It is the intent of the I-3, Heavy Industrial District to provide areas suitable for the location of general industrial activities, including heavy manufacturing and other such activities which, because of the nature of the product or character of operation, require isolation from or special protections for non-industrial uses.

All uses provided for under the I-3 District shall show proof of ability to comply with the performance requirements of this Chapter prior to issuance of any construction or building permit.

The following are permitted uses in the I-3 District:

Subd. 1.

Manufacturing or assembly of a wide variety of products that produces no exterior noise, glare, fumes, obnoxious byproducts or wastes, or creates no other objectionable impact on the environment. Examples of such uses include fabrication or assembly of small products such as optical, electronic, pharmaceutical, medical supplies and equipment.

Subd. 2.

Accessory retail, accessory rental, or accessory service activities that are completely enclosed within a principal structure, limited to ten percent of the gross floor area of its associated principal use, to a maximum of 5,000 square feet.

Subd. 3.

Automobile detailing shops.

Subd. 4.

Automobile repair—major.

Subd. 5.

Automobile repair—minor.

Subd. 6.

Bakeries, wholesale.

Subd. 7.

Breweries and distilleries with or without an accessory taproom.

Subd. 8.

Cannabis Cultivation.

Subd. 9.

Cannabis Manufacturer.

Subd. 10.

Cannabis, Medical Combination Business subject to the retail limitations of this section and the Cannabis Retail Buffer if the business offers retail sales.

Subd. 11.

Cannabis Mezzobusiness subject to the retail limitations of this section and the Cannabis Retail Buffer if the business offers retail sales.

Subd. 12.

Cannabis Microbusiness subject to the retail limitations of this section and the Cannabis Retail Buffer if the business offers retail sales.

Subd. 13.

Cannabis Testing Facility.

Subd. 14.

Contractor operations.

Subd. 15.

Distribution centers.

Subd. 16.

Dry cleaning processing plant and accessory pressing and repairing.

Subd. 17.

Essential services and structures, except those requiring administrative permits or conditional use permits pursuant to Section 21160 of this Chapter.

Subd. 18.

Food processing.

Subd. 19.

Governmental and public utility (essential service) buildings and structures, including public works type facilities.

Subd. 20.

Heavy Industry.

Subd. 20.

Laboratories.

Subd. 21.

Machine shops.

Subd. 22.

Mini-storage facilities.

Subd. 23.

Offices related to other allowed uses, limited to 50 percent of the principal structure.

Subd. 24.

Parks, trails, playgrounds and directly related buildings and structures, City of Plymouth only.

Subd. 25.

Printing presses and publishing facilities.

Subd. 26.

Radio and television stations.

Subd. 27.

Truck terminals.

Subd. 28.

Vending companies.

Subd. 29.

Warehousing and indoor storage excluding explosives and hazardous waste.

Subd. 30.

Wholesale showrooms.

(Amended by Ord. No. 2001-06, 02/13/01; Ord. No. 2008-09, 03/25/08; Ord. No. 2009-07, 05/12/09; Ord. No. 2011-05, 02/22/11; Ord. No. 2014-12, 02/25/14; Ord. No. 2024-09, § 26, 3/26/2024; Ord. No. 2024-24, § 13, 11/26/2024)

The following are permitted accessory uses within the I-3 District:

Subd. 1.

Accessory buildings and structures for a use accessory to the principal use provided such structure shall not exceed 30 percent of the gross floor space of the principal use.

Subd. 2.

Accessory uses incidental and customary to the uses listed as permitted, conditional, interim, and uses by administrative permit in this Section.

Subd. 3.

Electric Vehicle Supply Equipment, as regulated by Section 21120.02. Subd. 10 of this Chapter.

Subd. 4.

Fences, as regulated by Section 21130 of this Chapter.

Subd. 5.

Lower-potency hemp edible (LPHE) products as accessory sales to an allowed retail use, as licensed by the State and registered with the City of Plymouth.

