standards – Industrial/Manufacturing Zones, ensure compatibility between industrial uses and nearby commercial and residential areas;
(7) 
Provide appropriate design standards to accommodate a range of industrial uses; and
(8) 
Provide attractive locations for businesses to locate.
(Ord. 3175 § 9, 2011)
Table 19.58.020-1 includes uses that are permitted ("P") or allowed through a special property use permit ("SPU"). If a field is blank, or the use is not listed, the use is not allowed in that zone.
Table 19.58.020-1. Permitted uses in industrial zones.
Use
LI-A & B
HI
C/I
Light manufacturing and fabrication
P
P
P
Warehousing and storage including cold storage
P
P
P
Wholesale distribution
P
P
P
Wholesale trade of durable goods including but not limited to: motor vehicle parts and supplies; furniture and home furnishings; lumber and other construction materials; professional and commercial equipment and supplies; metal and mineral (except petroleum); electrical goods; hardware, and plumbing and heating equipment and supplies; machinery, equipment, and supplies
P
P
P
Wholesale trade of nondurable goods including but not limited to: druggists' sundries; apparel, piece goods, and notions; groceries and related products; beer, wine, and distilled alcoholic beverages; paint, varnish, and supplies
P
P
Wholesale trade of paper and paper products
P
P
P
Product processing and packaging
P
P
P
Industrial and commercial machinery and equipment rental and leasing
P
P
Industrial and commercial machinery and equipment repair and maintenance
P
P
P
Industrial and commercial support services
P
P
Construction and contracting operations
P
P
P
Parcel delivery services
P
P
P
Feed and seed stores
P
P
Building material wholesale and retail sales, including incidental sales of white goods
P
P
P
Research, development, and testing services
P
P
P
Data centers (see LMC § 19.58.085)
P
P
P
Cryptocurrency mining facilities
SPU
SPU
SPU
Veterinary offices and clinics requiring outside animal runs and dog kennels/boarding
P
P
Offices and institutions serving industrial workers
P
P
Energy production
P
Manufacturing and fabrication with significant operations in an unenclosed area
SPU
P
Corporate office headquarters
P
SPU
P
Offices, operation and/or maintenance facilities for utility providers
P
P
P
Marine/port industrial related activities including but not limited to: cargo handling of vehicles, forest products, steel and other bulk, non-bulk commodities; grain terminals; vehicle processing and storage; truck, marine and air freight terminals and dispatch centers
P
Railroad yards
P
Railroad service
P
P
Caretaker dwelling
SPU
SPU
Day care centers
SPU
SPU
P
Vocational schools
P
SPU
P
Parks and public playgrounds, including public facilities for athletic events
P
P4
P
Athletic, health and racket clubs
P
P
Religious and secular assembly uses
SPU
Public utility structures7
P
P
P
Recreational vehicle park per Chapters 19.65 and 19.90 LMC
P5
P
Manufactured home sales
P
P
Mini-storage and RV storage
P
P
Heavy equipment and truck sales, service, and repair
P
P
P
Motor vehicle dealers, new and used, including auto, motorcycle, truck trailer, boat, recreational vehicles and equipment
P
Vehicle towing and storage services
P
P
Motor vehicle rental, repair or service including auto, motorcycle, truck trailer, boat, recreational vehicles and equipment including charging stations for electricity-powered vehicles
P
P
Service stations for vehicle fleets including retail cardlock facilities
P
P
Mortuaries
P
Office equipment and home appliance sales, rental, service, and repair
P
Printing, publishing and lithographic shops
P
P
Duplicating, addressing, blueprinting, photocopying, mailing, and stenographic services
P
Services to buildings (including dwellings), cleaning and exterminating
P
P
Incidental retail sales of durable products fabricated on site
P
P
P
Convenience store, restaurant, branch banks (drive-up and drive-through service is allowed)
P
Temporary uses – mobile food vendors
P
P
Large scale commercial development per LMC § 19.58.090
P
Legally existing commercial and industrial uses and structures
P
P
P
Outdoor agriculture activities
P
Indoor crop production (e.g., hydroponics business, plant nursery)
P
P
P
Recreational marijuana retail outlets per LMC § 19.58.120
P
Recreational marijuana producers and processors per LMC § 19.58.120
P
P
P
Adult entertainment establishments
P – See note 1
P – See note 1
P – See note 1
Wireless facilities2
See note 2
See note 2
See note 2
Vehicle wrecking yards licensed per Chapter 46.80 RCW and junkyards3
SPU in LI-A
P
Brewery/winery/distillery
P
P
Microbrewery/microwinery/craft distillery
P
P
Brewpub only in conjunction with a full-serve sit-down restaurant
P
P
Indoor shooting range subject to LMC § 19.58.110
P
P
P
Bowling centers with a minimum of 32 indoor lanes6
P
Public safety facility
P
P
P
Outdoor continuous entertainment activities such as miniature golf and skateboard facilities
P
Multifamily
SPU8
Notes:
1Adult entertainment establishments are only permitted if they meet the criteria and standards contained within Chapter 19.70 LMC.
