HomeMy WebLinkAbout6.f Interim Use Permit for Asphalt Plant Requested by Pine Bend Paving, 04-78-IUPCITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
Citv Council Meeting Date: January 18. 2005.
AGENDA ITEM:
Planning Case 04 -78 -IUP Interim Use Permit
AGENDA SECTION:
for Asphalt Plant requested by Pine Bend
Consent
Pavin
PREPARED BY:
Rick Pearson, City Planner.
AGENIJA
ATTACHMENTS:
Draft Resolution, Draft PC Minutes from 12 -28-
04, Area map, Site Plan, Asphalt Plant
APPROVED BY:
Photographs, Recommended Standards for
Asphalt Plant Interim Use Permits.
RECOMMENDED
ACTION:
Motion to adopt a
resolution approving an Interim Use Permit for Pine
Bend paving subject
t o conditions.
ACTION:
ISSUE
Pine Bend Paving has requested an Interim Use Permit to continue to operate their asphalt
plant on property owned by Flint Hills Resources. Their plant has been located for many
years in conjunction with the Solberg Aggregate mining site west of U.S. 52, half way
between the TH 55 split and 140 Street East. Pine Bend Paving will be a stand -alone use
after Solberg has phased their operations out of the area and restored the mined area in
2005.
This permit is essentially an extension to allow them to operate in the same location for
another year, with the departure of the Solberg mining operation. Pine Bend will be securing
a new site, probably from Flint Hills Resources, for the future location. The future site is
projected to have a ten -year life span. Pine Bend will be able to produce asphalt from
refinery by- products.
PLANNING COMMISSION PUBLIC HEARING
On December 28, 2004, the Planning Commission conducted a public hearing as required for
Interim Use Permits. Joe Jacoby of Pine Bend Paving, the applicant, was the only audience
member to provide comments. The Commission asked if he found the conditions to be
agreeable, and how long the company had been operating on the property in Rosemount.
Mr. Jacoby indicated that they were, thanked staff and then noted that Pine Bend Paving had
been on the site for 31 years. The Commissioners then unanimously approved a motion
recommending the IUP as presented.
BACKGROUND
Pine Bend Paving had been treated as an accessory use to the Solberg mining operation.
With the departure of Solberg from the site, Pine Bend will be the only use on the property
through an Interim Use Permit. However, this particular permit is likely only to be utilized for
one year. Pine Bend is expected to secure a more permanent site, most likely east of U.S.
52, on different Flint Hills Resources property.
Applicant Property Owner(s): Joe Jacoby of Pine Bend Paving, Inc.
Location: The site entrance is approximately 13245 Clayton Avenue.
Area in Acres: Approximately 6 acres
Comp. Guide Plan Desig: General Industrial
Current Zoning: General Industrial
Planning Commission Action: Recommendation of approval (5 -0)
SUMMARY
The specific location of the asphalt plant is about 1,500 feet west of the U. S. 52 right -of -way,
and 800 feet north of the railroad tracks that cross under U.S. 52. The equipment area
measures about 370 feet x 410 feet. Various stockpiles of aggregate and concrete material
for recycling are arranged south and west of the equipment. Photographs have been
provided to show the arrangement of the various components of the asphalt plant. The
dominant feature is the scale area, were trucks are loaded. Trucks drive underneath two
large cylindrical holding tanks for discharge of the asphalt product. These tanks can be 65
feet tall, with additional height needed for the conveyance system that delivers material to the
top.
For comparison, the General Industrial District has a maximum building height standard of 75
feet, with an allowance for an additional 25 feet for mechanical appurtenances.
The visual screening is intended to conceal the majority of the plant that includes the various
crushers and feeders where aggregate material is loaded into the system. It is not the
intention to hide the entire operation, which would be impractical, particularly for the scale
area. However, activity areas 30' and below will be effectively screened. Staff feels that this
is appropriate in the context of the General Industrial District, which currently has no specific
screening standards.
The current site is not visible from Highway 52. It is on a plateau above and north of the
railroad underpass at U. S. 52. There are trees along the ridge leading up to the site, and the
entire site is enclosed by a security fence for the refinery area. It is likely that the top of the
scale would be visible, especially in the winter months.
Staff is expecting that the plant will operate in conformance with the proposed draft conditions
of the IUP proposed elsewhere on the agenda. The applicant has provided comments
regarding the proposed IUP conditions, and some refinements have been made based upon
operational considerations. For example, the height of stockpiles has been discussed with
the resulting recommended maximum height of 50 feet.
INTERIM USE PERMIT
As mentioned in the text amendment summary zoning text amendment, the IUP is subject to:
1. The specified expiration date, and if there is a mechanism for Council approval of
7
an extension.
