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HomeMy WebLinkAbout5.b. Request by Vesterra-Stonex EXECUTIVE SUMMARY Planning Commission Meeting: January 22, 2019 Tentative City Council Meeting: February 19, 2019 AGENDA ITEM: 19-7-ME Renewal of the Vesterra, LLC, and Stonex, LLC, Small Scale Mineral Extraction Permit for 2019 AGENDA SECTION: Public Hearing PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 5.b. ATTACHMENTS: Location Map, Draft 2019 Mining Permit, Site Plan, Site Aerial, Reclamation Plan, Applicant’s Narrative APPROVED BY: KL RECOMMENDED ACTION: Motion to recommend the City Council renew the Vesterra, LLC., and Stonex, LLC., Small Scale Mineral Extraction Permit for 2019, subject to the terms and conditions in the attached Draft 2019 Conditions for Mineral Extraction. SUMMARY Applicant: Jonathan Wilmshurst of Vesterra, LLC and Stonex, LLC Property Owner: Flint Hills Resources Operator: Solberg Aggregates Location: South of Bonaire Path, ¼ mile west of Blaine Ave. Area in acres: Vesterra – Northern 75 Acres along Bonaire Path Stonex – Southern 80 Acres directly south of Vesterra. Comp Plan Designation: LI, Light Industrial Current zoning: AG, Agriculture Material removed in 2018: approx. 125,000 tons through October This item is a resubmittal by the applicant in order to receive approval of an updated mining plan for their 2019 Small Scale Mineral Extraction Permit. The Planning Commission had originally reviewed the 2019 Mineral Extraction Permit for the applicant at its meeting on November 27, 2018. The main change from the initial review is that the applicant is proposing mining in the southern portion of the site and shifting traffic patterns to take advantage of the site’s access to Blaine Avenue. Trucks will continue entering the site from Bonaire Path, and following approval of the updated mine plan they will begin exiting the site onto Blaine Avenue. The change is prompted by another company interested in mining some of the area and the desire to keep operators’ work areas separate. The mine plan for the northern parcel is consistent with the plan reviewed by the Planning Commission in November. The properties are owned by Flint Hills Resources which leases them back to the applicant for mineral extraction. While Flint Hills Resources and Vesterra, LLC/Stonex, LLC are parties to this application, the responsibility for securities and compliance with the conditions remains with Vesterra and Stonex as the property lessee. Upon review of the mineral extraction standards, police records and the information submitted by the applicant, staff recommends renewal of the permit for 2019. 2 BACKGROUND The applicant received their last permit renewal in December of 2017. At that time there were no issues associated with the activity taking place at the mine, which is still the case. According to information provided by the applicant, activity increased at the mine from 2017 levels. The market for aggregate continues to grow, and 125,000 tons were removed from the site in 2018. This compares to 75,000 tons that were removed in 2017. As was the case in 2017, no fill was brought into the site. Mining will continue west and south in phases 2, 3, and 4 as identified in the 2019 mine plan. The applicant still expects Solberg, the operator in the northern portion of the site, to install an above-ground scale and portable scale house if business levels justify it. The subject property is zoned AG - Agriculture. Small scale mineral extraction is listed as an interim use within this district. The table below details the zoning, current land use, and future land use information for the surrounding properties. The sites to the west, south, and east are located within the current Metropolitan Urban Service Area (MUSA). It should be noted that some of the agriculture uses include associated residential uses and the applicant has a farming tenant operating on a portion of the subject property outside the active mining area. Surrounding Land Use and Zoning Information Direction Current Land Use Guided Land Use Zoning North Agriculture Agriculture Agriculture South Agriculture Medium Density Residential (west half) Business Park (east half) Agriculture East Agriculture Light Industrial Agriculture West Agriculture Low Density Residential Agriculture Preserve Following the Planning Commission meeting in November, the applicant was approached by another user to extract aggregate from the site. In order to prevent confusion with regard to stripping, mining, and reclamation activities, the applicant is requesting approval of an updated mine plan that would allow the new user to open a new mining footprint on the southern eighty acres of the site known as the Stonex parcel. The first year of mining in the southern parcel will involve stripping, establishing a stormwater pond within the new pit floor, and adding