40.230.080 Industrial Districts (ML, MH)
A. Purpose.
The light industrial (ML) and heavy industrial (MH) districts provide for a wide range of industrial and manufacturing uses including manufacturing, assembly, fabrication, processing, and related research and development; mineral and resource extraction and processing; bulk handling and storage (warehousing); and truck, marine, and rail distribution. The regulations in this section are intended to establish appropriate development and performance standards for industrial activities with the greatest potential for adverse impacts to minimize the presence of nuisance factors and hazards. The regulations in this section are intended to protect the industrial land base for industrial economic development and employment opportunities by limiting residential, institutional, commercial, office and other non-industrial uses to those necessary for the convenience/support of industrial activities. The regulations in this section also apply to industrial lands outside the urban growth areas.
1. Light Industrial District (ML). The light industrial district is intended to provide for those less-intensive industrial uses which produce little noise, odor and pollution. It also provides for resource-based uses and service uses that are deemed compatible with light industrial uses.
2. Heavy Industrial District (MH). The heavy industrial district is intended to preserve, enhance and create areas containing industrial and manufacturing activities which are potentially incompatible with most other uses, and is appropriate for areas which have extensive rail or shipping facilities.
B. Uses.
The uses set out in Table 40.230.080-1 are examples of uses allowable in the industrial zone districts. The appropriate review authority is mandatory.
“P” – Uses allowed subject to approval of applicable permits.
“C” – Conditional uses which may be permitted, subject to the approval of a conditional use permit as set forth in Section 40.520.030.
“X” – Uses specifically prohibited.
The following list of permitted uses is based on the North American Industrial Classification System (NAICS). NAICS is organized in a hierarchical structure much like the existing SIC (Standard Industrial Classification). NAICS industries are identified by a 6-digit code, in contrast to the 4-digit SIC code. The longer code accommodates the larger number of sectors and allows more flexibility in designating subsectors. The use of NAICS codes for permitted uses refers only to the use of a particular site, rather than the type of industry involved. For example, office uses for manufacturing firms are treated as offices and are not permitted in the industrial zones.
The first two (2) digits designate a major economic sector (formerly division) such as agriculture or manufacturing.
The third digit designates an economic subsector (formerly major group) such as crop production or apparel manufacturing.
The fourth digit designates an industry group, such as grain and oil seed farming or fiber, yarn and thread mills.
The fifth digit designates the NAICS industry such as wheat farming or broadwoven fabric mills.
Retail uses are marked with a “1” in Table 40.230.080-1 below. See the footnotes at the end of the table for an explanation of permitted development.
Table 40.230.080-1. Uses
1997 North American Industrial Classification System (NAICS)ML
MH
A. Resource Uses.
11 – Agriculture, Forestry, Fishing and Hunting
111
Crop production
P
P
1111
Oilseed and grain farming
P
P
11111
Soybean farming
P
P
11112
Oilseed (except soybean) farming
P
P
11113
Dry pea and bean farming
P
P
11114
Wheat farming
P
P
11115
Corn farming
P
P
11116
Rice farming
P
P
11119
Other grain farming
P
P
111191
Oilseed and grain combination farming
