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SUP Amendment and Site Plan Review; Murlowski Properties Inc. <br />Planning Commission Report; 7-16-19 <br /> <br /> <br />Page 8 <br />(cont.) <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />4. That adequate utilities, access roads, drainage and/or necessary facilities have <br />been or are being provided. <br />Staff Comment: While the Engineering memo dated 7/12/19 has a number of <br />conditions that must be met, no issues were identified that would preclude the <br />proposed development. Criteria met. <br />5. That the special use shall in all other respects conform to the applicable <br />regulations of the district in which it is located. <br />Staff Comment: Analysis of this criteria requires us to examine the following <br />specific requirements for “Aggregate crushing and recycling with associated <br />materials storage” as outlined in the Environmental Constraint Overlay Area <br />regulations: <br /> <br />A. Noise generated on site shall not exceed the following decibel limits: <br />1. Measured at the lot line: 100 dBA <br />2. Measured from the nearest residential use: 56.5 dBA <br />Staff Comment: The updated sound mitigation plan provided by Wenck <br />certifies that the new rubble pile locations will continue to comply with these <br />proposed decibel maximums. <br />B. Odor shall not be readily detectable beyond the lot line of the site on which <br />such use is located per Section 6-390 (8). <br />Staff Comment: The minor relocation of the rubble piles will not generate any <br />new or unusual odors. Furthermore, this site has not generated an odor <br />complaint since the use started on the site in the late 2000’s. <br />C. Dust-mitigation shall be implemented so as to prevent dust from leaving the <br />site boundaries, as practical. A dust mitigation plan shall be submitted as <br />part of the special use permit process. <br />Staff Comment: Existing dust mitigation measures will need to be continued <br />regardless of the rubble pile location. Again, no complaints regarding dust <br />from the site have been registered, so existing mitigation measures appear to <br />be working. <br />D. Screening methods shall be implemented so as to prevent the use from being <br />visible from properties that are occupied by residences or from public <br />roadways to the extent reasonably possibly and in accordance with the <br />applicable provisions of the Zoning Code and any approved screening plan. <br />Any berming efforts must be constructed in a manner to adequately control <br />drainage on site. <br />Staff Comment: The existing earthen berm along the western property line <br />and existing vegetation along the southern property line will continue to