5.3. PCSR 02-27-2024 - Laserfiche WebLink

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odor. The cultivation rooms are also within the existing building, providing an additional barrier for potential odor concerns. Expected hours of operation are between 5:00 a.m. and 12:00 a.m. with 80 employees at full buildout. Vireo will operate multiple shifts, spreading out the parking needs of the site. Site Plan The applicant is not proposing any modifications to the site. The existing paved surfaces provide enough parking th and circulation to support the use. Access to the site will continue from the existing driveway on 165 Ave NW. The entire property is surrounded by a fence and proposed signage consists of a small navigational sign to direct traffic to the correct side of the building. Exterior modifications will add ingress/egress points as required by state building codes and reduce the size of the existing overhead doors. Public Utilities The building is not currently connected to city sewer and water, but utility stubs were provided on the east side of th the building when the city installed Polk Street and the extension of 169 Ave. The building will be required to connect to city utilities and pay the required connection fees. Additionally, the operation will be a large electric user. The applicant has been working closely with Elk River Municipal Utilities (ERMU) to address the electrical needs for the site. 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. The property previously operated as a sorting facility for trash/garbage prior to being transferred to the incinerator. The facility had traditionally produced high levels of vehicle traffic and odors from the trash. Surrounding properties include light manufacturing operations, recycling centers, a semi-truck dealership, agricultural research, and vacant/developable parcels. The proposed use will not generate concerns in excess to what the area has experienced with previous uses and will not detrimentally affect the use and enjoyment of other properties in the immediate vicinity. The use will also be subject to additional standards from the state which may address related concerns for the operation. Staff does not see a need to impose specific conditions to satisfy this standard. 2. Will be consistent with the comprehensive plan. The subject site and surrounding properties are guided as Business Park which allow light manufacturing uses. The proposed use is consistent with the long-term vision for the area. Staff does not see a need to impose specific conditions to satisfy this standard. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property.