P
P
111199
Other grain farming
P
P
1112
Vegetable and melon farming
P
P
11121
Vegetable and melon farming
P
P
111211
Potato farming
P
P
111219
Other vegetable (except potato) and melon farming
P
P
1113
Fruit and tree nut farming
P
P
11131
Orange groves
P
P
11132
Citrus (except orange) groves
P
P
11133
Noncitrus fruit and tree nut farming
P
P
111331
Apple orchards
P
P
111332
Grape vineyards
P
P
111333
Strawberry farming
P
P
111334
Berry (except strawberry) farming
P
P
111335
Tree nut farming
P
P
111336
Fruit and tree nut combination farming
P
P
111339
Other noncitrus fruit farming
P
P
1114
Greenhouse, nursery, and floriculture production
P
P
11141
Food crops grown under cover
P
P
111411
Mushroom production
P
P
111419
Other food crops grown under cover
P
P
11142
Nursery and floriculture production
P
P
111421
Nursery and tree production
P
P
111422
Floriculture production
P
P
1119
Other crop farming
P
P
11191
Tobacco farming
P
P
11192
Cotton farming
P
P
11193
Sugarcane farming
P
P
11194
Hay farming
P
P
11199
All other crop farming
P
P
111991
Sugar beet farming
P
P
111992
Peanut farming
P
P
111998
All other miscellaneous crop farming
P
P
112
Animal production
P
P
1121
Cattle ranching and farming
P
P
11211
Beef cattle ranching and farming, including feedlots
P
P
112111
Beef cattle ranching and farming
P
P
112112
Cattle feedlots
P
P
11212
Dairy cattle and milk production
P
P
11213
Dual purpose cattle ranching and farming
P
P
1122
Hog and pig farming
P
P
11221
Hog and pig farming
P
P
1123
Poultry and egg production
P
P
11231
Chicken egg production
P
P
11232
Broilers and other meat type chicken production
P
P
11233
Turkey production
P
P
11234
Poultry hatcheries
P
P
11239
Other poultry production
P
P
1124
Sheep and goat farming
P
P
11241
Sheep farming
P
P
11242
Goat farming
P
P
1125
Animal aquaculture
P
P
11251
Animal aquaculture
P
P
112511
Finfish farming and fish hatcheries
P
P
112512
Shellfish farming
P
P
112519
Other animal aquaculture
P
P
1129
Other animal production
P
P
11291
Apiculture
P
P
11292
Horse and other equine production
P
P
11293
Furbearing animal and rabbit production
P
P
11299
All other animal production
P
P
113
Forestry and logging
P
P
1131
Timber tract operations
P
P
11311
Timber tract operations
P
P
1132
Forest nurseries and gathering of forest products
P
P
11321
Forest nurseries and gathering of forest products
P
P
1133
Logging
P
P
11331
Logging
P
P
114
Fishing, hunting and trapping
P
P
1141
Fishing
P
P
11411
Fishing
P
P
114111
Finfish fishing
P
P
114112
Shellfish fishing
P
P
114119
Other marine fishing
P
P
1142
Hunting and trapping
P
P
11421
Hunting and trapping
P
P
115
Support activities for agriculture and forestry
P
P
1151
Support activities for crop production
P
P
11511
Support activities for crop production
P
P
115111
Cotton ginning
P
P
115112
Soil preparation, planting, and cultivating
P
P
115113
Crop harvesting, primarily by machine
P
P
115114
Post-harvest crop activities (except cotton ginning)
P
P
115115
Farm labor contractors and crew leaders
P
P
115116
Farm management services
P
P
1152
Support activities for animal production
P
P
11521
Support activities for animal production
P
P
1153
Support activities for forestry
P
P
11531
Support activities for forestry
P
P
21 – Mining
211
Oil and gas extraction
X
C6
2111
Oil and gas extraction
X
C6
21111
Oil and gas extraction
X
C6
211111
Crude petroleum and natural gas extraction
X
C6
211112
Natural gas liquid extraction
X
C6
212
Mining (except oil and gas)
X
C6
2121
Coal mining
X
C6
21211
Coal mining
X
C6
212111
Bituminous coal and lignite surface mining
X
C6
212112
Bituminous coal underground mining
X
C6
212113
Anthracite mining
X
C6
2122
Metal ore mining
X
C6
21221
Iron ore mining
X
C6
21222
Gold ore and silver ore mining
