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<br />N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-34 Tiller\4-Planning Commission\CU 17-34 Tiller_PC 12-18-17.docx <br />2. Will be consistent with the comprehensive plan. <br /> The use is consistent with the comprehensive plan. The proposed use fits the mineral excavation <br />guidance for the property through the Gravel Mine Area Study completed in 2014. <br /> <br />3. Will not impede the normal and orderly development and improvement of surrounding vacant property. <br /> The proposed use will not affect the surrounding Single Family Residential (R1-a) with a Mineral <br />Excavation Overlay District (zoning district) and Development Reserve (land use). This area of Elk <br />River is largely used for gravel mining and landfill operations. <br /> <br />4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police <br />and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, <br />create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. <br /> The facility will not be served by city services and there does not appear to be any other potential <br />impacts to public facilities or services. This operation will meet road restriction rules. <br /> <br />5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to <br />any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. <br /> This proposal underwent an Environmental Impact Statement (EIS) with the City of Elk River to <br />determine the potential environmental effects of the operation. The city determined that the proposed <br />operation would not result in non-reclaimable environmental degradation. The conditions outlined in <br />this CUP are in place to minimize the effects of noise, odors, and dust that are common for gravel <br />mine operations. <br /> <br />6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. <br /> This proposal underwent an EIS with the City of Elk River to determine the potential environmental <br />effects of the operation. The city determined that the proposed operation would not result in non- <br />reclaimable environmental degradation. <br /> <br />7. Will fully comply with all other requirements of this Code, including any applicable requirements and Standards for the <br />issuance of a license or permit to establish and operate the proposed use in the city. <br />The applicant is required to comply with all other sections of the code and must apply for all required <br />building permits in addition to the Conditional Use Permit. The proposed use will comply with MN <br />Rules Chapter 7030, Noise Pollution Control for all sites during all operating hours. <br /> <br />If denial of such a permit should occur, it shall accompany recommendations or determinations by <br />findings or a report stating how the proposed use does not comply with the standards set forth in Section <br />30-654. <br /> <br />In the review of the standards for CUP as outlined, it appears that the request is consistent with all of <br />these standards. <br /> <br />Financial Impact <br />None <br /> <br />Attachments <br /> Location Map <br /> Application for Amendment to CUP for Mineral Excavation dated October 2017