Subd. 6.

Off-street parking and off-street loading as regulated by Sections 21105.11 and 21135 of this Chapter, including parking and loading of semi-trailer trucks.

Subd. 7.

Parking ramps as an accessory use.

Subd. 8.

Radio and television receiving antennas including single satellite dish TVROs two meters or less in diameter, short-wave radio dispatching antennas, or those necessary for the operation of electronic equipment including federally licensed amateur radio stations, as regulated by Section 21175 of this Chapter.

Subd. 9.

Roof-Mounted Solar Energy Systems, as regulated by Section 21174 of this Chapter.

Subd. 10.

Signs, as regulated by Section 21155 of this Chapter.

(Amended by Ord. No. 2008-09, 03/25/08; Ord. No. 2009-07, 05/12/09; Ord. No. 2011-22, 07/26/11; Ord. No. 2024-22, § 53, 9/24/2024; Ord. No. 2025-02, §§ 89, 90, 3/25/2025)

The following are conditional uses in the I-3 District and require a conditional use permit based upon procedures set forth in and regulated by Section 21015 of this Chapter. Additionally, besides the specific standards and criteria which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated based upon the standards and criteria set forth in Sections 21015.02, Subd. 5 and 21015.04 of this Chapter.

Subd. 1.

Accessory retail, accessory rental, or accessory service activities in excess of ten percent of the gross floor area of its associated principal use (other than those uses otherwise allowed as a permitted use or conditional use within this Section), provided that:

(a)

Such accessory use is allowed as a permitted use in a business district.

(b)

Such accessory use does not occupy more than 25 percent of the gross floor area of its associated principal use, or more than 5,000 square feet, whichever is less.

(c)

Such accessory use is completely enclosed within a principal structure.

Subd. 2.

Automobile repair—servicing of motor freight vehicles and heavy construction equipment; directly related accessory materials and parts sales for such repair and servicing (not including new or used vehicle sales); and accessory materials and parts warehousing which is related to and dependent upon such uses provided that:

(a)

All servicing of vehicles and equipment shall occur entirely within the principal structure.

(b)

To the extent required by State law and regulations, painting shall be conducted in an approved paint booth, which thoroughly controls the emission of fumes, dust, or other particulate matter.

(c)

Storage and use of all flammable materials, including liquid and rags, shall conform to applicable provisions of the Minnesota State Fire Code.

(d)

Parking, driveway, and circulation standards and requirements shall be subject to the review and approval of the City and shall be based upon the specific needs of the operation and shall accommodate large vehicle equipment and semi-trailer/tractor trucks.

(e)

The storage of damaged vehicles and vehicle parts and accessory equipment must be completely inside a principal or accessory building.

(f)

The sale of products other than those specifically mentioned in this Section shall be subject to a separate conditional use permit.

Subd. 3.

Automotive towing businesses with outdoor tow yard, provided that:

(a)

The towing business shall be located at least 500 feet from any residential property line.

(b)

Towed vehicles shall be parked on a paved surface that conforms to Section 21135 of this Chapter.

(c)

Towed vehicles shall be located in the rear or side yard, shall be screened with materials of at least 90 percent opacity, and shall screen views from adjoining properties and public streets.

(d)

There shall be no outside repair or maintenance of vehicles.

(e)

No crushing, stacking, or dismantling of vehicles shall be allowed.

(f)

There shall be no outside storage of parts or equipment.

(g)

Any leaking fluids from damaged vehicles shall be collected in the tow yard and shall be disposed of in an approved manner.

(h)

All tow trucks or service vehicles related to the business shall be parked within the designated tow yard.

(i)

Vehicles stored in the tow yard shall be parked in the designated parking stalls identified on the approved site plan for the tow yard.

(j)

The tow yard shall not take up parking space as required for conformity to this Chapter.

(k)

Impounded vehicles shall not be located in a tow yard for a period exceeding 90 days, unless a longer time frame is required by a governmental agency.

