Churches, schools and other public and quasi-public buildings may be erected to a height not exceeding 60 feet or five stories, provided the front, side and rear yards required in the district in which such a building or structure is to be located are each increased at least one foot for each additional foot of height above the height limit otherwise established for the district in which such building or structure is to be located.

Chimneys, cooling towers, church steeples or spires, tanks, water towers, radio or television antennas, microwave radio relay or broadcasting towers, mast or aerials, farm silos, barns and other farm structures, and necessary mechanical appurtenances are hereby excepted from the height regulations of this chapter and may be erected in accordance with other regulations or ordinances of the Town of Hudson, St. Croix County, Wisconsin, or of other jurisdictions, such as the Federal Aviation Administration.

Facilities subject to Subsections E(1) and (2) of this section require a zoning permit to be issued by the Town Building Inspector/Zoning Administrator after approval by the Town Board. Before granting approval, the Town Board shall investigate and determine whether any such facility which is to exceed 35 feet in height above ground level will create or may create fire protection problems. In considering a request for a permit, the Town Board may invite appropriate officials of fire or other public safety agencies to appear and offer recommendations. The Board may attach such conditions as it deems reasonable and necessary, based upon advice of fire and public safety officials, to the granting of the permit.

Planned unit developments as approved through the provisions of this chapter.

Single-family, two-family dwellings.

Churches, public and parochial schools.

Lodging or boardinghouse restricted to not over five boarders or lodgers not members of the resident family.

Public buildings, except sewage disposal plants, garbage incinerators and buildings for the repair or storage of road building or maintenance equipment.

Accessory buildings, including private garages and buildings clearly incidental to the residential use of the property; provided, however, that no accessory building may be used as a separate dwelling unit.

Private clubs and fraternities, except those whose principal activity is a service customarily carried on as a business.

Gardening and nurseries for propagation of plants only.

Nonprofit public and private parks and playgrounds, including swimming pools, golf courses, tennis courts and picnic grounds. Such uses shall provide sufficient yard area to provide a buffer space and adequate parking facilities according to the following guidelines:

Telephone, telegraph and power distribution poles and lines and necessary appurtenant equipment and structures, such as transformers, unit substations and equipment housing relative thereto, and provided that there is no service garage or storage yard.

Home occupation, when such occupation is incidental to the residential use of the premises and does not involve any external alteration that would effect a substantial change in the residential character of the building or neighborhood, provided that no person other than a member of the resident family is employed on the premises.

Professional office, when such office is conducted solely by a member or members of the resident family, entirely within the residence and incidental to the residential use of the premises, provided further that there shall be no external alterations that would effect a substantial change in the residential character of the building, that no more than 50% of only one floor of the dwelling shall be devoted to such offices and that not more than two persons not members of the resident family may be employed in nonprofessional capacities in any such office, and that only one unlighted nameplate, not exceeding one square foot in area, containing the name and profession of the occupant shall be exhibited.

The aggregate width of the side yards for the main building shall not be less than 25 feet and no single side yard shall be less than 10 feet wide, provided further that the highway setback regulations shall apply to all corner lots.

For lots less than 80 feet wide and of record as such at the date of the passage of this chapter, the aggregate width of the side yard shall be equivalent to three inches for each foot of the lot width and no single side yard shall be less than 40% of the aggregate width, provided further that the buildable width of any lot shall not be reduced to less than 24 feet.

The minimum permitted side yard for an accessory building in a residence district shall be three feet, provided it is detached from the main building. When an accessory building is attached or connected to the main building, they shall be considered to be as one and the conditions set forth in Subsection E(1) above shall rule.

Microwave relay structures.

Multiple-family dwellings in excess of two units. Developments approved shall be subject to the provisions of § 105-8C, D, E and F above. In order to grant a special exception for multiple-family uses, the Town Board shall find that the following conditions are present:

Farming and raising or maintaining farm animals (except chickens). In order to grant a special exception for farming or raising or maintaining farm animals (except chickens), the Town Board shall find that all of the following conditions are present:

Wells, water storage tanks and water distribution systems for central water systems, and central septic servicing more than one property.

Medical or dental institutions and clinics, when buildings are devoted wholly or partly to such uses, and when they front on Class A, B or C highways.

Day-care centers.

Raising or maintaining chickens with the following conditions:

General farming, including dairying, livestock and poultry raising (except chickens), nurseries, greenhouses and other similar enterprises or uses except for farms operated for the disposal or reduction of garbage, sewage, rubbish or offal, provided that no commercial greenhouses or buildings for the housing of livestock or poultry shall be located within 100 feet of any boundary of a residential lot other than that of the owner or lessee of such greenhouse or building containing such livestock or poultry.

Single-family residential dwelling or structures accessory to such use, provided that not more than two such dwelling units may be established upon a tract of land which existed as a single tract or parcel on the effective date of this chapter, and provided further that such dwelling is built to be occupied by a farm operator or employee.

Roadside stands.

The aggregate width of the side yards for the main building shall not be less than 25 feet and no single side yard shall be less than 10 feet wide, provided further that the highway setback regulations shall apply to all corner lots.

For lots less than 80 feet wide and of record as such at the date of the passage of this chapter, the aggregate width of the side yard shall be equivalent to three inches for each foot of the lot width and no single side yard shall be less than 40% of the aggregate width, provided further that the buildable width of any lot shall not be reduced to less than 24 feet.

