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against the title of the property. It would apply to MPI’s total 37 acres. This <br />agreement is attached for review. <br /> Amendments have been drafted to the Environmental Constraint Overlay Area <br />(ECOA) Ordinance, which would provide the applicant the legislative means to seek <br />approval of the 17 acre expansion of the aggregate crushing/recycling and associated <br />equipment storage use. The ordinance also includes optional language per the <br />applicants request, [bracketed-shaded] to be considered for operation of a road salt <br />storage and transfer facility use and additional pile storage allotments. The proposed <br />Zoning Code Amendment is attached for review. If the Planning commission <br />recommends adoption of any of the applicant’s requested changes, the documents will <br />be revised to reflect the recommended changed before they are presented to the City <br />Council. <br /> The applicant has clarified their intent to commercially sell salt and operate a road <br />salt storage and transfer facility on the expansion property. This proposed use is not <br />allowed under current zoning as it is considered outdoor storage as a principle use. <br />The proposed use is also not currently allowed under the overlay district, unless the <br />Commission and Council choose to adopt the applicant’s suggested language. This <br />issue is now being clarified as the applicant claims they’ve always been conducting <br />business in the sale of road salt, but they considered salt to be a mineral and be <br />included within the existing approvals for the exterior storage of black dirt, <br />bituminous, and concrete. The proposed Site Plan depicts the location of a 100’ x <br />100’ salt shed (closed on top and three sides, open on the 4th side) adjacent to the <br />proposed rail siding. <br /> The 1000’ rail siding remains a component of the expansion Site Plan. The applicant <br />represents the rail siding to be needed to ship aggregates into and out of the site. The <br />most recently submitted narrative states “MPI intends to continue to require the tracks <br />for that use with gradual increases to accommodate its expanded product line. MPI <br />proposed a railroad siding for railroad car off-loading.” <br /> <br />LAND USE REQUESTS & ANALYSIS <br />To recap, MPI requests the following land use approvals: <br /> <br />1) Zoning Code Amendment: Amend the Environmental Constraint Overlay Area <br />(ECOA) Ordinance, extending its benefits to the 17 acre expansion property while <br />also preserving as much of the original purpose of the ordinance as possible. <br />2) Special Use Permit: To allow expansion of the “aggregate crushing and recycling <br />with associated materials storage” (per the overlay) to the 17 acre expansion property. <br />The applicant also requests the addition of a new “road salt storage and transfer <br />facility” use of the expansion property. <br />3) Site Plan: Illustrates amendments to the previously approved site plan with regard to <br />pile storage areas, equipment storage areas, inclusion of a 1000’ rail siding, and <br />construction of a 100’ x 100’ salt storage shed. <br /> <br />In an attempt to move the land use requests forward, there are several issues needing <br />further analysis. Those items are outlined below, with a staff recommendation on each <br />topic noted in bold italics: