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5.3. PCSR 12-19-2017 Request for Action To Planning Commission Item Number 5.3 Agenda Section Public Hearings Meeting Date December 19, 2017 Prepared by BrieAnna Simon, Planner Item Description Tiller Corporation – 12450 Ranch Rd. NW  Conditional Use Permit for portable concrete plant, Case No. CU 17-34 Reviewed by Amanda Bednar, Environmental Coordinator Reviewed by Zack Carlton, Planning Manager Action Requested Recommend, by motion, approval of the Conditional Use Permit (CUP) authorizing Mineral Excavation and a portable concrete plant, with the following conditions: 1. If the proposed site improvements described in the application and CUP have not been substantially completed within two years of the permit’s date of approval, the permit shall expire and become void. 2. The CUP shall expire if the authorized use ceases for more than six months. Failure to obtain an annual license will be evidence of cessation of use. 3. The applicant must apply for and receive approval of all required permits before any construction may begin. 4. A Mineral Extraction License shall be obtained annually. 5. All activities on the site shall be conducted in a manner that is consistent with operating permits issued by the city, county, state, federal, and other agencies. A copy of any and all permits related to the operation of the site shall be submitted to the city for their reference. 6. Portable concrete plant shall maintain setbacks of 50 feet from all neighboring property lines. No mining activity shall be permitted within the setback area without staff approval. 7. The need of buffering and/or screening in light of surrounding land uses shall be evaluated at the time of annual license renewal and shall be installed when directed by the city to protect surrounding land uses. 8. The applicant shall be responsible for the cost and construction of all reasonable road improvements, including turn lanes, as required by the Sherburne County or MnDOT. The city reserves the right to require the applicant to pay for reasonable road maintenance of haul routes. 9. Wash operations shall not be permitted unless a plan for protecting ground water and surrounding environment is approved by the city’s environmental consultant. 10. Dust control is required for all roads and within the site in accordance with air pollution standards and to ensure dust does not create a public nuisance or otherwise adversely affecting adjacent properties. 11. Vehicles and equipment not in operable condition or materials not associated with the mineral extraction/excavation activity shall not be kept or stored at the site. 12. The site shall be mowed or maintained to control noxious weeds and other vegetation. Existing trees and ground cover shall be preserved to the maximum extent possible. 13. Fencing shall be installed during extraction operations to ensure the safety of the public and environment as determined by the city engineer and environmental staff. N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-34 Tiller\4-Planning Commission\CU 17-34 Tiller_PC 12-18-17.docx 14. Hours of operation are 4:00 a.m. until 10:00 p.m. Monday-Friday and 7:00 a.m. to 7:00 p.m. on Saturday. 15. Trucking and hauling shall be allowed between the hours of 6:00 a.m. and 7:00 p.m. Monday- Saturday. 16. Tiller will work with staff to combine all active Conditional Use Permits for each of the three sites in Elk River by the end of 2018. Background/Discussion Case No. CU 17-34 The applicant is seeking a Conditional Use Permit (CUP) amendment for mineral excavation on 12450 Ranch Road (PID 75-121-2000 etc.) and near the northern limits of Elk River, see location map attached. Site operations include stripping, extraction, processing, and recycling of concrete and asphalt reclamation. Materials suitable for reclamation will also be blended onsite with excavated aggregates. The applicant has previously received a CUP for this location. Portable Concrete Plant Portable concrete plants are used to produce materials for road construction, such as concrete pavement and bridge structures. The proposed plant will be located on site near the aggregate being sourced. The applicant has requested the concrete plant be portable and approved for the entirety of the site in order to keep the plant near the aggregate being sourced. Staff is recommending that the portable concrete plant maintain a 50 foot setback from all neighboring property lines. Because mining is occurring on properties to the north, it is suggested that mining permitted within the setback areas to avoid a windrow situation along the property lines in collaboration with mining operations to the north. Setback from the property line to the north will be 30 feet, unless mining collaboration agreement across property lines is confirmed. Tiller has conducted sound level monitoring for all sites in Elk River and has demonstrated the ability to comply with the nighttime noise standards. This information has been received by the City of Elk River as part of their annual Mineral Excavation License application. Based on this information and monitoring of noise complaints from residents, staff recommends the approval of this request to permit a portable concrete plant on this site. Applicable Regulations The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The proposed use will not detrimentally affect nearby property as the use fits with the intended use of the development and is located adjacent to other mineral excavation establishments. The annual permitting process takes neighboring properties into account. The proposed use will comply with MN Rules Chapter 7030, Noise Pollution Control for all sites during all operating hours. N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-34 Tiller\4-Planning Commission\CU 17-34 Tiller_PC 12-18-17.docx 2. Will be consistent with the comprehensive plan. The use is consistent with the comprehensive plan. The proposed use fits the mineral excavation guidance for the property through the Gravel Mine Area Study completed in 2014. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The proposed use will not affect the surrounding Single Family Residential (R1-a) with a Mineral Excavation Overlay District (zoning district) and Development Reserve (land use). This area of Elk River is largely used for gravel mining and landfill operations. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The facility will not be served by city services and there does not appear to be any other potential impacts to public facilities or services. This operation will meet road restriction rules. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. This proposal underwent an Environmental Impact Statement (EIS) with the City of Elk River to determine the potential environmental effects of the operation. The city determined that the proposed operation would not result in non-reclaimable environmental degradation. The conditions outlined in this CUP are in place to minimize the effects of noise, odors, and dust that are common for gravel mine operations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. This proposal underwent an EIS with the City of Elk River to determine the potential environmental effects of the operation. The city determined that the proposed operation would not result in non- reclaimable environmental degradation. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and Standards for the issuance of a license or permit to establish and operate the proposed use in the city. The applicant is required to comply with all other sections of the code and must apply for all required building permits in addition to the Conditional Use Permit. The proposed use will comply with MN Rules Chapter 7030, Noise Pollution Control for all sites during all operating hours. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these standards. Financial Impact None Attachments  Location Map  Application for Amendment to CUP for Mineral Excavation dated October 2017 Tiller Corporation: Elk River Sand and Gravel Mine    1 | Page  Conditional Use Permit Amendment Application  October 17  TILLER CORPORATION    APPLICATION FOR   AN AMENDMENT TO CONDITIONAL USE PERMIT  FOR MINERAL EXCAVATION  ELK RIVER, MINNESOTA    1. Introduction:    Tiller Corporation (Tiller) is requesting an amendment to a Conditional Use Permit (CUP) for  Mineral Extraction for our Site located in Elk River at 12450 Ranch Road (CSAH 33). Site  operations include stripping, extraction, processing, recycling of concrete and asphalt and  reclamation.  These operations are currently permitted to occur from 4:00 A.M. until 10:00 P.M.  Monday through Friday and 7:00 A.M. to 7:00 P.M. on Saturday.  Loading and trucking operations  are currently permitted to occur from 6:00 A.M. to 7:00 P.M. Monday through Saturday.  This  amendment request is limited to adding the ability to locate a portable concrete plant at the Site  on as needed basis for local projects.  No changes are being sought for any other aspect of our  permit.  Figure 1 ‐ General Location Map, illustrates the Site general location.    2. Legal Description of Property:    See Exhibit 1    3. Name and Address of Operator and Property Owner:    Tiller Corporation  7200 Hemlock Lane, Suite 200  P.O. Box 1480  Maple Grove, MN 55311‐6480  (763) 425‐4191    4. Names and addresses of all adjacent land owners within 350 feet of the Site:     See Exhibit 2     5. Detailed Map of Haul Routes:    Figure 2, Haul Routes, illustrates the extent of the haul routes within the City limits. The Site is  located on CSAH 33 (Ranch Road) and the majority of the trucks utilize this to access US 169.  County and state highways will be used for the majority of hauling.  Local roads east of US 169  and west of the Site will be used only as needed for local deliveries.  Proctor Road south of CSAH  33 is posted seven tons per axle; therefore, loaded trucks are prohibited from using this route.    6. Concrete Plant:  Portable concrete plants produce materials for road construction including concrete pavement  and bridge structures.  Concrete consists of entrained air, water, portland cement and aggregate.  Tiller Corporation: Elk River Sand and Gravel Mine    2 | Page  Conditional Use Permit Amendment Application  October 17                      Source: 2017 Portland Cement Association   Plants are sometimes located on or near the construction project and many times they are located  at the aggregate source.  When the majority of the aggregate is being sourced from one site it is  common to position the portable plant at the aggregate source and then transport the concrete  to the project.    Figure 3, Surrounding Area, illustrates surrounding land uses and the permitted area.  The Site  box on Figure 3 indicates the approximate area where a portable concrete plant would likely be  located.     7. Request:    Tiller is respectfully requesting an amendment to the existing CUP for the Site that will allow the  ability to locate a portable concrete plant at the Site on as needed basis for local projects.  No  other changes are being sought for any aspect of the CUP.    The necessary State permits for the portable concrete plant will be in place prior to locating the  plant at the Site.  In addition, Tiller plans to notify City staff on a case by case basis when a plant  is scheduled to be located at the Site.  This will allow an opportunity to communicate the timing  of these projects with various City contacts.       Livonia Big Lake Otsego Ramsey Nowthen Orrock Saint Francis Figure 1Site General LocationSite Cities and Townships $ 0 2 41Miles StanfordZimmerman DaytonSt. Michael Rogers Albertville Elk River Site Livonia Big Lake Otsego Ramsey Nowthen Orrock Saint Francis Elk River Site Figure 2Haul Routes Route for Local Projects Only Route for Majority of Projects Roads Sourced from MnDOT Cities and Townships $ 0 1 20.5 Miles CSAH-33 US 169 US 10 US 10 Imagery ©2017 , DigitalGlobe, U.S. Geological Survey, USDA FarmService Agency Figure 3Site and Surrounding AreaScreening Berms Property Boundary $ 0 1,000 2,000500Feet City Park Residential Site Residential Residential City Park Residential Mining Mining US 169