2015.04.21 PC Packet - Laserfiche WebLink

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Road Salt Storage and Transfer Facility Use The applicant is requesting the ECOA Ordinance include amendments that would permit the applicant, by special use permit, to introduce a new use of road salt storage and transfer. A new 100’ x 100’ salt storage shed would be constructed adjacent to the rail siding. According to the applicant, the shed could hold 4,500 tons of salt and the intent would be to fill it three times per year for a total yearly output of 13,500 tons of road salt. The salt would be delivered via rail, unloaded into the salt shed, then be loaded into trucks for transport off-site. Staff is opposed to introducing any new uses to the ECOA. The original intent of the ECOA was to provide a legislative means to approve MPI’s aggregate crushing/recycling operation that was occurring in connection with their excavation business and original special use permits for the exterior storage of black dirt, bituminous, and concrete. This was supported in 2010 as these uses were related to the primary use on the property. Outdoor storage as a principal use is not permitted in New Brighton. Storing salt in a “shed” is considered outdoor storage. Because road salt is unrelated to MPI’s primary business, and because of the intensity of the existing uses, staff would recommend denial to include the “road salt storage and transfer facility” language to the ECOA Zoning Code Amendment. It’s important to acknowledge a Yard Waste Transfer use exists on site and is allowed through the ECOA. This was permitted in 2010 even though it is unrelated to MPI’s excavation business. The area devoted to yard waste is relatively small compared to the proposed 100’ x 100’ road salt storage shed. This use has also produced numerous odor complaints over the years. Staff finds the nuisance issues (odor) and truck traffic associated with this use, combined with the impacts of the aggregate crushing/recycling use (truck traffic, noise, dust), including the unsightliness of both uses combined, are all the site can support being adjacent to a Natural Environment lake and a Regional Park. Introduction of a third use could negatively impact the immediate surroundings and the residential neighborhood to the west by further degrading aesthetics and increasing noise and traffic. In recognition the “stacking” of uses could have unintended negative land use impacts, the ECOA has been amended whereby all uses require a special use permit. This will allow appropriate City review, including notification to the neighbors, of future uses proposed by MPI or other future landowners. Allowed Pile Storage and Equipment Storage Areas By expanding the aggregate crushing/recycling and associated materials storage use to 17 additional acres, several conditions within the ECOA required amendment to ensure the original intent of the ordinance was preserved. The existing ECOA limits how much pile storage can be accommodated on site to 30% of the total land area. Because the applicant is nearly doubling their land area, staff believes 30% is no longer appropriate as too much land could be covered in piles of either processed or unprocessed aggregates, creating unsightliness. Adding to the unsightliness is the removal of tree cover from the 17 acre expansion property that provided a significant amount of screening for the existing piles.