2. A particular event that might cause the termination of the IUP.
3. A change in zoning that would cause the asphalt plant to be non conforming with
zoning.
4. Violation of conditions of operation of the use.
The permit will be structured to expire on December 31, 2006. At that time, the applicant
expects to have secured a new location either in the General Industrial District, or outside of
the City.
Findings for Interim Use Permits:
1. The extent, location, and intensity of the use will be in compliance with the
Comprehensive Plan.
The use is in an area with a land use designation of General Industrial,
consistent with the General Industrial zoning.
2. The use will provide adequate ingress and egress to minimize traffic congestion in the
public streets.
The use currently has access to the frontage road connecting with the U.S. 52
right -of -way. MnDOT has jurisdiction for access. With the departure of the
Solberg Mining operation, there is expected to be a net reduction of traffic
generated from the area.
3. The use will not be detrimental to the existing character of the development in the
immediate neighborhood or endanger the public health, safety and general welfare.
The mining operation created a shelf area on top of the ridge overlooking the
railroad corridor. The elevation slopes towards the ridgeline and is obscured
from the U.S. 52 highway that has been lowered as a result of the bridge
improvements.
4. The use will not impede the normal and orderly development and improvement of the
surrounding property for uses permitted in the district.
The IUP is in the buffer zone adjacent to the Flint Hills Resources refinery. The
nearest uses are the refinery tank farm and flame towers, Y4 mile north, and
Cenex Trucking, 318 of a mile south.
5. The use shall, in all other respects, conform to the applicable regulations of the district
in which it is located.
With the waiving of a building requirement and paved parking driveways by the
Interim Use Permit, the use is consistent with setback and other applicable
General Industrial zoning standards.
RECOMMENDATION
Adopt the attached resolution conditioned on Council approval of the ordinance text
amendment for asphalt plants.
3
Excerpt from the Regular Planning Commission Meeting of December 28, 2004.
Public Hearing:
SC. Case Q4-78-IUP Pine Bend Asphalt Plant Interim Use Permit.
City Planner Pearson reviewed the Staff Report. Pine Bend Paving has requested an
Interirn Use Permit to continue to operate their asphalt plant on property owned by Flint
Hills Resourees. Their plant has been located for many years in conjunction with the
Solberg Aggregate mining site west of U.S. 52,half way between the TH 55 split and
140�'Street East. Pine Bend Paving will be a stand-alone use after Solberg has phased
their operations out of the area and restored the mined area in 2005.
Chairperson Messner asked the Commission if they had any,questions for Mr. Pearson.
The applicant, Joe Jacaby, President of Pine Bend Paving,thanked Mr. Pearson and staff
for working with them on the zoning text amendment. Mr. Jacoby stated he would
answer any questions at this time.
Mr. Powell asked the applicant if he was in agreement with tfie conditions placed for
approval. Mr. Jacoby stated he was in agreement. Mr. Messner asked how long the plant
has been operating on this property. Mr. Jacoby said they have been on the site for 31
years.
Chairperson Messner opened the public hearing. ' :
MOTION by Messner to close the Public Hearing. Second by Powell. Ayes:
Schultz,Zurn, Messner, Humphrey,and Powell. Nays: None. Motion carried.
Chairperson Messner asked for any follow-up discussion or questions.
MOTION by Powell to recammend that the City Council approve an Interim Use
Permit for Pine Bend paving subject to:
1. Adoption of the zoning text amendment for the General Industrial District for
asphalt plant Interim Use Permits.
2. Conformance with the standards of the asphalt plant Interim Use Permit Section
6:16.E.
3. The expiration date of the IUP will be December 31, 2006, any extension must be
approved by the City Council. .
Second by Zurn. Ayes: Schultz, Zurn, Messner, Humphrey, and Powell. Nays:
None. Motion carried.
Mr. Pearson indicated the item will go before the City Council on January 18, 2005.
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2005
A RESOLUTION APPROVING THE INTERIM USE PERMIT (IUP)
FOR PINE BEND PAVING, INC.
WHEREAS, the Community Development Department of the City of Rosemount received an
application from Pine Bend Paving, requesting an Interim Use Permit (IUP) for property located
on Flint Hills Refinery Land, legally described as:
The South !4 of the Northeast of Section 24, Township 115, Range 19,
Except the east 505.6 feet of the south 300 feet,
Except that part in Parcel 420 MnDOT right -of -way Plat 19 -144, Dakota County
Minnesota.
