A. 
The medium industrial use district (I-M) is a zone providing for limited manufacturing, assembly, warehousing and distribution operations and retail and wholesale sales of products manufactured on the premises or products allied thereto; and administrative and research and development facilities for science-related activities and commercial uses that are supportive and compatible with other uses allowed in the district. Regulations are intended to prevent frictions between uses within the district, and also to protect nearby residential districts. This zoning classification is intended to be applied to some portions of the city that are designated industrial under the city of Richland comprehensive plan.
B. 
The heavy manufacturing district (M-2) is intended primarily for heavy manufacturing and closely related uses. To avoid burdensome regulations on heavy manufacturing, regulations for this district are intended to provide protection principally against effects harmful to other districts. This zoning classification is intended to be applied to some portions of the city that are designated industrial under the city of Richland comprehensive plan.
(Ord. 28-05 § 1.02)
A. 
I-M – Medium Industrial and M-2 – Heavy Manufacturing. The maximum permissible limits of the detrimental effects specified in this chapter shall be as defined in this section:
1. 
Smoke. The emission of smoke or particulate matter of a density greater than No. 2 on the Ringlemann Chart as published by the U.S. Bureau of Mines is prohibited, except that Ringlemann No. 3 will be permitted for three minutes during any eight-hour period for the purpose of building fires or soot blowing.
2. 
Dust and Other Particulate Matter. The total net rate of emission from all sources within the boundaries of a lot in the I-M or M-2 district shall not exceed one pound per acre of lot area during any one hour. The emission from all sources within any lot area of particulate matter containing more than 10 percent by weight of particles having a diameter larger than 44 microns is prohibited. Dust and other types of air pollution carried by a wind from such sources as storage yards, piled materials, yards, roads, etc., shall be included in particulate matter measurements and limitations, and shall be kept to a minimum by appropriate screening, design, landscaping, paving, oiling, sprinkling, or other acceptable means. Measurements shall be taken at the source of the emission.
3. 
Method of Measuring Emission of Particulate Matter from All Sources. Determination of the total net rate of emission of all particulate matter within the boundaries of any lot shall be made as follows:
a. 
Determine maximum emission in pounds per hour from each source of emission and divide this figure by acres of lot area, obtaining the gross hourly rate of emission in pounds per acre.
b. 
For each gross hourly rate of emission, deduct the height of emission correction factor from the following table, interpolating as necessary for heights not given:
ALLOWANCE FOR HEIGHT OF EMISSION
Height of Emission Above Grade (feet)
Correction Pounds per Hour per Acre
50
0.01
100
0.06
150
0.10
200
0.16
300
0.30
400
0.50
The result is the net hourly rate of emission in pounds per acre from each source of emission.
Adding together individual net rates of emission gives the total net rate of emission from all sources of emission within the boundaries of the lot.
4. 
Noise. In the I-M and M-2 districts, the sound pressure level resulting from any activity shall not exceed the maximum decibel level set forth in Chapter 173-60 WAC, Maximum Environmental Noise Levels for Class C Industrial Zones.
5. 
Vibration. Every use shall be so operated that the ground vibration inherently and recurrently generated from equipment other than vehicles is not perceptible without instruments at any point on or beyond any lot line of the property on which the use is located.
6. 
Odor. All measurements of odor for purposes of this standard shall be made according to the "dilution method" as prescribed in ASTM D1391-57. The following odor restrictions apply to this medium industrial use district:
a. 
At the district boundary, the odor from any source within the district must not exceed one odor unit per cubic foot, as measured by the procedures in ASTM D1391-57.
b. 
Within the district, the odor from any source within a given property or lot must not exceed 10 odor units per cubic foot at the boundary of the property, again measured by the procedures in ASTM D1391-57, except that uses existing prior to the effective date of the ordinance codified in this chapter shall be required to comply with only this subsection (A)(6)(b).
For the purposes of estimating the dilution of odors by the atmosphere between their point of origin and either the property boundary or the district boundary, the method of Pasquill ("The Estimation of the Dispersion of Windborne Material," Meteorol. Mag., 90, 1063, 33-49, 1961) as modified by Gifford ("Uses of Routine Meteorological Observations for Estimating Atmospheric Dispersion," Nuclear Safety, 2, 47-51, 1961) shall be used.
The atmospheric conditions to be assumed for this calculation are:
i. 
Stability Category F, moderately stable air;
ii. 
Surface wind speed of one meter/second (about two mph).
A procedure and necessary graphs for making this estimate are given in D. Bruce Turner's "Workbook of Atmospheric Dispersion Estimates," Dept. HEW, Environmental Health Series, Public Health Service Publication No. 999-AP-26, Revised 1969.
7. 
Toxic and Noxious Gases. No emission which would be demonstrably injurious to human health, animals or plant life common to the region, on the ground at or beyond any lot line on which the use is located will be permitted. Where such emission could be produced as a result of accident or equipment malfunction, adequate safeguards standard for safe operation in the industry involved shall be taken. This shall not be construed to prohibit spraying of pesticides on public or private property.