a culvert to direct field runoff between the two mining areas. Truck traffic from the operation will continue to exit onto Bonaire Path for 2019. In 2020, it is proposed to switch traffic flow so that all inbound trucks will enter on Bonaire Path, and all outbound trucks will exit on the farm road east of the old Kraft farmhouse onto Co Rd 71 (Blaine Avenue). The City has been plowing the driveway to the Kraft farmstead in the winter. With the approval of this new mine plan, the City will no longer plow that driveway. The mining traffic rerouting is a benefit to the City as it will reduce wear on Bonaire Path with half of future traffic being routed to Blaine Avenue. Both the applicant and property owner aware of this requirement. The applicant is leasing the property, and the current lease runs through 2025. If the applicant and property owner determine that the lease will not be extended beyond that date, an updated reclamation plan taking that into account that mining activity will be truncated, should be developed. CONCLUSION AND RECOMMENDATION Upon review of these standards, police records, and the information submitted by the applicant, staff recommends renewal of the Vesterra LLC. and Stonex LLC. Mineral Extraction Permit for 2019. The request is subject to the conditions outlined in the attached permit. Site Mineral Extraction Permit 2019 Conditions for Mineral Extraction Permit VESTERRA, LLC and STONEX, LLC A. By their signatures below, Vesterra, LLC and Stonex, LLC (hereinafter collectively referred to as the “Property Lessee") and Flint Hills Resources (herein after “the Property Owner”) consent to these conditions, binding themselves and their successors, heirs or assigns to the conditions of this permit. Vesterra, LLC and Stonex, LLC are jointly and severall y liable and responsible for compliance with all conditions of this permit and all requirements of law relating to the licensed activities. Mineral Extraction is an Interim Use in the Agriculture District of which the permit area is a part according to Ordinance B, the City of Rosemount Zoning Ordinance Regulations. Propert y Owner consents to entry onto the Subject Propert y by the City, the Cit y’s employees, agents, and contractors, as needed to inspect the work of the permit, enforce the conditions of the permit and undertake an y work needed to compl y with permit conditions including mine closing and reclamation. B. This permit is granted for the area designated as Phases 1, 2, 3, 4, and 7 on Exhibit 1 Present Conditions and 2019 Mine Plan. C. The completion date of the overall mineral extraction process including site reclamation shall be no later than December 31, 2020 for the northern 75 acres, the Vesterra site. The completion date of the overall mineral extraction process including site restoration shall be no later than December 31, 2024 for the southern 80 acres, the Stonex site. The term of this permit shall extend from January 1, 2019 until December 31, 2019 unless revoked prior to that for failure to comply with the permit requirements. A mining permit fee of $370.00 shall be paid to the City of Rosemount. D. All required permits from the State of Minnesota, County of Dakota and City of Rosemount (hereinafter "City") or an y of their agencies shall be obtained and submitted to the City prior to the issuance of the permit. Failure by the Property Lessee to compl y with the terms and conditions of any of the permits required under this paragraph shall be grounds for the City to terminate said mining permit. E. The final grading for the permit area shall be completed in accordance with the grading plan labeled Exhibit 2, which is attached hereto, or as approved b y the City Engineer, and an y other conditions that may be imposed by the Cit y from time to time. F. All gravel trucks and other mining related traffic shall enter and exit the mining area from Bonaire Path (County Road 38). It shall be the Propert y Lessee’s responsibility to obtain any access permits or easements necessary for ingress and egress. The location of the accesses and/or easements for ingress and egress shall be subject to approval by the City, as well as the Dakota County Highway Department or the Minnesota Department of Transportation if applicable or if an y changes occur 2019 Mining Permit Vesterra, LLC / Stonex, LLC 2 of 6 relative to the mining process. The current location of the access driveway is indicated on the Present Conditions and 2019 Mining Plan. Warning signs including “Trucks Hauling” shall be installed at the Propert y Owner’s expense as needed in accordance with Dakota County requirements. An y street improvements to Bonaire Path, County Road 71 or CSAH 42 necessary to accommodate the generated traffic shall be the sole responsibilit y of the Propert y Lessee. G. A plan for dust control shall be submitted to and subject to approval by