Subd. 4.

Buildings in excess of height limitations as specified in Section 21570.15 of this Chapter, provided that:

(a)

For each additional five feet in height above the maximum building height specified in this district, the front and side yard setback requirements shall be increased by one foot.

(b)

The construction does not limit solar access to abutting and/or neighboring properties.

Subd. 5.

Commercial and public radio and television transmitting antennas, and public utility microwave antennas, as regulated by Section 21175 of this Chapter.

Subd. 6.

Commercial, private and public satellite dish transmitting or receiving antennas in excess of two meters in diameter, as regulated by Section 21175 of this Chapter.

Subd. 7.

Commercial use operated in conjunction with a brewery and accessory taproom, with a floor area less than the combined brewery and accessory taproom floor area, which would terminate operations in the event the brewery and accessory taproom cease operation.

Subd. 8.

Day care facilities, accessory, provided that the use complies with Section 21150 of this Chapter.

Subd. 9.

Essential services and structures requiring a conditional use permit pursuant to Section 21160 of this Chapter.

Subd. 10.

Helistops, as regulated by Section 21193 of this Chapter.

Subd. 11.

Outdoor service, sales or rental as an accessory use, provided that:

(a)

The use does not take up parking space as required for conformity to this Chapter.

(b)

The area is hard surfaced to control dust.

Subd. 12.

Outside storage as an accessory use when abutting any residentially zoned or used property other than vacant FRD property classified for non-residential use by the Land Use Guide Plan, provided that:

(a)

The storage area is blacktop or concrete surfaced.

(b)

The storage area does not take up parking space or loading space as required for conformity to this Chapter.

(c)

All requirements of Section 21105.11 of this Chapter are met.

Subd. 13.

Sports and fitness clubs.

Subd. 14.

Storage, use, or manufacturing of gasoline, crude oil, bulk fuel or similar liquid storage as a principal use, provided that:

(a)

A drainage system subject to the approval of the City shall be installed.

(b)

There be no outside storage except as allowed under the conditional use permit, provided compliance with Section 21105.11 of this Chapter would be met.

Subd. 15.

Truck or trailer rental operations, provided that:

(a)

Rental vehicles and trailers shall be parked on a paved surface that conforms to Section 21135 of this Chapter.

(b)

Parking, driveway, and circulation standards and requirements shall comply with Section 21135 of this Chapter.

(c)

There shall be no outside repair or maintenance of vehicles or trailers.

(d)

No outside storage of parts, equipment, or damaged vehicles or trailers shall be allowed.

(e)

Rental vehicles and trailers shall not be parked or stored within a required front yard area.

Subd. 16.

Waste facilities, provided that:

(a)

All applicable federal, state and/or county permits are obtained including, but not limited to:

(1)

The Federal Environmental Protection Agency (EPA).

(2)

The Minnesota Pollution Control Agency (MPCA).

(3)

The Minnesota Department of Natural Resources (DNR).

(b)

Any applicable environmental review requirements outlined in Section 21040 of this Chapter are satisfactorily met.

(c)

A financial guarantee in a form deemed acceptable by the City Attorney is provided to ensure the following minimum activities:

(1)

Completion of site improvements.

(2)

Emergency clean up and correction.

(3)

Closure and post closure activities.

(d)

The facility is subject to periodic monitoring as determined by the City.

(e)

The facility is provided a minimum of two independent emergency access escape routes, neither of which may traverse residentially zoned areas.

(f)

The facility is set back a minimum 1,000 feet from all storm water holding areas, natural drainage facilities and wetlands.

(g)

All storm water runoff is held on site prior to release into natural drainageways and the City's storm drainage system.

(h)

The outside storage of materials, containers or disposal facilities involving hazardous waste is prohibited.

(i)

The outside storage of materials, containers or disposal facilities involving non-hazardous materials is enclosed and screened as outlined in Section 21130 of this Chapter.

