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i• 7'P /� / P: ition #3550 and Conditional Use Permit #463 ........... .. This parc- • sive`agricultural district of the Town of• Cottage Grove Land Use Plan. This has been the location of the town landfill for many years. There are no policies in the town plan which address the landfill or recycling operation. The land is zoned A-1 (Exclusive) due to the "blanket" rezone done in 1982. While the recycling operation is similar to a landfill in some respects, some conditions would be needed to minimize neighborhood impacts. Conditional Use Standards [Sec. 10.255 (2)(g)] 1 . That the establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger the public health, safety, comfort, or general welfare. Staff Comment: We believe that if the standards of DNR for closure of the landfill are followed, this standard would be met, except that if a building is proposed, it should be stipulated that it not be constructed on the filled area. This is to avoid a methane buildup within the structure. 2. That the uses, values and enjoyment of other property in the neighbor- , hood for purposes already permitted shall be in no foreseeable manner substantially impaired or diminished by establishment, maintenance or operation of the conditional use. 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. Staff Comment: We believe that conditions should be stipulated to meet these standards. The applicant should submit a site plan that provides for landscape screening and an attractive appearance. The recycling activity should be sited, where it is least visible and causes least traffic for the neighboring development. Conditions could also be considered to limit operations to daytime hours. There also needs to be control of wind blown material , plus a provision for closing down operations when winds reach or exceed 30 miles per hour. The recycling activity would not require the full 6 acres, and other use such as open space could be provided on the balance of the site. (The site designs attached from the County Solid Waste Plan would only require 1 to 3 acres. ) 4. That adequate utilities, access roads , drainage and other necessary site improvements have been or are being provided. 3