Item 5.1 ITEM NO. 5.1.
City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Stephen Rohlf, Building and Environmental Administrator
Date: September 23, 2003 A
SUBJECT: Conditional Use Permit for Mineral Excavation by Aggregate
Industries/ P.H. CU 03-29
Request: Aggregate Industries is requesting to expand an existing fifty (50) acre gravel mine
• to include an additional eighty (80) acres. Mining the property in question has been
anticipated for a long time and was included in the City of Elk River's 1994 Environmental
Impact Statement (EIS) on Mineral Excavation and is already zoned Mineral Excavation
Overlay Zoning District.
Attachments: Included with this memo is Aggregate Industries' application to amend their
conditional use permit,which is dated August 2003. Also included is a copy of their current
conditional use permit for the existing portion of this mine. Aggregate Industries'
application contains a vicinity map of the property and a reclamation plan showing the
proposed final contours.
Background: Aggregate Industries started mining the existing fifty (50) acre pit in this area
in 2001. They plan to mine the new eighty (80) acres from north to south. The two existing
dwellings on the site,which the operator owns,will be removed. The eighty (80) acres in
question do not contain any wetlands and, except for adjacent to houses on the site, there
aren't any trees on the property. The first two seasons of mining the fifty (50) acres site
were without incident. However, this year noise from that pit has become an issue.
Issues:
Condition number 9 in the attached CUP, titled Reclamation:
As part of the City of Elk River's EIS on Mineral Excavation, a contour map of the Mining
District was developed. The city did this to make sense of elevation between the various pit,
• drainage patterns and future road elevations. The proposed final contour map, contained in
the attached application, shows the pit floor at 1,000 feet above mean sea level. The city's
• EIS indicates a final contour of 980 feet. Staff does not feel this proposes a significant
problem, but we will have the City Engineer's recommendation on this issue prior to
Tuesday night's meeting.
Condition number 10 in the attached CUP, titled Traffic:
For the most part, the language contained in the current permit still pertains. However, staff
recommends that the reference to January 1, 2005 be replaced with language requiring
Aggregate Industries use the Highway 169/CSAH 33 interchange as soon as its construction is finished.
Condition number 12 and 13 in the attached CUP, titled Hours of Operation and
Noise:
Normal hours of operation for mineral excavation are from 7:00 a.m. until 7:00 p.m.,
Monday through Saturday. Aggregate Industries requested and was granted extended hours
under their original permit, as long as it wasn't an annoyance to surrounding properties. For
two seasons the extended hours apparently were not a problem. However,in the last two
week, staff has received numerous complaints from neighbors regarding noise from this pit.
Staff has visited the neighborhoods experiencing problems during evening hours to confirm
the noise issues. On September 16, 2003, staff hosted a meeting between representatives of
Aggregate Industries and the neighbors bothered by the noise from the operation.
Of issue is not whether or not the noise complaints are legitimate. Rather, the issue is
whether or not Aggregate Industries can satisfactorily resolve the problem. Aggregate
• Industries is proposing a number of remediation measures such as soundproofing their
primary crushed, rubber padding on the parts of their operation where gravel hits metal and
sound walls.
Aggregate will not have most of the measures they propose to resolve noise issues
completed until after the Planning Commission meeting. Staff has arranged another
neighborhood meeting prior to the City Council considering this issue to see if the
remediation measures succeeded. Staff recommends the hours of operation for this request be reduced to
the normal hours of 7:00 a.m. to 7:00 p.m., if noise issues are not resolved prior to the City Council
considering their requested expansion.
Condition number 17 in the attached CUP, titled Groundwater Protection Measures:
During the neighborhood meeting staff hosted, a number of residents expressed concerns
regarding their wells. The city's EIS included a pump test to see what effects,if any,
appropriating large amounts of ground water for washing gravel would have on adjacent
wells. The pump test did indicate that there is a potential to affects the well at the residents
on the corner of CSAH 77 and 213th Street.
Due to this concern, a number of conditions were placed on Aggregate Industries'washing
operation, including reporting drops in the ground water level and the city having the right
to curtail water appropriation. In addition,Aggregate Industries'wells is only twenty (25)
feet deep and they have a three (3) celled system that allows wash water that doesn't
• evaporate to filtrate back to the ground water. Staff feels that adequate conditions are in
placed to deal with this issue, especially since the houses in question are even a greater
• distance from the wash operation than the houses that originally raised the concern. Also,
mining activities in this pit are restricted to a minimum of five (5) feet above the water table.
Condition number 20 in the attached conditional use permit, titled Berming: Staff
recommends this language is replaced with 'The Operator will place berms along CSAH#77 as
required by the Sherburne County Engineering Department."
