5.3, 5.4, 5.5 PCSR 02-28-1995 Nc /Zo-7 (//
Memo to.P1annin Commission Page 2
Febxuary 28, 1 5
Background
Mr. Hetland is requesting a zone change, land use plan amendment and
conditional use permit to facilitate a recycling center at 16501 Highway 10.
The zone change involves rezoning the property from C3 (Highway
Commercial) to I1 (Light Industrial). The land use amendment would change
the land use from HB (Highway Business) to LI (Light I Industrial). The
applicant is also requesting a conditional use permit to operate a recycling
center from the existing building on this site, contingent upon the approval of
the rezoning and land use plan amendment.
The building located at 16501 Highway 10 consists of three separate users,
Kober Excavation, JR Tech Automotive, and Marrigold Trucking. JR Tech
Automotive is proposing to move from this location to the new auto mall
located on Carson Street this spring. The recycling center would occupy a
majority of the space currently occupied by JR Tech. The recycling center
business, if approved, will operate as a redemption center for a variety of
metals such as aluminum, brass, copper, steel, etc. The recycling center will
only collect metal at this time and the applicant is not proposing to accept
materials such as plastic, newspaper, glass, cardboard, etc.
• Zone Change/Land Use Amendment
The applicant is requesting a zone change from C3 (Highway Commercial) to
I1 (Light Industrial). The rationale for the proposed change is to allow him
the ability to operate a recycling center from the existing building. Recycling
centers are not allowed in the C3 zoning district as a permitted or conditional
use. However, they are a conditional use in both the I1 and I2 zoning
districts. In the definition section of the existing ordinance, the process of
recycling various metals best fits under the definition of a junkyard. Staff
does not feel that a recycling center meets the traditional definition of a
junkyard, as it may give a false connotation of the intended use of the
property. If the Planning Commission and City Council feel it is warranted,
staff would propose an ordinance amendment, giving a recycling center a
separate definition and also classifying it as a conditional use in both the I1
and I2 zoning districts. However, in order to process this particular request
at this time, the use will need to fall under the junkyard category.
As noted above, the current uses on the site include an excavation operation,
auto repair shop and a trucking business. All of the uses would be better
suited in an industrial zoning designation and conform with the current
permitted and conditional uses. In order to approve a rezoning or land us
• map amendment, one of two findings must be made:
s:planning:pc:zc95-01
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
Memo to Planning Commission Page 4
February 28, 1995
location, due to the size of the building, the applicant is proposing to keep all
the collected material inside the building. The applicant has, however,
requested the ability to store aluminum can trailers and roll-off containers
outside to the rear of the building. (These trailers and containers are used by
various groups to collect metals off-site and are then returned to the facility.)
The center will have limited retail sales of equipment related to metal
recycling such as can crushers, but will primarily be a facility where
customers can buy and sell aluminum, copper, brass, etc. It should be noted
that this facility would not conduct any processing of the metals that are
collected, other than sorting and crushing. Customers will be serviced by
driving up to the large overhead doors located on the front of the facility
facing Highway 10 to unload their material. The site also has several pieces
of miscellaneous debris scattered throughout the site such as wood piles, an
old milk truck, old trailers, tires, etc. If this proposal is approved staff would
recommend that all the miscellaneous debris around the site be removed and
that all outdoor storage remain outside the setback line. The attached site
plan and associated letter explains the business operation.
Landscaping
The site consists of a large, hard-surface area around the existing building
• with a few strips of grass near 165th and Highway 10. With the exception of
the east property line, there are very few trees located on site. Therefore, if
this proposal is approved, staff would recommend additional trees be planted
along 165th Avenue and Highway 10. Kober Excavating also has a
significant amount of outdoor storage on the northeast corner of the subject
site. It may be appropriate at this time to consider screening this area from
Highway 10 with 100% opaque fencing to provide this site with a better
overall image. Another option rather than screening would be to landscape
with grass and trees a large area to the north and west of the existing
building. Staff will explain this in greater detail at the Planning Commission
meeting. Due to the fact that this is an existing site, it is difficult to retrofit
all the landscaping requirements to the plan, therefore, these improvements
could be phased in over a 2-year period.
