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10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. That the general vicinity of the proposed facility was zoned Industrial until 1990. The proposed use is compatible with the surrounding industrial uses that developed in the area prior t° the rezoning to BW in 1990. That the Applicant has stated that 25% of the facility activity will consist of a contractor supply !yard consisting of retail sales which iscompatible with the intent of the BW District. That the Applicant is proposing to establish a facility on the subject property that will process demolition concrete and asphalt into aggregate for resale. That the Applicant has stated that the crusher will be operated on the site two 10-week periods per year. That the proposed use will produce noise and dust. That City Staff contacted a representative of Minnesota Pollution Control Agency (MPCA) and determined that the proposed facility is subject to MPCA permitting regulations for air qualityand to ensure that State standards will not be exceeded for noise and dust, the State will mOnitor the operation. That the Applicant has proposed that a water hydrant, supplied by the on-site will system, will be~located at the crusher site to provide a supply of water for controlling dust during the crushing operations. That the Applicant has stated that the proposed use w/Il average approximately 58 incoming loads of demolition debris and 58 outgoing loads of aggregate per day and approximately 10 incoming loads of contractor supplies and 15 outgoing loads of same per day. That the Applicant has proposed to construct landscaped berms along the north and west boundaries of the facility to minimize any adverse visual impact associated with the stockpiled rubble and finished product and mitigate noise levels. That the City has previously issued a conditional use permit for a heavy industrial activity, aluminum processing, in the BW District. That the proposed use will substantially increase traffic to and from the area. That the proposed use will/will not be unduly dangerous or otherwise detrimental to persons working in the vicinity of the use, or to the public welfare. That the proposed use will/will not be harmonious with and in accordance with the specific objectives of the Comprehensive Plan. That the proposed use will/will not be designed, operated and maintained so as to be harmoriious and appropriate in appearance with the existing character of the general vicinity and such use will/will not change the essential character of the area. That the proposed use will/will not be a substantial improvement to the property in the immediate vicinity and to the community as a whole. That the proposed use will/will not be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, and drainage structures, or the per~ons or agencies responsible for the establishment of the proposed use shall be able to adequately provide any such service.