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Rive?' Case Number: CU 03-29 AGGREGATE INDUSTRIES
•
CITY OF ELK RIVER
AGREEMENT FOR ISSUANCE OF
CONDITIONAL USE PERMIT
FOR MINERAL EXCAVATION
THIS AGREEMENT, made and entered into this day of
2001, by and between the CITY OF ELK RIVER, a municipal corporation
organized under the laws of the State of Minnesota (City), and Aggregate
Industries-North Central Region, Inc., a Minnesota corporation, hereinafter
referred to as (operator);
WITNESSETH:
WHEREAS, Operator has made application to City for approval of a
• conditional use permit to operate a gravel mining operation within the City on
property legally described as follows:
The Southeast Quarter of the Southeast Quarter (SE 1/4, SE 1/4) of
Section 9, and the north 320 feet of the Northeast Quarter of the
Northeast Quarter (NE 1/4, NE 1/4) of Section 16, all in Township 33,
Range 26, Sherburne County, Minnesota.
(the Property); and
WHEREAS, the City of Elk River Planning Commission and City
Council have held hearings on Operator's request for a conditional use
permit, at which hearings all citizens of the City of Elk River and other
interested parties have had the opportunity to be heard on the
application; and
WHEREAS, the City Council by motion adopted March 19, 2001,
approved a conditional use permit for the operation of a gravel mining
operation (the Operation) on the Property, subject to certain conditions,
including that Operator enter into a Conditional Use Permit Agreement
with City so as to fully comply with the City's Mineral Excavation,
• Zoning, and other applicable Ordinances; and
Page 2
11111WHEREAS, the City's Zoning Ordinance requires that a
Conditional Use Permit be issued and that a Conditional Use Permit
Agreement for mineral excavation be entered into.
NOW, THEREFORE, in consideration of the premises and the
mutual promises and conditions hereinafter contained, it is hereby
agreed as follows:
1.) Entire Agreement- Except as otherwise provided herein, this
Agreement shall constitute the Conditional Use Permit for the Property
and, to be executed by City and Operator, shall govern the parties rights,
responsibilities, and obligations with respect to the Operation, subject to
the compliance by all parties with applicable city ordinances and state
and federal laws.
2.) Warranty of Operator- Operator hereby warrants and
represents to the City, as inducement to the City's entering into this
agreement, that the Operator has a valid lease for the operation and the
fee owner of the subject property shall also enter into this agreement.
3.) Conditions- The following general conditions shall apply to
the Operation:
(01) This Conditional Use Permit authorizes Mineral Excavation
(gravel) from the Property.
(02) All mineral excavation and processing operations on the
property shall comply with the City's mineral excavation,
zoning and other applicable ordinances; with the terms of
this Conditional Use Permit agreement and the license
agreement to be executed by the City and operator; with the
City of Elk River's Environmental Impact Statement on
mineral excavation; and with the application materials and
plans submitted by the Operator, which plans and materials
are the basis for the City's approval of the Conditional Use
Permit.
(03) The Operator shall orally notify the City of any violations of
this permit within 24 hours and follow this with notification
in writing within four (4) working days of the violation.
(04) The operation shall be subject to gravel tax collected by the
• County, a portion of which the City receives.
s:\b&z\stev er\gravcu p.d o c
Page 3
• (05) Violations of this Conditional Use Permit may result in
suspension or revocation.
(06) The City Building and Zoning Administrator and/or his/her
agents shall be permitted to inspect the operation for
compliance with the conditions of this permit during normal
hours of operation.
(07) The City's approval of this Conditional Use Permit is subject
to the approval of appropriate permits by other governmental
agencies.
(08) No explosives shall be allowed for this operation.
(09) Reclamation
a. Reclamation shall be implemented on an annual basis
pursuant to the reclamation plans submitted by the
operator.
b. Each year a plan for that year's reclamation shall be
approved by the Building and Zoning Administrator
prior to issuance of the mineral excavation license.
c. The reclamation shall include topsoil from the site
being preserved and put back into place after mining.
d. Revegetation of the property shall include seeding with
a mixture approved by city staff accompanied by a
nurse crop. The vegetation established for the
reclamation must be maintained until it is self-
sufficient.
e. Contours, finished grades, details of erosion control
methods, and settling ponds, shall comply with the
plans submitted and the City ordinance at the time of
reclamation. Additional measure as determined by
city staff may be required.
(10) Traffic
Except for localized jobs, traffic through Elk River associated
• with this operation shall be limited to U.S. Highway 10 and
169. The operator may temporarily use 213th Ave. to access
s:\b&z\stever\gravcup.doc
Page 4
• Highway 169. No later than January 1, 2005, the city will
determine if the operator shall redirect traffic from their
facility to the County Road 33/Highway 169 interchange or
petition the Minnesota Department of Transportation for
acceleration lanes at the 213th Avenue/Highway 169
intersection.
(11) Dust Control
a. A permit from MPCA regarding air emissions shall be
obtained when required and particulate emission
standards shall be met by the operation.
b. All equipment shall be located as to reduce dust to
adjacent properties.
c. Water, but no chemical agents, shall be used to
control dust when necessary.
d. The City reserves the right to require additional
measures to be taken, if warranted by dust problems,
including but not limited to reducing stock pile
heights.
(12) Hours of Operation
The operator will be allowed to mine, process, and sell
product on the site from 6:00 a.m. until 2:00 a.m. and
maintain equipment 24 hours a day, as long as the operation
does not constitute a nuisance to surrounding properties as
determined by city staff. If complaints can not be resolved,
the Building and Zoning Administrator may, as a remedy,
adjust the hours during which mineral excavation activities
are conducted, ultimately reverting back to the normal hours
of 7:00 a.m. and 7:00 p.m., Monday through Saturday.
Upon approval of the Building and Zoning Administrator, or
his/her designee, sale (hauling product off-site) may occur
outside of the permitted hours [on a temporary basis not to
exceed seven (7) days] to address an unique situation.
Alternatives to back-up alarms will be used from dawn to
dusk.
s:\b&z\stever\gravcup.doc
Page 5
• (13) Noise
a. The noise from screening and crushing associated with
this operation shall be controlled by equipment
location on site, the erection of sound barriers, the
placement of stockpiles, and the type of equipment
used.
b. Noise levels associated with this operation shall at no
time exceed State standards.
c. The City reserves the right to require additional
measures be taken, if warranted by noise.
(14) Lighting
Lighting from the operation shall be directed away from
adjacent residential property. Glare, whether directed or
reflected as different from general illumination, shall not be
visible beyond the limits of the immediate site. All sources of
artificial light shall be so fixed, directed, designed, or sized
• that the minimum subtotal of their illumination shall not
increase the level of the illumination on nearby residential
property by more than .1 foot candles in or within twenty-
five (25) feet of a dwelling, or more than .5 foot candles on
any part of the adjacent property.
(15) The piling, storing, or keeping of old machinery, junk, debris,
or abandoned motor vehicles, shall be prohibited on this site,
with the exception that reusable parts may be stored on the
mineral excavation site provided that it is in a location that
cannot be viewed from adjacent properties or is totally
screened.
(16) Mining activities shall not cause excessive vibration off site.
If excessive vibration becomes an issue, the City reserves the
right to take appropriate measures to alleviate the problem.
(17) Groundwater protection measures shall include:
a. The Operator shall file with the City an emergency spill
response plan. The operator shall adhere to this plan
110 in the event there is a spill.
s:\b&z\stever\gravcup.doc
Page 6
• b. The Operator shall provide the Fire Department with a
copy of their flammable or hazardous materials.
c. Fuel tanks shall be above ground, properly diked (if
required by law), and registered with MPCA.
d. All incidences that have the potential to adversely
affect groundwater, including but not limited to spills,
shall be verbally reported to the City within 24 hours.
This verbal notification shall be followed up in writing
within four (4) working days.
e. The appropriate storm water permits shall be obtained
by the Operator from MPCA.
f. The wells located at the site shall be monitored once a
year for diesel range organics (DRO). If mining is to
occur below the water table, the above wells shall be
monitored for DRO prior to excavation activities
commencing and after their cessation each year.
Further, in the event of a spill, appropriate water tests
• will be taken until the spill is deemed clean by the city.
g. A two cell system to recycle water from the wash
operation shall be utilized.
h. Groundwater levels shall be monitored in the wells
located at the site prior to the start of wash operations
and an additional three (3) times during the first week
of said operation to predict the long term effects of the
pump operation. Thereafter, the aforementioned wells
shall be tested a minimum of twice per month, said
frequency to be increased during dry periods. This
routine testing shall also be done for the water
recycling pond. A drop in water levels of twelve (12)
inches or more shall be immediately reported to the
city.
i. Water usage by mining activities shall not adversely
affect adjacent residential wells. Mitigative measures
may include, but are not limited to, curtailing of
pumping activities until water levels return.
s.\b&z\stever\gravcup.doc
Page 7
• (18) Signage
Signage for the operation shall be that which is permitted for
an industrial operation in a medium industrial zone.
(19) Fencing
The operator shall fence the west, south and north sides of
the site with a four (4) foot high fence with support post
every ten (10) feet. If city staff determines other areas
warranted fencing for safety reason, it shall be required as
part of the operator's yearly mineral excavation license.
(20) Berming
Berms shall be constructed on the site as described in the
operator's application.
(19) Other Permits
The Operator shall obtain all state and federal permits
• appropriate to their operation and file copies of said permits
with the City.
4.) General Provisions-
(01) Permits- Operator agrees to comply with all of the provisions
hereof and agrees to save and hold the City harmless from any and
all claims or actions arising from the operations of the Operator on
the Property.
(02) Binding Effect- The terms and provisions hereof shall be
binding upon, and inure to the benefit of the heirs, representatives,
successors, and assigns of the parties hereto and shall be binding
upon all future owners of all or any part of the Operation and shall
be deemed covenants running with the land. This Agreement shall
be placed of record so as to give notice hereof to subsequent
purchasers and encumbrances of all or any part of the Property,
and all recording fees, if any, shall be paid by the Operator.
(03) Severable- In the event that any portion of this Agreement
shall be held invalid for any reason, the same shall not affect in
• any respect whatsoever the validity of the remainder of this
Agreement.
s.\b&z\stever\gravcu p.doc
Page 8
• (04) Waiver- Any waiver, whether express or implied, by any
party of a breach of any provision of this Agreement will not
operate as or be construed to be a waiver of any subsequent
breach of this Agreement.
(05) Notices- All notices and demands specified herein shall be
deemed appropriately and timely given when delivered personally
or deposited in the United States mail to the addresses hereinafter
set forth by certified mail (return receipt requested). The addresses
of the parties hereto are as follows until changed by written notice
given as above:
If to the City at: City of Elk River
ATTN: Building and Zoning Administrator
13065 Orono Parkway, P.O. Box 490
Elk River, Minnesota 55330-0490
If to the Operator at: Aggregate Industries-North Central Region,
Inc.
ATTN: Bob Bieraugel
2915 Waters Road, Suite 105
Egan, Minnesota 55121
(06) Incorporation by Reference- All plans, special provisions,
proposals and specifications, submitted pursuant to this
Agreement shall be and hereby are made a part of this Agreement
by reference as fully as if set forth herein in full.
IN WITNESS WHEREOF, the City and Operator have caused this
Agreement to be duly executed on the day and year first above written.
CITY OF ELK RIVER OPERATOR/FEE OWNER:
Aggregate Industries-North Central
Region, Inc.
By: By:
Its: Mayor
By: By:
. Its: City Administrator
s:\b&z\stever\gravcup doc
Page 9
• STATE OF MINNESOTA
ss.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
day of , 2001, by Stephanie A. Klinzing, the
Mayor of THE CITY OF ELK RIVER, a Minnesota municipal
corporation, on behalf of the corporation.
Notary Public
STATE OF MINNESOTA
• SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
day of , 2001, by Patrick D. Klaers, the City
Administrator of THE CITY OF ELK RIVER, a Minnesota municipal
corporation, on behalf of the corporation.
Notary Public
•
s:\b&z\stever\gravcup.doc
Page 10
• STATE OF MINNESOTA
ss.
COUNTY OF
The foregoing instrument was acknowledged before me this
day of , 2001, by , the
of Aggregate Industries-North Central Region,
Inc., a Minnesota corporation, on behalf of the corporation and fee
owner of the subject property.
Notary Public
STATE OF MINNESOTA
ss.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
day of , 2001, by , the
of Aggregate Industries-North Central Region,
Inc., a Minnesota corporation, on behalf of the corporation and fee
owner of the subject property.
Notary Public
This instrument was drafted by: City of Elk River
Building and Zoning Department
13065 Orono Parkway/ PO Box 490
Elk River, MN 55330
s:\b&z\stever\gravcup.doc
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• Case Number:
Planning Department
City of
ElkLand Use Application Form
River •
Effective June 1, 2003 Revised 7/28/03
Application Type Fee Consultant Retainer
Administrative Subdivision $300.00 $300.00
Conditional Use Permit
Residential $300.00 $200.00
X CommerciaUlndustrial $500.00 $500.00
Easement Vacation(Street,Drainage/Uulrty $250.00 $300.00
General Planning Permit $100.00
Interim Use Permit
Residential $300.00 $200.00
Commercial/Industrial $500.00 $200.00
Ordinance or Land Use Amendment $400.00
Plat
Preliminary $1,000.00+ $5.00 for each
lot over 50 $1,000.00
Final $200.00
Site Plan Review $300.00 $500.00
Subdivision Exemption $100.00
Variance or Appeal of Zoning Decision $200.00
Zone Change $300.00
• Property Information 75-116-1105
75-116-1106
Address: West Pit (West of CSAH 77) Parcel Number: 75 - 116 - 1100
• Legal Description: (attach if necessary) East 1/2 of NE '/4 ( including the Rotz
properties) of Sec 16, T.33N. , R. 26 W
Applicant Information
Name: Aggregate Industries
Address: 2915 Waters Road STE 105 Eagan MN 55121
Street City State ZipCode •
Phone (w): 651-683-8123 Fax: 651-6:3-8192 one (H):
`
�/
Signature:402 / j Date:
Owner Information
Name: Same as Above
Address:
Street City State ZipCode
Phone (w): Fax: Phone (H):
Signature: Date:
Planning Land Use Application
Page 2
• Billing Information (if different from either applicant or owner information)
Name: Same
Address:
Street Cay State ZipCode
Phone (w): Fax: Phone (H):
Signature: Date:
Agreement to Pay Costs of Review:
It is the policy of the City of Elk River to require applicants for land use approvals and licenses to
reimburse the City for costs incurred by the City in reviewing and acting upon applications, so that
these costs are not borne by the taxpayers of the City. These costs include all of the City's out-of-
pocket costs for expenses, including the City's costs for review of the application by the City's
environmental Consultant, City Engineer; City Attorney, or other consultants, and may also include
a charge for extra staff time to process particularly complex applications.
The City will bill the applicant for these costs as they are incurred, and payment will be due within
thirty (30) days of mailing of the bill. If payment is not received as required by this by this
agreement, the City will suspend the application review process and may deny the application for
failure to comply with the requirements for processing the application. Payment for costs will be
required whether the application is granted or denied.
11110
The undersigned has received the City's policy regarding the payment of costs of review,
understands that reimbursement to the City of costs incurred in reviewing the application will be
required as set forth in the policy, agrees to reimburse the City as required in the policy and make
payment when billed by the City, and agrees that the .•plication may be denied for failure to
reimburse the City for costs as provided in the p.:,r
Signature: —l�a?.77 _ Date: 17-7/-",..f
Description of Project/Request/Name of Plat
Please describe your project/reason for your request. If necessary, attach a written narrative.
This CUP amendment will expand the boundaries of our mining permit. The
expansion is within the area of the Environmental Impact Statement of
1994. There are no changes in process or practice from the 1994 EIS .
Submission Requirements
411 The City requires six (6) copies of all required drawings. Drawings shall be folded, at a scale no
smaller than 1"=S0', and no larger than 24"x36" in size. One (1) set of 11"x17" reductions is also
required. All required information must be submitted on the application date in order for an
S:\PLANNING\Forms\Applicanon Fomss\Application Form Revised 4 21 03.doc
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X / 2003 CUP
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PREPARED BY:
AGGREGATE INDUSTRIES-ELK RIVER PLANT
AGGREGATE INDUSTRIES
2915 WATERS ROAD Aerial Flown November 7,2002
AREA OF 2003 CUP AGGREGATEG
SUITE 105
IN
EAAN,MNESOTA
0
1000 Feet
(651)683-0600
CITY OF ELK RIVER,SHERBURNE COUNTY,MN INDUSTRIES AUGUST 22,2003 i
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® Mining Site Prep for Reclamation i Concrete and/or Asphalt Rubble
Ofuture Mining L Proposed Reclamation MI Settling Pond
I [J Stripping L- Topsoil - Properly Line
• Reclaimed F't' r.1 Overburden
PREPARED BY: N
AGGREGATE INDUSTRIES ELK RIVER PLANT .AAk
AGGREGATE INDUSTRIES
2915 WATERS ROAD Aerial Flown November 7,2002
2003 OPERATIONS PLAN AGGREGATE EAITE105NNESOTA
(651)683-0600 0 1000 Feet
CITY OF ELK RIVER,SHERBURNE COUNTY,MN INDUSTRIES MARCH 28,2003
•
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1024 2
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10032 7 Intl' '7•-T __'. .K. 705$!1 •'0
•robable end grades for proposed 80 acres and amended grades for north 50 acres
AGGREGATE INDUSTRIES-ELK RIVER PLANT PREPARED BY:AGGREGATE INDUSTRIES
AAk 2915 WATERS ROAD
GRADING PLAN AGGREGATE SUITE 105 0 500 Feet
EUITEMINNESOTA
CITY OF ELK RIVER,SHERBURNE COUNTY,MN (651)683-0600 one inch equals 500 feet
INDUSTRIES SEPTEMBER 4,2003