HomeMy WebLinkAbout6.a. Vesterra-Stonex ME Renewal
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: November 24, 2020
Tentative City Council Meeting: December 15, 2020
AGENDA ITEM: 20-51-ME Renewal of the Vesterra, LLC,
and Stonex, LLC, Small Scale Mineral
Extraction Permit for 2021
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 6.a.
ATTACHMENTS: Location Map, Draft 2021 Mining Permit,
Applicant’s Narrative, Mine Plan, Site
Photographs, Aerial Images
APPROVED BY: KL
RECOMMENDED ACTION: Motion to Approve Renewal of the Vesterra, LLC., and
Stonex, LLC., Small Scale Mineral Extraction Permit for 2021, subject to the terms and
conditions in the attached 2021 Conditions for Mineral Extraction.
SUMMARY
Applicant: Jonathan Wilmshurst of Vesterra, LLC and Stonex, LLC
Property Owner: Flint Hills Resources
Operator(s): Solberg Aggregates, Bolander and Sons, Frattalone Companies
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 2019: Approx. 100,000 tons through October, 2020
The Planning Commission is being asked to consider an application from Jonathan Wilmshurst of Vesterra
LLC/Stonex LLC to renew the the Vesterra and Stonex mineral extraction permit for 2021. The subject
properties are located south of Bonaire Path, ¼ mile west of Blaine Avenue (County Road 71). 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 the 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 2021.
BACKGROUND
Three operators are currently working in the overall mining area. Solberg Aggregates and Bolander and
Sons are mining the northwestern portion of the of the mining area, and Frattalone Companies are
operating in the southeast corner of the site. The 2021 mine plan shows each operator mining within their
designated area, and each active mining area falls within the allowed mining area of 19 acres. The 2020
permit was the first time all three operators were listed on the application materials. When Frattalone was
added as an operator in the mine area, the applicant revised the haul route to allow a circular traffic pattern
with trucks entering from Bonaire Path to the north and exiting along the farm road to Blaine Avenue to
the east.
2
The applicant received their last permit renewal in January of 2020. According to the applicant, mining
activity decreased slightly from the 2019 volume of 140,000 tons to 100,000 tons removed in 2020. This is
also lower than 2018, but higher than in 2017 when 75,000 tons were removed from the site. No fill was
brought into the site, which is consistent with prior years. Mining will continue in the west and south as
depicted in the 2021 mine plan. The applicant still expects Solberg, one of the operators, to install an
above-ground scale and portable scale house if business levels justify it.
ISSUE ANALYSIS
Standards for Small Scale Mineral Extraction are detailed in Section 11-10-4 of the City Code. A summary
review of the subject property is provided below with detailed conditions of operation listed in the
attached Draft 2021 Conditions for Mineral Extraction Permit. The operation of this use meets or exceeds
the applicable performance standards for small scale mineral extraction subject to the conditions listed in
the attached permit, including submission of an updated phasing plan. Staff has toured the site and
checked with the police to ascertain whether there were any complaints relating to the mining operation.
The site visit illustrated that the mine appears to be operating in compliance with the permit; there were no
public complaints cataloged with the police for 2020.
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
With the commencement of mining in the southern portion of the site immediately west of the existing
farmstead (the Frattalone Area), the applicant has revised the previous haul routes to and from the site.
Up until last year, all access to the mine occurred at a gated entrance at the northeast corner of the
Vesterra property along Bonaire Path. Starting in 2019, all incoming traffic has been routed through the
northern entrance along Bonaire Path, while outgoing traffic follows the existing farmstead access road
west to Blaine Avenue (County Road 71). This reconfiguration reduces truck traffic on Bonaire Path (a
gravel road) and provides more direct access to County Road 42.
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 should be submitted 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, the
Planning Commission and staff recommend renewal of the Vesterra LLC. and Stonex LLC. Mineral
Extraction Permit for 2021. The request is subject to the conditions outlined in the attached permit.