The minimum permitted side yard for an accessory building in a residence district shall be three feet, provided it is detached from the main building. When an accessory building is attached or connected to the main building, they shall be considered to be as one and the conditions set forth in Subsection E(1) above shall rule.

Quarrying or gravel pits, when located not less than 200 feet from any abutting highway right-of-way line, nor shall any of its operational facilities such as buildings, parking lots, storage yards or stockpiles be located closer than 100 feet to the setback line, and provided that the owner of the premises and the operator shall file an agreement, accompanied by a surety bond or other financial guaranty, for the restoration, within one year after discontinuing operations, of the site to a condition of practical usefulness and physical attractiveness. Minimum requirements for restoration shall be the elimination of all water holes by filling and the grading and side sloping of any area disturbed by the quarrying operation to the minimum angle of repose of the slope material or a 1 1/2 to 1 slope, whichever is the lesser. A quarry or gravel pit where operations have been discontinued for one year shall not be opened or operated again without a new special exception permit.

Licensed game management or fur farms governed by Chapter 29 of the Wisconsin Statutes.

Telephone, telegraph and power transmission towers, poles and lines, including transformers, substations, relay stations, equipment housings and other similar necessary appurtenant facilities; natural gas substations; radio and television stations and transmission towers and microwave radio relay towers, provided that such facilities are found to be necessary and to be located so as to avoid unreasonable interference with agricultural operations.

Limited commercial recreational activities which are found to be subordinate to the primary agricultural use of the property, which are compatible with the agricultural use on that and surrounding properties, and which are not likely to attract other related uses.

Temporary uses not exceeding six months in duration which uses are found by the Town Board to be compatible with the applicable zoning requirements of this district. Not more than one six-month extension of a temporary use granted under this subsection shall be allowed.

Raising or maintaining chickens for lots less than 20 acres with the following conditions:

Raising or maintaining chickens for lots 20 acres or more with the following conditions:

General farming including dairying, livestock and poultry raising (except chickens), nurseries, greenhouses and other similar enterprises or uses except for farms operated for the disposal or reduction of garbage, sewage, rubbish or offal, provided that no commercial greenhouses or buildings for the housing of livestock or poultry shall be located within 100 feet of any boundary of a residential lot other than that of the owner or lessee of such greenhouse or building containing such livestock or poultry.

Single-family residential dwelling or structures accessory to such use, provided that not more than two such dwelling units may be established upon a tract of land which exists as a single tract or parcel on the effective date of this chapter, and provided further that such dwelling is built to be occupied by a farm operator or employee.

Roadside stands.

Raising or maintaining farm animals (except chickens) in connection with a single-family or two-family dwelling under § 105-10G(3)(a). The standards of § 105-8G(3)(c) and (d) shall apply to the raising or maintaining of such animals on nonfarm parcels in the district.

Single-family residential dwellings and structures ancillary to such use when located on parcels of land not less than 20 acres in size.

Residential day-care facility.

The aggregate width of the side yards for the main building shall not be less than 25 feet and no single side yard shall be less than 10 feet wide, provided further that the highway setback regulations shall apply to all corner lots.

For lots less than 80 feet wide and of record as such at the date of the passage of this chapter, the aggregate width of the side yard shall be equivalent to three inches for each foot of the lot width and no single side yard shall be less than 40% of the aggregate width, provided further that the buildable width of any lot shall not be reduced to less than 24 feet.

The minimum permitted side yard for an accessory building in a residence district shall be three feet, provided it is detached from the main building. When an accessory building is attached or connected to the main building, they shall be considered to be as one and the conditions set forth in Subsection E(1) above shall rule.

An application for approval of a major subdivision, minor subdivision or agricultural parcel in the Agricultural/Residential District may include a request for issuance of a special exception for single-family or two-family dwellings upon the lot or lots to be created; and the Town Board at the time of approving the application for the subdivision or agricultural parcel may also grant a special exception permit allowing a single-family or two-family dwelling upon some or all of the lots created.

A special exception permit for one single-family dwelling is hereby allowed without further Town Board action for each lot or parcel created by a previously approved and recorded certified survey map or conveyance not requiring approval at the time it was recorded, or prior survey approved in writing by the St. Croix County Zoning Authority as a land division existing before October 22, 1974; provided, however, that application for a building permit must be made to the Building Inspector/Zoning Administrator. In the area zoned residence by the amendment passed april 18, 1977, and subsequently rezoned agricultural/residential, a special exception permit is hereby allowed for a single-family dwelling and accessory building, including private garages and building clearly incidental to the residential use of the property.

The following uses may also be allowed within the Agricultural/Residential District as a special exception upon approval of the Town Board, as provided in § 105-33:

Raising or maintaining chickens for lots less than 20 acres with the following conditions:

Raising or maintaining chickens for lots 20 acres or more with the following conditions:

The harvesting of any wild crop such as marsh hay, ferns, wild rice, berries, tree fruits and tree seeds;

Sustained yield forestry;

Hunting, fishing, trapping, preservation of scenic, historic and scientific areas, wildlife preserves;

Nonresident buildings used solely in conjunction with the raising of waterfowl, minnows and other similar lowland animals, fowl or fish;

Hiking trails or bridle paths;

Accessory uses;

Public and private parks, picnic areas, golf courses and similar uses.

General farming, providing farm animals shall be kept at least 100 feet away from any nonfarm residence.

Dams, power plants, flowages, ponds, utility uses such as, but not restricted to, telephone, telegraph and power transmission lines.

Relocation of any watercourse.

Filling, drainage or dredging of wetlands.

Removal of topsoil or peat.

Cranberry bogs.

Piers, docks, boathouses.

Temporary uses not exceeding six months in duration which uses are found by the Town Board to be compatible with the applicable zoning requirements of this district. Not more than one six-month extension of a temporary use granted under this subsection shall be allowed.

To establish and protect locations in which compatible commercial uses may be located. Within this district, residential development, manufacturing and industrial uses and nonretail commercial enterprises are not permitted.

To provide commercial and professional services to meet the needs of the community.

To promote a high quality of commercial design and development that produces a positive visual image and minimizes the effects of traffic congestion, noise, odor, glare and other similar safety problems to the residents of the Town of Hudson.

To provide economic and job opportunities to residents of the community.

To provide opportunities for retail stores, offices and service establishments to concentrate in convenient locations for benefit of the general public and in mutually beneficial and supportive locations to each commercial use.

Bakeries.

Barbershops or beauty shops.

Banks and financial institutions.

Book and stationery stores.

Automotive accessory stores, including service, tires and automotive parts.

Camera and photographic shops.

Clothing and dry good stores.

Drugstores and pharmacies.

Dry-cleaning and laundry establishments.

Electrical, household appliance, radio, television and computer sales and service.

Fabric stores.

Florist shops.

Food and convenience shops.

Furniture and flooring stores.

Gift, variety stores and antique shops.

Gasoline stations primarily used by residents and the traveling public operating automobiles as defined in § 340.01(4), Wis. Stats.

Greenhouse when the primary use is the direct selling of retail goods and items to the public.

Hardware and paint stores.

Hotels and motels.

Interior decorating stores and shops.

Grocery stores and supermarkets.

Jewelry stores.

Health and athletic clubs, including such uses as tennis, racquetball, basketball, swimming, running tracks and exercise rooms.

Art and photo galleries.

Liquor stores which are for off-sale only.

Medical and dental facilities and stores which are related to the medical industry.

Mortuaries and funeral homes.

Music stores.

Office equipment and office supply stores.

Offices, including both business and professional.

Optical and eyewear stores.

Pet shops.

Photography stores and studios.

Picture framing and picture stores.

Restaurants, drive-in restaurants and eating establishments and those having a liquor license.

Shoe stores and shoe repair shops.

Shopping centers. (The total development plan for a shopping center to be approved by the Town Board must contain at least five contiguous acres to be considered for development as a shopping center.)

Sporting goods and athletic shops.

Skating rinks and bowling alleys.

Theaters, excluding outdoor or drive-in facilities.

Travel agencies.

Veterinarian clinics.

Fiber optic regeneration plant.

Campground.

Cabinet/fixture assembly shop with retail showroom.

(Reserved)

Nonresidential day-care facility.

Self-contained, automatic automobile and light truck vehicle wash.

Car dealerships whose primary purpose is the sale of new cars, provided the dealership is located on a minimum of five acres with a showroom and offices, with a minimum building size of 5,000 square feet and providing at a minimum warranty service.

Licensed and accredited private/public vocational school.

Sales, service, and rental of compact construction equipment under 20,000 pounds, such as skid loaders, and lawn care accessory equipment.

A commercial use or service not listed in § 105-12B, Permitted uses, above, will have to be approved by the Town Board. Such approval will first require a recommendation of the commercial use or service by the Town Plan Commission and subsequent approval by the Town Board. Any negative recommendation by the Town Plan Commission shall require a 2/3 majority vote of the Town Board for approval to be granted. A public hearing held according to § 105-40, Hearings, and the subsequent Zoning Code amendment of § 105-12B will be required to include the use as a permitted use. In addition, the same amendment process must be utilized to delete any uses from § 105-12B.

Temporary uses are permitted but shall not exceed six months in duration after being found by the Town Plan Commission and the Town Board to be compatible with the permitted uses and requirements of the Commercial District.

Outside storage. All materials, supplies, merchandise and other similar materials not on display for direct sale, rental or lease to the consumer shall be stored within the principal structure, a freestanding building, or be located or screened with an adequate buffer (fence, wall or earth-berm) so as not to be visible from any adjoining properties or public streets. In addition, no materials or goods for retail sale to the public shall be allowed to block sight lines of vision of individuals driving cars on public roads. The storage or display of materials for retail sale to the public shall be prohibited within any required front, side or rear yards. At service stations and gas stations, no vehicles shall be parked on the premises other than those utilized by employees or those awaiting service. No vehicle shall be parked or be awaiting service longer than 21 days. No exterior maintenance or working on vehicles (changing engines, oil changes and engine maintenance) shall occur. All such activities shall occur within the principal structure on the premises.

Refuse containers and garbage dumpsters. All on-site refuse containers and garbage dumpsters shall be located totally within the principal building on the lot or shall be located and stored within an accessory structure or screened fence located in the rear yard of the property. Said accessory structure shall have the same exterior finish, materials and colors as the main structure on the property or at a minimum painted decorative concrete block construction. Under no circumstances shall the walls of the accessory structure or screened fence be less than five feet in height.

Minimum building size. The minimum building size for any structure housing one or more principal uses in the Commercial District shall be at least 1,000 square feet of gross floor area within the first, or ground, floor. For the purposes of this chapter, the principal use shall be defined as the main, or principal, use to which the premises are devoted and the principal purpose for which the premises exist.