the City. The Propert y Lessee shall clean dirt and debris from extraction or hauling operations related to the Mineral Extraction Permit from streets. After the Propert y Lessee has received 24-hour verbal notice, the Cit y ma y complete or contract to complete the clean-up at the Propert y Lessee’s expense. In the event of a traffic hazard as determined b y the City Administrator (or their designee) or Rosemount Police Department, the Cit y may proceed immediately to complete or contract cleanup at Property Lessee’s expense without prior notification. H. The surface water drainage of the mining area shall not be altered so as to interfere, contaminate, or otherwise impact the natural drainage of adjacent property. I. No topsoil shall be removed from the site and the Property Lessee shall take necessary measures to prevent erosion of the stockpiled topsoil. The location of the stockpiled topsoil is located on Present Conditions and 2019 Mine Plan. J. Any costs incurred now or in the future in changing the location of existing public or private utilities including but not limited to pipelines, transmission structures and sewer infrastructure located within the permit area shall be the sole obligation and expense of the Property Lessee. K. All costs of processing the permit, including but not limited to planning fees, engineering fees and legal fees, shall be paid b y the Propert y Lessee prior to the issuance of the permit. The Propert y Lessee shall reimburse the City for the cost of periodic inspections b y the City Administrator or any other City employee for the purpose of insuring that conditions of the permit are being satisfied. The Property Lessee agrees to reimburse the City for any other costs incurred as a result of the granting or enforcing of the permit. L. The daily hours of operation for the mining area shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Saturday subject to being changed b y the City Council. M. The Propert y Lessee shall deposit with the Planning Department a suret y bond or cash deposit in the amount of Seven Thousand, Five Hundred Dollars per acre ($7,500.00/acre) for any active phase in favor of the City for the cost of restoration, regrading and/or revegetating land disturbed b y mining activities and to ensure performance of all requirements of this agreement and City ordinances b y Property Lessee. The required surety bonds must be: 2019 Mining Permit Vesterra, LLC / Stonex, LLC 3 of 6 (1) With good and sufficient surety b y a surety company authorized to do business in the State of Minnesota. (2) Satisfactory to the City Attorney in form and substance. (3) Conditioned that the Property Lessee will faithfully comply with all the terms, conditions and requirements of the permit; all rules, regulations and requirements pursuant to the permit and as required by the City and all reasonable requirements of the City Administrator (or his designee) or an y other Cit y officials. (4) Conditioned that the Property Lessee will secure the City and its officers harmless against any and all claims, or for which the City, the Council or any City officer may be made liable by reason of any accident or injury to persons or propert y through the fault of the Propert y Lessee. (5) The suret y bond or cash deposit shall remain in effect from January 1, 2019 until J ul y 31, 2020. Upon thirty (30) days’ notice to the Propert y Lessee and suret y compan y, the City m ay reduce or increase the amount of the bond or cash deposit during the term of this permit in order to insure that the City is adequately protected. N. The Propert y Lessee shall furnish a certificate of comprehensive general liability insurance issued b y insurers duly licensed within the State of Minnesota in an amount of at least Five Hundred Thousand and no/100 ($500,000.00) Dollars for injury or death of an y one person in any one occurrence, and at least One Million Five Hundred Thousand and no/100 ($1,500,000.00) Dollars for injury or death of more than one person arising out of one occurrence and property damage liability in an amount of at least Two Hundred Fift y Thousand and no/100 ($250,000.00) Dollars arising out of an y one occurrence. The policy of insurance shall name the City as an additional insured and shall remain in effect from January 1, 2019 until July 31, 2020. O. No processing or mixing of materials shall occur on the site, except as approved by the Dakota County Environmental Management Department as incidental to a sand and gravel mining operation. Any such activities will be enclosed with snow or cyclone fencing or as approved b y Cit y staff. Construction of any ponding areas, wash plants or other processing or equipment brought to the site shall require additional site and grading plan information subject to review and approval of the City Engineer. P. The Propert y Lessee and the Propert y Owner shall hold the City harmless from all claims or causes of action that may result from the granting of the permit. The Property Lessee shall indemnify the Cit y for all costs, damages or expenses, including but not limited to attorney's fees that the City may pay or incur in consequence of such claims. 