2Please see Chapter 16.75 LMC for wireless communication locations, standards and requirements.
3Vehicle wrecking yards and junkyards must meet the criteria and standards given in LMC § 19.58.100.
4Only public parks and playgrounds in existence as of January 1, 2015, are permitted.
5Only recreational vehicle parks that are associated with a public park are permitted in the heavy industrial district.
6Allowed uses accompanying the bowling center include a restaurant/bar, game arcade, other play areas and outdoor activities such as miniature golf.
7City water, sewer, and drainage pump stations are permitted outright in all industrial districts and are not subject to setback requirements of this chapter.
8Subject to the standards established in the SPU permit by the Longview appeal board of adjustment, LMC § 19.12.050, Power of board – Special property use.
(Ord. 3175 § 9, 2011; Ord. 3202 § 16, 2012; Ord. 3254 § 3, 2013; Ord. 3262 § 4, 2014; Ord. 3267 § 1, 2014; Ord. 3268 § 4, 2014; Ord. 3293 § 1, 2015; Ord. 3329 § 1, 2016; Ord. 3362 § 3, 2017; Ord. 3377 § 1, 2018; Ord. 3395 § 4, 2019; Ord. 3425 § 3, 2020; Ord. 3442 § 5, 2021; Ord. 3445 § 2, 2021; Ord. 3503 § 1, 2023; Ord. 3554 § 1, 2025)
Table 19.58.030-1 provides the density and dimensional standards for each zone. No building, structure or use shall hereafter be erected, constructed or established on a lot that does not meet the requirements for lots as contained in this chapter and for the district in which said lot is located, except for nonconforming lots of record as defined in Chapter 19.09 LMC.
Table 19.58.030-1. Dimensional standards by zone.
Standards
Zoning District
LI-A
LI-B
HI
MU C/I
Minimum lot size in square feet
10,000
10,000
10,000
5,000
Minimum lot frontage/width in feet
100
100
100
40
Minimum front setback in feet
20
60
20
20
Rear yard setback in feet(1)
20
20
20
10
Side yard setback in feet(1)
10
10
10
10
Side yard setback – corner lot, street flanking in feet
15
15
15
15
Maximum building height in feet(2)
50, with no building over 4 stories
45, with no building over 3 stories
60, with no building over 6 stories
60, with no building over 6 stories
Maximum impervious area of lot
80%
80%
85%
85%
(1) Where structures or portions of structures are adjacent to any residential zoning district, the minimum structural setback shall be 20 feet. Where structures are constructed over 25 feet in height, the setback of the structure from the adjacent property lines shall be increased by one foot for each additional foot in height above 25 feet in height of the proposed new structure and shall have screening in accordance with Chapter 19.55 LMC.
(2) Towers and other structures essential for the operation of the business may exceed the height restrictions upon receiving a special property use permit per Chapter 19.12 LMC.
(Ord. 3175 § 9, 2011)
One caretakers' residence shall be allowed for any business within the industrial districts (LI-A and B, HI and C/I), provided the residence is within the same structure as the business and is occupied by only the owner or his employee whose duty it shall be to care for, watch and guard the property, particularly at such times as the structure is closed for business. The residence shall not be rented or occupied by any party not employed in the main business occupying the premises. No free-standing residential units are allowed. Only one caretaker residence is allowed per lot or parcel of property, regardless of the number of businesses located on the lot or parcel of property.
