PC Packet 08-19-2014 - Laserfiche WebLink

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the area to store cars containing materials beyond what the applicant would store. This is a highly undesirable use of land. Lastly, staff finds the applicant has not provided enough information to support the need by their operations for the rail siding. Although they indicate within their narrative they've been using rail for the last seven years, they have been doing it without a siding or spur so it is unclear why it would be needed at this time. Based on the information submitted to date, staff is unsupportive of allowing the rail siding as depicted on the site plan. Interoffice Comments Public Works/Engineering has been monitoring the Rice Creek Watershed District process regarding the applicant's grading plan approval. Public Works/Engineering finds the proposed grading plan acceptable. To conclude the Site Plan analysis, with the conditions discussed above regarding the rail siding, salt storage, and 8' screening berm, staff would recommend approval of the Site Plan. SPECIAL USE PERMIT ANALYSIS The applicant proposes to expand their aggregate crushing, recycling and equipment storage operation onto 21 acres. These uses are specially permitted under the Environmental Constraint Overlay Area (ECOA) Ordinance. The following special use standards of Section 6-800 (2) of the ECOA ordinance must be considered (staff responses in italics): A. Noise generated on site shall not exceed the following decibel limits: 1. Measured at the lot line: 100 dBA 2. Measured from the nearest residential use: 56.5 dBA Staff finds the proposed expansion should not negatively noise generated on site as the recently revised sound mitigation barrier will remain intact and meet these decibel limits. B. Odor shall not be readily detectable beyond the lot line of the site on which such use is located per Section 6-390 (8). There is no indication odor will be problematic with the expansion. If odor issues arise, they will be addressed through Section 6-390 (8) and the nuisance code. C. Dust-mitigation shall be implemented so as to prevent dust from leaving the site boundaries, as practical. A dust mitigation plan shall be submitted as part of the special use permit process. The applicant has indicated all existing dust mitigation efforts will be extended onto the expansion property. D. Screening methods shall be implemented so as to prevent the use from being visible from properties that are occupied by residences or from public roadways. Any berming efforts must be constructed in a manner to adequately control drainage on site. The proposed 8' berm should adequately screen the equipment storage area from Old Highway 8 NW. None of the other uses or activities on site will be visible from properties occupied by residences or from public roadways.