5.3, 5.4, 5.5 PCSR 02-28-1995 - Laserfiche WebLink

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Memo to Planning Commission Page 3 February 28, 1995 • 1. Times and conditions have changed such that the rezoning is warranted. 2. An error in the original zoning was made. Staff believes the first finding has been met. The character of the area has changed significantly since the NSP RDF plant, located directly to the east of the subject site, was built in 1987. The RDF plant is a large scale industrial user with many land use impacts on neighboring properties such as odor, heavy truck traffic, and noise. It may be difficult to attract quality C3 uses which are typically customer orientated to the subject site because of the proximity of the refuse-derived fuel plant. Light industrial users may be more compatible with the RDF facility and provide some needed highway exposure for certain industrial uses such as a recycling center. Traditionally, however, the City has zoned property fronting on Highway 10 and Highway 169 as C3 (Highway Commercial). There are exceptions to this standard for the UPA site and the BP zoning district along the West Highway 10 corridor near the County Courthouse. The Industrial zoning designation is a logical extension of the Industrial zoning of the RDF site. Therefore, this would not be considered a spot zone. 111 The only recycling facility in the City which staff is aware of is located at the Elk River Landfill on the extreme north end of the City limits, therefore, this type of use is sorely needed within the city limits of Elk River. The land use map indicates the subject site is guided for both HB (Highway Business) and LI (Light Industrial) land uses. It is appropriate to adjust the land use map to reflect the zoning of the entire site. The same findings for the rezoning can be used to justify the land use map amendment with the added reason of making the land use consistent with the zoning of the property. The Steering Committee is currently reviewing the commercial and industrial zoning designation within the City limits. Although this can be considered somewhat of a minor issue, the Planning Commission does have the option of waiting until the issue is finalized by the Steering Committee before making a recommendation. Conditional Use Permit The applicant is proposing to operate a recycling center from the existing building at 16501 Highway 10. The applicant has included some pictures from the small facility he currently operates in Osseo. At that particular ' location, there is outdoor storage of metal products, however, at the Elk River s:planning:pc:zc95-01