(Ord. 3175 § 9, 2011)
Every principal structure shall front on or be located on property that fronts upon a street dedicated to and maintained by a municipal corporation. The amount of frontage required is given in Table 19.58.030-1.
(Ord. 3175 § 9, 2011)
Every land use hereafter erected or enlarged within the industrial districts (LI-A and B, HI and C/I) shall provide off-street automobile parking and truck loading and unloading facilities as required by applicable sections of Chapter 19.78 LMC.
(Ord. 3175 § 9, 2011)
(1) 
For the LI-A, HI and C/I districts, signs are permitted as provided in Chapter 16.13 LMC; provided, that all signs shall relate to the business of the occupant of the premises on which the sign is located and for which a current business license exists. Outdoor advertising structures, as defined in Chapter 16.40 LMC, located in the HI district shall be subject to the provisions of Chapter 16.40 LMC. Exception: Adult entertainment establishments as defined in Chapter 19.70 LMC shall meet the requirements of subsection (2) of this section.
(2) 
For the LI-B district, signs which serve to identify a business or a use shall be permitted, subject to the following requirements:
(a) 
No sign shall exceed 75 square feet and no more than two signs shall be permitted for each establishment.
(b) 
Two freestanding signs are permitted for each establishment; provided, that the maximum height does not exceed 16 feet and such signs do not project over the public right-of-way. The size of each of such signs shall not exceed 50 square feet. A double-sided sign shall be permitted and the area shall be calculated on one side only. In the case of corner lots, nothing shall be erected or placed in such a manner as to impede vision between the height of 42 inches and a height eight feet above the highest level of the street abutting the property within a triangular shaped area determined by measuring a distance of 20 feet from the property corner at the street intersection along the property line common to the lot and each abutting street and the straight line necessary to connect the above-mentioned two 20-foot sides in order to form the third side of a triangle.
(c) 
No sign shall protrude beyond the highest point of the building to which it is affixed, and shall not extend more than five feet from the wall of the building.
(d) 
All signs shall be stationary, and the stop and support structure shall be of permanent construction and attractive in appearance.
(e) 
Signs which restrict the view of adjoining properties or create confusion relative to interpretation of traffic signals shall not be permitted.
(f) 
No plot plan shall be approved until the community development department has found the signs to be in conformance with these regulations.
(Ord. 3175 § 9, 2011)
(1) 
Principal vehicle access to and from the site shall be from a primary driveway.
(2) 
All driveways, parking areas, and pedestrian ways shall be surfaced with an all-weather surface. Curb and gutter shall be provided where required by the street design standards.
(3) 
Sites shall not be accessed from residential streets.
(Ord. 3175 § 9, 2011)
(1) 
Data center development shall be in accordance with the International Building Code. These facilities shall be classified as Business Group B occupancies as defined by the International Building Code as adopted and amended by the state of Washington and the city of Longview. Requirements for these facilities shall comply with all applicable building and fire codes in effect at the time of their construction.
(2) 
Data center developments shall operate utilities in accordance with the Longview Municipal Code.
(3) 
Cryptocurrency mining and like operations shall not be permitted in or as part of a data center.
(Ord. 3554 § 2, 2025)
(1) 
Allowed Uses.
(a) 
Retail or supermarket uses of any size; provided, that they are located within a structure with a minimum enclosed floor area of 40,000 square feet;
(b) 
Individual (stand-alone) retail and supermarket stores operated in a structure that has a minimum enclosed floor area of 5,000 square feet; provided, that:
(i) 
An individual (stand-alone) retail or supermarket store exceeding 40,000 square feet of enclosed floor area is constructed as part of the same overall development; or
(ii) 
The total square footage of all proposed permitted uses is equal to or exceeds 80,000 square feet of enclosed floor area and is part of a comprehensive development plan;
(c) 
Fast-food (including drive-through) restaurants and cafes of any size that are developed as part of, or within, a comprehensive development proposal or project that is equal to or exceeds 80,000 square feet of enclosed floor area;
(d) 
Motels/hotels, lodging facilities with a minimum of 40 guest rooms;
(e) 
Transitional housing;
(f) 
Permanent supportive housing, subject to standards set forth in Chapter 19.22 LMC;
(g) 
Emergency shelters, subject to standards set forth in LMC § 19.44.110;
(h) 
Emergency housing, subject to standards set forth in LMC § 19.44.110.
