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Sunde Engineering More detailed information on the proposal can be found in the applicant's narrative as submitted by Sunde Engineering. Applicable Regulations Zone Change Sec. 30 -1835 describes the process for establishing a Mineral Excavation Overlay District. The zone change shall only be approved upon a finding that: (i) the requirements set forth in section 30 -575 of this article have been met; (ii) the proposed zone change is consistent with the city's comprehensive plan; (iii) the proposed mineral extraction activities will fully comply with the applicable standards and requirements set forth in chapter 42, article II, division 2 of this Code; and (iv) the proposed activities will not be dangerous or otherwise detrimental to persons residing or working in the vicinity thereof, or to the public health, safety or welfare, and will not impair the use, enjoyment or value of any neighboring property or use. Staff s analysis shows compliance with the findings above. If a recommendation of denial is made, specific concerns must be stated. Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. mill not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city. The proposed use will not detrimentally affect nearby property as the use fits with the intended use of the development and is located adjacent to other mineral excavation establishments. The annual permitting process takes neighboring properties into account. 2. mill be consistent with the comprehensive plan. The use is consistent with the comprehensive plan. The proposed use fits the mineral excavation guidance for the property through the Gravel Mine Area Study completed in 2014. 3. mill not impede the normal and orderly development and improvement of surrounding vacant property. The proposed use will not affect the surrounding Commercial Reserve Transition (zoning district) and Development Reserve (land use). This area of Elk River and the surrounding Livonia Township land is largely used for gravel mining and landfill operations. 4. mill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fireprotection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create trac congestion or interference with trac on adjacent and neighboring public thoroughfares. The facility will not be served by city services and there does not appear to be any other potential impacts to public facilities or services. Baldwin St. NW and 225`'' Avenue NW are currently used for gravel mine hauling from neighboring operations. This operation will meet road restriction rules. N: \Departments \Community Development \Planning \Case Files \CUP \CU 17 -01 Tiller \4Planning Commission \CU 17 -01 Tiller PC Reportdocx