Council adopts zoning change creating M2 heavy-industrial district and approves city-initiated exemptions for existing heavy uses

The Sheridan City Council voted to amend the M1 industrial zoning rules and create an M2 heavy-industrial district, and authorized a limited, city-initiated special-exemption process for a small number of existing heavy industrial uses.

Kelly Schroeder, the city planner, presented the ordinance on third reading and explained the change: the amended M1 would make heavy industrial uses subject to a special-exemption process reviewed by the Board of Adjustment, while a new M2 district would allow light and heavy industrial uses as permitted-by-right (with no commercial or residential uses allowed except as accessory).

Schroeder said the change responds to an outdated 1948 M1 district and to the city’s 2017 future land-use recommendations. “Heavy industrial uses in this district would not be required to get a special exemption so they'd be considered a use by right in the M2 District,” Schroeder said, and staff recommended approval of ordinance 2287 on third reading.

The council adopted ordinance 2287 on third reading by roll-call vote. Council members recorded votes as follows: Council member Brantz — yes; Council member Lightnam — yes; Council member Wood — yes; Council member Weitzel — yes; Council member Patsyck — aye; Mayor Richard Bridger — yes. The ordinance establishes a formal heavy-industrial definition, limits where commercial or residential uses are allowed in the new M2 zone, and preserves a special-exemption path for heavy uses remaining in M1.

Nut graf: To avoid rendering existing heavy uses unlawful and to give those businesses a stable regulatory status, the council also approved a separate resolution authorizing the governing body to grant city-initiated special exemptions to affected M1 properties that have existing heavy industrial uses and do not already hold a special exemption.

Schroeder described the opt-in process for the city-initiated special exemptions: affected property owners must contact the planning office by Oct. 6, 2025 to request a city-initiated special-exemption review. Schroeder estimated three to five properties would be affected (examples cited in meeting: salvage/junkyards, towing facilities, asphalt plants) and said staff has proactively contacted most of those property owners.

The council considered and approved Resolution 13-25 authorizing the city-initiated special exemptions; a motion passed by voice vote after a motion from Councilor Patsyck and a second from Councilor Weitzel. Schroeder said that if a property owner does not opt into the city-initiated process by the Oct. 6 deadline they would retain the right to seek a standard Board of Adjustment special exemption (subject to the usual $200 application fee and $75 recording fee).

Ending: The changes create a clear regulatory path for heavy industrial activity while offering an administrative path to regularize existing heavy uses. Staff will follow up with property owners and bring opted-in special-exemption requests before the governing body.