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<br />
<br />Tyson CUP Staff Report
<br />Page 2
<br />CUP Considerations:
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<br />With every Conditional Use Permit application, Chapter 1125 of the Zoning Code requires
<br />that the Planning Commission review and address any potential adverse effects which
<br />include, but are not limited to; relationship with the Comprehensive Plan, geographical area
<br />involved, potential depreciation, the character of the surrounding area, traffic, adequate
<br />utilities and access roads and the demonstrated need for such a use. Each of these potential
<br />adverse effects is reviewed and addressed:
<br />
<br />Relationship with the Comprehensive Plan: The Comprehensive Plan encourages the
<br />expansion of existing businesses and introduction of new businesses within Mounds View.
<br />4825 Mustang Circle and all the surrounding properties are designated as light or heavy
<br />industrial on the Land Use Map. The four lots making up Tyson’s property are not consistently
<br />designated. The northernmost lot is designated as Heavy Industrial due to that being the
<br />primary location of their current building, and the other three lots are designated as Light
<br />Industrial, including the lot where Ferrellgas is proposed to be located. The proposed propane
<br />gas facility could be inconsistent with the Comp Plan, as the characteristics of Ferrellgas fall
<br />more in the heavy industrial definition. The light and heavy industrial designations as defined in
<br />the Comp Plan are as follows:
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<br />Light Industrial – Land used primarily in the manufacture, processing, fabrication,
<br />assembly, packaging, incidental storage, sales, and distribution of predominantly
<br />prepared materials, finished products or parts. Light industrial uses would typically
<br />have all processing within buildings, require limited exterior storage, generate limited
<br />amounts of truck traffic, and be free of hazardous or objectionable elements such as
<br />noise, odor, dust, smoke, glare or other pollutants. Examples include greenhouses,
<br />food and drink processing plants and storage, light manufacturing and assembly, small
<br />machine and tool and die shops, flex industrial centers, mini-warehouses, and research
<br />and development facilities.
<br />
<br />Heavy Industrial – Land used primarily in the manufacture and/or processing of
<br />products from large bulky predominantly raw, extracted, or hazardous materials;
<br />or use engaged in the storage of flammable, explosive, or other materials that
<br />may pose a threat to public health or safety. Heavy industrial uses may require
<br />exterior storage of large equipment or material, be engaged in outside
<br />processing or assembly, generate significant amounts of truck or rail traffic, or
<br />emit limited amounts of objectionable elements such as noise, odor, dust, smoke,
<br />glare, or other pollutants. Examples would include foundaries and heavy
<br />manufacturing plants, grain elevators, and commercial warehouses.
<br />
<br />The Geographical Area Involved: The proposed business would be located on Mustang Circle,
<br />in the center of the Mounds View Industrial Park. A propane gas business would not
<br />necessarily be out of place for this industrial area, and the size of the property would easily
<br />accommodate the proposal. Tyson Company owns four parcels totaling approximately 20
<br />acres. Ferrellgas is proposed to be located on the most southern lot, which is 10 acres in size,
<br />although Ferrellgas would occupy only 1 – 1 ½ acres of this lot. They would be located at the
<br />southern end of this lot, behind the Fedtech building with the main access off of Mustang
<br />Drive/Circle. Fedtech, a precision laser and water jet cutting business, is located immediately
<br />adjacent to the property to the east.
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