Mills City Zoning Code
CHAPTER 17
20. - INDUSTRIAL ZONING DISTRICTS
Sec. 17.20.5. - Purpose.
Industrial districts provide for land use compatibility while providing a high-quality environment for businesses and employees. The districts are also intended to provide suitable locations for heavy industrial uses (e.g., raw materials processing, manufacturing, assembly, packaging, or distribution of heavy or large goods) that would not otherwise be compatible in other districts. This section 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)
Locate business services close to major employment centers;
(5)
Ensure compatibility between industrial uses and nearby commercial areas;
(6)
Provide appropriate design standards to accommodate a range of industrial users;
(7)
Provide attractive locations for businesses to locate; and
(8)
Accommodate mixed-use development of light industrial areas.
(Ord. No. 813, att.(20.5), 6-25-2024; Ord. No. 823, att.(20.5), 7-22-2025)
Sec. 17.20.10. - Industrial zoning district regulations.
The following descriptions of each industrial zoning district identify the characteristic uses and level of development intended for each district.
(1)
I-1 Light Industrial District. Allows for wholesale and warehousing uses, as well as those industrial uses that include fabrication, manufacturing, assembly, or processing of materials that are refined in form. Uses in this district do not require intensive land coverage; generate large volumes of vehicular traffic; or create obnoxious sounds, glare, dust, or odors that are offensive when measured at the property line of the subject property.
(2)
I-2 Heavy Industrial District. Allows for basic or primary industries that are more intense than I-1 and which are generally not compatible with residential and/or commercial activity.
(Ord. No. 813, att.(20.10), 6-25-2024; Ord. No. 823, att.(20.10), 7-22-2025)
Sec. 17.20.15. - Industrial use district charts.
The following use district charts contain the basic zoning regulations that apply to property located within industrial zoning districts. Use these charts by reading down the left-hand column entitled "Use." Once you locate the use in which you are interested, read across to find the regulations that apply to that use.
These charts are meant to be a quick reference guide and, therefore, may not be entirely inclusive of all applicable regulations. Please refer to the table of contents and to section 17.1.5 to determine what other regulations of this code may apply to the subject property.
Use District Chart
District I-1
Use
 |
Regulations
 | I-1 District | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Directions: First, read down to find use, then across for regulations | |||||||||
Review Process (see Table 17.10.10-1) | Minimums | Maximums | Sign Category (see section 17.40.25) | Special Use Regulations (see chapter 17.45) | |||||
| Lot Size = 6,000 s.f. Lot Width = 40' | Lot Coverage (percent) | Height of Structure (feet) | |||||||
| Required Yard Setback | |||||||||
| Front (feet) | Side (feet) | Rear (feet) | |||||||
| Agricultural and Natural Resource Uses | |||||||||
| Stable/kennel 2 | 1 | 25 | 5 7 | 15 | 85 | 45 1 | D | ||
| Veterinary clinic or animal hospital 2 | 1 | 25 | 5 7 | 15 | 85 | 45 1 | D | ||
| Residential uses | |||||||||
| Caretaker housing | 1 | 25 | 5 7 | 15 | 85 | 45 1 | None | 17.45.15 | |
| Residential re-entry/halfway house | 3 | 25 | 5 7 | 15 | 85 | 45 1 | None | ||
| Commercial and Service Uses | |||||||||
| All retail or wholesale sales and service establishments, except as otherwise mentioned 3, 4 | 1 | 25 | 5 7 | 15 | 85 | 45 1 | C | ||
| Commercial storage facility | 3 | 25 | 5 7 | 15 | 85 | 45 1 | D | 17.45.50 | |
| Lumber yard and building material sales and storage 5 | 1 | 25 | 5 7 | 15 | 85 | 45 1 | D | 17.45.50 | |
| Machinery and implement sales, service, repairs and storage | 3 | 25 | 5 7 | 15 | 85 | 45 1 | D | ||
| Vehicle fueling and service station | 1 | 25 | 5 7 | 15 | 85 | 45 1 | C | ||
| Motor vehicle sales | 3 | 25 | 5 7 | 15 | 85 | 45 | C | ||
| Vehicle parking and storage | 1 | 25 | 5 7 | 15 | 85 | 45 1 | C | 17.45.50 | |
| Warehouse | 1 | 25 | 5 7 | 15 | 90 | 45 1 | D | ||
| Industrial Uses | |||||||||
|
All industrial uses, except as otherwise
mentioned | 1 | 25 | 5 7 | 15 | 85 | 45 1 | C | ||
| Contractors yard for vehicles, equipment, supplies | 1 | 25 | 5 7 | 15 | 90 | 45 1 | D | 17.45.50 | |
| Industrial services | 1 | 25 | 5 7 | 15 | 85 | 45 1 | C | ||
| Manufacturing, light 6 | 1 | 25 | 5 7 | 15 | 85 | 45 1 | D | ||
| Oil and gas above or under ground storage facility | 1 | 25 | 5 7 | 15 | 90 | 45 1 | C | ||
| Warehouse/freight movement | 1 | 25 | 5 7 | 15 | 90 | 45 1 | D | ||
| Community and Government Services | |||||||||
| Institutional or government facility, except police firing ranges | 1 | 25 | 5 7 | 15 | 85 | 45 1 | D | ||
| Utilities, Transportation, and Communications | |||||||||
| Public utility facilities and infrastructure | 1 | 25 | 5 7 | 15 | 90 | 75 1 | D | 17.45.45 | |
| Wireless communication facilities | 3 | 25 | 5 7 | 15 | 85 | 100 1 | B | 17.45.45 | |
Special regulations. The following special regulations apply to individual land uses as designated in the use district chart above. Additional regulations and requirements may be found in general regulations, section 17.1.5, and parking requirements, section 17.40.10.
