2015.04.21 PC Minutes - Laserfiche WebLink

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