2019 Mining Permit Vesterra, LLC / Stonex, LLC 4 of 6 Q. The Propert y Lessee and the Propert y Owner shall comply with such other requirements of the City Council as it shall from time to time deem proper and necessar y for the protecti on of the citizens and general welfare of the community. R. Complete mining and reclamation is required in all phases before an y additional mining is authorized. Modifications or expansion of the mining areas must be approved in writing to the City. Propert y Lessee shall submit to the City annuall y a written report indicating the amount of material extracted from the site for the prior 12-month period. S. The Propert y Lessee shall incorporate best management practices for controlling erosion and storm water runoff as specified by the Minnesota Pollution Control Agency and the United States Environmental Protection Agency. T. The City of Rosemount shall have the ability to collect independent soil samples U. Reclamation shall include the replacement of the entire stockpile of topsoil on the mined area, reseeding and mulching necessary to re-establish vegetative cover for permanent slope stabilization and erosion control. The minimum depth of topsoil shall not be less than two inches after reclamation. Topsoil for reclamation shall conform to specifications on file with the City. No restored slopes may exceed a gradient of 25% or four to 1 (4:1). V. The Propert y Lessee must show how materials stockpiled for recycling will be processed and inform the City of all stockpiled materials. W. The Propert y Lessee ma y not assign this permit without written approval of the City. The Propert y Lessee will be responsible for all requirements of this permit and all City ordinances on the licensed premises for the permit period unless the Propert y Lessee gives sixty (60) days prior written notice to the City of termination and surrenders the permit to the City. The Property Lessee shall identify all Operators prior to their commencement of mineral extraction-related activities in the pit area. The City shall have the authority to cause all mineral extraction activities to cease at any time there is an apparent breach of the terms of this Permit. X. The Propert y Lessee shall maintain a “stock” gate (or equivalent) at the entrance to the propert y where the mining operation is located. The gate must be secured at 7:00 p.m. and at an y time the pit is not in use. Y. There shall be no “haul-back” of materials from any other propert y or job site that would be imported to the property for fill or other purposes other than incidental concrete recycling as referred to in paragraphs O, V and FF; and topsoil imported for the purpose of re-establishing turf as accepted by the City. Z. Truck operators within the pit area shall not engage in practices involving slamming tailgates, vibrating boxes, using of “jake” or engine brakes (except in emergency situations) or other such activities that result in excessive noise. 2019 Mining Permit Vesterra, LLC / Stonex, LLC 5 of 6 AA. The Propert y Lessee shall comply with directions from the City Engineer. BB. A landscaping plan shall be prepared subject to approval by City Staff, for the purpose of providing vegetative screening within the setback areas of the various phases of the mining area. Said landscaping shall be installed according to City standards, prior to commencement of operations within an adjacent phase area. CC. No retail activit y is permitted on the site. Materials imported to the site are limited to materials to be rec ycled and mixed with aggregate extracted from the site and topsoil for reestablishing ground cover or turf. DD. Off-site mining connected with the reconstruction of County Road 38 or construction of Connemara Trail shall require separate project approval by the City Council. The site reclamation plan with proposed grades and future street alignments is subject to approval by the City Engineer. EE. The storage of equipment (unrelated to the sand and gravel mining and processing), manure, construction debris, or hazardous materials of any kind shall not be permitted on site. The placement of construction debris, manure, asphalt or hazardous materials in any form within the pit as fill shall be strictly prohibited. FF. The fill area re-grading and reclamation shall follow the procedures described in the Stonex LLC and Vesterra LLC Reclamation Protocol Rosemount, Minnesota. Stonex, LLC and Vesterra, LLC shall compact the entire reclamation site to a minimum compaction of 95% of maximum dry density. Reports shall be