The I3 heavy industrial zone is intended to provide areas for the development and operation of industrial, distribution, and manufacturing uses which, by nature of their intensity, may be incompatible with other types of land uses. Permitted uses in the I3 zone may be more intensive than those allowable in the I1 and I2 zone. The remote location of the I3 zone is suitable for the allowable uses under this chapter.

(Ord. No. 12-244, § I, 12-4-2012; Ord. No. 20-307, 10-6-2020)

The following uses are permitted in the I3 zone and 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 I3 zone are governed by the provisions in Chapter 17.34, except that a special use permit pursuant to Section 17.34.030 is not required. The following uses are permitted in the I3 zone:

A.

Manufacturing and assembly operations which create a finished or partially assembled product for sale or distribution.

B.

Commercial uses listed as permitted under Chapter 17.28, Commercial Zone. Uses listed as requiring a special use permit under Section 17.28.040 are permitted in the I3 zone without a special use permit. The provisions under Chapter 17.28 otherwise apply to the regulation of commercial uses in the I3 zone.

C.

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

D.

Industrial agricultural uses including intensive agricultural uses, slaughter houses, agricultural packing and processing, stockyards and auction facilities.

E.

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.

F.

Ammunition and explosives manufacturing, reclaiming, refining, storage, distribution, and use.

G.

Paints, shellac, turpentine, varnishes, and other chemical manufacturing.

H.

Storage and distribution of paints, shellac, turpentine, varnishes, and other chemicals within a warehouse facility.

I.

Petroleum and liquid petroleum products manufacturing, reclaiming, and refining.

J.

Storage and distribution of petroleum and liquid petroleum products.

K.

Fertilizer products storage, distribution, manufacturing, reclaiming, and refining.

L.

Air bag and other supplementary restraint system manufacturing, testing, storage, and use.

M.

Explosive, propellant, and pyrotechnic manufacturing, testing, storage, and use.

N.

Lithium and other volatile or unstable fuels and materials manufacturing, testing, storage, and use.

O.

Hazardous waste management facilities involving the use, recovery, recycling, storage, treatment, and management of hazardous materials for hazardous materials produced or use on the site.

P.

Rocket fuel manufacturing, testing, and storage.

Q.

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

R.

Rock and gravel excavating, crushing, processing, and distribution.

S.

Mineral exploration, mining, and extraction. A special use permit for large operations is required pursuant to Chapter 17.92, Exploration, Mining, and Extraction.

T.

Environmental testing facilities such as simulation of temperature, vibration, fire, explosion, or high-altitude conditions.

U.

Open air testing of materials developed for any of the uses described in this section, including testing to obtain design criteria for building construction, personnel safety, shipping requirements, and anything useful for those purposes.

V.

Igniter and ignition systems manufacturing, testing and storage and use.

W.

Public utility service yards, buildings, electric substations, gas transmission substations, and ancillary uses.

X.

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

Y.

Cyanide and other hazardous chemicals and materials manufacturing, reclaiming, refining, storage, distribution, and use.

Z.

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

AA.

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

BB.

Uses that include the testing, manufacturing, research, development, and storage of lasers, pharmaceuticals, drones, military and civilian devices, chemicals, and products that require special treatment, buffering, and high levels of security.

CC.

Milling and processing related to mining and extraction.

DD.

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.

Governmental offices and courts of law.

4.

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

EE.

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

FF.

Bottling plants.

GG.

Building material manufacturing.

HH.

Breweries, distilleries, wineries.

II.

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

JJ.

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

KK.

Laundromats and personal dry cleaning.

LL.

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.

MM.

Manufacturing of signs and billboards.

NN.

Dumps and refuse disposal areas. (These uses are subject to existing franchise agreement(s) in Storey County.)

OO.

Truck stops.

PP.

Truck terminals.

QQ.

Uses involving the indoor discharge of firearms.

RR.

Public utility service yards, buildings, electric substations, gas transmission substations, and ancillary uses.

SS.

Veterinary services for small and large animals.

TT.

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 Section 17.12.045.

UU.

Temporary (less than one year) and permanent (one year or more) concrete and asphalt batch plants.

VV.

Cement and lime manufacturing.

WW.

Building materials sales and storage yards.

XX.

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

YY.

