[Amended by Ord. No. 04-17-00B]
The regulations for Mendota's M Manufacturing District are designed
to provide for the establishment of a full range of industrial and
allied activities and to govern their operations in a manner that
will not have a deleterious effect on the remainder of the community.
It is essential that there are adequate provisions for the expansion
of industry, both those existing today and for attracting new industry.
Adequate industrial site and industrial expansion will create growth
and development of the City's economic and tax base and provide a
variety of employment for its labor force. The M Manufacturing District
is characterized by moderate-sized industry which poses limited environmental
impacts in terms of noise, chemical wastes and health or safety hazards.
A.
No nuisances. No production, processing, cleaning, servicing, testing,
repair, sale, or storage of goods, materials, or equipment shall unreasonably
interfere with the use, occupancy, or enjoyment of neighboring properties
or the community as a whole. Unreasonable interferences include, but
are not limited to, excessive traffic congestion, loud or shrill noises,
excessive emission of smoke, emission of toxic gases, excessive glare
and noxious gases.
B.
Activities enclosed. All production, processing, cleaning, servicing,
testing or repair activities shall be conducted within completely
enclosed buildings. Storage areas may be open to the sky, but shall
be enclosed by walls or fences (sight-proof), including gates, eight
feet high.[1]
C.
Buffering. Wherever any manufacturing use located in this district
abuts any other district, a twenty-foot-wide view and noise control
buffer strip shall be installed. Such buffer strip shall consist of
densely planted shrubbery that is at least five feet high when planted
and that can be expected to reach a height of 10 feet when full grown.
D.
Parking. See parking regulations [§ 340-42L(4)].[2]
E.
Railway. In the M Manufacturing District, the yard requirement shall
be waived for any yard which directly abuts a railway right-of-way.
F.
Trash collection areas. Trash collection areas shall be enclosed
within a building or screened with sight-proof fencing walls having
a height of eight feet and with an evenly distributed semi-enclosed
roof covering at least 40% of the trash collection area or masonry
walls having a height of eight feet without a semi-enclosed roof.
Access gates or doors shall be of opaque material. If a trash collection
area is to be within 50 feet of the street right-of-way line or within
the front 50% of the lot, the access gates or doors shall not directly
face the public street. Trash collection areas shall be designed,
located or screened so as not to be readily identifiable from adjacent
streets or highways.
[Amended by Ord. No. 04-06-15A]
G.
Fences. Any use in this area shall require sight-proof fencing having
a height of eight feet on any portion of the property which abuts
residentially zoned or used property.
[Amended by Ord. No. 04-06-15A]
[Amended by Ord. No. 04-06-15A]
All buildings shall conform to the requirements of the Building Code adopted by the City (see Chapter 129, Building Construction, Article I).
A.
Provided all the use restrictions of this district are observed,
the following uses are permitted:
(1)
Assembly, manufacturing, or processing of any commodity from semifinished
materials, provided explosives, flammable gases or liquids, or live
animals are not involved.
(2)
Freight and bus terminals, and related mass transportation facilities.
(3)
Government uses of this municipality.
(4)
Research and development facilities not involving explosives, flammable
gases or liquids.
(5)
Service stations.
(6)
Warehousing or wholesaling of goods except explosives, flammable
gases or liquids or live animals.
(7)
Accessory uses.
(8)
Garages, storage or off-street parking lots and structures, commercial
or municipal.
[Added by Ord. No. 04-17-00A]
(9)
Rail
or motor truck freight terminals, cartage facilities, railroad switching
and classification yards, repair shops, and roundhouses; and loading
and hauling of sand or other aggregate or minerals, including equipment,
buildings, and/or structures for storage. Maximum height for any storage
structure shall not exceed 200 feet. No sand or aggregate material
shall be stored unless in an enclosed structure. No mining of sand
or aggregate shall be permitted.
[Added by Ord. No. 01-19-15]
B.
Conditional uses.
(1)
Provided
all the use restrictions of this district are observed, the following
uses may be allowed by special use permit:
(a)
Assembly, manufacturing, processing, warehousing, or wholesaling
involving explosives, flammable gases or liquids, or live animals.
(b)
Research and development facilities involving explosives, or
flammable gases or liquids.
(c)
Utility substations.
(d)
Mining.
(e)
Mini-storage facilities.
(f)
Junkyards.
(g)
Automobile wrecking yards.
(h)
Indoor motorsports arena.
[Added by Ord. No. 01-19-15A]
(2)
Additional provisions regarding junk and salvage yards.
(a)
All junk and salvage yards shall be screened from public view from
rights-of-way and more restrictive districts by solid fencing or landscaping
eight feet in height.
[Added by Ord. No. 04-06-15A]
(b)
Compliance. Owners of junk or salvage yards existing at the time
of the adoption of this article shall submit to the City a plan for
screening their property within three years of the adoption of this
article and shall comply within five years of the adoption of this
article.
(3)
Additional
provisions regarding indoor motorsport arenas.
[Added by Ord. No. 10-19-15A]
(a)
If the noise level due to the motorsport activities exceeds any Illinois
EPA noise limits or complaints are received by the City of Mendota
by a number of residents, the owner will address and rectify.[1]
[1]
Editor’s Note: Former Subsection B(3)(b), regarding
dates of operation, was repealed by Ord. No. 05-07-18A.
In all cases, state and federal regulations that apply to the
various performance standards of business and industry shall be adhered
to and followed. Documentation of all necessary permits and environmental
clearances shall be provided to the City's Building Inspector as requested.
A.
General provisions. No land, building, or structure in the M District
shall be used or occupied in any manner so as to create or maintain
any dangerous, injurious, noxious or otherwise objectionable condition
caused by fire, explosion, or other hazards; noise or vibration; smoke,
dust or other form of air pollution; liquid or solid refuse or wastes;
or any other substance, condition or element used in such a manner
or in such amount as to adversely affect the surrounding areas or
adjoining premises.
B.
Air quality.
(1)
Any
activity, operation or device which causes or tends to cause the release
of air contaminants into the atmosphere shall comply with the rules
and regulation of the Illinois Pollution Control Board, the Illinois
Environmental Protection Agency, the United States Environmental Protection
Agency and other appropriate federal and state regulations.
(2)
Emissions
of particulate matter, smoke, and other atmospheric pollutants, except
odor, shall not exceed the primary or secondary air quality standards
promulgated by the Illinois Environmental Protection Agency.
C.
Odors. Uses causing odors that are obnoxious to persons of normal
sensitivity and which are discernible beyond the property line are
not permissible.
D.
Noise. The operation of any industrial or manufacturing operation
shall not create or cause to be created noise in excess of the maximum
sound levels permitted by the applicable Illinois Pollution Control
Board Rules and Regulations for Noise Pollution.
E.
Fire and explosive hazards. All uses involving the storage, use,
or manufacture of flammable or explosive substances shall comply with
the regulations of the State of Illinois Department of Public Safety
and with the requirements of the State of Illinois Fire Marshal. Businesses
shall provide the Mendota Fire Department with documentation of the
extent of uses involving storage, use, or manufacture of flammable
or explosive substances and other pertinent information.