8. 
Heat, Glare and Humidity (Steam). In the I-M or M-2 districts any activity producing humidity in the form of steam or moist air, or producing heat or glare shall be carried on in such a manner that the heat, glare or humidity is not perceptible at any lot line on which the use is located. Building materials with high light reflective qualities shall not be used in the construction of buildings in such a manner that reflected sunlight will throw intense glare on areas surrounding the I-M or M-2 district. Artificial lighting shall be hooded or shaded so that direct light of high intensity lamps will not result in glare when viewed from areas surrounding the I-M or M-2 district.
9. 
Industrial Wastes. The disposal of industrial wastes shall be subject to the regulations of the state Health Department and shall comply with the requirements of the Washington Pollution Control Commission.
10. 
Fire and Explosive Hazards. The storage, manufacture, use, or processing of flammable liquids or materials which produce flammable or explosive vapors or gases shall be permitted in accordance with the regulations of the fire prevention code and the building code of the city of Richland.
(Ord. 28-05 § 1.02; Ord. 04-09; Ord. 32-11 § 7)
It is the intent of this section that:
A. 
If in the opinion of the administrative official a violation of the performance standards in RMC § 23.26.020 has occurred, the administrative official shall send a written notice of the violation to the owners of the property and the manager of the operation involved by certified mail. The manager or responsible person shall have 30 days to correct the violation, unless in the opinion of the administrative official there is imminent peril to the life and property of persons adjacent to the alleged violation, in which case the violation shall be corrected immediately.
B. 
Where determinations of violation can be made by the administrative official using equipment normally available to the city or obtainable without extraordinary expense, such determination shall be so made before notice of violation is issued.
C. 
Where technical complexity or extraordinary expense make it unreasonable for the city to maintain the personnel or equipment necessary to make the determination of violation, then the city shall call in properly qualified experts to make the determination. If expert findings indicate a violation of the performance standards, the costs of the determination shall be assessed against the properties or persons responsible for the violation in addition to the other penalties prescribed by this title. If no violation is found, cost of the determination shall be paid entirely by the city.
(Ord. 28-05 § 1.02)
In the following chart, land use classifications are listed on the vertical axis. Zoning districts are listed on the horizontal axis.
A. 
If the symbol "P" appears in the box at the intersection of the column and row, the use is permitted, subject to the general requirements and performance standards required in that zoning district.
B. 
If the symbol "S" appears in the box at the intersection of the column and row, the use is permitted subject to the special use permit provisions contained in Chapter 23.46 RMC.
C. 
If the symbol "A" appears in the box at the intersection of the column and the row, the use is permitted as an accessory use, subject to the general requirements and performance standards required in the zoning district.
D. 
If a number appears in the box at the intersection of the column and the row, the use is subject to the general conditions and special provisions indicated in the corresponding note.
E. 
If no symbol appears in the box at the intersection of the column and the row, the use is prohibited in that zoning district.
Land Use
I-M
M-2
Automotive, Marine and Heavy Equipment Uses
Automotive Repair – Major
P
P
Automotive Repair – Minor
P
Automotive Repair – Specialty Shop
P
Automobile Service Station
P
Automobile Wrecking
S1
Boat Building
P
P
Bottling Plants
P
P
Car Wash – Automatic or Self-Service
P2
A
Equipment Rentals
P
Farm Equipment and Supplies Sales
P
S
Gas/Fuel Station
P
S
Heavy Equipment Sales and Repair
P
P
Marine Repair
P
P
Towing, Vehicle Impound Lots
P3
Truck Rentals
P
Truck Stop – Diesel Fuel Sales
P
P
Truck Terminal
P
P
Vehicle Sales
P
Warehousing, Wholesale Use
P
P
Business and Personal Services
Animal Shelter
S4
Contractors' Offices and Shops
P
General Service Businesses
P
P
Health/Fitness Facility
P
A
Health/Fitness Center
P
Laundry/Dry Cleaning, Commercial
P
Laundry/Dry Cleaning, Retail
P
Mini-Warehouse
P5, 15
Mailing Service
P
Personal Loan Business
P
Personal Services Businesses
P
Photo Processing, Copying and Printing Services
P
Telemarketing Services
P
Food Service