Building design and construction. In addition to any other restrictions of this chapter and of the Building Code in effect in the Town of Hudson, the use, construction, alteration or addition to any building or structure within the Commercial District shall meet the following standards:

Specific standards for automobile service and gas stations. Automobile service centers and gas stations are permitted uses within the Commercial District; however, other conditions shall apply:

Interior concrete curbs of not less than six inches in height shall be constructed to separate driving surfaces from any sidewalk. This standard shall apply to all development within the Commercial District.

All driveways, driving surfaces and parking areas within any development in the Commercial District shall be constructed with asphalt or concrete. The Town Board may designate, at the applicant's expense, a professional engineer to review all plans and make recommendations to the Town Board prior to final approval.

Off-street parking areas. Any change of use, tenancy or occupancy of an existing development, including an addition to an existing building, is subject to requirements of this section.

Lighting. Lighting shall be energy efficient and appropriate to avoid undesirable side effects including glare, sky glow and light trespass onto adjacent properties. Lighting fixtures shall add to the character of the building and provide safety and security. Fixtures and their illumination shall complement and enhance the architectural character of buildings and surrounding area. All developments are required to have a lighting plan.

Landscaping. All developments are required to have a landscape plan.

Access to commercial activities shall be allowed only from major collector and minor collector streets, or a street specifically designed for such development. Applicants are encouraged to review the Town of Hudson Comprehensive Plan to determine the functional and jurisdictional road system within the Town of Hudson.

Curb cuts within a single proposed commercial site shall not be spaced closer than 100 feet of each other. Commercial sites of a small scale shall be encouraged to develop common access drives and parking facilities.

Turning lanes and appropriate right-of-way must be provided if the Town Board determines that a turning lane is needed to prevent traffic congestion and to expedite an orderly flow of traffic. The cost of such improvements required by the Town Board shall be incurred by the applicant, developer or landowner.

To calculate lot coverage, the following areas shall be added together: the area of the building as determined by the foundation plan; parking areas and driveways; loading, storage, trash/garbage areas and all other areas covered with impervious materials not specifically used for landscaping purposes.

The maximum allowable lot coverage shall be 90% of the lot area minus the minimum required landscaping area.

All sites shall be designed to contain and accommodate all drainage on-site and shall be engineered to accommodate a 100-year rainfall. Drainage calculations shall include all impervious surfaces such as parking lots, roof surfaces, roads and any other paved surfaces.

All calculations for site drainage and design for on-site holding of rainfall shall be calculated and completed by a professional registered engineer.

Building setbacks.

Parking lot or circulation drive setbacks:

The Town Board for the Town of Hudson declares that it is necessary and appropriate to require site plan approval of any development in the Commercial District to preserve and promote attractive, well-planned and consistent conditions for all applicants and property owners. Site plan approval must be first granted by the Town Plan Commission and then the Town Board prior to any permit being issued and construction commencing. Any negative recommendation by the Town Plan Commission shall require a 2/3 majority vote of the Town Board for approval to be granted. Upon approval of the Town Board, a commercial and industrial land use permit shall be issued to the applicant.

Site plan approval. Prior to granting of a commercial and industrial land use permit, the site plan submitted by the applicant must receive approval from the Town Board. The Town Board has the authority to require the applicant to assure that particular elements of the site plan, either proposed by the applicant or imposed by the Town Board, are constructed as part of the approved site plan for development of the property.

Review and recommendation by the Town Plan Commission.

Review and decision by the Town Board. The Town Board shall review the site plan submitted by the applicant after the Town Plan Commission has made its recommendation to the Town Board. In its review of the site plan the Town Board shall consider the same impacts and features as the Town Plan Commission. The Town Board requires a simple majority of voting members present for the Town Board to approve or reject the site plan. In the event of an adverse or negative recommendation from the Town Plan Commission, a 2/3 majority vote of the Town Board is necessary for approval to be granted to the site plan and development.

Road standards within the Commercial District. The Town of Hudson shall require all roads constructed within the Commercial District to meet minimum road standards as determined by the Town of Hudson and St. Croix County. Standards to be utilized by the Town of Hudson when site plans and developments are reviewed will be those standards in effect at the time the applicant submits plans for approval by the Town Board. Road standards that are adopted by the Town of Hudson shall consider such items as the amount of traffic, type of traffic, proposed and existing land uses, density of the development and drainage patterns.

The provisions of this section shall be administered and enforced by the Town of Hudson in a manner to clearly support and locate industrial development in the districts appropriately zoned for industrial uses.

To reserve appropriately located areas within the Town of Hudson for industrial development and related activities.

To protect areas appropriate for industrial development from intrusion by inappropriate uses.

To protect residential and commercial properties from intrusion by industrial uses.

To protect nuisance-free, nonhazardous industrial uses from inappropriate noise, odor, dust, dirt, smoke, vibration, glare and other objectionable influences, and from fire, explosion, noxious fumes, radiation and other hazards that are incidental to certain industrial uses.

To provide opportunities for certain types of industrial activities to concentrate in mutually beneficial relationships to each other.

To provide adequate space to meet the needs of modern industrial development, including areas for off-street parking, truck loading areas and site landscaping.

To minimize traffic congestion within the Town of Hudson and to assure that necessary public services are available and that industrial development projects do not exceed the capability of the Town of Hudson to provide appropriate and environmentally sound services to industrial development.

To provide sufficient open space around industrial structures to protect them from the hazard of fire due to the lack of public water utilities within the Town of Hudson.

To establish and maintain high standards of site planning, architecture and landscape design that will create an environment that is attractive to industrial, research and development activities within the Town of Hudson.