Brick, tile or terra cotta products manufacturing.

ZZ.

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

AAA.

Uses involving the outdoor discharge of firearms.

BBB.

Mining, extraction, and mineral exploration as regulated by Chapter 17.92, Exploration, Mining, and Extraction. A special use permit is required for large operations as defined under Chapter 17.92.

CCC.

Dry cleaning plants and laundry services.

DDD.

Natural resources restoration regulated under Section 17.12.100.

EEE.

Paper manufacturing.

FFF.

Saw mills.

GGG.

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

HHH.

The keeping of five or more dogs or three or more pot-belly pigs more than twelve weeks of age.

III.

Commercial kennel.

JJJ.

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

KKK.

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

LLL.

Research and development activities related to any of the uses described in this section.

MMM.

Other commercial and industrial uses that are not specifically listed but are similar to the existing permitted uses when they are found by the board of commissioners with action by the planning commission to be compatible with abutting land uses and other uses in the zone and consistent with the county master plan.

(Ord. No. 12-244, § I, 12-4-2012; Ord. No. 20-307, 10-6-2020)

The minimum parcel areas required in the I3 zone is three acres, except for commercial uses in the I3 zone area for which there is a fifteen thousand square foot minimum. For I1 light industrial uses in the I3 zone area, there is a one acre minimum.

(Ord. No. 12-244, § I, 12-4-2012; Ord. No. 20-307, 10-6-2020)

Any use listed in Section 17.38.020 which can be demonstrated by the applicant to meet the following criteria is a permitted use in the I3 zone. Any use listed in Section 17.36.020 which does not meet all of the following criteria may be permitted by special use permit pursuant to Chapter 17.03, Administrative Provisions:

A.

No use or building except structures used for office or employee service facilities may be located closer than five hundred feet from the boundary of the site unless the applicant can demonstrate that the distance from the boundary of the site is adequate to protect surrounding uses.

B.

In lieu of subsection A, the boundaries of the site may be surrounded by a buffer area of the same distance. The buffer area may not contain any uses or buildings except that a use or building permitted in the I3 zone may be allowed provided such use or building is not less than five hundred feet from the boundaries of the property making the application unless the applicant can demonstrate that the distance from the boundary of the site is adequate to protect surrounding uses. The buffer area may consist of property restricted by fee ownership, lease, easement, license or other manner which the applicant demonstrates will assure the existence of the buffer area for as long as the permitted use remains. The buffer area may be provided by open space areas, wilderness land or land restricted in use by a governmental agency or private entity, if the applicant demonstrates that the buffer area requirements will be met and retained for the life of the permitted use.

C.

The boundaries of the property may not be located closer than one mile to property which permits a residential use, except for those boundaries permitting a residential use at the time of the passage of this title.

D.

The boundaries of the property may not be closer than two miles from a permitted city or town.

E.

Posting, marking and fencing of the property must comply with the requirements of agencies having regulatory jurisdiction of the activity.

F.

Weaponry, ammunition or explosives testing may not include the intentional flight of any missile, aircraft or projectile outside of the area zoned I3 heavy industrial or I-S special industrial owned or leased by the applicant.

(Ord. No. 12-244, § I, 12-4-2012; Ord. No. 20-307, 10-6-2020)

The purpose of these special limitations is to prohibit the encroachment of incompatible uses into areas adjacent to lands zoned for I3 heavy industrial use. Such limitations are intended to preserve the continued usability of those areas zoned I3 for permitted uses and to protect other uses from the impacts and hazards which could result if such uses were established near areas zoned I3.

All properties zoned within 1 mile of any area zoned I3 must be zoned and maintained in one or more of the following zones: F, forestry; I3 heavy industrial; I-4 heavy industrial; or IS special industrial.

In addition, no high explosives structures may be constructed on the property within one thousand three hundred twenty feet of the boundary of the I3 zone, except for portions abutting an IS special industrial zone owned or leased by the applicant.

(Ord. No. 12-244, § I, 12-4-2012; Ord. No. 20-307, 10-6-2020)

No building or structure may exceed six stories or seventy-five feet, whichever is higher, except as may be allowed by a variance. 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. 12-244, § I, 12-4-2012; Ord. No. 20-307, 10-6-2020)