The I2 heavy industrial zone is intended to provide areas for the development and operation of industrial, distribution, and manufacturing uses that, by nature of their intensity, may be incompatible with other types of land use activities.

(Ord. No. 20-307, 10-6-2020)

The uses listed in this section are allowed in the I2 heavy industrial zone. They include all uses allowed in the I1 light industrial zone if they are compatible with the surrounding heavy industrial uses. I1 light industrial uses in the I2 zone are governed by the provisions of Chapter 17.34, Light Industrial Zone, except that a special use permit pursuant to Section 17.34.030 is not required unless the use is expressly listed in Section 17.35.030 as requiring a special use permit. The following heavy industrial uses are allowed:

A.

Ten percent of the total area in the heavy industrial zone as designated in the county master plan may be utilized for commercial use. A site plan must be approved by the building department. No special use permit is required for commercial uses, but the provisions under Chapter 17.28 apply to commercial uses in an I2 zone.

B.

Manufacturing and assembly involving the production process which uses already manufactured components to assemble, print, or package a product such as cloth, paper, plastic, leather, wood, glass, stones, or computer and electronic parts and manufacturing operations involving primary production of commodity of raw materials, except those uses listed in Section 17.35.040 as requiring a special use permit.

C.

Trade and craftsman industries, including furniture and carpentry manufacturing and refining, upholstery shops, blacksmithing, monument works, ornamental ironworks, and similar uses.

D.

Contractor services, including general contractor offices, contractor service shops, carpet cleaning, pest control, printing and publishing, and similar uses.

E.

Civic uses including:

1.

Public facilities and offices for fire, emergency services, and sheriff. Jails are prohibited.

2.

Helipads and heliports for use only by medical evacuation transport services. These uses are prohibited for any other purpose.

3.

Libraries, governmental offices, post offices, community centers, and courts of law.

4.

Education including elementary, middle, and high (K-12) schools and academies, colleges and higher education, technical and vocational education, apprentice training, whether public, private, or parochial. A special use permit is required for student residential and boarding accommodations.

5.

Highway rest areas, picnicking areas, parks and playgrounds, dog parks, walking and bicycle trails, interpretive trails, restroom facilities, and information kiosks.

6.

Parking lots and structures, park-and-rides and carpool transfer centers, multi-modal transit hubs, parking garages, railroad and light rail infrastructures, train tunnels, and railroad switchyards and turntables.

F.

Agricultural use types including general agricultural uses, agricultural animal production, custom animal processing, agricultural research, agricultural supplies sales, and agricultural entertainment and commercial uses.

G.

Agricultural and horticultural uses for domestic purposes and incidental to the permitted uses. Uses also include community gardens.

H.

Laboratories and testing services. The use of live animals in laboratory testing and experimentation is prohibited.

I.

Bottling and canning plants.

J.

Building material manufacturing.

K.

Breweries, distilleries, wineries.

L.

Warehouses, warehouse complexes, distribution operations, and wholesale distribution.

M.

Mini-warehouses and storage facilities for rent including operable recreational vehicle, boat, utility trailer, horse trailer, and similar equipment storage.

N.

Storage and distribution of paint, shellac, turpentine, varnishes, and similar materials within a warehouse facility.

O.

Storage and distribution of liquid petroleum products within a warehouse facility.

P.

Laundromats and personal dry cleaning.

Q.

Automotive, truck, and heavy equipment services including washing and detailing (manual hand-washing, coin-operated, and production line methods), service and fueling stations, repair (including painting and body repair), sales, and rental.

R.

Truck stops.

S.

Indoor and outdoor archery uses.

T.

Uses involving the indoor discharge of firearms.

U.

Recovery of methane and other combustible gasses emitted from a permitted solid waste landfill and used for the generation of energy.

V.

Temporary (less than one year) concrete and asphalt batch plants when incidental to an on-site construction project.

W.

Solid waste recycling collection center.

X.

Solid waste recycling center.

Y.

Healthcare facilities including medical services, convalescent services (but not civic convalescent and group care service), continuum of care facilities for seniors, and group care services.

Z.

Seasonal farmers markets.

AA.

Public utility service yards, buildings, utility and transmission substations, water storage facilities and storm water drainage, detention, retention and storage.

BB.

Veterinary services, indoor and outdoor facilities.

CC.

Animal boarding and grooming, indoor and outdoor facilities.

DD.

Accessory use, buildings and structures when incidental to a permitted use, placed upon the same lot or parcel with a permitted use, and compliant with the regulations of Sections 17.12.045 and 17.12.046.

EE.

Equestrian establishments.

(Ord. No. 20-307, 10-6-2020)

The following additional uses may be permitted subject to securing a special use permit as provided for in Chapter 17.03, Administrative Provisions:

A.

Industrial agricultural uses including intensive agricultural uses, slaughter houses, agricultural packing and processing, stockyards and livestock auction facilities. Industrial agricultural uses must be located no closer than five hundred feet to any CR, E, or R zone and fifty feet from a parcel or lot boundary.

B.

Manufacturing of paint, shellac, turpentine, varnishes, and similar materials.

