7.7. SR 06-17-2019 - Laserfiche WebLink

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The parcel is 20 acres and currently operates as a pipe yard where nearly all of the property is used for outdoor storage. The proposed use will be similar, but the addition of motor vehicles, and the hazardous materials that accompany them, requires additional permitting from the Minnesota Pollution Control Agency (MPCA) and Sherburne County. Compliance with state and local standards is a requirement of approval. The applicant is also planning to expand operation of the salvage yard to additional vacant parcels to the north in the future, but that is not part of this review. At full build -out, the operation will occupy 40 to 50 acres, include construction of a new office/shop facility and employ 14 full-time employees. Applicable Regulation In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city. The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral n�elfare of the neighborhood or the city. The site currently operates in a similar fashion to the proposed salvage yard use and will not detrimentally affect the use and enjoyment of the properties in the immediate vicinity. However, the addition of motor vehicles and the associated potentially toxic chemicals will require additional oversight from the MPCA, Sherburne County, and the city. To ensure any concerns for public health and groundwater contamination are addressed, staff has included conditions requiring compliance with all state and local standards related to salvage yards and stormwater management. Additionally, to minimize visibility from surrounding properties, potentially impacting the use and enjoyment of those parcels, staff included a condition to require eight foot opaque fencing along Jarvis St., and for 500 feet along the railroad corridor. 2. mill be consistent nvith the comprehensive plan. The property is guided for industrial uses and the use is consistent with the Comprehensive Plan. Staff does not see a need to impose specific conditions to satisfy this standard. 3. WIN not impede the normal and orderly development and improvement of surrounding vacant property. There are numerous vacant parcels in the vicinity, but the proposed screening, a proposed use similar to the existing use, and land use/zoning guidance will not impact development of surrounding properties. Staff does not see a need to impose specific conditions to satisfy this standard. 4. Hill be served adequately by and n ill not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, ewer and server systems, parks and schools; and avill not, in particular, create tragic congestion orinterference nvith traffic on adjacent and neighboring public thoroughfares. The use will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer N:\Departments\Commiunt5T Development\Plaiuung\Agendas\PC Packets\2019\05-28-2019\4.2 sr PC Copart.docx