Athletic and health clubs.

Electrical, plumbing, water, gas or steam fitting shops.

Manufacturing, compounding, processing, packaging and assembly of products and materials.

Offices.

Restaurants, including those offering liquor if such liquor license is available from the Town of Hudson and has been approved by the Town Board (including convenience-food-type establishments).

Scientific research, investigation, nonhazardous testing or experimentation.

Warehousing of perishable or nonperishable products, provided that the products are owned by or consigned to the owner of the principal use or a lessee, and further provided that said owner or lessee does not establish such principal use in the capacity of a carrier for the purpose of a freight operation or terminal for trucking operations.

On-site storage of production equipment, materials and trucks and trailers is permissible when such uses are a direct support to the principal use of the site improvements and structures for the manufacturing, compounding, processing, packaging, repackaging and/or assembly of products and materials.

School bus garage facility serving the Hudson School District exclusively.

County Highway Department maintenance facility.

Fiber-optic regeneration plant.

Emergency railroad service center.

Nonresidential day-care facility.

Automotive maintenance and mechanical repair facility, excluding collision repair.

Distribution centers for the central storage and warehousing of goods and materials intended for distribution to retail outlets where all the goods and materials are owned by the same entity as the distribution center.

Bus sales and maintenance of new school buses and new commercial buses. Example of commercial buses include: assisted living healthcare buses, church buses, municipal transit buses, airport and hotel shuttle busses, and similar such buses.

Personnel service facilities providing personnel services, education, recreation, entertainment, food and convenience goods primarily used by those individuals employed for the principal use of the property.

Warehousing of products manufactured by the principal use.

Signs as permitted by sign provisions within this chapter.

Offices and administrative facilities that support the principal industrial use.

On-site retail sales or will-call wholesale sales, but only after application by the owner and determination by the Town Board that such retail sale or will-call wholesale sales are incidental to the owner's main source of business and are not incompatible with surrounding land uses and upon such conditions as shall be established by the Town Board.

An industrial use or service not listed in § 105-13B, Permitted uses, above, will have to be approved by the Town Board. Such approval will first require a recommendation of the industrial use or service by the Town Plan Commission and subsequent approval by the Town Board. Any negative recommendation by the Town Plan Commission shall require a 2/3 majority vote of the Town Board for approval to be granted for the proposed use. A public hearing held according to § 105-40, Hearings, and the subsequent Zoning Code amendment of § 105-13B will be required to include the use as a permitted use. In addition, the same amendment process must be utilized to delete any uses from § 105-13B.

Temporary uses are permitted but shall not exceed six months in duration after being found by the Town Plan Commission and Town Board to be compatible with the permitted use and requirements of the Industrial District.

Refuse containers and garbage dumpsters. All on-site refuse containers and garbage dumpsters shall be located totally within the principal building on the lot, or shall be located and stored within an accessory structure or screened fence located in the rear yard of the property. Said accessory structure shall have the same exterior finish, materials and colors as the main structure on the property, or at a minimum a structure shall be constructed of decorative concrete block. Under no circumstances shall the walls of the accessory structure or screened fence be less than five feet in height.

Increased front street and side street setbacks. The required front street or side street setbacks shall be increased to 150 feet from the edge of the right-of-way if the industrial lot is located across the street from property located in an agricultural/residential district or residence district.

Increased side yard and rear yard setbacks. The required interior side yard or rear yard setback shall be increased to 100 feet from the edge of the right-of-way if the tract of industrial land abuts property in an agricultural/residential district or a residence district.

Off-street parking. Any change of use, tenancy or occupancy of an existing development, including an addition to an existing building, is subject to requirements of this section.

Lighting. Lighting shall be energy-efficient and appropriate to avoid undesirable side effects including glare, sky glow and light trespass onto adjacent properties. Lighting fixtures shall add to the character of the building and provide safety and security. Fixtures and their illumination shall complement and enhance the architectural character of buildings and surrounding area. All developments are required to have a lighting plan.

Landscaping. All developments are required to have a landscape plan.

Each exterior wall finish on any building shall be one or any combination of the following materials:

All subsequent additions, exterior alterations on the principal structure and any accessory structures which are constructed after the erection of the original building, or buildings, are subject to the provisions in this chapter and will be subject to review during review of the site plan and eventual approval of the site plan by the Town Plan Commission and the Town Board.

Minimum land area. No tract of land shall be transferred to the Industrial District unless done so in accordance with Article VIII, Changes and Amendments, of this chapter. No tract of land shall be transferred to the Industrial District unless the lot or tract of land measures at least 10 acres in total area or is immediately contiguous to other land already zoned Industrial District.

Minimum lot size. All lots located within the Industrial District shall have a minimum lot area of two acres.

Minimum building square footage. Each building within the Industrial District shall have a gross floor area of not less than 5,000 square feet. The only exceptions to this will be buildings utilized for restaurants.

Maximum building lot coverage.

Setbacks. The minimum building setback from any Industrial District boundary or public street right-of-way shall be 50 feet from the right-of-way.

Maximum building height. Maximum building height for any structure within the Industrial District shall be 70 feet. Measurement of the height shall commence at the top of the footings.

Access to industrial activities shall be allowed only from major collector and/or minor collector streets, or a street specifically designed for such development. Applicants are encouraged to review the town's Comprehensive Plan to determine the functional and jurisdictional road system within the Town of Hudson.

