HomeMy WebLinkAbout6.g. Request by Spectro Alloy to Issue a Conditional Use Permit to Allow Outdoor Structures in Excess of 15% of the Gross Floor Area of the Principal Building to Install a Custom Clean Charge System �CROSEMOLINT EXECUTIVE SUMMARY
CITY COUNCIL
City Council Meeting Date: December 16, 2014
AGENDA ITEM: Case 14-62-CUP Request by Spectro Alloy to
Issue a Conditional Use Permit to Allow qGENDA SECTION:
Outdoor Structures in Excess of 15% of the Consent
Gross Floor Area of the Principal Building to
Install a Custom Clean Char e S stem
PREPARED BY: Eric Zweber, Senior Planner AGE�A NO.
ATTACHMENTS: Resolution; Site Map; 2015 Sorting Investment APPROV BY:
Plan; Planning Sketch Survey; CCC Sorter
Elevation; Excerpt of the Draft December 9
Plannin Commission Meetin .
RECOMMENDED ACTION: Motion to Adopt a Resolution Approving a Conditional Use
Permit (CUP) to Allow Spectro Alloys to Install Outdoor Structures in Excess of 15% of the
Gross Floor Area of the Principal Building to Operate a Custom Clean Charge (CCC)
System.
ISSUE
The applicant, Spectro Alloy Corp (Spectro), requests a conditional use permit (CUP) to allow the
installation and construction of outdoor structures to process and recycle aluminum scrap without
smelting. This process is called Custom Clean Charge (CCC) by the industry. r� CUP is required because
the CCC equipment and associated outdoor structures will result in the site having a total aggregate area of
outdoor structures in excess of 15% of the total gross area of the principal building. If the gross area of
outdoor structures and equipment was under 15%, the request could be adininistratively approved. The
Staff Yecoininends approval of the request subject to conditions.
DECEMBER 9 PLANNING COMMISSION MEETING
The Planning Commission reviewed the Spectro request on December 9. Paul Curtis of Endres
PYOCessing spoke in favor of the Spectto proposal. No other residents spoke during the Public Hearing.
Vice-Chair Kenninger asked if the Spectro could use the CUP to expand outdoor storage if the CCC
system were to be removed in the future. Staff clarified that the CUP is for outdoor structures and not
outdoor storage. Staff stated that CUP condition #3 would allow outdoor storage of scrap and waste
fuYther than 400 feet from Minnesota Highway 55. It was clarified that the CUP is attached to the land
that Spectro or any other permitted use in the General Industrial zone would be able to 30% outdoor
structures if this CUP is approved.
The Planning Commission recommended approval of the Conditional Use Permit for Spectro on a 3-0
vote. Chair Miller had recused himself and Commissioner Forster was absent.
BACKGROUND
Applicant&Property Owner(s): Spectro Alloy Corp.
Location: Northeast of Minnesota High�vay 55; south and west of the Union
Pacific rail line; and east of Doyle Path
Area in Acres: 15.5 Acres
Comprehensive Plan Designation: GI - General Industrial
Current Zoning: GI— General Industrial
Surrounding Land Uses: Northeast: HI —Heavy Industrial
Southeast: WM—Waste Management
North, South, East and West: GI —General Industrial
Legal Authority
City revie�v of a conditional use permit application is a Quasi Judicial action. As such, the City has a set of
standaYds and requirements. Generally,if the applications meet the oYdinance requirements they must be
approved. The standards and requitements for each application along with staff's findings for the specific
review criteria are provided below.
SUMMARY
Spectrds principal operation is as a secondary aluminum smelter. A primary aluminum smelter refines ra�v
oxe into aluminum ingots. A secondary aluminum smelter recycles existing aluminum scrap into ingots
that are shipped to manufacturers. Spectro's operation stores scrap aluminum predominately behind (to
the north o� their building. The scrap is normally shredded and sorted through the hammer mill located
on the far east side of the site adjacent to the Yailroad tracks. The shredded scrap is brought into the
building and smelted in one of their two smelters. The smelted aluminum is poured into ingots.
