5.1. PCSR 04-23-2021 Request for Action
Cir•ci
Elk -
River=
To Item Number
Planning Commission 5.1
Agenda Section Meeting Date Prepared by
Public Hearings April 27, 2021 Zack Carlton,Planning Manager
Item Description Reviewed by
Great River Energy— 17845 US Highway 10 Chris Leeseber , Senior Planner
■ Zone Change (remove solid waste overlay), Reviewed by
Case No. ZC 21-02
■ Amend Conditional Use Permit CU 87-10,
modifying outdoor storage and permitted
uses, Case No. CU 21-05
Action Requested
Recommend,by motion, approval of the Zone Change request to
remove the solid waste overlay district for the GRE facility at 17845 --
US Highway 10—PIDs 75-003-1200, 75-003-1100, & 75-003-1102.
Recommend,by motion, approval of a Conditional Use Permit "
amending CU 87-10 and amending the allowed uses,with the following " ,OR 33
conditions.
1. All site, engineering, and building plans are reviewed and
approved by staff prior to beginning work on the site.
2. The current CUP request shall replace CU 87-10. RR
Background/Discussion Hwy I0
With the closure of the Elk River Resource Recovery Project (ERS) in CR Iz _
2019 and the subsequent demolition of the plant in 2020 and into r~
2021, Great River Energy (GRE) is seeking to update the zoning and
uses to reflect their ongoing operations at the site. i
The first request removes the Solid Waste Overlay district from the y
GRE facilities. As the ERS is no longer operational,the overlay district %9
g P Y
is also not required. The only remaining parcel in this area with the
overlay district would be the city'wastewater treatment plant. The ERS
Figure I _
site will be graded to match the adjacent hillside and revegetated with
prairie pollinator habitat similar to the nearby hillside.
The second request updates the allowed uses on the site. The ERS will be removed and outdoor storage areas are
proposed to be adjusted and condensed to better fit the needs of the operation,reducing the amount of
impervious surfaces on site. The remaining existing uses will continue to operate and include the substation, office
The Elk River Vision P I I E R E I I Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAfUR
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
building,parking lots,warehouse spaces, maintenance garage,peaking station,and outdoor storage yards. GRE
has approximately 130 staff that will remain at this site and operate the facility 24 hours/day and 365 days/year.
Applicable Regulations
Zone Change
A zone change request must demonstrate consistency with the Comprehensive Plan. In this case,the overlay
district reflects the desired use for the site and is not entirely reflected in the Comprehensive Plan. The base
zoning district is I-1 and will not change because of the request. The request is consistent with the Comprehensive
Plan and staff recommends approval.
Conditional Use Permit
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. mill 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 ERS has been removed and the remainder of the existing uses will remain and continue to operate.
Removal of the ERS and condensing the outdoor storage areas may improve the overall use and
enjoyment of the property in the immediate vicinity.
Staff does not see a need to impose specific conditions to satisfy this standard.
2. mill be consistent nvith the comprehensive plan.
The use will be consistent with the comprehensive plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. mill not impede the normal and orderly development and improvement of surrounding vacant property.
All adjacent properties are developed, and the use will not impede the normal and orderly development
and improvement of surrounding vacant property.
Staff does not see a need to impose specific conditions to satisfy this standard.
4. mill be served adequately by and mill not adversely affect essential public facilities and services including streets,police and fare
protection, drainage, refuse di posal, nater and seaver ystems,parks and schools;and avill not, in particular, create traffic
congestion or interference with traffic on adjacent and neighboring public thoroughfares.
Again,with the closure of the ERS, continued operation of the site with reduced operations may reduce
impacts to essential public facilities.
Staff does not see a need to impose specific conditions to satisfy this standard.
5. mill not involve uses, activities,processes, materials, equipment and conditions of operation that mill be detrimental to any
persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations.
The existing substation and peaking station may create excessive noise or vibrations when in operation,
however there are no proposed changes to their operation and the city is not aware of complaints
regarding their operation.