C.

Manufacturing, reclaiming, and refining of liquid petroleum products.

D.

Storage and distribution of liquid petroleum products, except from within a warehouse facility.

F.

Manufacturing, reclaiming, refining, storage, distribution, and use of hazardous material.

G.

Temporary (less than one year) concrete and asphalt batch plants when not incidental to an on-site construction project or when located within two thousand five hundred feet from a CR, E, R, or SPR zone, and one thousand feet of an IC zone.

H.

Permanent (one year or more) concrete and asphalt batch plants.

I.

Junk, salvage, reclamation, or auto wrecking and dismantling yards.

J.

Brick, tile or terra cotta products manufacturing.

K.

Cemeteries, columbariums, crematories, mausoleums, mortuaries, and funeral parlors.

L.

Congregational establishments, including religious institutions, fraternal lodges, recreational and social clubs, labor halls, service clubs and facilities for other private clubs.

M.

Uses involving the outdoor discharge of firearms.

N.

Race tracks and arenas involving the use of automobiles, trucks, motorcycles (e.g., motocross), tractors, and other motorized vehicles.

O.

Radio-controlled (RC) cars, vehicles, watercraft, and aircraft facilities and uses.

P.

Facilities and uses that include outdoor sets and props for the development and production of movies, film, television, and similar visual media.

Q.

Mining and extraction as regulated by Chapter 17.92, Exploration, Mining, and Extraction, and aggregate facilities.

R.

Milling and processing related to mining and extraction.

S.

Dry cleaning plants and laundry services.

T.

Paper manufacturing.

U.

Hunting, fishing, and skiing facilities and lodges, wildlife refuges, and game farms.

V.

Saw mills.

W.

Temporary real-estate tract offices not located within a permanent structure.

X.

Manufacturing, reclaiming, refining, storage, distribution, and use of explosives or propellants.

Y.

Waste to energy type production and generation facilities involving use, recovery or residue of petroleum and petroleum related wastes, biomass wastes, bio-hazardous wastes, solid wastes, and other non-hazardous wastes and waste products.

Z.

Facilities and recycling facilities involving use, recovery, or residue of hazardous materials and/or wastes.

AA.

The keeping of five or more dogs or three or more potbelly pigs more than twelve weeks of age. A minimum of ten acres is required.

BB.

Recycling facilities and operations involving use, recovery or residue of hazardous materials and/or wastes.

CC.

Sewage treatment plants and facilities and other sewage or sludge processing, treatment, or storage.

DD.

Blast furnaces and incinerators, of any type and used for any purpose.

EE.

Watchman's dwelling, permanent or temporary as regulated by Section 17.12.046.

FF.

Commercial energy production from coal, petroleum, natural gas, propane, other fossil fuels, and other non-renewable energy generation.

GG.

Commercial energy production use types such as geothermal, hydrological, solar, wind, and other similar low-impact renewable energy generation systems.

HH.

Education facilities which include student residential and boarding accommodations.

II.

Open storage not directly associated with an active construction project on the premises.

JJ.

Auction facilities involving open storage.

KK.

Healthcare facilities including hospital services.

LL.

Tattoo, permanent cosmetics, and invasive body piercing facilities. These uses are only allowable within the boundaries of the Tahoe-Reno Industrial Center which is zoned I2 heavy industrial. They are prohibited within one thousand five hundred feet of a public or private school or religious institution, and another permitted tattoo, permanent cosmetics, and invasive piercing facility.

MM.

Wild animal keeping.

NN.

Other uses similar to the above which are determined by the board with action by the planning commission to be consistent with the uses requiring a special use permit within the zone.

(Ord. No. 20-307, 10-6-2020)

The minimum parcel areas required in the I2 zone is three acres, with the exception for civic uses and except for commercial uses in a heavy industrial zone area for which there is a fifteen thousand square foot minimum. For I1 light industrial uses in a heavy industrial zone area, there is a one acre minimum.

(Ord. No. 20-307, 10-6-2020)

The required distance between the building and the property line is zero feet. The principal building must be setback at least fifty feet from an abutting CR, E, R and SPR zone. Building setbacks must also conform to Section 17.35.060 and building and fire codes. Setback requirements for accessory structures must comply with Section 17.12.045. Setbacks are from the property line except when an encroaching easement exists for the purpose of providing a public or private road, but not driveway (see Section 17.12.090 for explanation and illustration).

(Ord. No. 20-307, 10-6-2020)

Loading area must have adequate room for truck, trailer, and vehicle circulation, egress, and staging. All truck and trailer parking and docking areas must be designed so that right-of-ways and travelled ways are not adversely impacted.

(Ord. No. 20-307, 10-6-2020)

No building may exceed six stories or seventy-five feet, whichever is higher, except as may be allowed by a special use permit. These requirements do not apply to church spires, belfries, cupolas, domes, chimneys, grain silos, water towers, or flagpoles. The height of support structures (towers) for radio, television, other communication antennas, and wind energy turbines is regulated under Chapter 17.12, General Provisions.

(Ord. No. 20-307, 10-6-2020)