Memo

Date:      November 7, 2006

To:          Town Planning Commisison Members

From:     Department of Community Development Staff

RE:          Old Business Agenda Item 3 – Conditional Use Permit – 2235 Northern Road

Overview

This item was delayed in the September meeting so that more information could be provided by the applicant.  The applicant has informed staff that while they were working to prepare this information, They decided to change consultants.  Therefore, no additional information has been provided at this time.  The applicant has requested an additional 60-day delay to allow the new consultant to prepare the information requested by the Plan Commission on the wind generator support design.

 

Requirements for Conditional Use Permits

Staff feels that it is important to restate why this conditional use permit is required and how the conditional use permit process works and what limitations the Town has in the review process. 

 

First, the Town’s zoning is regulated by the Winnebago County Zoning ordinance.  Under this ordinance, the Town can deny conditional use permits with a justifiable cause.  Conditional use permits as defined under the Winnebago County Zoning Ordinance are allowed if the applicant complies with conditions specified by the conditional use permit.  What this means is that a CUP can not be denied for just any reason.  The denial must specify why a conditional use permit is denied.  Denial can not be based solely on the fear of pollution, reducing property values and traffic congestion.   A denial could be justified if an applicant failed to provide adequate information or if the CUP created an unsafe situation or would have a major negative impact on surrounding property. For property that is separated by a railroad track, a road and body of water it would be hard to show that any projects would have a major impact.

 

Second the M-2 zoning district allows many uses by right..  Following are the uses allowed.

(a)           All principal uses of the B-3 "General Business District

(b)           All principal uses of the M-1 "Light Industrial and Office District."

(c)           Freight yards, freight terminals and trans-shipment depots.

(d)           Inside storage warehouses.

(e)           Breweries.

(f)             Crematories.

(g)           All other manufacturing, assembling or processing not otherwise requiring Conditional Use Permit.

(h)           Vehicle body shops, vehicle wholesale and auction centers, but not including the storage of junked or wrecked vehicles.

 

All other uses require a CUP that would meet the conditions and follow the process discussed above.  A  copy of the entire M-2 zoning district is attached. 

 

The Conditional Use Permit

This specific Conditional Use Permit for 2235 Northern Road (Parcel No. 008-0101-03) is for the purpose of operating an electrical utility in an M-2 (Heavy Industrial) district.  The project is being developed for the demonstration and manufacturing of renewable energies, including wind turbines and a solid vegetable oil/diesel generator. 

 

Findings of Fact

The applicant has not provided the additional information that the staff requested. The surrounding zoning is M-2 and the surrounding uses are industrial.

 

Staff Recommendation         

Staff recommends one additional 60-day delay to give the applicant the opportunity to provide the information requested since the applicant’s original consultant failed to provide the information.  Staff also feels that if the information is not provided after this delay, there is justification for the Plan Commission to deny the application based on lack of information, as the original application was submitted in July.

 

 


ATTACHMENT 1

 

17.18               M-2 HEAVY INDUSTRIAL DISTRICT.

 

          (1)       STATEMENT OF INTENT.  The intent of this district is to provide for industrial uses often considered offensive or unique by nature.  Therefore, the location of this district often requires isolation from most of the community's population or placement within an industrial park.

 

          (2)       PRINCIPAL USES.   The following uses and similar uses are permitted subject to approval by the Planning & Zoning Committee:

 

          (a)       All principal uses of the B-3 "General Business

                                    District."

                        (b)       All principal uses of the M-1 "Light Industrial and Office District."

                        (c)        Freight yards, freight terminals and trans-shipment depots.

                        (d)       Inside storage warehouses.

                        (e)       Breweries.

                        (f)         Crematories.

                        (g)       All other manufacturing, assembling or processing not otherwise requiring Conditional Use Permit.

                        (h)        Vehicle body shops, vehicle wholesale and auction centers, but not including the storage of junked or wrecked vehicles.

 

          (3)       BASIC DISTRICT STANDARDS.

 

                      (a)       Building.

 

                                  (1)       Height--Maximum--None.

 

                      (b)       Yards.

 

                                  (1)       Street--Minimum--30 ft.

                                  (2)       Rear--Minimum--25 ft.

                                  (3)       Side--Minimum--7 ft. one side; 10 ft. other side

                                  (4)       Shore--Minimum--75 ft.