(2) 
Landscaping Requirements. The landscaping requirements given in LMC § 19.46.030 shall be met.
(3) 
Building and Site Design Standards. In addition to the building and site design standards given in this chapter, large scale commercial development shall meet the building and site design standards as given in LMC § 19.46.020(2) and (3).
(Ord. 3175 § 9, 2011; Ord. 3450 § 8, 2021)
This section establishes regulations for junkyards and vehicle wrecking yards to ensure that neighborhoods and economic development opportunities are protected, consistent with state law. This section applies to any junkyard or vehicle wrecking yard.
(1) 
Definition. A "junkyard" or "vehicle wrecking yard" shall mean any facility, structure, or land-use storage of used scrap salvage materials, including but not limited to shredding, milling, grinding, baling, or packing equipment for the handling of scrap, salvage materials, or used materials. Vehicle wrecking yards are licensed per Chapter 46.80 RCW.
(2) 
In addition to the performance standards given in Chapter 19.55 LMC, junkyards and vehicle wrecking yards shall comply with the following:
(a) 
Junkyards and vehicle wrecking yards shall be located at least 500 feet from any dwelling unit or residential zoning district. The 500-foot standard does not apply to caretaker dwellings located in an industrial district.
(b) 
No material shall be placed in any automobile graveyard or junkyard in such a manner that it is capable of being transferred out of the automobile graveyard or junkyard by wind, water, or other natural causes. The loose storage of paper and the spilling of flammable or other liquids into streams or sewers are prohibited.
(3) 
Any substantial intensification of an existing junkyard or vehicle wrecking yard in the LI-A district requires a new special property use permit. "Substantial intensification" means any of the following:
(a) 
Any geographic expansion of the facility by more than 10 percent;
(b) 
The addition of any shredding, milling, grinding, baling, or packing equipment for the handling of scrap or salvage materials, or the replacement of any existing shredding, milling, grinding, baling, or packing equipment for the handling of scrap and salvage materials.
(Ord. 3175 § 9, 2011)
The indoor shooting range design and construction shall comply with the applicable safety guidelines and provisions in the latest edition of "The Range Source Book" (National Rifle Association of America: Fairfax, Virginia) or its successor, as appropriate to the type of facility involved.
(Ord. 3254 § 4, 2013)
The following standards apply to recreational marijuana producers and/or processors and retail outlets:
(1) 
All recreational marijuana producers and/or processors and retail outlets shall be licensed per Chapter 314-55 WAC.
(2) 
Prohibited Areas. Recreational marijuana producers and/or processors and retail outlets shall not be allowed in the following areas:
(a) 
Within 250 feet of a residential district.
(b) 
Within a mobile home park, trailer park and/or RV park or within 250 feet of any mobile home park, trailer park and/or RV park.
(3) 
The distances specified in subsection (2) of this section shall be measured as follows:
(a) 
For subsection (2)(a) of this section, the distance shall be measured as the shortest straight line distance from the nearest wall of the building housing the licensed premises to the residential zoning district boundary line.
(b) 
For subsection (2)(b) of this section, the distance shall be measured as the shortest straight line distance from the property line of the licensed premises to the property line of a use listed in subsection (2)(b) of this section.
(4) 
The production and/or processing of marijuana shall take place indoors.
(5) 
Consumption of marijuana, products containing marijuana or alcohol on the premises is prohibited, as are any other associated uses to marijuana retail sales such as a smoking room, dance or performance space, private club, open-to-the-public nightclub, cabaret, tavern, or similar establishment.
(Ord. 3262 § 5, 2014)
[1]
Code reviser's note: Ord. 3262 adds this section as LMC § 19.58.110. It has been editorially renumbered to prevent duplication of numbering.