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Industrial Pipeline Developers like Thompson just want to make more money on theirgambles in industrial real estate, he charges. "This is all aboutinstantaneous gratification." The City Council could take up the Interbay NeighborhoodAssociation's proposal this fall. North Interbay is a triangular sliver of the city, boundedgenerally by West Dravus Street, the BNSF railroad yards and busy15th Avenue West. It's a jumble of vacant lots, storage yards and mostly olderfactories and warehouses. Most who work in the area or live nearby agree it's rundown. "It's dead here. Just dead," says Chuck Read, whose companymanufactures custom cutting boards. About one-third of the area, mostly along Dravus and 15th, is zonedfor commercial uses. The Interbay Neighborhood Association is pushing for big changeshere, too — a rezone to allow condo or apartment towers up to125 feet tall. The city's Department of Planning and Development last monthproposed towers not top 85 feet. Planners said taller buildingswould be incompatible with nearby industry. North Interbay's industrially zoned blocks hold businesses thatmanufacture doors and cabinets and musical instruments. There's a steel-products warehouse, a marine-equipment supplyoperation and several machine shops. Other businesses don't really qualify as industrial: adog-obedience school, a fitness club, a company that rents partytents and canopies, another that markets sex toys. The Interbay Neighborhood Association cited that mix in itspetition to trim the area from BINMIC. The neighborhood already lacks the intensity of "hard-core"industrial uses that should define a manufacturing/industrialcenter, proponents argue; deleting it would just reflect reality. The city's restrictions on nonindustrial uses "lump me in with100-acre tracts in South Seattle that are pouring steel," saysRead. "Every area has different needs and different requirements." Thompson, Nitty Gritty's developer, contends mixed-use projectslike his would create "a more upgraded environment for industrialuses and a more respectful environment for customers." But just 12 percent of the land in Seattle is zoned industrial. AndAakervik, of the BINMIC Action Committee, says North Interbayoffers the access to rail and water that industry needs, and thatfew other areas offer. Industrial development in the area has been stymied, he says,because property owners aren't satisfied with its potential returnsand are speculating that zoning changes will make them richer. Dave Gering, executive director of the Manufacturing IndustrialCouncil of Seattle, says a project like the Nitty Gritty wouldcause him more heartburn if it were proposed in a heavy-industrystronghold like Georgetown or SoDo, rather than North Interbay. Gering's organization supported the limits on nonindustrial usesthe City Council approved last December.