This process produces a number of waste streams including air emissions of inetals from the smelting
process. These air emissions are removed through a device called a baghouse which is a metal box with a
number of fabric socks or bags within it. The air travels through the fabric and the small particles
(including metals) are removed. This debris is collected in bags. The debris is tested and is either disposed
of as industrial or hazardous waste.
The CUP request will install a new pxocess that recycles the aluminum�vithout the need of smelting. This
process, called Custom Clean Charge (CCC), sorts shredded material into different metals oY alloys. The
sorting process is similar to the non-ferrous metal recycling facility that the City approved at SKB earlier
this year. The shredded metal travels over conveyors that include eddy currents to sort the material. The
manufactureYS will accept this sorted and shredded material instead of the ingots that Spectro now
produces. The CCC does not need the smelters, reducing the energy used in the recycling process and
reduces baghouse waste.
The CUP is required because installation of the CCC equipment and bins that store the separated material
will result in the aggregate area of outdoor structures being greater than 15% of the total gross area of the
principal building. Spectro curYendy has a number of outdoor structures including a scale, oxygen tanks,
bins and hammer mill. These structures are about 13% of the area of the e�sting building. The CCC
structures would double the amount of outdoor structures to 26% of the building.
S uare Feet % of Princi al Buildin
Princi al Buildin 81,171 s . ft. n/a
Existin Outdoor StructUres 10,625 s . ft. 13.09 %
CCC Structures 10,800 s . ft. 13.31 %
Total Outdoor Structures 21,425 s . ft. 26.39 %
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Legal Non-Conforming Status
Spectro is non-conforming due to the development on the site, specifically the amount of outside storage
on the site. When evaluating a land use request with non-conforming status, two determinations must be
made. First,is the use legal,which means that the use had complied�vith the City Code when it began, or
is it illegal because it did not comply with the City Code standards when it started operation? Spectro
began operation in 1973. At that time, the City had a zoning ordinance that did not limit outdoor storage
in the general industrial district, did not require parking and maneuvering areas to be paved, and the
Mississippi River Critical Area Corridor did not e�st. Since 1973, the Ciry has adopted zoning ordinances
that included performance standards limiting outdoor storage, requiring the paving of parking and
maneuvering aYeas and requiring a 40 foot setback from the bluff line. Spectro is a legal non-conformity
and the use would be permitted by the current ordinance. It is the development and site improvements
that are non-conforming, specifically the three items noted above.
Second, non-conformities cannot be expanded when new operarions,processes, buildings, oY structuYes
are installed. Spectro's e�sting non-conformities include the gravel semi-trailer parking area in the
southern corner of the site; the lack of a 40 foot setback from the bluff line; and the outdoor storage of
maintenance equipment, scrap waiting to be processed, baghouse dust, and other wastes waiting to be
tested before disposaL The gravel parking area is not impacted by this request. The CCC equipment and
structures will be installed at least 40 feet from the bluff line. To prevent the outdoor storage to be moved
to some other location on the site, a condition is included that prevents the outdoor storage of scrap or
waste within 400 feet of Minnesota Highway 55.
Custom Clean Charge Process and Outdoor Structures
The CCC process will require four enclosuYes and conveyors connecting three of the four enclosures. The
enclosures will have three sides so that a front end loader or skid steer can transfer material from the
structures to trucks or other structures. The first enclosure will be constructed on the north side if the
e�sting building and will hold the raw shredded material before it is sorted. The second enclosure will be
located about 40 feet north of the ftrst enclosure and will contain the primary sorting machine. The third
and fourth enclosure will be separated bins in�vhich the sorted finished material will be dropped. The
material will be brought from the second enclosure to the bins by a conveyor traveling over the bins. The
conveyor will be covered to prevent the material from falling off or being blown off.
