Mendota City Zoning Code
ARTICLE VII
Manufacturing District
§ 340-34 Purpose.
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.
§ 340-35 Use restrictions.
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]
§ 340-36 Lot and structure requirements.
[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).
§ 340-37 Permitted uses.
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.
§ 340-38 Performance standards.
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.