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� � � � � 76 material is not permitted or conditionally permitted. Therefore, one cannot say that the 77 proposed asphalt plant is permitted under the 2009 City Code. Since the asphalt plant as 78 proposed was not allowed under the 2009 ordinance and a subordinate use (outdoor 79 80 81 82 83 84 85 86 87 88 89 storage of material) to a prohibited use cannot be allowed to operate on the site, the conditional use for outdoor storage of material piles needs to be denied. 3) A review of the public record relating to the asphalt plant proposal has demonstrated that the proposal submitted to the City will not be conform to Section 1007.01 D(Performance Standards) of the Roseville City Codes. Staffls analysis has determined, that at a minimum, the proposal would violate Sections 1007.01 D 1(Noise); Section 1007.01 D2 (Smoke and Particulate Matter); Section 1007.O1D3 (Toxic and Noxious Matter); and Section 1007.01 D4 (Odor). A use that does not meet the City's industrial performance standards is not permitted. Any subordinate use (in this case, outdoor storage of material piles) to a prohibited use cannot be allowed to operate on the site. Therefore, the conditional use for outdoor storage of material piles needs to be denied. 90 4) Staff review of the conditional use request for outdoor storage of material piles cannot 91 meet the criteria for approval of conditional use requests as stated in Section 1014.01 D of 92 Roseville City Code. Below is a review of the conditional use criteria: 93 a. Impact on traffic: While there has been a lot of concern about the traffic 94 regarding the use and it is clear that the use will increase the amount of traffic on 95 the roads, a review of the traffic impact by the City of Roseville Engineering 96 Department has indicated that the surrounding road network has the capacity to 97 handle the additional truck traffic. However, the safety at nearby intersections 98 will be negatively impacted by the new truck traffic resulting from this 99 conditional use. 100 b. Impact on parks, streets and other public facilities: The proposed outdoor 101 storage of materials will negatively impact the nearby Gross Golf Course operated 102 by the Three Rivers Park District due to the quantity and type of particulate 103 matter emissions that will originate from the various outdoor storage piles of 104 rubble, asphalt millings, asphalt shingles, concrete rubble, and aggregate as the 105 emissions will impair a user's ability to enjoy the golf course. 106 c. Compatibility of site planning, internal traffic circulation, landscaping, and 107 structures with contiguous properties. The proposed outdoor storage of 108 aggregate materials will not be compatible with contiguous properties due to the 109 quantity and type of particulate matter emissions that will originate from the 110 111 112 113 114 115 116 117 118 119 120 various outdoor storage piles of rubble, the asphalt millings, asphalt shingles, concrete rubble, and aggregate piles as the emissions will be harmful to nearby businesses which require clean air as part of their operations. d. Impact of the use on the market value of contiguous properties: The proposed outdoor storage of materials will negatively impact the property values of the surrounding businesses due to the quantity and type of particulate matter emissions that will originate from the various outdoor storage piles of rubble, asphalt millings, asphalt shingles, concrete rubble, and aggregate as the emissions will be harmful to nearby properties and make the properties less desirable for future purchasers. 101129_RCA_Bituminous Roadway CU.doc Page 3 of 5