The first two enclosuYes will have metal sides and either metal or fabric covers. The bins of the final two
enclosures will be made of cast-in-place concrete and the bins and conveyors will be covered by a metal
roo£ All enclosures will be installed at least 40 feet fYOm the bluff line. The northern three structures will
be installed about 40 feet north of the existing building to maintain maneuvering for the trucks and facility
equipment.
11-4-16.• G General Industrial Dutdoor Structures Accessory Use
The GI: General Industrial Zoning Ordinance allows outdoor structures as accessory use. The City Code
reads as follows: Outdoor structures. Functioning structures such as conveyor belt systems, cooling
toweYS, storage silos, or the like that are accessory and integral to the principal use of the site may be
exempt from the requirements of section 11-2-9, "Outdoor Storage", of this tide, subject to the following:
1. The applicant shall demonstrate that the outdoor structure or equipment cannot be integrated into
a building design.
Finding: The current.rhredding and.rorting of raav material occur.r in oartdoor.rtnrcture.r along the ea.rtern edge of the
.rite. The CCC propo.ral continue.r the shredding and.rorting of material in the nezvly in.rtalled ozrtdoor structures.
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2. The site and building(s) shall be designed to screen and limit the effects of the outdoor structure or
equipment (noise,vibrations,illumination, particulate, or the like) on adjacent properties and
public right(s) of way.
Finding: The CCC.rtructaire.r zvill be located to the north of(behind) the exi.rting building and zvill not be vi.rible
from tbe Minne.rota Highavay 55 or poyle Path right-of-avays. The conveyorr and bin�-:vill be covered limiting any
adver.re effect.r. The CCC.rtructure.r svill be in.rtalled 40 feet.routh of the bluff line ae�required by the Missi.r.rip�ii
Kiver Corrzdor Critical Area. The CCC.rtructure.r ivill be aboirt 350 feet from Pine Bend Trail.
3. The outdoor structure or equipment shall be located on an approved surface in a remote location
that is not adjacent to any public right of way or nonindustrial use or district.
Finding: The CCC.rtructure.r avill be loc•ated in an area that i.r currently paved. The.rtrcactzrre.r are located nortb of
(behind) the exi.rting 6arilding and a6out 350 feet from Pine Bend Trail. The propertie.r to the north, east, and zvest
are indu.rtrial. The property to the.routh i.r ava.rte management. The CCC.rtructures are not adjacent to the pirblic
rigbt-of-zvay.
4. The aggregate area for outdoor structure or equipment shall be limited to an area equal to fifteen
percent (15%) of the gross floor area of the principal building and to a height not to exceed
seventy feet (70'). Larger areas or taller structures or equipment may be approved by the city
through a conditional use permit.
Finding: Currently, outdoor.rtructzrre.r on tbe.rite (oxygen tank.r, hammer mill, .rtorage bin.r, and.rcale) are about
13% (10,625.rqarare feet) of tbe gro.r.r floor area of the principal.rtnrcture. The CCC.rtructirre.r svill add �3%
(10,800.rguare feet� ofgro.r.r floor area to a total of 26%. To accommodate this regare�-t, the Executive Summary.r
recommendation zvould grant Spectro a CUP to exceed the 15%.rtandard. The highe.rt CCC.rtructure (covered
.rtorage bin.r� zvill be le.r.r than 50 feet tall.
5. The outdoor structure or equipment shall not take up, encroach upon, or interfere with access to,
any required yard, parking,loading, maneuvering, or pedestrian area.
Finding.• The CCC.rtructarre.r avill are.reparated fronz the j�rincipal building�y about 40 feet to maintain loading
and maneaavering. The CCC.rtruc•ture.r avill 6e located 40 feet from the bluff line maijztaining tbe requiredyard and
.retback from the bli� There i.r no parking or pedestrian area to the north of(behind� the building.
