ZBA recommends approval of Partington special-use permit for mini-warehouse in Dixon; outdoor storage would require separate permit

The Lee County Zoning Board of Appeals on May 1 recommended that the Lee County Board approve a special-use permit for mini-warehouse storage units on a 2.22-acre parcel at 601 Rock Island Road in Dixon, owned by Clay and Elizabeth Partington. The board also clarified that any outdoor inventory or material storage would not be allowed under this special-use approval and would require a separate special-use petition.

Lee R. Partington, who identified herself as the property owner and applicant, described plans for two buildings totaling roughly 60 units in the first phase (30 units each) with a possible total of about 90 units over time. ‘‘This would be 30 units here ... a total would probably be about 90,’’ Partington said while describing a gated facility with lighting and security cameras. She said some units would be long enough for boats or vehicles and others would be smaller storage units.

Neighbors raised questions about access and drainage. Kevin Marcek expressed concerns about the existing gravel driveway and storm runoff up the slope and asked whether the driveway and access would be paved to prevent washout. Partington told the board the site would be a hard surface and that she plans to chip-and-seal the area.

Zoning staff reminded the board that the parcel is zoned I-1 (planned industrial) and that a special use is required for the mini-warehouse use in that district. Staff also noted that outdoor storage in an I-1 district would itself require a separate special use; the board adopted as a condition that outdoor storage is not permitted under the special-use approval now recommended to the county board.

The board’s findings of fact described minimal change to neighborhood character, a low expected increase in traffic volume, limited public-utility impacts (mainly lighting/electric), no substantive public-health or environmental concerns identified at the hearing, and the site’s location adjacent to some industrial uses. The board moved to recommend approval of the special use to the county board; the motion passed by voice vote and the matter was scheduled for the Lee County Board meeting on May 22 at 6:00 p.m.

Staff also told the applicant that commercial building permits, a stormwater management plan (to be reviewed by the county engineer), and any required access permits from the appropriate road authority would be required before development. The board discussed, and did not add, a condition on lot surfacing beyond staff’s usual building and stormwater requirements. The zoning office noted that if the owner later sought outdoor storage (campers, boats parked outside, etc.), that would require a separate petition and special use.

The ZBA recorded its recommendation to the county board and set the item for the May 22 county-board agenda. The owner stated she currently did not intend to use outside storage and said she planned hard surfacing for the site.