6.2. SR 04-04-2005
Item #~2.
MEMORANDUM
TO: Mayor and City Council
FROM: Chris leeseberg, Planner CJc.
DATE: April 4, 2005
SUBJECT: Case No. CU 05-05
Request by Cemstone Products Company to operate a ready-
mix plant.
Request
Consider a request by Cemstone Products Company for a Conditional Use Permit to operate
a ready-mix plant.
location
The property is located on at the northwest corner of Highway 169 and County Road 77
(213th Avenue)
Zoningl land Use
12 (Medium Industrial) / M (Mining)
120 Day Rule
In order to comply with Minnesota Statute 15.99 (120 - Day Requirement), action must be
taken on this request by April 27, 2005
Attachments
. Location Map
. Survey
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
City Council ICU 05-05
April 4, 2005
Page 2
Overview
The applicant is proposing to operate a ready-mix plant at the subject property. The
applicant currendy operates their business on property located just north of the subject
property. They will be running the business with an existing plant that is located on the
subject property. The gravel mine is located to the west of the ready mix plant.
Analysis
There is an existing ready-mix plant on site that the applicant will be utilizing for their
operation. An existing machine shed will be utilized for the storage of a few trucks and shop
space. It is anticipated that most of the truck fleet will be park outside.
The hours of operation will be Monday-Friday 6 am-6 pm and Saturday 6 am-12 pm.
There will be one employee on site during business hours. There are 12 trucks that are used
and each will require one employee. They anticipate that the number of trucks and
employees could increase to 18-20.
There will be small amounts of sand and aggregate stored on site, as the plant will receive
this material from the adjoining gravel mine. The deliveries will be internal to the site and
will not impact any roads.
Landscaping
The applicant is proposing signage that meets the ordinance requirements at the entrance to
the property.
No landscape plan was included with the application. The applicant stated that future
landscaping with trees and turf will be created after the berms along Highway 169 and
County Road 77 are reworked. A landscape plan that meets the City requirements shall be
submitted for review and approval by staff.
Parking and Circulation
The applicant will be rebuilding the entrance road into the property, as it is currendy too
steep to utilize. The internal circulation of the site will be determined once the plant is
operational as they want to determine the best traffic patterns after using the site. On site
parking is adequate for the number of trucks and employee vehicles.
Standards for Issuance of a Conditional Use Permit
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 qffect the use and e,!jqyment of other propetry in the
immediate vicini!J or the public health, scifery, morals, comfort, convenience or general welfare of the
neighborhood or the ciry.
S:\pLANNING\Case Files\200S\CU 05-05 Cemstone\CU oS-OS_CC.doc
City Council ICU 05-05
April 4, 2005
Page 3
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement 0/ surrounding vacant
properry.
4. Will be seroed adequatelY f?y and will not adverselY qiftct essential public facilities and seroices
including streets, police and fire protection, drainage, refuse disposa4 water and sewer !ystems, parks
and schools; and will not, in particular, create trqffic congestion or interference with trqffic on
a4jacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions 0/ operation that will
be detrimental to a'!Y persons or properry because 0/ excessive trqffic, noise, smoke, fumes, glare,
odors, dust or librations.
6. Will not result in the destruction, loss or damage 0/ a natura4 scenic or historic feature 0/ mqjor
importance.
7. Will fullY complY with all other requirements 0/ this Code, including a'!Y applicable requirements
and standards for the issuance 0/ a license or permit to establish and operate the proposed use in the
ciry.
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.
Planning Commission Actions
The Planning Commission unanimously recommended approval of the request.
Recommendation
Staff and the Planning Commission recommend the City Council approve the request with
the following conditions:
1. There shall be no direct access to Highway 169 from Lot 1, Block 1.
2. The yard shall be delineated on the site plan. If the yard is to be
expanded, the applicant shall apply for an amendment to the Conditional
Use Permit.
3. If more than 20 trucks are to be on site, the applicant shall apply for an
amendment to the Conditional Use Permit.
4. A landscape plan that meets the City requirements shall be submitted
prior to recording the conditional use permit.
S:\pLANNING\Case Files\200S\CU 05-05 Cemstone\CU OS-OS_CC.doc
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Case Number: CU 05-05 CEMSTONE PRODUCTS COMPANY
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