7.5. SR 09-19-1994
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AGENDA ITEM 7.5
MEMORANDUM
TO:
MAYOR AND CITY COUNCIL
GARY SCHMITZ, PLANNING ASSIST. 0~-1
SEPTEMBER 19, 1994
SUBJECT: CONDITIONAL USE PERMIT
REQUEST BY NORTHERN STATES
POWER (NSP), PUBIC HEARING, CASE
NO. CU 94-29
FROM:
DATE:
REQUEST
Northern States Power (NSP) Resource Recovery Facility is requesting an
amendment to their conditional use permit to construct a fifty (50) foot by
eighty (80) foot metal skin building to store equipment and parts, which are
currently located outdoors.
LOCATION
The Southwest 1/4ofthe Southeast 1/4 of Section 11, Township 32, Range 26,
Sherburne County, MN, according to the Government Land Survey except
the south 468 feet of the west 495 feet subject to highway easement ofrecord.
(East of US Highway 10 and North of 165th Avenue, 10700-165th Avenue,
Elk River, MN).
ZONING / LAND USE
11 (Light Industrial), SWF (Solid Waste Facility) / LI (Light Industrial)
ATTACHMENTS
Report to the Planning Commission dated August 23, 1994
BACKGROUND
The Elk River NSP Resource Recovery Facility is requesting to construct a
fifty (50) foot by eighty (80) foot metal skin accessory building to store
equipment and parts which are currently kept outside. The building will be
located on the north side of the parcel. NSP owns approximately thirty-four
(34) acres and operates a refuse derived fuel facility. The reason this
P.O. Box 490 . 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
CC, Resource Recovery Facility
September 19, 1994
Page 2
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proposal is required to receive a conditional use permit is that the existing
solid waste facility currently has a conditional use permit and adding the
accessory building would be an expansion of that conditional use permit.
The proposed building will measure fIfty (50) feet by eighty (80) feet (4,000
square feet) and be constructed of metal skin siding and painted to match the
existing facility. The applicant proposes one large twenty (20) foot wide by
fourteen (14) foot high overhead door on the west elevation. The building will
also have a concrete floor. The details of this request are outlined in the
attached report to the Planning Commission.
ANALYSIS
Prior to the Planning Commission meeting, staff and the applicant met on
site to discuss the conditions of the conditional use permit. One of the
recommended conditions referenced the Zoning Ordinance requirement that
mandates 25% of the exterior building fInish in the 11 (Light Industrial)
zoning district be of an approved fInish. Metal skin siding is not an approved
fInish. This requirement includes accessory buildings, therefore, a condition
of approval was to upgrade the proposed building to meet this requirement.
.
The applicant indicated that this requirement would do little to improve the
overall appearance of the site due to the proposed location of the accessory
building (rear of the parcel) and the overall size of the existing building.
Staff concurred that a natural screen along the north property line was a
more appropriate buffer for future development of the vacant industrial
property to the north. Therefore, condition number 2 on staffs report to the
Planning Commission was deleted and a new condition was added requiring
a double row of six (6) foot coniferous trees spaced fIfteen (15) feet apart along
the north property line be added to screen the industrial property to the
north within two (2) years of approval.
The appropriate application to address these deviations from the City's
performance standards is a variance. Therefore, in the future a variance
application will accompany an application such as this conditional use
permit.
PLANNING COMMISSION RECOMMENDATION
.
The Planning Commission concurred
recommended approval of this request.
proposal.
with staffs new fInding and
There was no opposition to the
nsp .council
CC, Resource Recovery Facility
September 19, 1994
Page 3
.
RECOMMENDATION
Staff recommends approval of the amendment to the conditional use permit
request by the Elk River Resource Recovery Facility to construct a fifty by
eighty (50 x 80) foot metal skin accessory structure with the following
conditions:
1. THE EXTERIOR OF THE ACCESSORY BUILDING BE
PAINTED TO MATCH THE EXISTING FACILITY.