 

          (4)       APPROVAL OF BUILDING SITE AND OPERATIONAL PLANS.  (According to Sec. 17.25-4).

 

                      (a)       All structures and substantial improvements for principal uses.

                      (b)       All such uses listed under the B-3 "General Business District."

                  (c)        All such uses listed under the M-1 "Light Industrial District", except (4)(b) and (4)(g)(3).

 

          (5)       CONDITIONAL USES.  (According to Sec. 17.25.)

 

                      (a)       All uses specified under Sec. 17.03-12.

                        (b)       Airports, airstrips and landing fields, provided the site area is not less than twenty (20) acres provided they meet F.A.A. requirements.

                        (c)        The following and similar uses, provided such uses shall be at least six hundred (600) feet from any residential or public district:

 

                                    (1)       Manufacturing and/or processing of such items as:

                                          

                                      (a)      Abrasives.

    (b)      Acetylene.

     (c)      Acid.

    (d)      Alkalies.

    (e)      Ammonia.

      (f)      Asbestos.

    (g)      Asphalt.

     (h)      Batteries.

      (i)      Bedding.

      (j)      Bleach.

     (k)      Bone.

      (l)      Cabbage.

   (m)      Candles.

     (n)      Carpeting.

    (o)      Celluloid.

    (p)      Cement.

    (q)      Cereals.

     (r)      Charcoal.

     (s)      Chemicals.

      (t)      Chlorine.

     (u)      Coal Tar.

     (v)      Coffee.

    (w)      Coke.

     (x)      Condenseries.

     (y)      Cordage.

     (z)      Creameries.

  (aa)      Creosote.

  (bb)      Dextrine.

   (cc)      Disinfectant.

  (dd)      Dye.

  (ee)      Excelsior.

     (ff)      Felt.

  (gg)      Fish.

   (hh)      Fuel.

     (ii)      Furs.

     (jj)      Gelatin.

   (kk)      Glucose.

     (ll)      Gypsum.

(mm)      Hair Products.

   (nn)      Ice.

  (oo)      Ink.

  (pp)      Insecticide.

  (qq)      Lampblack.

    (rr)      Lime.

   (ss)      Lime Products.

     (tt)      Linoleum.

   (uu)      Matches.

   (vv)      Meat.

(ww)      Oil Cloth.

   (xx)      Paint.

   (yy)      Paper.

   (zz)      Peas.

  (aaa)      Perfume.

  (bbb)      Pickles.

   (ccc)      Plaster.

  (ddd)      Plaster of Paris.

  (eee)      Plastics.

      (fff)      Poison.

  (ggg)      Polish.

   (hhh)      Potash.

      (iii)      Pulp.

       (jjj)      Pyroxylin.

   (kkk)      Radium.

       (lll)      Rope.

(mmm)     Rubber.

   (nnn)      Sausage.

  (ooo)      Shoddy.

  (ppp)      Shoe and Lampblacking.

  (qqq)      Size.

     (rrr)      Starch.

   (sss)      Stove Polish.

      (ttt)      Textiles.

   (uuu)      Varnish.

 

                                    (2)       Manufacturing, processing, and storage of building materials, explosives, dry ice, fat, fertilizer, flammables, gasoline, glue, grains, grease, lard, plastics, radioactive materials, shellac, soap, turpentine, vinegar and yeast.*

                                    (3)       Manufacturer and bottling of alcoholic beverages; bag cleaning; bleacheries; canneries; cold storage warehouses; electric and steam generating plants; electroplating; enameling; forages; foundries; garbage; incinerators; lacquering; lithographing; offal, rubbish, or animal reduction; oil, coal and bone distillation; refineries; road test facilities; slaughterhouses; smelting; stockyards; tanneries; and weaving.

                                  (4)       Outside storage and manufacturing areas.

                                    (5)       Wrecking, junk, demolition, and scrap yards shall be surrounded by a solid fence or evergreen planting screen completely preventing a view from any other property or public right-of-way and shall be at least six hundred (600) feet from residential, public and semi-public districts.

                                    (6)       Commercial service facilities, such as restaurants and fueling stations, provided all such services are physically and saleswise oriented toward industrial district users and employees and other users are only incidental customers.  

 

(g)   All Conditional Uses under B-3 "General Business District."

 

 

*               The storage of flammables and gasoline in excess of 10,000 gallons, shall require diking and underlaying in accordance with applicable state requirements.