2015.04.28 CC Minutes - Laserfiche WebLink

Home Browse Search

April 28, 2015 Page 6 of 11 Planning Director Gundlach reported the Planning Commission discussed this use and a majority of Commissioners agreed to allow the salt storage and transfer use for the following reasons: • A pile of salt is no different than a pile of dirt or aggregate. • The salt can be enclosed in a building. • Truck traffic will be minimal when compared to truck traffic with the aggregate business. • The applicant already keeps salt on their property for their own personal use so the expansion of the salt to sell to a third party will not create extensive additional impact. • Commercially selling salt will allow MPI to do business in the winter. • The salt should be limited to 13,500 tons annually and be stored in a 4 -side shed not to exceed 10,000 SF. Planning Director Gundlach indicated staff's position is the impacts of the current aggregate crushing /recycling and equipment storage operation is an intensive enough land use based on the characteristics of the surrounding area and introduction of an additional outdoor storage use should be denied for the following reasons: • There are adjacent environmentally sensitive land uses of Rush Lake, Rice Creek, and Long Lake Regional Park. • The truck trips and noise associated with the salt use will create negative impacts 12 months of the year, whereas the current operation is relatively quiet during the winter months. • The amount of noise associated with the hooking and unhooking of rail cars is unknown. • The hours of operation are unknown to the applicant. • Outdoor storage as a principal use is generally not allowed in any zoning district in New Brighton. • The use is unsightly and visible through certain view -sheds from Old Highway 8 NW and Long Lake Regional Park. • Staff is unable to effectively enforce the 13,500 annually ton allowance. Planning Director Gundlach commented it was also worth noting, the applicant stated at the Planning Commission meeting the proposed berm at the east end of the equipment storage area will be built to a height of 10' rather than 8' as depicted on the Site Plan. The original staff recommendation noted a condition of approval that the berm be 8'. Because the applicant offered 10', that berm height condition on the staff recommended documents was adjusted to 10'. The Planning Commission chose not to increase the berm height requirement, so the Planning Commission - recommended documents leave the berm height at requirement at 8'. Pile Storage Allowance. Planning Director Gundlach explained the Planning Commission and City staff agrees to limit pile storage acreage based on the number of acres available on MPI's property for piles. MPI proposes to base their pile allowance on total acres. This City staff and MPI's proposals amount of a difference of three acres: City staff proposes 8 acres of pile storage and MPI proposes 11 acres. Staff s proposal, which the Planning Commission agreed with, would allow MPI to grow their piles by 33 %. MPI's proposal would allow them to grow their piles by 83 %. The original intent of the ordinance was to limit pile acreage due to unsightliness. Recognizing MPI acquired 17 additional acres, and should be able to put it to good use, staff finds a 33% growth reasonable.