X
C6
212221
Gold ore mining
X
C6
212222
Silver ore mining
X
C6
21223
Copper, nickel, lead, and zinc mining
X
C6
212231
Lead ore and zinc ore mining
X
C6
212234
Copper ore and nickel ore mining
X
C6
21229
Other metal ore mining
X
C6
212291
Uranium-radium-vanadium ore mining
X
C6
212299
All other metal ore mining
X
C6
2123
Nonmetallic mineral mining and quarrying
X
P6
21231
Stone mining and quarrying
X
P6
212311
Dimension stone mining and quarrying
X
P6
212312
Crushed and broken limestone mining and quarrying
X
P6
212313
Crushed and broken granite mining and quarrying
X
P6
212319
Other crushed and broken stone mining and quarrying
X
P6
21232
Sand, gravel, clay, and ceramic and refractory minerals mining and quarrying
X
P6
212321
Construction sand and gravel mining
X
P6
212322
Industrial sand mining
X
P6
212324
Kaolin and ball clay mining
X
P6
212325
Clay and ceramic and refractory minerals mining
X
P6
21239
Other nonmetallic mineral mining and quarrying
X
P6
212391
Potash, soda, and borate mineral mining
X
P6
212392
Phosphate rock mining
X
P6
212393
Other chemical and fertilizer mineral mining
X
P6
212399
All other nonmetallic mineral mining
X
P6
213
Support activities for mining
X
C6
2131
Support activities for mining
X
C6
21311
Support activities for mining
X
C6
213111
Drilling oil and gas wells
X
C6
213112
Support activities for oil and gas operations
X
C6
213113
Support activities for coal mining
X
C6
213114
Support activities for metal mining
X
C6
213115
Support activities for nonmetallic minerals (except fuels)
X
C6
22 Utilities10
221
Utilities
X
C
2211
Electric Power Generation, Transmission and Distribution
X
C
22111
Electric Power Generation
X
C
221111
Hydroelectric Power Generation
X
C
221112
Fossil Fuel Electric Power Generation
X
C
221113
Nuclear Electric Power Generation
X
C
221119
Other Electric Power Generation
X
C
22112
Electric Power Transmission, Control, and Distribution
P
P
221121
Electric Bulk Power Transmission and Control
P
P
221122
Electric Power Distribution
P
P
2212
Natural Gas Distribution
P
P
22121
Natural Gas Distribution
P
P
221210
Natural Gas Distribution
P
P
2213
Water, Sewage and Other Systems
P
P
22131
Water Supply and Irrigation Systems
P
P
221310
Water Supply and Irrigation Systems
P
P
22132
Sewage Treatment Facilities
C
P
221320
Sewage Treatment Facilities
C
P
22133
Steam and Air-Conditioning Supply
P
P
221330
Steam and Air-Conditioning Supply
P
P
23 Construction10
236
Construction of Buildings
P7
P7
2361
Residential Building Construction
P7
P7
23611
Residential Building Construction
P7
P7
236115
New Single-Family Housing Construction (Except Operative Builders)
P7
P7
236116
New Multifamily Housing Construction (Except Operative Builders)
P7
P7
236117
New Housing Operative Builders
P7
P7
236118
Residential Remodelers
P7
P7
2362
Nonresidential Building Construction
P7
P7
23621
Industrial Building Construction
P7
P7
236210
Industrial Building Construction
P7
P7
23622
Commercial and Institutional Building Construction
P7
P7
236220
Commercial and Institutional Building Construction
P7
P7
237
Heavy and Civil Engineering Construction
P7
P7
2371
Utility System Construction
P7
P7
23711
Water and Sewer Line and Related Structures Construction
P7
P7
237110
Water and Sewer Line and Related Structures Construction
P7
P7
23712
Oil and Gas Pipeline and Related Structures Construction
P7
P7
237120
Oil and Gas Pipeline and Related Structures Construction
P7
P7
23713
Power and Communication Line and Related Structures Construction
P7
P7
237130
Power and Communication Line and Related Structures Construction
P7
P7
2372
Land Subdivision
P7
P7
23721
Land Subdivision
P7
P7
237210
Land Subdivision
P7
P7
2373
Highway, Street, and Bridge Construction
P7
P7
23731