Curb cuts or road access points within a single industrial site shall not be placed closer than 100 feet to each one. Industrial sites of a small scale shall be encouraged to develop common access drives and access points onto public roads and shall also attempt to share parking facilities.

Turning lanes and appropriate right-of-way must be provided if the Town Board determines that a turning lane is needed to prevent traffic congestion and to expedite an orderly flow of traffic. Such improvements required by the Town of Hudson shall be built at the expense of the applicant or landowner.

Uses which because of the nature of their operation are accompanied by an excess of noise, vibration, dust, dirt, smoke, odor, noxious gases, glare or wastes shall not be permitted. These residual features shall be considered excessive when they either exceed or deviate from the limitations set forth in the following performance standards in this chapter. Such limitations shall not exceed State of Wisconsin standards as set by the Department of Natural Resources or the Department of Commerce or any other appropriate governmental agency that has review or permit authority.

In order to assure compliance with the performance standards as set forth above, the Town Board may require the owner or operator of any industrial use to make, without cost to the Town of Hudson, such investigations and tests as may be necessary, in the town's determination, to show adherence to the above performance standards. Such investigations and tests shall be done by an independent testing organization approved by the Town of Hudson prior to the tests taking place.

Copies of the site plan must be submitted to the Town Clerk at least 30 days in advance of the Town Plan Commission's meeting at which the applicant is seeking consideration and/or approval. In all cases, the site plan must be to scale and contain the same information as is required in § 105-12J, Procedure for site plan approval, in the Commercial District.

The same procedures, requirements and standards required in § 105-12J of this chapter, Procedure for site plan approval, in the Commercial District, shall also apply within the Industrial District.

To establish a zoning district that because of its location does not lend itself to retail commercial development and likewise, because of its proximity to residential property, also does not lend itself to some uses allowed in the Industrial District. Retail, commercial, nonretail commercial and light industrial uses are allowed in this district.

To establish and protect locations in which compatible commercial/light industrial uses may be located.

To protect nuisance-free, nonhazardous commercial/light industrial uses from inappropriate noise, odor, dust, dirt, smoke, vibration, glare and other objectionable influences and from fire, explosion, noxious fumes, radiation and other hazards that are incidental to some industrial uses.

To provide economic and job opportunities to community residents.

To establish and maintain high standards of site planning, architecture and landscape design that will create an environment that is attractive to industrial research and development activities within the Town of Hudson.

Bakeries.

Barbershops or beauty shops.

Banks and financial institutions.

Book and stationery stores.

Automotive accessory stores, including service, tires and automotive parts.

Camera and photographic shops.

Clothing and dry good stores.

Drugstores and pharmacies.

Dry-cleaning and laundry establishments.

Electrical, household appliance, radio, television and computer sales and service.

Fabric stores.

Florist shops.

Food and convenience shops.

Furniture and flooring stores.

Gift, variety stores and antique shops.

Gasoline stations primarily used by residents and the traveling public operating automobiles as defined in § 340.01(4), Wis. Stats.

Greenhouse when the primary use is the direct selling of retail goods and items to the public.

Hardware and paint stores.

Hotels and motels.

Interior decorating stores and shops.

Grocery stores and supermarkets.

Jewelry stores.

Health and athletic clubs, including such uses as tennis, racquetball, basketball, swimming, running tracks and exercise rooms.

Art and photo galleries.

Liquor stores which are for off-sale only.

Medical and dental facilities and stores which are related to the medical industry.

Mortuaries and funeral homes.

Music stores.

Office equipment and office supply stores.

Offices, including both business and professional.

Optical and eyewear stores.

Pet shops.

Photography stores and studios.

Picture framing and picture stores.

Restaurants, drive-in restaurants and eating establishments and those having a liquor license.

Shoe stores and shoe repair shops.

(Reserved)

Sporting goods and athletic shops.

Skating rinks and bowling alleys.

Theaters, excluding outdoor or drive-in facilities.

Travel agencies.

Veterinarian clinics.

Fiber-optic regeneration plant.

Campground.

Cabinet/fixture assembly shop with retail showroom.

(Reserved)

Nonresidential day-care facility.

Self-contained, automatic automobile and light truck vehicle wash.

Car dealerships whose primary purpose is the sale of new cars, provided the dealership is located on a minimum of five acres with a showroom and offices, with a minimum building size of 5,000 square feet and providing at a minimum warranty service.

Licensed and accredited private/public vocational school.

Sales, service, and rental of compact construction equipment under 20,000 pounds, such as skid loaders, and lawn care accessory equipment.

The following uses, light industrial in nature, may be allowed by special use permit (special exception) as per § 105-33 of this chapter:

Special use permits (special exception) under this section shall go to the parcel of land, not the person.

A commercial/light industrial use not listed in § 105-14B must first be approved by the Town Board after review and recommendation by the Plan Commission. Any negative vote of the Plan Commission shall require a 2/3 majority vote of the Town Board for approval to be granted. A public hearing must be held prior to Board action to add or delete a use from the Commercial/Light Industrial District. Notice of a hearing for addition or deletion of a use or uses from the Commercial/Light Industrial District shall require a Class 1 notice.

Refuse containers and garbage dumpsters. All on-site refuse containers and garbage dumpsters shall be located and stored within an accessory structure or screened fence located in the rear yard of the property. Said accessory structure shall have the same exterior finish, materials and colors as the main structure on the property, or at a minimum a structure shall be constructed of decorative concrete block. Under no circumstances shall the walls of the accessory structure or screened fence be less than five feet in height.

