Cook County board approves height variance for North Shore Waste transfer station

COOK COUNTY, Minn. — The Cook County Board of Adjustment on March 13 approved a variance allowing the proposed North Shore Waste transfer station at 404044 Chippewa Cemetery Trail to exceed the 35-foot maximum building height in the Light Industrial Zone.

Neva, a Cook County planning staff member, told the board the parcel covers 10.87 acres inside the North Shore Management Zone and is zoned Light Industrial. Neva said the applicant requests relief from Cook County Zoning Ordinance sections 4.19 and 8.04 because Minnesota requirements for solid waste transfer stations call for higher overhead doors and roof structural depth; the site plans show a maximum roof height of 42 feet measured from average grade and up to 48 feet from actual ground surface.

The variance was sought to accommodate the functional needs of a county solid waste transfer facility and will be accompanied by a conditional use permit through the Cook County Planning Commission, staff said. Neva said state rules take priority over local zoning standards and cited "Minnesota state code 735.2870" when describing the state height requirements for such facilities. She also noted site work will include a new septic system, a stormwater plan and infrastructure to treat runoff; wetlands exist on the property but were not driving the variance request. Environmental Health provided a memo saying a septic design had not yet been submitted.

The application was legally noticed in the Cook County News Herald on Feb. 21, 2025; 12 letters were mailed to adjacent property owners and county departments and the DNR hydrologist, Neva said. She reported no written correspondence was received from adjacent owners concerning the variance.

Dustin Hansen, who gave his address as 5774 East Highway 61 in Hoveland, said he had no substantive comments and was "happy to answer questions if anybody has any." Members of the Board of Adjustment spoke in favor of the variance. "It's clear cut, to be able to dump the truck," said Bridal, a board member, summarizing the operational need for higher interior clearances, and added that stormwater runoff planning would be important during the conditional-use review. Jeff, a board member, asked for perspective on the building's height, calling it "between 3 and 4 stories" and noting some curiosity about how visible the structure will be from Highway 61.

Bridal made a motion to approve the variance "accepting staff's findings of fact" and respecting applicable state building requirements for the facility; the motion was seconded and carried on a voice vote. The transcript records aye votes with no recorded opposition; the motion was recorded as approved.

The variance approval permits the applicant to exceed the 35-foot local maximum and effectively authorizes a 42-foot measured height (42 feet from average grade per the applicant's plans), subject to conditions that will be detailed in the conditional use permit review and any state-mandated requirements. Staff suggested a condition could include vegetative buffers but noted the industrial zoning and surrounding land uses; the board did not add additional conditions in the recorded motion.

The board closed the public hearing after hearing no public speakers and moved immediately to a vote. Next steps described in the meeting include processing the conditional use permit and finalizing required site plans, septic design and stormwater infrastructure before project permits are issued.