WHEREAS, on December 28, 2004, the Planting Commission of the City of Rosemount
reviewed the Interim I Ise Permit application for land located approximately located at
approximately 1 Clayton Avenue; and
WHEREAS, the Planning Commission adopted a motion to recommend that the City Council
approve the Interim Use Permit for Pine Bend Paving. Inc., subject to conditions; and
WHEREAS, on January 18, 2005, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendation for the Interim Use Permit and agreed with the
Planning Commission's findings;
NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Rosemount hereby
approves the Interim Use Permit for Pine Bend Paving, Inc. subject to:
1. Conformance with the standards of the asphalt plant Interior Use Permit Section
6.16.E and the representations made in the submitted application relating to the
asphalt plant operation.
2. The expiration date of the IUP will be December 31, 2006, any extension must be
approved by the Cite Council.
ADOPTED this 18th day of January, 2005 by the City Council of the City of Rosemount.
William H. Droste. Mayor
ATTEST:
Linda Jentink, City Clerk
RESOLUTION 2005- �
,
Motion by: Second by:
Voted in favor:
Voted against:
Member absent:
2
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6.16: IG GENERAL INDUSTRIAL DISTRICT:
A. Purpose and Intent. The General Industrial District is intended to be exclusively
for heavier industries which require large sites and outdoor storage.
B. Uses Permitted by Right:
1. Asphalt Cement and concrete production.
Z. Manufacturing, warehousing, holesaling, distribution, processing, packaging,
assembly, compounding and accessory uses.
3. Motor freight terminals.
4. Refinery and storage of crude oil, refined oil, alcohol and other liquids and
including fertilizer storage.
5. Related and support office and commercial uses provided they are located
within the same structure as the principal use.
6. Mineral extraction.. Subject to requirements of Section 14.8.
7. Recycling operations. Subject to requirements of 14.9.
S. Adult uses as defined and regulated in Rosemount City Zoning Ordinance B.
Section 9.4 and Rosemount City Code Chapter 3 -8. (Ord. B -60, 5-7-96)
9. Self- service Storage Facility subject to the following standards:
a. The perimeter of the storage facility shall be entirely enclosed by a
combination of buildings and decorative fencing. Chain link, barbed wire
or wood privacy fencing shall not be permitted as a decorative material,
except as may otherwise be approved by the Plannin Commission. For
the purposes of calculating foundation planting requirements, the
decorative fencing shall be included in the buildim2 perimeter calculation
requirement.
b. All storage space openings shall be oriented internally to the facility and
shall not direcdv face a public street or adjoining property.
C. Green space. planting clusters and berming shall, where possible, be
strategically desi;ned and located around openings between storage
facility structures.
d. An accessory Caretaker residence may be permitted with a storage facility,
provided it is only used for resident security and management purposes
and the exterior building materials shall match that of the principal and
accessory' storage facility structures.
e. Outdoor storage of equipment and materials may be approved for the
storage facility outside of the individual storage spaces providing the
following conditions are satisfied and met:
The outdoor storage area shall be completely contained within the
perimeter of the storage facility building and fence enclosed area.
2. The height of the outdoor storage equipment and materials shall
not exceed that of the adjacent buildim and'or fenced area.
'~'here the outdoor storage is adjacent to a fenced enclosure, the
fence shall consist of the same materials as the principal
structure(s) on the site and shall be 100° o opaque from the ground
to the top of the enclosure.
4. The outdoor stora -e area shall not exceed 20% of the total
impervious building and paved surface improvement areas upon
the property. (Ord. B -72, 11 -5-96)
10. Commercial Use Antennas and Commercial Use Antenna Towers;
provided, however, Commercial Use Antenna Towers are permitted only
in that part of the City east of a line that begins one half mile west of Rich
Valley Boulevard. (Ord. B -74. 11 -5 -96)
11. Auto body and major repair, provided that any outdoor storage is
completely screened.
C. Uses Permitted by PUD: Industrial developments involving multiple parcels,
structures or uses shall be required to use the PUD procedure. Refer to Section 12
for PUD requirements. (Ord. B, 9- 19 -39)
D. Uses Permitted by Interim Use Permit:
1. Spent bauxite disposal facility as an accessory use only. (Ord. B -13, 9- 17 -91)
2. Commercial outdoor recreation. (Ord. B -32, 9- 21 -93)
3. Temporary buildings accessory to an approved construction project subject to:
a. Execution of an Interim Use Permit Agreement specifying the
expiration of the IUP and removal of the temporary building(s).
b. Temporary buildings are subject to the Interim Use Permit standards,
findings and conditions specified in Section 12.3 of this ordinance.
c. Temporary buildings may be exempt from conformance with the
following standards of the zoning ordinance at the discretion of the
City:
i. Supplementary Regulations Section 7.2.A Building Type
and Construction Sub. q:
ii. Off- Street Parking, Loading and Landscaping Section 8.1.1,
Off -Street Parking Desikn and Construction Standards and
Section 8.3 Landscaping Requirements.
d. Temporary buildings shall conform to all other General Industrial
District standards specified w idtin this ordinance, and be setback 500
feet from adjoining public right -of -way or visually screened from
public right -of -way, publiciinstitutional or residential districts or uses.