2. A DOUBLE ROW OF SIX (6) FOOT CONIFEROUS TREES
SPACED FIFTEEN (15) FEET APART BE ADDED ALONG
THE NORTH PROPERTY LINE WITHIN TWO (2) YEARS
OF APPROVAL.
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nsp.council
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"IENDA ITEM 5.5
MEMORANDUM
~@lPrt
TO: PLANNING COMMISSION
GARY SCHMITZ, PLANNING ASSIST. 0~
FROM:
DATE:
AUGUST 23, 1994
SUBJECT: CONDITIONAL USE PERMIT
REQUEST BY NORTHERN STATES
POWER (NSP), PUBIC HEARING, CASE
NO. CU 94-29
. REQUEST
Northern States Power (NSP) Resource Recovery Facility is requesting a
conditional use permit to construct a fifty (50) foot by eighty (80) foot metal
skin building to store equipment and parts, which are currently located
outdoors.
.
LOCATION
The Southwest 1/4 of the Southeast 1/4 of Section 11, Township 32, Range 26,
Sherburne County, MN, according to the Government Land Survey except the south
468 feet of the west 495 feet subject to highway easement of record. (East of US
Highway 10 and North of 165th Avenue, 10700-165th Avenue, Elk River, MN).
ZONING I LAND USE
11 (Light Industrial), SWF (Solid Waste Facility) I Ll (Light Industrial)
ATTACHMENTS
Location Map, Zoning Map, Site Plan, Floor Plan Layout
BACKGROUND
.
The Elk River NSP Resource Recovery Facility is requesting to construct a fifty (50)
foot by eighty (80) foot metal skin accessory building to store equipment and parts
which are currently kept outside. The building will be located on the north side of
the parcel. NSP owns approximately thirty-four (34) acres and operates a refuse
derived fuel facility. The reason this proposal is required to receive a conditional
use permit is that the existing solid waste facility currently has a conditional use
permit and adding the accessory building would be an expansion of that conditional
use permit.
P.O. Box 490 . 13065 Orono Parkway. Elk River, MN 55330 · (612) 441-7420 . Fax: (612) 441-7425
Resource Recovery Facility
August 23, 1994
Page 2
--------------------------------------
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The proposed building will measure fifty (50) feet by eighty (80) feet (4,000 square
feet) and be constructed of metal skin siding and painted to match the existing
facility. The applicant proposes one large twenty (20) foot wide by fourteen (14) foot
high overhead door on the west elevation. The building will also have a concrete
floor.
The 11 (Light Industrial) zoning district requires that twenty-five (25) percent of the
exterior building elevation must be of an approved finish. Metal skin siding is not
an approved finish. The proposed accessory building is 100 percent metal skin
siding, therefore, in order to be in compliance with City code, twenty-five (25) of the
exterior must be upgraded with an approved finish such as brick, stucco, etc. . Staff
would suggest that a four (4) foot decorative brick wall be used around the entire
perimeter of. the structure to protect the lower area from damage and give the
building an aesthetically pleasing appearance.
STORAGE
The building will be used to store equipment and parts which are currently kept
outside. The attached floor plan layout shows areas where a lawn tractor and
accessories (such as tires, buckets for front end loaders, etc.) will be stored. Other
areas of the accessory building will be used to store various parts needed for the .
operation of the facility. The applicant has indicated that no hazardous waste of
any kind will be kept within the building.
RECOMMENDATION
Staff recommends approval of the conditional use permit request by the Elk River
Resource Recovery Facility to construct a fifty (50) by eighty (80) foot metal skin
accessory structure with the following conditions:
1. THE EXTERIOR OF THE ACCESSORY BUILDING BE
PAINTED TO MATCH THE EXISTING FACILITY.
2. A MINIMUM OF TWENTY-FIVE (25) PERCENT OF THE
EXTERIOR BUILDING MUST CONSIST OF AN APPROVED
FINISH AS REQUIRED BY CITY CODE.
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P.O. Box 490
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