City Council approves first reading of ordinance creating M2 heavy‑industrial zone; special‑exemption process proposed for existing heavy uses

The Sheridan City Council voted on first reading on March 4 to amend the M1 Industrial zoning district and adopt a new M2 heavy‑industrial district (Ordinance 22‑87). City planner Kelly Schroeder presented the proposal and said the code updates respond to an industrial zoning designation that dates to 1948 and no longer matches current land use patterns.

Under the adopted first‑reading language, an updated M1 district would continue to allow many light industrial and commercial uses by right but would add ‘‘heavy industrial’’ to the list of uses that require a special‑exemption review by the Board of Adjustment (BOA). The new M2 district would allow both light and heavy industrial uses by right, with height, parking and setback regulations described in the ordinance.

Schroeder said the change is intended to prevent intensive heavy‑industrial uses from locating in areas such as Coffeen Avenue — parts of which have morphed into commercial or mixed use — while providing a clear district suitable for heavier industry. Planning staff and a consultant told the council they considered the city’s 2017 Future Land Use Plan and a multi‑step outreach process that included postcards to property owners, two open houses and joint study sessions with council and Planning Commission.

The Planning Commission recommended approval with two conditions: (1) remove ‘‘very heavy truck traffic’’ from the heavy‑industrial definition (staff removed that clause) and (2) allow an expedited city‑initiated special‑exemption process for existing heavy‑industrial properties in M1, with a six‑month application window. Schroeder said staff supports offering a city‑initiated special‑exemption path for a small number of existing heavy‑industrial properties that could otherwise be affected by the code change; she said the resolution spelling out that process would be brought back before council with the final reading.

Speakers during the public hearing included nearby property owners and business operators. James Schmidt of County Trash said he opposed the original draft but supports the ordinance’s current iteration; he urged the city to make the special‑exemption process simple and well‑publicized so affected businesses do not miss the six‑month window. Sue Osborne, who submitted a letter, raised concerns that the proposed ‘‘light industrial’’ definition is broad and could overlap with B‑2 business district uses; Schroeder replied that B‑2 remains restrictive in enumerated exclusions and that the city could later update other districts if needed.

During the roll call on first reading council members recorded their votes: Lightnam — Yes; Wood — Yes; Lumen — Yes; Weitzel — Aye; Patsyck — Aye; Brandt — Aye; Mayor Bridger — Aye. Schroeder said staff will return with a proposed resolution to define and fund the city‑initiated special‑exemption applications at the final (third) reading on April 7; second reading is scheduled for March 17.

The ordinance, as written for first reading, treats existing heavy‑industrial uses in M1 as legal nonconforming. Those businesses may continue current operations; any expansion that would increase the heavy‑industrial footprint would require a BOA special exemption unless the city grants a recorded city‑initiated exemption under the forthcoming resolution.