PUBLIC HEARING - Connexus Energy - Rezone a Portion of the Ramsey Landfill from I-1 to CL Northwest of Sunwood Drive and Sunfish Lake Blvd. NW.

Rezoning
As staff was preparing a draft zoning map for the Zoning Code update, most of the Ramsey Landfill was proposed to be zoned CL Closed Landfill.  A portion of it, however, was purposefully proposed as I-1 Light Industrial so that it would accommodate a future industrial development.  The proposed differentiation in zoning followed existing parcel lines.  Too much property, however, was assigned the I-1 zoning designation.  A large portion of one of these parcels actually has very little development potential due to monitoring wells, pipelines, utilities, and other aspects of the landfill.  This portion of the property was recently designated by the State of Minnesota for a solar garden in partnership with Connexus energy as a way to make a positive use on land that has almost no other productive use.  

Solar energy systems are allowed as a primary use within the Closed Landfill (CL) district.  They are only allowed as an accessory use in the Light Industrial (I-1) district.  Without a primary use on the subject property, an accessory use cannot occur.  To accommodate the solar garden, the rezoning of approximately 18.4 acres from I-1 to CL is requested.  A portion of the property will remain I-1 to accommodate industrial development should the State be able to open up the suitable land in the future.  The entire Landfill is guided "Closed Landfill" in the City's 2040 Comprehensive Plan, so a rezoning will be consistent and appropriate.    

Site Plan Review
All permitted primary uses within the CL district are required to apply for Site Plan Review.  That application is expected in the upcoming months as more detailed plans are prepared.  In the meantime, the concept site plan attached to the applicant's narrative and the street view images (both attachments to this case) are to help show that the site is suitable for the intended use.  Please provide any feedback on the concept so that the applicant can incorporate any suggestions into the plans that the Planning Commission and Council will see in the future.  
 

Public notification was provided in the January 12 Anoka Union Herald Newspaper.  Mailed notices were sent to property owners within 350 feet of the site.  A Proposed Development sign was placed on the site off Sunwood Drive NW.

The notification included a public hearing for a Site Plan Review, which is not ready for review at this time.  That review will be re-notified for a future date as plans are drawn up.  The hearing tonight will be for the rezoning only.  

Alternatives to Consider:
1. Recommend approval of the rezoning as presented.
2. Recommend denial of the rezoning based on certain findings. 

Costs associated with this application are the responsibility of the applicant.  It should also be noted that the property may become subject to property taxes due to it being leased out by Connexus Energy.  

Staff recommends rezoning a portion of the property from I-1 to CL and for the Site Plan Review of the Solar Garden.  

Motion to recommend approval of rezoning from I-1 to CL at the northwest of Sunwood Drive and Sunfish Lake Boulevard NW.