Staff does not see a need to impose specific conditions to satisfy this standard.
6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The use will not result in the destruction,loss or damage of a natural, scenic or historic feature of major
importance. The final stages of demolition related to the ERS will include work along the Mississippi
River, but those are being addressed through a separate permitting process. Natural habitats will be
improved with the pollinator habitat proposed to replace the power plant.
Staff does not see a need to impose specific conditions to satisfy this standard.
7. mill fully coipywitb all other requirements of this Code, ' din any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The use will fully comply with all other requirements of this Code,including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the city.
Staff does not see a need to impose specific conditions to satisfy this standard.
If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards set forth in Section 30-654.
Financial Impact
None
Mission/Policy/Goal
■ Meet changing needs -Agile
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans
41,
- - r,4 LO
ig +i r
# - c-q cq
rl
bf
I
J '
l kYf}
-
rf ,:'
_r, Y
' _
.rte bf',
p Ir
., tri-... �•..:
- 4
GREAT Conditional Use Permit Application
RIVER Project Narrative -
ENER T.
Great ICampus Site
Modificatio
March
1
1) Detailed description/scope of project
a) What is being proposed?
The purpose of this Conditional Use Permit (CUP) Application is to update Great River
Energy's existing CUP covering the Elk River Campus (Figure 1) after the closure of the
Elk River Resource Recovery Project in early 2019. In 2020, Great River Energy began
demolition of the Elk River Energy Recovery Station (ERS) waste combustor facility
located within the Elk River Campus footprint, and in October, sold the nearby Resource
Processing Plant. As a result, these facilities and their associated solid waste activities
are no longer applicable for these parcels.
With the demolition of the ERS, Great River Energy plans to fill in & regrade the hillside
facing US Highway 10 to match the existing hillside (Figure 2). The restored hillside will
then be revegetated with prairie pollinator habitat. This will create a net reduction of
approximately 0.9 acres in impervious surface area on the site. The top portion of the
ERS footprint, located adjacent to Great River Energy (formerly UPA) Drive, will be
resurfaced and utilized as a new material storage yard to house transmission service
equipment and an overflow parking area for the onsite maintenance garage and spare
company vehicles. A chain link fence with privacy screening will be installed along the
west edge of the new storage yard. Additionally, Great River Energy intends to relocate
materials from an existing storage yard (Yard 2), located to the north of the ERS
footprint, to this new storage yard. Once materials are relocated, Great River Energy
plans to remove the fencing and gravel surface of Yard 2 and restore the area to
vegetative cover. This will ultimately result in a further net reduction in impervious
surface area.
The remainder of the Elk River Campus will be unchanged and all current site activities
will continue. The substation, office building, parking lots, warehouse, and maintenance
garage located on the west side of the tracks will remain active, as well as the Peaking
Station, aboveground tank storage area, substation, warehouse buildings, and storage
yards located on the east side of the railroad tracks.
b) How is the request consistent with City of Elk River Comprehensive Plan?
The proposed project supports the City of Elk River Comprehensive Plan (Adopted May
19, 2014) in several ways:
i) Preserve and maintain the environment(pg. 7)
1
(1) Elk River seeks to promote clean air and water in the management,
development, and delivery of municipal services.
The demolition and proposed site restoration of the ERS site will reduce air
emissions and result in a net decrease of impervious surface area which will
enhance stormwater management from this area of the site.
(2) Development seeks to incorporate and blend the built and natural
environments.
The proposed project will provide more natural landscape on Great River
Energy's property by increasing the pollinator-friendly habitat through the
restoration of the ERS site. Additionally, once the storage yard swap is complete,
the current storage yard will be revegetated as well.
ii) Promote the expansion of industrial uses in those areas identified in the Land Use
Plan. Ensure that the expansion complements existing uses, protects the natural
environment, and respects the surrounding neighborhoods. (pg. 43)
The subject parcel is currently zoned as Light Industrial and this zoning classification
is maintained in the Future Land Use Map. The proposed project is consistent with
this zoning classification; however, a request to remove the Solid Waste Facility
overlay zone is also being submitted. Great River Energy will continue to operate as
a neighbor in good standing with the businesses, residences, and municipal
operations that are near the campus.
