5.2. PCSR 02-28-2023 - Laserfiche WebLink

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Hours of Operation The applicant operates numerous shifts, with some beginning before 6:00 a.m. As this is a heavy manufacturing operation some of the work generates a significant amount of noise. Staff regularly receive calls from neighboring residential neighborhoods complaining of loud noises very early in the morning. While it is generally understood that the industrial operations of the applicant existed before the development of the residential areas, there is also an opportunity for some noise mitigation measures with construction of the new building. Building Materials The proposed building will be a steel sided structure similar to some of the existing buildings on site. The building location is generally behind large existing buildings and is largely screened from view along highway 10. Utilities There is a municipal well located less that 1,000 feet from the building site which is categorized by the Minnesota Department of Health as moderately vulnerable. Construction and operations in and around the building will need to follow federal and state wellhead protection requirements. Applicable Regulations 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: 1. 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 or general welfare of the neighborhood or the city. As noted above, noise has become a reoccurring issue regarding the operation of the industrial use. For this reason, staff recommends two conditions. First, require industrial operations occurring outside of a building to conform to the city’s construction timing standards. Second, if industrial operations are to occur within the prohibited time, they should be within a building and all exterior openings must be closed. Additionally, drier summers the last few years have created concerns regarding wind-blown dust originating from the property. Especially dry and windy periods have generated concerns around the dust and what may be airborne along with the dust. To address these concerns, staff has included a condition that a dust control plan must be on file with the city prior to issuance of a building permit. The dust control plan should outline ongoing mitigation techniques and methods for addressing dust during especially dry and windy periods. 2. Will be consistent with the comprehensive plan. The property is guided for Industrial Uses and supports the growth and development of the Elk River business community. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. Surrounding properties are fully developed and staff has included conditions to address and mitigate impacts to adjacent, developed, areas. Staff does not see a need to impose specific conditions to satisfy this standard.