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<br />and zoning staff at Sherburne County to receive approval of the operation located outside the City of Elk <br />River. Approval of all land use and zoning permits from the county is a condition of approval for this CUP. <br /> <br />Site Plan <br />The facility includes a new building and equipment to support the RNG operation. The site is located along <br />the northern border with Livonia Township and equipment is located within both jurisdictions. The main <br />building is in the City of Elk River along with some equipment, but the largest tanks and processing equipment <br />are located across the border. A series of support structures are planned along the property line and pipes <br />and conduits will cross the property line, but no structures or equipment will. <br /> <br />Access to the site will largely be internally from the landfill site. The closest existing access to Highway 169 is <br />south of the proposed facility. No new access points with the highway are proposed. <br /> <br />Applicable Regulations <br />The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: <br />1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate <br />vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the <br />city. <br />The landfill operates on all the surrounding properties on the west side of Highway 169 and is not near <br />residential properties, which may find this use detrimental to the use of their properties. Additionally, the <br />proposed operation allows the landfill to stop or significantly reduce the burning of waste gas and instead <br />recycle the fuel into a resource to be used by the community. <br />2. Will be consistent with the comprehensive plan. <br />The underlying land use of the property is industrial. This land use guidance supports higher-intensity <br />industrial operations within the community, including landfill and solid waste facilities. <br />3. Will not impede the normal and orderly development and improvement of surrounding vacant property. <br />The subject site and surrounding area are already developed for landfill and gravel mining operations. The use <br />will not impede the normal and orderly development and improvement of surrounding vacant property. <br />4. Will be served adequately by and will not adversely affect essential public facilities and services including <br />streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and <br />will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public <br />thoroughfares. <br />The use will be served adequately by and will not adversely affect essential public facilities and services <br />including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and <br />schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and <br />neighboring public thoroughfares. <br /> <br />The materials leaving the site will be conveyed through underground pipes and traffic specific to this operation <br />will be minimal when compared to the traffic supporting the landfill operation. <br />5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be <br />detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or <br />vibrations. <br />The use is intended to reduce negative environmental impacts by recycling a waste product that is currently <br />being burned on site into something useful for residential and commercial operations within the community. <br />Page 8 of 97