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5.0 STAFF COMMENTS: 5.1 The American Semi (Dorso) parcel is currently underutilized and being used for truck trailer storage (all trailers to be removed by the end of May 2006). The Master Plan for this parcel identifies the future use as office, and the staging plan indicates a 2007/2008 redevelopment time frame. This site is one of the last parcels to be developed under the current Development Team staging plan. 5.2 The batch and aggregate uses were deleted from the list of permitted industrial uses in 2003 (Section 1007) because the few remaining industrial areas in Roseville are close to office and/or residential areas. General concerns would center on noise and vibrations created by the crushing and hauling operation with frontage along Cleveland Avenue. No residential structures within 1,100 feet of the crushing operation and at that distance noise will be indistinguishable from the background noise emitted by I-35W and other industrial activities. However, Roseville Twin Lakes LLC (representatives) has provided data that indicates ne� ible off site vibrations and noise levels under MPCA requirements. No EAW or other environmental document is required for this activity. 5.3 In review of the proposal, staff has concluded that utilizing an internal road network, as well as County Road C2 and Cleveland Avenue, will create less of an impact and disruption (vehicle conflicts) to the businesses along County Road C(the paved roads will also reduce dust). 5.4 The total time and the number of trucks and other equipment necessary to assist in the recycling of site/construction material (concrete & bituminous) would be reduced because of the proximity of the temporary recycling site. This in turn reduces the amount of fuel used and exhaust fumes emitted. 5.5 Locating the recycling operation on the American Semi parcel is an efficient and effective way to stage the construction of public roads and private parking lots within Twin Lakes Phase I, which can reduce overall construction time. Additionally, the American Semi parcel is the least contaminated (petroleum) of the group of parcels to be redeveloped. It is a logical choice for staging the temporary recycling process because it allow the remediation of the other more intensely contaminated parcels without interruption. Further, the crushing/stockpiling site design will aid in reducing noise from the crushing equipmentloperation by creating the by-product stockpiles along the north and east sides of the property which will act as a noise barrier (see attached plan). 6.0 STAFF RECOMMENDATION: 6.1 The Community Development Staff recommends APPROVAL of the INTERIM USE PERMIT for the reasons stated in Section 5 of the project report dated May 3, 2006, subject to the following (as revised by the Planning Commission on May 3, 2006) conditions: PP3717_RCA_052206\ Page 3 of 8