Cafeterias
A
A
Delicatessen
A
A
Drinking Establishments
P
P
Restaurants/Sit Down
P
Restaurants/Drive-Through
P6
A6
Restaurants/Lounge
P
Restaurants/Take Out
P
Restaurants with Entertainment/Dancing Facilities
P
Wineries
P
Industrial/Manufacturing Uses
Airport, Industrial
P
Excavating, Processing, Removal of Topsoil, Sand, Gravel, Rock or Similar Natural Deposits
S7
S7
Junkyard
S
Laundry and Cleaning Plants
P
P
General Manufacturing Uses
P
P
Heavy Manufacturing Uses
P
Light Manufacturing Uses
P
P
Research, Development and Testing Facilities
P
P
Warehousing, Storage and Distribution
P
P
Wholesale Facilities and Operations
P
P
Office Uses
Financial Institutions
P
Medical, Dental and Other Clinics
P
Office – Consulting Services
P
Office – Corporate
P
Office – General
P
Office – Research and Development
P
P
Public/Quasi-Public Uses
General Park Operations and Maintenance Activities
P
P
Passive Open Space Use
P
P
Power Transmission and Irrigation Wasteway Easements and Utility Uses
P8
P8
Public Agency Buildings
P8
P8
Public Agency Facilities
P8
P8
Public Parks
P
Special Events Including Concerts, Tournaments and Competitions, Fairs, Festivals and Similar Public Gatherings
P
P
Trail Head Facilities
P
P
Trails for Equestrian, Pedestrian, or Nonmotorized Vehicle Use
P
P
Recreational Uses
Commercial Recreation, Outdoor
S9
Residential Uses
Accessory Dwelling Unit
A
Day Care Center
S10
Dwelling Units for a Resident Watchman or Custodian
A
A
Emergency Housing
S
S
Emergency Shelters
S
S
Hotels or Motels
S
S
Permanent Supportive Housing
S
S
Temporary Residence
P11
P11
Transitional Housing
S
S
Retail Uses
Adult Use Establishments
P12
Airport, Commercial
P
Parking Lot or Structure
P
P
Miscellaneous Uses
Bus Station
P
Bus Terminal
P
Bus Transfer Station
P
P
Community Festivals and Street Fairs
P
P
Farming of Land
P
P
Macrofacilities
P
P
Monopole
P13
P13
On-Site Hazardous Waste Treatment and Storage
P
P
Outdoor Storage
P14
P14
Storage in an Enclosed Building
P
P
Notes:
1. RMC § 23.42.290
2. RMC § 23.42.270
3. RMC § 23.42.320
4. RMC § 23.42.040
5. RMC § 23.42.170
6. RMC § 23.42.047
7. RMC § 23.42.070
8. RMC § 23.42.200
9. RMC § 23.42.175
10. RMC § 23.42.080
11. RMC § 23.42.110
12. RMC § 23.42.030
13. Chapter 23.62 RMC
14. RMC § 23.42.180
15. Mini-warehouse uses are prohibited in the Horn Rapids employment center.
(Ord. 28-05 § 1.02; Ord. 04-09; Ord. 13-11 § 1.01; Ord. 32-11 § 8; Ord. 07-19 § 7; Ord. 60-19 § 1; Ord. 2022-19 § 5; Ord. 2024-46 § 3)
In the following chart, development standards are listed on the vertical axis. Zoning districts are listed on the horizontal axis. The number appearing in the box at the intersection of the column and row represents the dimensional standard that applies to that zoning district.
Standard
I-M
M-2
Minimum Lot Area
None
None
Minimum Front Yard Setback
0 feet1
0 feet1
Minimum Side Yard Setback
None
None
Minimum Rear Yard Setback
None
None
Maximum Building Height – Main Building
55 feet2
None
Notes:
1. No setback required if street right-of-way is at least 80 feet in width. Otherwise, a minimum setback of 40 feet from street centerline is required.
2. Except as otherwise provided in this section, the maximum building height in the I-M district shall be 55 feet:
a. Any building or structure located within 300 feet of any residential use district shall be limited to 24 feet in height.
b. Any building further than 300 feet but less than 600 feet from districts described in note (2)(a) of this section shall not exceed 55 feet in height.
c. Except as provided in notes (2)(a) and (b) of this section, buildings may exceed the maximum height in accordance with the provisions of RMC § 23.38.090.
3. The Horn Rapids employment center is established as shown by Plate 23.26.040(1).
(Ord. 28-05 § 1.02; Ord. 04-09; amended during 2011 recodification; Ord. 32-11 § 9; Ord. 2024-46 § 4)
A. 
In the I-M and M-2 zoning districts, perimeter landscaping shall be required of all new industrial facilities and developments proposed in accordance with RMC § 23.54.160.
B. 
In the I-M or M-2 zoning districts, any use adjacent to a residential or PPF – parks and public facilities use district shall provide sight screening as follows:
1. 
In the case of buildings, structures, or parking lots, a six-foot-high sight-obscuring fence or evergreen planting shall be provided along the entire length of the use.
2. 
Required sight-screening fences shall be of masonry, wood, or slatted chain link construction and shall be maintained in a good condition. Required sight-screening plantings shall be installed so that such plantings can reasonably be expected to provide the desired screening within three years of planting, and shall be constantly maintained in a healthy, growing condition.
(Ord. 28-05 § 1.02)