Consider Multiple Actions for a Proposed Expansion at 6601 McKinley St NW (Project No. 19-106): Case of ACE Solid Waste, Inc.

1. Resolution #19-082 Approving Amended Conditional Use Permit
2. Resolution #19-083 Approving Site Plan and Development Agreement

The City has received an application from ACE Solid Waste, Inc. (the "Applicant") for a proposed expansion of their existing transfer station at 6601 McKinley St NW (the "Subject Property"). The project requires multiple actions by the City, including a variance to off-street parking/maneuvering setbacks, an amendment to an existing Conditional Use Permit, and Site Plan approval.

In 2018, the Applicant received approval of a plat that combined two parcels into one as well as a zoning amendment to secure a single zoning designation for the entire parcel. Those previous actions were completed by the Applicant in anticipation of an expansion of their transfer station, which is now moving forward.

The Planning Commission did approve a variance for off-street parking and maneuvering areas from public road right-of-way at their April 4, 2019 meeting.

Staff has attempted to notify all Property Owners within 350 feet of the Subject Property, as listed in the Anoka County records, via Standard US Mail of the Public Hearing for the Variance and amendment to the Conditional Use Permit and has published a notice in the Anoka Union Herald.

General Background
The Subject Property is just over ten (10) acres in size and, as previously noted, is located in the E-2 Employment District. The surrounding properties are all industrial in nature and are located in the E-1 Employment District, E-2 Employment District, or Planned Unit Development (PUD) - Industrial. The proposed expansion is 8,066 square feet and would extend the existing transfer station north, toward 141st Avenue NW. East of the proposed expansion is Basalt Street, a dirt/gravel road that provides the sole access to a single business and provides a secondary access to one other business. Basalt Street terminates at the boundary of the Subject Property. The expansion of the transfer station has been prompted due to the recent closing of the Great River Energy Processing Plant that was located in Elk River.

Site Plan
The Applicant is proposing an 8,066 square foot expansion on the north side of the existing transfer station, as well as eleven (11) new parking stalls for refuse trucks and a concrete pad for a year-round opportunity for residents to drop of recyclable materials. The expansion would include a depressed loading dock that allows a semi tractor/trailer to enter the transfer station below the tipping floor. There would also be 3 overhead doors. One door is on the north elevation and two doors are on the east elevation. Materials collected from the route trucks would be tipped (or dumped) onto the floor, and then pushed into a semi trailer for hauling to the final destination. This creates a much more efficient process than sending individual route trucks to dump their loads at a final destination.

Access to the Subject Property would be from 141st Avenue NW. Refuse, including garbage or recycling trucks, would enter the Subject Property and stop on an in-ground scale before entering the transfer station. Route trucks may exit the Subject Property either back onto 141st Avenue or via McKinley Street to the south. All semi tractor trailers will exit the Subject Property onto McKinley Street.

The exterior finish of the building expansion will match that of the existing finish, which consists of raked precast panels with a smooth, painted band. The building coverage, building height, and building setbacks all comply with the bulk standards of the E-2 Employment District. However, the proposed additional parking stalls for refuse trucks are within the required twenty (20) foot setback. A variance application to address this encroachment was submitted by the Applicant and, as previously noted, was approved by the Planning Commission on April 4, 2019. 

Amended Conditional Use Permit
The Applicant secured a Conditional Use Permit (CUP) for the construction and operation of a mixed solid waste and recycling transfer station in 2000 (approved by Resolution #00-04-104). The existing CUP allowed for up to a 17,100 square foot transfer station. The proposed expansion is 8,066 square feet, for a total building size of 16,137 square feet. This is within the parameters of the existing CUP. However, the proposed expansion differs from the original layout. Staff has carried over all the applicable terms from the original CUP and added an exhibit to identify the location of the transfer station. No other changes are proposed for the CUP. It should be noted that the Applicant has already obtained the necessary approvals from state agencies for this proposed expansion.

The Planning Commission conducted a Public Hearing on this request at their April 4, 2019 meeting.  There were several questions from a nearby business regarding the operation but no opposition was expressed.  No other written or verbal comments were received regarding the request.

Alternatives

Alternative 1: Adopt Resolutions #19-082 and #19-083 granting approval of an Amended Conditional Use Permit, the Site Plan, and Development Agreement for for the proposed transfer station expansion.  The action was supported by the Planning Commission.
 
Alternative 2: Adopt a modified version(s) of Resolutions #19-082 and #19-083 granting approval of an Amended Conditional Use Permit, the Site Plan, and Development Agreement for the proposed transfer station expansion.
 
Alternative 3: Deny the requested Amended Conditional Use Permit and Site Plan.

All costs associated with this request are the responsibility of the Applicant.

The Planning Commission recommends adopting Resolutions #19-082 and #19-083 granting approval of an Amended Conditional Use Permit, Site Plan and Development Agreement for the proposed expansion of the transfer station.

Motion to adopt Resolution #19-082 granting approval of an Amended Conditional Use Permit and Resolution #19-083 granting approval of the Site Plan and Development Agreement for a proposed expansion of the transfer station on the Subject Property.