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� � in the I-2 District and is�consistent with the "industrial" designation of the Comprehensive Plan, the Planning Division has determined that the proposed industrial storage use will not have a significant impact on the market value of the contiguous industrial and business properties. 6.6 Impact on the general public health, safety, and welfare: Asphalt processing plants, including the necessary stockpiles of aggregate inputs and rubble crushing operations, must operate within the permit requirements of the Minnesota Pollution Control Agency (MPCA) as well as the requirements of other State and Federal agencies pertaining to air emissions, noise, odors, and fugitive dust. During the May 3, 2006 public hearing related to a similar recycling operation to be located in the Twin Lakes area, a contractor specializing in concrete recycling explained that vibrations from crushing operations are typically not felt beyond 150 feet, and the City Planner was able to confirm the limited range of the noticeable vibrations by inspecting another active crushing operation; the 150-foot radii around the rubble and crushed piles of materials on this site are almost entirely within the property boundaries. Planning Division staff has evaluated additional data pertaining dust and noise from concrete crushing operations and believes that the outdoor storage and limited recycling of aggregate materials consistent with the requirements of the applicable regulatory agencies would have no discernable impact on the general public health, safety, and welfare. 6.7 Compatibility with the City's Comprehensive Plan: Screened outdoor storage of materials and heavy equipment is a conditionally permitted use in the I-2 General Industrial District and is compatible with the industrial designation of the Comprehensive Plan. 7.0 8.0 STAFF RECOMMENDATION Based on the comments and findings outlined in Sections 5 and 6 of this report, the Planning Division recommends approval of the proposed COND[TroNAL USE pursuant to § 1007.015 and § 1013.01 of the Roseville City Code subject to the following conditions: a. Outdoor stockpiles of aggregate materials shall be located on the property such that they meet or exceed the property line setbacks required for buildings in the same zoning district; and b. Rubble asphalt and concrete crushing operations shall be limited to a maximum of two 3-week periods per calendar year and shall be separated by a minimum of 120 days. SUGGESTED ACTION By motion, recommend approval of the proposed CoNn�T[oNAL usE allowing outdoor storage of equipment and materials at 2280 Walnut Street, based on the comments and findings of Sections 5 and 6, and the conditions of Section 7 of the project report dated April 1, 2009. Prepared by: Associate Planner Bryan Lloyd Attachments: A: Area map B: Aerial photo C: Applicant narrative PF09-010 RPCA 050609.doc Page 4 of 4 D: Proposed site plan E: Proposed landscape plan F: Illustrations of proposed screening � .... � w