Site
20210 Mining Permit
Vesera, LLC/Stonex, LLC
Page 1 of 6
Mineral Extraction Permit
2020 2021 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 severally 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. Property Owner consents to entry onto the Subject Property
by the City, the City’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 Solberg Phases 1, Bolander
Phases 1 and 2, and Frattalone Phase 12, 3, 4, and 7 on Exhibit 1 Present
Conditions and 2019 2021 Mine Plan. and as updated on Exhibit 2 Present
Conditions and 2020 Mine Plan.
B.
C. The completion date of the overall mineral extraction process including site
reclamation shall be no later than December 31, 20221 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,
20210 until December 31, 20210 unless revoked prior to that for failure to compl y
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 b y 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 (Conceptual End Use Plan dated 1/13/05) labeled Exhibit 3, which is
attached hereto, or as approved b y the City Engineer, and an y other conditions that
may be imposed by the City 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) and exit via the private drive to Blaine
Avenue. 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
20210 Mining Permit
Vesera, LLC/Stonex, LLC
Page 2 of 6
accesses and/or easements for ingress and egress shall be subject to approval by the
City, as well as the Dakota County Highwa y Department or the Minnesota
Department of Transportation if applicable or if an y changes occur relative to the
mining process. The current locations of the access driveways are indicated on the
Present Conditions and 20210 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. Any street improvements to
Bonaire Path, County Road 71 or CSAH 42 necessary to accommodate the
generated traffic shall be the sole responsibility of the Property Lessee.
G. A plan for dust control shall be submitted to and subject to approval b y 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 City ma y complete or contract to
complete the clean-up at the Property Lessee’s expense. In the event of a traffic
hazard as determined by the City Administrator (or their designee) or Rosemount
Police Department, the City may proceed immediately to complete or contract
cleanup at Propert y 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
propert y.
I. No topsoil shall be removed from the site and the Property Lessee shall take
necessar y measures to prevent erosion of the stockpiled topsoil. The location of the
stockpiled topsoil is located on Present Conditions and 20210 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 Propert y 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 Property Lessee prior to the
issuance of the permit. The Propert y Lessee shall reimburse the Cit y for the cost of
periodic inspections by 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 an y 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 an y active phase in favor of the City for the cost of
rest oration, regrading and/or revegetating land disturbed b y mining activities and
to ensure performance of all requirements of this agreement and Cit y ordinances
20210 Mining Permit
Vesera, LLC/Stonex, LLC
Page 3 of 6
by Propert y Lessee. The required suret y bonds must be:
(1) With good and sufficient surety b y a suret y 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 compl y 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 an y accident or injury to
persons or property through the fault of the Property Lessee.
(5) The suret y bond or cash deposit shall remain in effect from January 1,
20210 until July 31, 20211.
Upon thirt y (30) days’ notice to the Property Lessee and suret y compan y, the Cit y
may 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 by 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 injur y or death of
more than one person arising out of one occurrence and propert y damage liability in
an amount of at least Two Hundred Fifty 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, 20210 until
Jul y 31, 20221.
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 City staff. Construction of an y 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 Property 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 City for all costs, damages or expenses,
including but not limited to attorney's fees that the City ma y pay or incur in
20210 Mining Permit
Vesera, LLC/Stonex, LLC
Page 4 of 6
consequence of such claims.
Q. The Propert y Lessee and the Property 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 protection of the citizens and general welfare of the community.
R. Complete mining and reclamation is required in all phases before any 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 b y the Minnesota Pollution Control
Agenc y 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 Propert y Lessee shall identify all Operators
prior to their commencement of mineral extraction-related activities in the pit area.
The Cit y 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 any 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 propert y 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.
20210 Mining Permit
Vesera, LLC/Stonex, LLC
Page 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 Cit y 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 an y 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 by 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
20210 Mining Permit
Vesera, LLC/Stonex, LLC
Page 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, hereby 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 compan y.
Notar y Public
September 2019
September 2020