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Nc /Zo-7 (// <br /> Memo to.P1annin Commission Page 2 <br /> Febxuary 28, 1 5 <br /> Background <br /> Mr. Hetland is requesting a zone change, land use plan amendment and <br /> conditional use permit to facilitate a recycling center at 16501 Highway 10. <br /> The zone change involves rezoning the property from C3 (Highway <br /> Commercial) to I1 (Light Industrial). The land use amendment would change <br /> the land use from HB (Highway Business) to LI (Light I Industrial). The <br /> applicant is also requesting a conditional use permit to operate a recycling <br /> center from the existing building on this site, contingent upon the approval of <br /> the rezoning and land use plan amendment. <br /> The building located at 16501 Highway 10 consists of three separate users, <br /> Kober Excavation, JR Tech Automotive, and Marrigold Trucking. JR Tech <br /> Automotive is proposing to move from this location to the new auto mall <br /> located on Carson Street this spring. The recycling center would occupy a <br /> majority of the space currently occupied by JR Tech. The recycling center <br /> business, if approved, will operate as a redemption center for a variety of <br /> metals such as aluminum, brass, copper, steel, etc. The recycling center will <br /> only collect metal at this time and the applicant is not proposing to accept <br /> materials such as plastic, newspaper, glass, cardboard, etc. <br /> • Zone Change/Land Use Amendment <br /> The applicant is requesting a zone change from C3 (Highway Commercial) to <br /> I1 (Light Industrial). The rationale for the proposed change is to allow him <br /> the ability to operate a recycling center from the existing building. Recycling <br /> centers are not allowed in the C3 zoning district as a permitted or conditional <br /> use. However, they are a conditional use in both the I1 and I2 zoning <br /> districts. In the definition section of the existing ordinance, the process of <br /> recycling various metals best fits under the definition of a junkyard. Staff <br /> does not feel that a recycling center meets the traditional definition of a <br /> junkyard, as it may give a false connotation of the intended use of the <br /> property. If the Planning Commission and City Council feel it is warranted, <br /> staff would propose an ordinance amendment, giving a recycling center a <br /> separate definition and also classifying it as a conditional use in both the I1 <br /> and I2 zoning districts. However, in order to process this particular request <br /> at this time, the use will need to fall under the junkyard category. <br /> As noted above, the current uses on the site include an excavation operation, <br /> auto repair shop and a trucking business. All of the uses would be better <br /> suited in an industrial zoning designation and conform with the current <br /> permitted and conditional uses. In order to approve a rezoning or land us <br /> • map amendment, one of two findings must be made: <br /> s:planning:pc:zc95-01 <br />