(j)

The loading and/or unloading of waste materials is conducted within buildings and upon an impermeable floor surface.

(k)

All development, operation, maintenance and closure/conversion plans are subject to City approval.

(l)

A sign indicating the facility's inventory of waste materials by type and location is posted at the main entrance of the site.

(m)

All hazardous waste materials stored on the site are clearly designated.

(n)

All facility employees are subject to emergency training programs, the procedures and techniques of which are subject to City approval.

(o)

Emergency preparedness plans which:

(1)

Establish procedures for handling ruptures, spills and the like.

(2)

Alert applicable agencies and area property owners.

(3)

Establish provisions for emergency evacuation that are provided to and approved by the City.

(p)

All containers used for the outside storage of waste materials are properly cleaned prior to storage and maintained in a clean manner so as not to attract vectors or cause objectionable odors.

Subd. 17.

Other uses similar to those allowed in this section, as determined by the City.

(Amended by Ord. No. 2001-06, 02/13/01; Ord. No. 2008-09, 03/25/08; Ord. No. 2009-07, 05/12/09; Ord. No. 2011-05, 02/22/11; Ord. No. 2019-01, 02/12/19; Ord. No. 2020-07, § 3, 6/9/2020; Ord. No. 2024-09, § 27, 3/26/2024; Ord. No. 2025-02, §§ 89, 90, 3/25/2025)

Subject to applicable provisions of this Chapter, the following are interim uses in the I-3 District and are governed by Section 21020 of this Chapter.

Subd. 1.

Reserved.

(Amended by Ord. No. 2019-01, 02/12/19)

Subject to applicable provisions of this Section, performance standards established by this Chapter, and processing requirements of Section 21025, the following are uses allowed in the I-3 District by administrative permit as may be issued by the Zoning Administrator:

Subd. 1.

Antennas located upon an existing structure or existing tower, as regulated by Section 21175 of this Chapter.

Subd. 2.

Antennas not located upon an existing structure or existing tower, as regulated by Section 21175 of this Chapter.

Subd. 3.

Commercial recreation, indoor, provided there would be sufficient parking as determined by the Zoning Administrator.

Subd. 4.

Essential services requiring a permit as provided by Section 21160 of this Chapter.

Subd. 5.

Ground-Mounted Solar Energy Systems, as regulated by Section 21174 of this Chapter.

Subd. 6.

Offices, administrative/commercial (excludes offices/clinics for medical, dental, or chiropractic services) using over 50 percent of the principal structure or as a freestanding principal use, provided the parking regulations of this Chapter are met.

Subd. 7.

Other uses of the same general character as those listed as a permitted use in this District.

Subd. 8.

Outside, above ground storage facilities for fuels used for heating purposes; outdoor generators located 200 feet or more away from residentially guided or zoned property; and outdoor equipment used for dispensing fuels to vehicles or containers used in conjunction with the approved principal use, but not for sale. Such features for new developments shall be included with the site plan submitted for review and approval as required by this Chapter, and such features for existing developments shall be subject to the approval of the Zoning Administrator and the following criteria:

(a)

The design, construction, and location of any such features must comply with State and City codes including appropriate National Fire Protection Association standards, Minnesota State Fire Code requirements, and manufacturer's specifications.

(b)

An accurate site plan for the development based upon a certified survey shall be submitted showing to scale the location of such features, including any fencing and landscaping related to safety or screening.

(c)

To assure that fire hose streams can be directed onto such features with minimal obstruction, solid wall enclosures shall not be used.

(d)

Such features must be located so as not to obstruct approved parking spaces, driving aisles, fire lanes, utility easements, or required building ingress or egress points.

(e)

No signage shall be permitted, other than required safety information, product identification, product hazards, and operation instructions. For the purpose of this Section, "signage" includes words, graphics, logos, and symbols.

(f)

Outdoor generators located less than 200 feet from residentially guided or zoned property shall require the approval of a site plan (or site plan amendment) for a major project, pursuant to Section 21045.05 of this Chapter.