submitted to the City b y August 1st and February 1st describing an y fill importation from January 1st through June 30th and July 1st through December 31st respectively. The bi-annual reports submitted shall describe the quantities of material brought in, where the material came from, and the test results, including supporting analytical results of the materials. IN WITNESS WHEREOF, Vesterra, LLC and Stonex, LLC hereb y consents and agrees to the foregoing conditions of said mining permit this day of , 20 . Vesterra, LLC and Stonex, LLC By: Jonathan J. Wilmshurst, Owner 2019 Mining Permit Vesterra, LLC / Stonex, LLC 6 of 6 STATE OF MINNESOTA ) ) ss COUNTY OF DAKOTA ) The foregoing instrument was acknowledged before me this day of , 20 , by Jonathan J. Wilmshurst, the Owner of Vesterra, LLC and Stonex, LLC Notary Public IN WITNESS WHEREOF, Flint Hills Resources, hereb y consents and agrees to the foregoing conditions of said mining permit this day of , 20 . Flint Hills Resources Its STATE OF MINNESOTA ) )ss COUNTY OF DAKOTA ) The forgoing instrument was acknowledged before me this day of , 20 , by_ , Flint Hills Resources, Its , the Property Owner, on behalf of the company. Notary Public 100-Foot SetbackPLA N TE N T E R V I A B O N A I R E P A T H SOLBERG MINING TO WEST BOLANDERMINING TO WEST FRATTALONESTRIPPING ANDMINING 2019 E X I T T O C O R D 7 1 PROPOSEDCULVERT FUTUREMINING Pre pared for Vesterra, LL CI hereb y ce rtify that this plan, docum ent, or re port was prepared byme o r u nde r m y dire ct supe rvisio n an d th at I a m a duly LicensedProfessional Geo logist un der the laws o f the state of M innesota. J.D. L ehr Date:December 19, 2018Reg. No. 30 063 Stonex and Vesterra Properties City of Rosemount, Dakota County, MN0300600Feet Parce l data fro m Dakot a Count y. Aeria l p hoto graph fro m USDA-FSA-APFOFlown Au gust 3 1, 2 017 50-foot prope rty line se tbacks excep t where n oted in north west Current Mine Face Reclaimed Proposed Stripping & Mining Stripped Topsoil Storage Berm Storm Water Pond Stonex & Vesterra Property Line PRESENT CONDITIONS AND 2019 MINE PLAN Vesterra, LLC and Stonex, LLC Revised Annual Mining Permit Renewal Request for 2019 December, 2018 This narrative updates the situation due to a new business prospect that has emerged within the last few weeks. Material removed from the pit during 2018 was approximately 125,000 tons. Solberg and Bolander were the primary users. The market for construction aggregates has been pretty good in 2018. At some point if business picks up for Solberg it would be their intent to install an above-ground scale and portable scale house just south of the old homestead. We have recently been approached by Frattalone who have an interest in securing a material supply agreement. The attached plan shows how the existing Solberg and Bolander mining operations are progressing steadily to the west. If we introduce Frattalone into the same area it will cause confusion with regard to stripping, mining and reclamation activities, in addition to safety concerns. Therefore, the proposal is to open a new mining footprint on the southern eighty acres “Stonex” parcel, as shown on the attached plan. 2019 would be a start-up year for Frattalone, including stripping, establishing a storm water impoundment within the new pit floor, and adding a culvert to carry field run-off between the two mining areas. In this way, we will maintain separation of run-off from the fields to that of the mine pit floors. All storm water within the mine footprints will be contained on-site and infiltrate into the floor, as in the past. Truck traffic from the operation will continue to exit onto Bonaire Path for 2019. In 2020 it is proposed to switch traffic flow so that all inbound trucks will enter on Bonaire Path, and all outbound trucks will exit on the farm road east of the old Kraft farmhouse onto Co Rd 71. This traffic flow is shown on the attached plan. This flow will minimize structural loading on Bonaire Path, while maximizing public safety. We continue to market the east end of the northern parcel. Dust control measures will be employed as follows: regular reclamation and planting/seeding of berms and pit floor will keep exposed soils to a minimum, and roads will be sprayed with water as necessary. In addition, the much lower elevation of the mine floor with the trees and vegetation that have sprouted in earlier areas of activity have been steadily reducing the exposed pit floor. All the storm water is retained on the property, and mining does not approach anywhere near the water table (approximately 30 feet of separation), with the floor of the pit being at or above the elevation of Bonaire Path. No fill materials were imported onto the site during 2018. Vesterra/Stonex thanks the Rosemount Planning Commission and City Council for its consideration of this application for renewal.