If the building is not appropriately screened, the City may require
additional landscaping or enhanced treatment of the temporary
structure.
e. Temporary buildings are subject to Building code permits and
requirements.
f Temporary buildings are subject to Fire code permits and
requirements.
g. The site must accommodate adequate parking for the intended use, as
proposed by the property owner.
h. Site grading and drainage must comply with CAN ordinances and Engineering
Guidelines. The City may, at it's discretion waive some of the requirements if alternative
solutions are acceptable.
4. Asphalt Plants and related processing of stockpiled materials subject to the
following:
a. The asphalt plant shall be located a minimum of 600 feet from anv
non General Industrial District land, and 2.600 feet from am, residential or
public district.
b. The plant and all eouinment and materials associated with it shall be
setback a minimum of 75 feet from anv property boundary line and
screened by natural features including chances in elevation and ceeetation.
Year -round 100% opaque screening with earthen berms and landscaping
shall be required from eround level to the first 30 percent of the overall
heieht and 50% opaque to 50 percent of the overall height of the plant as
viewed from eve level from surrounding rgght-uf- or roadwuvs.
c. Asphalt plants are exempt from the minimum building size
requirements specified in Section 6.16.E.9.b.
d. Traffic generated by the asphalt plant shall utilize haul routes approved
by the Citv and other agencies as required. The asphalt plant on�uer
shall be responsible for road improvements and easements needed for
im and eg,ress subject to approval by the Cite, as well as the
COtm Hiuhwa% Department or the Nfinnesota Department of
Transportation as required.
e. Traff c generated by the asphalt plants shall enter onto streets
consistent with Citv access and desicn standards. The owner of the
asphalt plant shall be resnonsible for all costs associated with road
improvements required to Serye the use
f. Stockpiles associated with the asphalt plant shall be limited to a height
of fifiv(50) feet.
g. No smoke or particulate matter shall be discharged that is darker than
No. I classification of the Ringlemann Smoke Chart furnished be the
U.S. Bureau of Nlines. or 20 opacite as determined by the NIPCA.
Further, emissions shall conform to standards set by E.P.A. and
N1.P.C.A.
h. The asphalt plant shall operate so as not to discharge onto the soils of
the lot. across the boundaries of the lot or tltroug, percolation into the
SUI?Soil of th t or hevottd the boundary of the lot such use is
located. toxic or noyout matter in such concentrations as to be
detrimental to or endanger the public health. safeyr. comfort or
welfare; or, cause inlury or damage to propertv or business.
i. The asphalt plant shall operate in a wav so as to revent the emission
of odorous matter of such gualitc as to be readily detectable beyond
the tot line of the Site on which such use is loca
j. Conformance with the applicable operating, special requirements and
bondin for restoration standards for Mineral Extraction specified in
Section 114 of this ordinance.
E. Lot and Building Requirements:
1. Minimum Lot Area: 5 acres
2. Minimum Lot Width: N/A
3. Maximum Lot Coveruy e 50%
4. Minimum District Size: 10 acres
5. Minimum Front Yard Setback:
.
;
a. Principal Structure:.......... '....................................... ....:.... ......... ....:....7� feet
b. Accessory Structure: ................... ............................................................75 feet
6. Minimum Side Yard Setback:
a. Principal Structure: .....................;.......................:..................................50 feet
b. Accessory Structure: ................................................................................50 feet
7. Minimum Rear Yard Setback:
_ a. Principal Structure:...................... ...........................................................50 feet
b.Accessory Structure: .......................:................ ......................................50 feet
8. Parking Setback: •
a. Minimum Front Yard Setback:........................ ......... .........................:.40 feet
b. Minimum Side Yard Setback:.................................................................25 feet
b. Mfnimum Rear Yard Setback:................................'.............................:..50 feet
9. Building Size:
a. Masimum Building Height (Principal or Accesory): .......... . ...:.75 feet
..,.......
b. Minimum Building Size:............................................. 10% of Subject Property
..................._ :.............................................................excluding protective wetlands
(Ord. B-133 8-7-03)
,
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SITE PLAN � �,eepovs,MN
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PINE BEND PAVING FACILITY I N���e � 2004
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DATE� 12/m�/�4 SHT. OF