As a partial rebuttal to my own post yesterday, I attended the Culver Comprehensive Plan Implementation Meeting on Tuesday night. This meeting was held at the Depot and was part of Houseal Lavigne‘s contract for preparing the Comprehensive Plan. Several of us on the initial comprehensive plan steering committee requested that this be included in hopes that the seed would be planted with Town officials on why the plan needs to be a reference document and not something just completed and set aside on a shelf.
Here’s the partial rebuttal part… The Town Council, Plan Commission, Redevelopment Commission and Board of Zoning Appeals as well as the original Steering Committee were requested to attend. Drumroll please… 4 0f 5 Town Council members were there, 4 of 9 Plan Commission members were there, 3 of 5 Redevelopment Commission members were there and 2 of 5 Board of Zoning Appeal members were there. For Culver, that’s a damn fine turnout! It’s a partial rebuttal because this was the regular night for the Plan Commission and they also had a plat review on their agenda. There shouldn’t have been any issue getting a quorum there on their regular night!
Just thinking about the new 2500′ WECS setback rule proposed by the Culver Plan Commission. How is the Building Commissioner going to measure that? The longest tape measure that I could find on Amazon.com was 400′. Looks like Culver will have to invest in a GPS, surveying equipment or a custom made tape. Russ may need some help stringing out 2500 linear feet of tape to make sure no one violates the rule! Unintended consequences… As we often find in my industry, what looks good on paper is sometimes tough to accomplish in the field.
Tired. Just tired. At the August 19th Plan Commission Meeting there was more discussion and a vote on revisions to the Zoning Ordinance regarding Wind Energy Conversion Systems (WECS). Type in “WECS” in the search box to the right to see past posts on this subject including the definition per the Culver Zoning Ordinance. It was obvious that the Plan Commission members were whipped on this issue, as was I. This is one that I really wish they had employed an outside consultant on. I feel that they got bogged down on details as they focused on specific WECS’s rather than making general rules that could be applied to all systems. So be it.
The main concession they made to the crowd was broadening the “protected” area, i.e., no vertical WECS’s within 2,500 feet of the L1, P1, R1, R2, C1 or C2 Zoning Districts. This extends the ban well outside the annexed area of town and effectively bans them from our current Extended Territorial Authority in several directions. I understand why they did this considering the vocal minority and their influence on the Town Council, but I’m afraid that this will kill our chances of achieving an expansion of our Extended Territorial Authority. I will beat this poor dead horse one more time here with another example:
Wherever this new restriction extends past our current Extended Territorial Authority it has no effect, i.e., if our Extended Territorial Authority is only 1,500 feet from one of the “protected” zoning districts, the additional 1,000 feet has no effect because it is in land governed by the County’s Zoning Ordinance, not Culver’s. My feeling is that anything like this… things that add restrictions that currently do not affect land within the County’s jurisdiction… will make it difficult if not impossible to extend our authority to include that area. Many outside the jurisdiction will fight any attempt to extend Culver’s jurisdiction just on principle. Why give them ammunition for the battle?
What many in the audience fail to understand about the above scenario is that there are other issues that will affect them. While we tried to mimic the County’s A-1 district when we created Culver’s, there are things there that are allowed by Special Use Permit. This means that they have to come before the BZA for approval. If those requests are under Culver’s Extended Territorial Authority, they come to Culver’s BZA. If they are under the County’s jurisdiction, they go to the County. The property owners within Culver’s jurisdiction may not even be notified, let alone have local representation.
I don’t know if I will speak to this further at the public hearing. I respect the Plan Commission and their attempts to accommodate all inspite of themselves. And we’re all tired… Just tired…
Picture source: LolSnaps.Org
In the discussion regarding WECS’s at the Culver Plan Commission last night, Plan Commission member, Ron Cole, made a very salient comment. “Just think about satellite dishes. They used to be huge at 6 and 8 foot in diameter. Look at them now. Who knows what WECS’s will look like in the future…”
Look for another post regarding this meeting coming out this coming Friday.
Picture Source: Ron Cole’s Facebook page
Combining efficient energy use with wind and solar energy production, the new Evanston Walgreens will have net zero energy use. See the article here.
Too bad the new WECS ordinance being considered for Culver would stop a store like this from coming into Culver. (A Walgreens would best fit in a C-2 Zoning District which does allow for the use of a WECS, but the further restriction that no WECS maybe located within 1500 feet of an R-1 Zoning District would make it virtually impossible to place such a store within Culver’s Town Limits.)
Evanston is north of Chicago which generally would put it in a latitude where solar energy collection has diminished returns. It’s proximity to Lake Michigan does make it likely to receive fairly consistent winds.