(1)
Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers, and fire towers are exempt from height limitations. Please see section 32 for height restrictions for wind power generation facilities.
(2)
All animal runs and pens, except horse stables, must be completely enclosed within a building.
(3)
Refer to special use regulations to determine if the proposed use has additional regulations.
(4)
Loading and unloading regulations. Loading and unloading space shall be provided off-street and on the same premises. The loading and unloading space or spaces shall be so located to avoid undue interference with public use of streets, alleys, and walkways. Such space shall include a 12-foot by 50-foot loading space with a minimum of 14 feet of height clearance. Each use up to 20,000 gross square feet shall provide one loading space, plus one additional loading space for every 20,000 gross square feet thereafter.
(5)
Not including ready-mix concrete and asphalt.
(6)
Including bottling, electronics, jewelry, metal craft, monument, carpentry and cabinet works, and plastics.
(7)
When the use abuts a residential zone or use, the side yard shall be 15 feet.
(8)
It should be noted that placement of the I-1 district adjacent to residential uses or zoning districts may be restricted.
Use District Chart
District I-2
|
Use
|
Regulations
| I-2 District | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Directions: First, read down to find use, then across for regulations | |||||||||
Review Process (see Table 17.10.10-1) | Minimums | Maximums | Sign Category (see section 17.40.25) | Special Use Regulations (see chapter 17.45) | |||||
| Lot Size = 10,000 s.f. Lot Width = 75' | Lot Coverage (percent) | Height of Structure (feet) | |||||||
| Required Yard Setback | |||||||||
| Front (feet) | Side (feet) | Rear (feet) | |||||||
| Agricultural and Natural Resource Uses | |||||||||
| Stable/kennel 2 | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Veterinary clinic or animal hospital 2 | 1 | 25 5 | 5 5 | 15 5 | 85 | 75 1 | D | ||
| Residential Uses 7 | |||||||||
| Caretaker housing | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | None | 17.45.15 | |
| Residential re-entry/halfway house | 3 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | None | ||
| Commercial and Service Uses | |||||||||
| Armory | 2 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | C | ||
| Commercial storage facility | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | D | 17.45.50 | |
| Lumber yard and building material sales and storage 3 | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Machinery and implement sales, service, repairs and storage | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | 45.50 | |
| Motor vehicle sales | 3 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | C | ||
| Vehicle fueling and service station | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | C | ||
| Vehicle parking and storage | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | C | 17.45.50 | |
| Warehouse | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | D | ||
| Industrial Uses | |||||||||
| All industrial uses, except as otherwise mentioned | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | C | ||
| Bulk plant, gasoline, or LP gas, above ground storage | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | E | ||
| Contractors yard for vehicles, equipment, supplies | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Explosives manufacturing | 3 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Heavy equipment sales, service, and repair | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Junkyard, auto wrecking, scrap processing | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Manufacturing, light 4 | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Manufacturing, heavy | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | D | ||
| Oil and gas above or under ground storage facility | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | C | ||
| Oil field supply sales and service | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | D | ||
| Oil, gas, or mineral processing, refining, separation, or storage | 1 | 25 5 | 5 5 | 15 5 | 90 | 75 1 | C | ||
| Printing and publishing | 1 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | C | ||
| Quarry | 1 | 25 5 | 5 5 | 15 5 | 85 | 75 1 | D | ||
| Railroad facility (including terminals, shop, yard) | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | C | ||
| Soils conditioning, storage, and sales | 2 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Warehouse/freight movement | 1 | 25 5 | 5 5 | 15 5 | 90 | 50 1 | D | ||
| Sanitary landfill (governmental) | 3 | 25 5 | 5 5 | 15 5 | 85 | 50 1 | D | ||
| Community and Government Services | |||||||||
| Institutional or government facility, including police firing ranges | 1 | 25 5 | 5 5 | 15 5 | 90 | 75 1 | D | ||
| Utilities, Transportation, and Communications | |||||||||
| Public utility facilities and infrastructure | 1 | 25 5 | 5 5 | 15 5 | 90 | 100 1 | D | 17.45.45 | |
| Wireless communication facilities 6 | 3 | 25 5 | 5 5 | 15 5 | 85 | 100 1 | B | 17.45.45 | |
Special regulations. The following special regulations apply to individual land uses as designated in the use district chart above. Additional regulations and requirements may be found in general regulations, section 17.1.5, and parking requirements, section 17.40.10.
(1)
Church spires, church towers, chimneys, flagpoles, antennas, monuments, water towers, and fire towers are exempt from height limitations. Please see section 32 for height restrictions for wind power generation facilities.
(2)
All animal runs and pens, except horse stables, must be completely enclosed within a building.
(3)
Not including ready-mix concrete and asphalt.
(4)
Including bottling, electronics, jewelry, metal craft, monument, carpentry and cabinetworks, and plastics.
(5)
If the property abuts a residential zone or use, then the following setbacks apply: front: 25 feet; side: 25 feet; rear: 25 feet.
(6)
It should be noted that placement of the I-2 district adjacent to residential uses or zoning districts may be restricted.
(Ord. No. 813, att.(20.15), 6-25-2024; Ord. No. 823, att.(20.15), 7-22-2025)