Highway, Street, and Bridge Construction
P7
P7
237310
Highway, Street, and Bridge Construction
P7
P7
2379
Other Heavy and Civil Engineering Construction
P7
P7
23799
Other Heavy and Civil Engineering Construction
P7
P7
237990
Other Heavy and Civil Engineering Construction
P7
P7
238
Specialty Trade Contractors
P7
P7
2381
Foundation, Structure, and Building Exterior Contractors
P7
P7
23811
Poured Concrete Foundation and Structure Contractors
P7
P7
238110
Poured Concrete Foundation and Structure Contractors
P7
P7
23812
Structural Steel and Precast Concrete Contractors
P7
P7
238120
Structural Steel and Precast Concrete Contractors
P7
P7
23813
Framing Contractors
P7
P7
238130
Framing Contractors
P7
P7
23814
Masonry Contractors
P7
P7
238140
Masonry Contractors
P7
P7
23815
Glass and Glazing Contractors
P7
P7
238150
Glass and Glazing Contractors
P7
P7
23816
Roofing Contractors
P7
P7
238160
Roofing Contractors
P7
P7
23817
Siding Contractors
P7
P7
238170
Siding Contractors
P7
P7
23819
Other Foundation, Structure, and Building Exterior Contractors
P7
P7
238190
Other Foundation, Structure, and Building Exterior Contractors
P7
P7
2382
Building Equipment Contractors
P7
P7
23821
Electrical Contractors
P7
P7
238210
Electrical Contractors
P7
P7
23822
Plumbing, Heating, and Air-Conditioning Contractors
P7
P7
238220
Plumbing, Heating, and Air-Conditioning Contractors
P7
P7
23829
Other Building Equipment Contractors
P7
P7
238290
Other Building Equipment Contractors
P7
P7
2383
Building Finishing Contractors
P7
P7
23831
Drywall and Insulation Contractors
P7
P7
238310
Drywall and Insulation Contractors
P7
P7
23832
Painting and Wall Covering Contractors
P7
P7
238320
Painting and Wall Covering Contractors
P7
P7
23833
Flooring Contractors
P7
P7
238330
Flooring Contractors
P7
P7
23834
Tile and Terrazzo Contractors
P7
P7
238340
Tile and Terrazzo Contractors
P7
P7
23835
Finish Carpentry Contractors
P7
P7
238350
Finish Carpentry Contractors
P7
P7
23839
Other Building Finishing Contractors
P7
P7
238390
Other Building Finishing Contractors
P7
P7
2389
Other Specialty Trade Contractors
P7
P7
23891
Site Preparation Contractors
P7
P7
238910
Site Preparation Contractors
P7
P7
23899
All Other Specialty Trade Contractors
P7
P7
238990
All Other Specialty Trade Contractors
P7
P7
B. Manufacturing Uses: See footnote 5.
31 – 33 Manufacturing
311
Food manufacturing
P
P
3111
Animal food manufacturing
P
P
31111
Animal food manufacturing
P
P
311111
Dog and cat food manufacturing
P
P
311119
Other animal food manufacturing
P
P
3112
Grain and oilseed milling
X
P
31121
Flour milling and malt manufacturing
X
P
311211
Flour milling
X
P
311212
Rice milling
X
P
311213
Malt manufacturing
X
P
31122
Starch and vegetable fats and oils manufacturing
X
P
311221
Wet corn milling
X
P
311222
Soybean processing
X
P
311223
Other oilseed processing
X
P
311225
Fats and oils refining and blending
X
P
31123
Breakfast cereal manufacturing
X
P
3113
Sugar and confectionery product manufacturing
P
P
31131
Sugar manufacturing
P
P
311311
Sugarcane mills
P
P
311312
Cane sugar refining
P
P
311313
Beet sugar manufacturing
P
P
31132
Chocolate and confectionery manufacturing from cacao beans
P
P
31133
Confectionery manufacturing from purchased chocolate
P
P
31134
Non-chocolate confectionery manufacturing
P
P
3114
Fruit and vegetable preserving and specialty food manufacturing
P
P
31141
Frozen food manufacturing
P
P
311411
Frozen fruit, juice, and vegetable manufacturing
P
P
311412
Frozen specialty food manufacturing
P
P
31142
Fruit and vegetable canning, pickling, and drying
P
P
311421
Fruit and vegetable canning
P
P
311422
Specialty canning
P
P
311423
Dried and dehydrated food manufacturing
P
P
3115
Dairy product manufacturing
P
P
31151
Dairy product (except frozen) manufacturing
P
P