Subd. 9.

Outside storage as an accessory use when not abutting any residentially zoned or used property other than vacant FRD property classified for non-residential use by the Land Use Guide Plan, provided that:

(a)

The storage area is surfaced with blacktop, concrete, or other approved material to control dust.

(b)

The storage area does not take up parking space or loading space as required for conformity to this Chapter.

(c)

All requirements of Section 21105.11 of this Chapter are met.

Subd. 10.

Temporary mobile towers for personal wireless service antennas, as regulated by Section 21175 of this Chapter.

Subd. 11.

Temporary events and outdoor sales subject to the following criteria:

(a)

Special Promotional Events (except Carnivals).

(1)

Such activity is directed towards the general public and includes grand openings, business events, craft shows, flea markets, mechanical and animal rides, and outdoor display of materials.

(2)

The event shall not exceed the period specified in the administrative permit and in no case shall exceed three consecutive calendar days per event.

(3)

There shall be no more than two special events per calendar year per property. However, each tenant in a multi-tenant building shall be permitted one special event per year. Multi-tenant buildings with less than five lease spaces shall be considered as a single property for purposes of this provision.

(b)

Carnivals.

(1)

The applicant must submit an amusement license application as required by Section 1100 of the City Code.

(2)

The event shall not exceed the period specified in the administrative permit and in no case shall exceed seven consecutive calendar days per event.

(3)

There shall be no more than one carnival per calendar year per property.

(c)

Outdoor Sales, including but not limited to transient merchants and transient produce merchants.

(d)

General Standards applying to all temporary events and outdoor sales.

(1)

The event or sale shall be accessory to or promoting the permitted or conditional use approved for the site.

(2)

Tents, stands, and other similar temporary structures may be used, provided they are clearly identified on the submitted plan and provided that it is determined by the Zoning Administrator that they will not impair the parking capacity, emergency access, or the safe and efficient movement of pedestrian and vehicular traffic on or off the site.

(3)

The submitted plan shall clearly demonstrate that adequate off-street parking for the proposed event can and will be provided for the duration of the event. Determination of compliance with this requirement shall be made by the Zoning Administrator who shall consider the nature of the event and the applicable parking requirements of Section 21135. Consideration shall be given to the parking needs and requirements of other occupants in the case of multi-tenant buildings. Parking on public right-of-way and streets is prohibited; except that parking on local streets may be allowed on Saturday and Sunday only, provided that the petitioner arranges for traffic control by authorized enforcement officers, as approved in writing by the Police Chief, at the petitioner's expense.

(4)

Signage related to the event or sale shall be in compliance with the temporary sign standards of Section 21155 and shall be allowed for the duration of the event. The Zoning Administrator may authorize special signage for purposes of traffic direction and control; the erection and removal of such signage shall be the responsibility of the applicant.

(5)

The approved permit shall be displayed on the premises for the duration of the event.

(6)

All activity related to the event or sale must take place within the time permitted in the administrative permit. No buildings, equipment or materials may be erected or displayed prior to the start date identified in the permit application and all structures, equipment and displays must be removed by the end date identified in the administrative permit.

(7)

Not more than one such event or sale shall be allowed per property at any given time.

Subd. 11.

Temporary structures, as regulated by Section 21167 of this Chapter.

(Amended by Ord. No. 2008-09, 03/25/08; Ord. No. 2009-07, 05/12/09; Ord. No. 2019-01, 02/12/19; Ord. No. 2024-09, § 28, 3/26/2024; Ord. No. 2024-22, § 54, 9/24/2024; Ord. No. 2025-02, §§ 92, 93, 3/25/2025)

The following requirements shall be observed in the I-3 District subject to additional requirements, exceptions and modifications set forth in this Chapter:

(Amended by Ord. No. 2002-32, 11/26/02; Ord. No. 2009-07, 05/12/09)