Increased front street and side street setbacks. The required front street or side street setbacks shall be increased to 150 feet from the edge of the right-of-way if the commercial/light industrial lot is located across the street from property located in an Agricultural/Residential or Residence District.

Increased side yard and rear yard setbacks. The required interior side yard or rear yard setback shall be increased to 100 feet from the edge of the right-of-way if the tract of industrial land abuts property in an Agricultural/Residential or Residence District.

Outside storage. All materials, supplies, merchandise and other similar materials not on display for direct sale, rental or lease to the consumer shall be stored within the principal structure, a freestanding building, or be located or screened with an adequate buffer (fence, wall or earth berm) so as not to be visible from any adjoining properties or public streets. In addition, no materials or goods for retail sale to the public shall be allowed to block sight lines of vision of individuals driving cars on public roads. The storage or display of materials for retail sale to the public shall be prohibited within any required front, side or rear yards. At service stations and gas stations no vehicles shall be parked on the premises other than those utilized by employees or those awaiting service. No vehicle shall be parked or awaiting service longer than 21 days. No exterior maintenance or working on vehicles shall occur. All such activities shall occur within the principal structure on the premises.

Off-street parking. Any change of use, tenancy or occupancy of an existing development, including an addition to an existing building, is subject to requirements of this section.

Lighting. Lighting shall be energy efficient and appropriate to avoid undesirable side effects including glare, sky glow and light trespass onto adjacent properties. Lighting fixtures shall add to the character of the building and provide safety and security. Fixtures and their illumination shall complement and enhance the architectural character of buildings and surrounding area. All developments are required to have a lighting plan.

Landscaping. All developments are required to have a landscape plan.

Each exterior wall finish on any building shall be one or any combination of the following:

All subsequent additions, exterior alterations on the principal structure and any accessory buildings which are constructed after the erection of the original building, or buildings, are subject to the provisions in this chapter and will be subject to review of a site plan and approval of said site plan by the Town Board.

Specific standards for automobile service and gas stations. Section 105-12C(7)(a) and (b) of the Commercial District shall apply.

To calculate lot coverage, the following areas shall be added together: the area of the building as determined by the foundation plan; parking areas and driveways; loading, storage, trash/garbage areas and all other areas covered with impervious materials not specifically used for landscaping purposes.

The maximum allowable lot coverage shall be 90% of the lot area minus the minimum required landscaping area.

All sites shall be designed to contain and accommodate all drainage on-site and shall be engineered to accommodate a 100-year rainfall. Drainage calculations shall include all impervious surfaces such as parking lots, roof surfaces, roads and any other paved surfaces.

All calculations for site drainage and design for on-site holding of rainfall shall be calculated and completed by a professional registered engineer.

Commercial uses will have a minimum lot size of one acre and light industrial uses will have a minimum lot size of two acres.

Building setbacks.

Parking lot or circulation drive setbacks.

Subsection G(1) and (2) above are minimum standards. The Town Board may, taking into consideration a specific circumstance, require larger setbacks.

Lots located within Section 21 of Township 29 North, Range 19 West, St. Croix County, Wisconsin recorded as the St. Croix Industrial Park plat within the Town of Hudson and generally located west of CTH U, south of CTH A and adjacent to Schommer Drive shall be subject to the following building setbacks:

Turning lanes and appropriate right-of-way must be provided if the Town Board determines that a turning lane is needed to prevent traffic congestion and to expedite an orderly flow of traffic. Such improvements required by the Town of Hudson shall be built at the expense of the applicant or landowner.

The Town Board for the Town of Hudson declares that it is necessary and appropriate to require site plan approval of any development in the Commercial/Light Industrial District to preserve and promote attractive, well-planned and consistent conditions for all applicants and property owners. Site plan approval must be first granted by the Town Plan Commission and then the Town Board prior to any permit being issued and construction commencing. Any negative recommendation by the Town Plan Commission shall require a 2/3 majority vote of the Town Board for approval to be granted. Upon approval of the Town Board, a commercial and industrial land use permit shall be issued to the applicant.

Site plan approval. Prior to granting of a commercial and industrial land use permit, the site plan submitted by the applicant must receive approval from the Town Board. The Town Board has the authority to require the applicant to assure that particular elements of the site plan, either proposed by the applicant or imposed by the Town Board, are constructed as part of the approved site plan for development of the property.

Review and recommendation by the Town Plan Commission.

Review and decision by the Town Board. The Town Board shall review the site plan submitted by the applicant after the Town Plan Commission has made its recommendation to the Town Board. In its review of the site plan the Town Board shall consider the same impacts and features as the Town Plan Commission. The Town Board requires a simple majority of voting members present for the Town Board to approve or reject the site plan. In the event of an adverse or negative recommendation from the Town Plan Commission, a 2/3 majority vote of the Town Board is necessary for approval to be granted to the site plan and development.

Road standards within the Commercial/Light Industrial District. The Town of Hudson shall require all roads constructed within the Commercial/Light Industrial District to meet minimum road standards as determined by the Town of Hudson and St. Croix County. Standards to be utilized by the Town of Hudson when site plans and developments are reviewed will be those standards in effect at the time the applicant submits plans for approval by the Town Board. Road standards that are adopted by the Town of Hudson shall consider such items as the amount of traffic, type of traffic, proposed and existing land uses, density of the development and drainage patterns.

Restrictions, controls and design standards.