6. The city may exempt outdoor structure or equipment from the site and building performance
standards in subsection G of this section; ho�vever all such structures or equipment must be
functional and shall be made of high quality long lasting material compatible with both adjacent
properties and other buildings in the GI district.
Finding: The CCC.rtructarre.r avill be concrete storage.rtructure.r zvith metal covering.r and metal and rubber
conveyor.r. The concrete storage.rtructure.r do meet the reguired building material,r. Tbe conveyor.r and their cover.r are
long la.rting material�-.
Conditional Use Permit
The purpose of conditional use permits (CUPs) is to allow for those uses which may be suitable for a
given site under certain circumstances. The xequest is subject to the general CUP standards outlined in
Section 11-10-7. These standards evaluate the City's land use and zoning performance standards in the
context of the proposed use's potential impact on the suYrounding properties. After reviewing the
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applicant's plans in comparison with the applicable standards, staff finds the proposed use meets the
conditional use permit requirements and recommends approval.
1. Will not be detrimental to or endanger the public health, safety, or general welfare of the
neighborhood or the city.
Finding: The propo.red za.re i,r consistent avith the City'.r land use and development regulation,r forgeneral indu.rtrial u.res.
The propo.red ue�e ie�not detrimental to the public healtb, ,rafety, orgeneral zvelfare of the neigh6orhood or the City of
Ko.remount. Public health andgeneral zvelfare ivill likely increa.re due to the reduced energy u.re and air emissions throirgh
proce.r.ring the material in the CCC proce.r.r in.rtead of being.rmelted in the current proce.r.r.
2. Will be harmonious with the objectives of the comprehensive plan and city code provisions.
Finding: The.rite i.r de.rignated ae�general indu.rtrial and i.r.rurrozanded by heavy indu.rtrial,general indu.rtrial, and zva.rte
management u.res. Thee�e u.re.r allozv or are.rimilar to the metal proce.r.ring u.re propo.red by the CCC outdoor structure.r.
Staff find.r tbat the CCC proce.r.r i.r harmoniou.r avith the objective.r of the City s plan.r and code.r.
3. Will be designed, constructed, operated, and maintained so as to be compatible ox similar in an
architectural and landscape appearance with the existing or intended character of the general
vicinity and will not change the essential character of that area, nor substantially dimitiish or impair
property values within the neighborhood.
Finding: The,rurrounding exi��ting and planned land u��e.r are beavy indu.rtrial,general indu.rtrial, or zva.rte management.
The general indar.rtrial ar.re.r allozv a minor amount of outdoor.rtructure.r zvhile heavy indu.rtrial u.re.r are predominately
aiatdoor.rtructure.r. The allozvanc•e of le.r.r tban 30% outdoor.rtructure for Spectro, mo.rt of zvhich are located behind
building, doe.r not change the e.rsential character of the area.
4. Will be served adequately by e�sting (or those proposed in the project) essential public facilities
and services,including streets, police and fire protection, drainage, structures, refuse disposal,
water and sewer systems, and schools.
Finding: The exi.rting.rite zvill 6e adequately.rerued by e.rsential public facilitie.r and.rervice.r. Acce.r.r to the.rubject
proj�erty zvill come either directly from Minne.rota Highu�ay 55 or from Doyle Path. The.rite i.r served by City ivater bart
ha.r it.r ozvn.reptic y.rtem located north of the Doyle Path cul-de-.rac. Thi.r.reptic y.rtem i.r adequate for the zvorkforce of
Spectro.
5. Will not involve uses, activities, processes, material equipment, and conditions of operation that
will be hazardous or detrimental to any peYSOns, property, or the general welfare because of
excessive production of traffic, noise, smoke, fumes,glare, or odors.
Finding: The CCC y.rtem ivill redzrce the amount of aliaminuryr that i.r.rmelted re.rulting in lozver air emis.rion.r and
�va.rte generation. Thi.r avill redarce activitie.r and proce.r.res that zvould be batiardou.r or detrimental.