2) Hours of Operation
The existing combustion turbine is available to operate 24 hours per day and 365 days per
year for MISO to call upon to run. Additionally, Great River Energy's System Operations
located in the primary office building operates 24 hours per day, 365 days per year.
3) Number of Employees
Following the shutdown of the ERS, approximately 130 staff are and will continue to be
officed at the Elk River Campus.
4) Number of parking stalls, existing and additional
The campus facility is private property and therefore has no impact on public access or
parking. As part of the resurfacing on the top portion of the site, a portion is being
designated as overflow parking for use by the onsite maintenance garage for spare
equipment and vehicle parking.
5) Is there proposed screening of the site?
The storage yard will be located on the top of the hill, so there is not a direct line of sight
from US Highway 10. However, the new fence installed on the west side of the storage yard,
facing US Highway 10, will include privacy slats.
6) Proposed building materials
a) How do they comply with applicable design standards?
2
No new buildings will be added with this site modification.
7) Signage—(at time of installation, a separate permit is required for each sign)
No new signage will be added with this site modification.
8) Is there outdoor storage?
Within the existing campus footprint, multiple outdoor storage areas are present. As part of
the site restoration following demolition of the ERS, Great River Energy is intending to
create a new material storage yard, as described in the project narrative, and relocate
materials from one of these existing storage yards, as shown in Figures 1 and 2.
a) What is being stored?
Within the outdoor storage area proposed to be moved following demolition, the materials
stored include transmission service-related components, such as spare substation or
transmission line equipment, hardware, etc.
b) How much?
The quantity of materials to be stored in this new yard will fluctuate.
c) Proposed screening?
The area of the proposed storage yard is on top of the hill and thus elevated from the public
view along Highway 10. The storage yard itself will have a seven-foot-tall chain link fence
and will include privacy slats along the west side, facing US Highway 10.
3
Figure 1. Elk River Campus Overview
75-759-0110 75-695-0105
75-426- 1 '
1 _ 75-134-4406
low
" Buildings&
75-003-1000 = q Storage Yards
(to remain)
Existing
y ing Storage Yard gk=
(Yard 2)to beiS
75-003-1102`
relocated to new yard 75-003-1100
Substation
003-1 I Conveyor (to remain)
i -
Substation
(to remain) tube removed �R
75-003-4203 i
i.� t _
Peaking Plant
(to remain)
removed
75-003-1100
ERS Demolition Site/
New Storage Yard
Location
75-003-1102
75-003-1200
Warehouse,
Garage,&Offices
h� (to remain)
75-003-4203 17,77
i
x 75-849-0010
r
75-003-4203
GRE-owned parcels
o
Iz
o o
s -o
x - LLa zz
o
wlo w z_
-aoNw_ woo w«w
x a o�p8 g5 _Qo� Z y
w a d Wa z oaw 'x °_ x O
_ k W Nwm �o� �oz� - 0 o
Z o p o w o WJw g�g�< �� u
J z z �oo z x a w z
a a I ° I NQS° oop _p� ��` o
,ILL,aoa1m rc�p°° 25 a 90 a�`n
z
IL
2 72 dfi0 E � � 2]38]58 E o > > °
$ $
i � n
'- -- �i s w
_ /
/ _ wozzw
ofof of
ww - -
o� w -
_--��
2738 fi88 E >
ZZ O I+ f
�Z
14
�a �� 1.
> za
--I
w
'9�
w 10 „_— -_
f
GL
—_�•,�cwiaW-� �__ SF_BSc 1��-�_ __�'//�
'a
n y
to
- aNnce isd3
i
l 6l?AtlMH°IH'S n Q
__--___---
�,— ---- --- a
5 w _ Lu
Q
]]58 E 2]3]]58. Lu>W
rc �/Z
ru
nil dA
li