Recommendation
Staff recommends approval of the following:
1) A zone change from C3 (Highway Commercial) to I1 (Light Industrial)
and a land use amendment from HB (Highway Business) to LI (Light
Industrial) based upon the following reasons:
•
s:planning:pc:zc95-01
Memo to Planning Commission Page 5
February 28, 1995
• a) The times and conditions have changed since the property
was zoned C-3. The NSP RDF plant was constructed in 1987
and is located adjacent to the subject property. The RDF plant
has many spill over effects such as noise, odor, and large truck
traffic, which may make it difficult to attract quality consumer
oriented C-3 uses to the subject site.
b) An I-1 zoning designation and industrial land use would be
more compatible with the adjacent zoning and land uses.
2) A conditional use permit to operate a recycling center from the existing
building located at 16501 Highway 10 with the following conditions:
1. Additional trees be planted along Highway 10 & 165th Avenue
to help screen and give the building a aesthetically pleasing
appearance.
2. A 6' foot, 100% opaque screening be required to screen the
excavation and trucking business from Highway 10 or a
landscape plan be submitted for the area north and west of the
III existing building showing how the site will be screened with
natural vegetation.
3. The dumpster on the rear of the property be enclosed with
materials which are compatible with the existing building.
4. The general junk be removed from the site.
5. All outdoor storage remain outside of the required setbacks.
6. That no outdoor storage of metals be allowed on site.
0
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CASE CU 95-02Elk River P.O. Box-490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420
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Box 490 • 13065 Orono Parkway • Elk
Rave-, MN 5',:7,0 • l£111 " 1_71'7
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Jan. 31 , 1995
BPA RECYCLING
•
201 CO. RD. 81
OSSEO, MN 55369
(612) 424-2733
City of Elk River
13065 Orono Rd.
Elk River, MN 55330
Attn: Planning & Zoning
441-4900
Application for Conditional Use Permit
Property at 16501 W. Hwy. 10, Elk River
Plot map enclosed
1 . ) We will be taking in machinery and selling it (to the recycling
industry) .
2. ) We will be selling can crushers to customers.
3. ) We will buy and re-sell aluminum pieces and copper and brass
at a savings over new.
4. ) We will run a Redemption Center similar to the one in Osseo
• where we buy aluminum cans and household aluminum etc.
We will also buy aluminum & brass, copper etc. from
machine shops.
5. ) We will provide aluminum can trailers for customers to take
and fill with aluminum cans and sell back to us.
6. ) We will offer the added convenience of redemption of
recyclables that people in this area just haven't been able
to enjoy yet.
This business will work in conjunction with haulers to keep reusable
metals in our recovery/recycling system, not as waste in landfills
or nuisance material in processing and burning plant.
We look forward to working together with the City of Elk River
to improve our environment for the present and future generations.
Sincerely,
Dick Hetland/President
BPA Recycling
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ITEMS 5.3., 5.4.5 5.5.
River MEMORANDUM
TO: Planning Commission
FROM: Gary Schmitz, Planning Assistant (S&—1
DATE: February 28, 1995
SUBJECT: Rezoning, Land Use Amendment, and
Conditional Use Permit Request by
Dick Hetland, Public Hearing Case No.
ZC 95-01, LUA 95-01, CU 95-02
Request
Dick Hetland is requesting the following:
1) Rezoning a 3 acre parcel from C3 (Highway Commercial) to I1 (Light
industrial.
2) A land use amendment from HB (Highway Business) to LI (Light
Industrial).
3) A conditional use permit to operate a recycling center.
Location
16501 Highway 10 (the intersection of 165th Avenue and Highway 10). The
building is located immediately west of the NSP refuse -derived fuel plant.
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business).
Attachments
Location map, zoning map, land use map, site plan, letter from the applicant.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425