6. Will have vehicular ingress and egress to the property which does not create traffic congestion or
interfere with traffic on surrounding public streets.
Finding: The.rite ha.r tzvo acce.r��e�-, one directly from Minne.rota Highzvay 55 and on from the end of the crsl-de-.rac at
Doyle 1'ath. Thi.r tra�c pattern ha.r occurred for decade.r zvithoiat interference to tbe.rurrounding.rtreet.r or propertie.r.
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7. Will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major
importance and will comply with all local, state, and federal environmental quality standards.
Finding: Spectro�lloy i.r located zvithin Mi.r.ris.rippi I�'ver Critical Area Corridor zvhich intend.r to protect the bluffr
adjacent to the Mi.r.ri.r.rippi Kiver. The new CCC structure.r u�ill not impac•t the 6lz�.r and be located 40 feet from the
l�luff line. The CCCproce.r.r zvill have le.cr of an environmental impact than the exi.rting.rmeltingproce.r.r.
8. These standards apply in addition to specific conditions as may be applied throughout this code.
Finding: The exi.rting operation i.r a legal non-conforming ar.re. The large.rt non-conformity i.r the amoarnt of oartdoor
.rtorage on the site. Spectro ha.r recently reduced the amount of oiatdoar storage and organitied the d�erent types of outdoor
storage. Staff i.r mo.rt concerned zvith the.rtorage of the.rcrap u.red in the plant'.r operation and the.rtorage of zva.rte avhile it
i.r being tested 6efore it is.rent off.rite for di.rpo.ral. Spectro i.r currently.rtoring the.rcrap and zva.rte north and ea.rt of
Doyle Path. Staff has propo.red a condition that require.r that scrap and zva.rte.rtorage occur more than 400 feet from the
Minne.rota Highzvay 55 right-of-avay.
RECOMMENDATION
Staff and the Planning Commission recommend that the City Council approve the Conditional Use Permit
to Spectro Alloy to install the Custom Clean Chaxge (CCC) outdoor structures, subject to the staff
recommended conditions. This recommendation is based on the information submitted by the applicant
and findings made in this report.
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CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2014-
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT (CUP) TO ALLOW
SPECTRO ALLOYS TO INSTALL OUTDOOR STRUCTURES IN EXCESS OF 15%
OF THE GROSS FLOOR AREA OF THE PRINCIPAL BUILDING TO OPERATE A
CUSTOM CLEAN CHARGE (CCC) SYSTEM
WHEREAS, the City of Rosemount received an application fYOm Spectro Alloys (Spectro) for the
approval of a Conditional Use Permit (CUP) to operate a Custom Clean Charge (CCC) system at
13220 Doyle Path,Rosemount, Minnesota;and
WHEREAS, on December 9, 2014, the Planning Commission of the City of Rosemount held a
public hearing to review the CUP application from Spectro for the CCC system; and
WHEREAS, the Planning Commission adopted a motion recommending that the City Council
approve the CUP for Spectro subject to the conditions listed below; and
WHEREAS, on December 16, 2014, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendation and the CUP application for Spectro.
NOW,THEREFORE, BE IT RESOLVED, the Council of the City of Rosemount hereby
approves the CUP for Spectro to operate a CCC system at 13220 Doyle Path, Rosemount,
Minnesota, subject to the following conditions:
1. New outdoor structures shall not be closer than 40 feet from the bluff line.
2. The total aggregate area of outdoor structures shall not exceed 30% of the total gross area of
the principal building.
3. Outdoor scrap or waste storage shall not occur within 400 feet of the Minnesota Highway 55
right-of-way.
ADOPTED this 16`h day of December, 2014 by the Ciry Council of the Ciry of Rosemount.
William H. Droste, Mayor
ATTEST:
Clarissa Hadler, City Clerk