To establish a zoning district that provides an alternative to allow limited flexibility in regards to design and development standards that are more compatible within designated areas as identified.

To provide another housing alternative, for community residents as noted in the Comprehensive Plan.

To provide a transition area adjacent to the City of Hudson or Village of North Hudson commercial/industrial zones and the Town residential or agricultural/residential zones to facilitate possible future need for public utilities.

Multiunit independent senior living facilities and related amenities.

Multiunit temporary limited care living facilities and related amenities.

Multiunit assisted living facilities and related amenities.

Multiunit skilled nursing living facilities and related amenities.

The land area shall be a minimum of five acres and shall be one parcel prior to any permits being issued.

The development shall have access which connects the development parcel to a public street, road or highway built minimally to Town and County standards.

The development shall be adjacent to or within 200 feet of commercially or industrially zoned property.

The development shall be wholly, or in part, within 500 feet of the boundary of the Village of North Hudson or the City of Hudson.

Ownership of the development area shall be by a legal entity, such as an individual, corporation, partnership or trustee.

Rezoning is required in accordance with § 105-38. Due to the nature of this type of development, the rezoning and development plan approval may be done concurrently.

All Town, city, county, state and federal codes as applicable shall be adhered to.

The underlying zoning district standards shall apply if not specifically addressed in this section.

The establishment of the use will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare.

The uses, values and enjoyment of other property in the neighborhood shall be in no foreseeable manner substantially impaired or diminished by the establishment of the use.

The establishment of the use will not impede the normal and orderly development of the surrounding property for permitted uses.

Adequate utility access roads so designed as to minimize traffic congestion or other hazards on public streets or highways.

Stormwater retention, drainage and other necessary site improvements as certified by a registered professional engineer for the State of Wisconsin and reviewed by the St. Croix County Planning and Zoning Department and the St. Croix County Land and Water Conservation Office.

A cost reimbursement and security agreement shall be in place prior to the review of the application. This is to assure that the developer will preserve the right to develop the property as provided in the approved plan and the agreement. All expenses related to the planned unit development are to be borne by the owner/developer, including, but not limited to, attorney's fees, engineer's fees, city and County review, and legal publication requirements. The agreement is subject to modification based on the outcome of the review of the plans.

Developer's agreement. Prior to commencing any kind of grading or construction of the development site, the developer shall enter into a developer's agreement with respect to the planned development which shall detail the responsibilities assumed by the developer, including, but not limited to, costs such as professional fees incurred by the Town and an irrevocable letter of credit or financial assurance in an amount necessary to pay the costs of the roads and other infrastructure requirements of the development.

Site plan. Site plan approval must first be granted by the Plan Commission and then the Town Board prior to any permit being issued and construction commencing. Copies of the site plan with the date prepared and certified by a registered professional engineer for the State of Wisconsin must be submitted to the Town Clerk at least 15 days in advance of the Plan Commission or Town Board meeting at which the applicant is seeking approval. The site plan shall be to scale and provide the following information:

Preliminary development plan. Copies of the development plan with the date prepared must be submitted to the Town Clerk at least 15 days in advance of the Plan Commission or Town Board meeting at which the applicant is seeking approval. The development plan shall be to scale and provide the following information:

Additional items.

Final development plan. Review of any revisions needed to the cost reimbursement and security agreement shall be completed. In addition to any items required with the preliminary site and development plans, the following shall be provided:

Revisions and/or changes to the planned unit development. Development shall be done in accordance with the approved final plan and all supporting data. The final plan and supporting data shall be binding on the applicants, their successors, grantees and assigns and shall limit and control the use of the premises and location of structures within the planned unit development.

General farming including dairying, livestock and poultry raising (except chickens), nurseries, greenhouses and other similar enterprises or uses except for farms operated for the disposal or reduction of garbage, sewage, rubbish or offal, provided that no commercial greenhouses or buildings for the housing of livestock or poultry shall be located within 100 feet of any boundary of a residential lot other than that of the owner or lessee of such greenhouse or building containing such livestock or poultry.

Single-family residential dwelling or structures accessory to such use, provided that not more than two such dwelling units may be established upon a tract of land which exists as a single tract or parcel on the effective date of this chapter, and provided further that such dwelling is built to be occupied by a farm operator or employee.

Roadside stands.

Raising or maintaining farm animals (except chickens) in connection with a single-family or two-family dwelling under § 105-10G(3)(a). The standards of § 105-8G(3)(c) and (d) shall apply to the raising or maintaining of such animals on nonfarm parcels in the district.

Single-family residential dwellings and structures ancillary to such use when located on parcels of land not less than 20 acres in size.

Residential day-care facility.

Churches, public and parochial schools.

The aggregate width of the side yards for the main building shall not be less than 25 feet and no single side yard shall be less than 10 feet wide, provided, further, that the highway setback regulations shall apply to all corner lots.

For lots less than 80 feet wide and of record as such at the date of the passage of this section, the aggregate width of the side yard shall be equivalent to three inches for each foot of the lot width, and no single side yard shall be less than 40% of the aggregate width; provided, further, that the buildable width of any lot shall not be reduced to less than 24 feet.

The minimum permitted side yard for an accessory building in a residence district shall be three feet, provided it is detached from the main building. When an accessory building is attached or connected to the main building, they shall be considered to be as one and the conditions set forth in Subsection D(1) above shall rule.

The following uses may also be allowed within the Youth-Oriented Recreational District as a special exception upon approval of the Town Board, as provided in § 105-33: