6.7. SR 12-18-2006
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment December 18, 2006
Item Description
Request by Cemstone Products Company for Conditional
Use Permit, Public Hearin - Case No. CU 06-30
Item Number
6.7.
Prepared by
Chris Leeseber , Park Planner
Reviewed by
Jeremy Barnhart, Planning Manager
Location
11755 213th Avenue
Introduction
Cemstone Products Company is planning on purchasing the four acres west and north of its existing
concrete plant as shown on the site map to use for the crushing and storing of recycled concrete. A CUP
is necessary to expand the operation into the adjacent property.
Attachments
. Request for Action
. Location Map
. Applicants Narrative
. Site Plans
Action Requested
Staff and the Planning Commission recommend the City Council approve the conditions as outlined.
City Council Action
Motion by _
Second by _
Vote
Follow Up
Case File: CU 06-30
Page 2
location: 11755 213th Avenue
Zoning:
Adjacent
Zoning:
12 (Medium Industrial)
N -12
E-Al
S - 12/Rla
W-Al
land Use:
Adjacent
land Use:
M (Mining)
N-M
E - Comm Reserve
S-M
W-M
Site Area: 4 acres
60 Day Rule: Action must be taken on this request by December 30, 2006
Overview
On April 4, 2005 the applicant received a Conditional Use Permit to operate a ready-mix plant on
the subject property. One of the conditions was, ((If the yard is to be expanded, the applicant shall applY for
an amendment to the Conditional Use Permit." The applicant is looking at expanding the yard to the west
and north for the crushing and storing of recycled concrete.
Applicable Regulations
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, if!jure or detrimentallY qffect the use and et!fqyment of other properry in the immediate
viciniry or the public health, sqfery, morals, comfort, convenience or general we!fare of the neighborhood or the
ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement of surrounding vacant properry.
4. Will be seroed adequatelY lry and will not adverselY qffect essential public facilities and senices including
streets, police and fire protection, drainage, refuse disposal, water and sewer [Ystems, parks and schools; and
will not, in particular, create trqlfic congestion or interference with trqlfic on acfjacent and neighboring public
thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to af!Y persons or properry because of excessive trqlfic, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of mqjor importance.
7. Will fullY complY with all other requirements of this Code, including af!Y applicable requirements and
standards for the issuance of 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
fmdings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
S:\PLANNING\Case Files\2006\CUP\CU 06-30 Cemstone\CU 06-30_CC.doc
Case File: CU 06-30
Page 3
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
Analysis
The site is currendy part of a sand and gravel operation owned by Aggregate Industries. The site has
been previously mined and is without topsoil or trees. The proposal is to windrow the leftover
concrete on the subject area and then it will be crushed on site. The crushed leftover concrete will
be re-used as fill or base material instead of being hauled to a different location or landfill. Up to
30,000 tons of recycled concrete may be stored on site.
The hours of operation will be the same as the plant: 6 am to 6 pm Monday through Saturday.
Crushing will occur on site at one time of the year. The applicant has indicated that it will take up to
four continuous weeks, once a year, to crush the concrete.
There will be no increase in employees.
Comprehensive Plan
The comprehensive plan allows for mining operations within it and the proposed request is
consistent with the existing uses and those allowed in the zoning district.
Natural Resources
The Natural Resources Inventory (NRI) does not indicate any natural resource on the property.
Transportation
Access to and from the site will be maintained as what is currendy on site. Currendy the applicant
hauls the concrete to be recycled off-site to property just west of the subject site via County Road
77. With the request, this traffic will be removed from the County Road.
Grading/Drainage
The elevation of the entire area is lower than the elevation of County Road 77. Slight grading to
level off the property is being proposed, however there will be no paving or Class- V materials added
to the site.
Landscaping
The proposed screening of the site is shown in the landscape plan. There will be tree plantings on a
berm to tie in with the existing screening to the east that was approved with the original Conditional
Use Permit.
S:\PLANNING\Case Files\2006\CUP\CU 06-30 Cemstone\CU 06-30_CC.doc
Case File: CU 06-30
Page 4
Planninl: Commission Action
No one spoke at the public hearing and the one question the commission had was what the sound
level would be during the crushing operation. The applicant indicated that they are regulated by the
state and would be subject to allowable levels set by the state.
The planning commission unanimously recommended approval of the request.
Recommendation
Staff and the Planning Commission recommend the City Council approve the Conditional Use
Permit request, as shown on the plans dated 10-30-06, with the following conditions:
1. Landscaping along the south property shall be the same as what was approved
and installed on the south property line with the Conditional Use Permit (CU 05-
05)
2. Concrete crushing shall occur only from 6 am to 6 pm Monday through Saturday.
Respectfully Submitted
Chris Leeseberg
Park Planner / Planner
S:\pLANNING\Case Files\2006\CUP\CU 06-30 Cemstone\CU 06-30_CC.doc
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C.U.P. Narrative 10/27/06
Cemstone Products Company
Cemstone Products Company is planning on purchasing the 4 acres west and north of its
concrete plant as shown on the site map to use for the crushing and storing of recycled
concrete. The site is currently part of a sand and gravel operation owned by Aggregate
Industries. It has been previously mined and is without topsoil or trees. Up to 30,000
tons of recycled concrete may be stored on site. The hours of operation will be the same
as the plant: 6 am to 6 pm with no increase in employees. The proposed screening of the
site is shown in the landscape plan. There will be tree plantings on a berm to tie in with
the screening to the east. The crushed leftover concrete will be re-used as fill or base
material instead of being hauled to a different location or landfill.
The elevation of the entire area is lower than the elevation of County Road 77 as shown
in the landscape plan map. All rain water in contact with this area remains onsite. Slight
grading to level off the property will occur, however there will be no paving or laying of
class 5 material. Therefore, there will be no increase in drainage nor any water leaving
the site.
Note: The labels for Property Owners within 350 feet of the subject parcel requirement
has been waived since the list was recently generated from a variance request for the
same property.
Enclosed Maps
Required Site Map (4 @ 1" = 50', 4 @ 11" by 17")
Required Landscape Plan (4 @ 1" = 50', 4 @ 11" by 17")
Aerial Map (4 @ 8 12" by 11")
Please feel free to call or e-mail me with any questions/concerns.
Patrick A. Bergin, P .E.
Environmental Manager
Cemstone Products Company
651-686-4221
pbergin@cemstone.com
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