pm_060503 - Laserfiche WebLink

Home

City of Roseville - Planning Commission Minutes for May 3, 2006Page 2 of 9 Planning File 3717: Roseville Twin Lakes LLC request for an INTERIM USE PERMIT to allow the establishment of a temporary concrete & asphalt recycling operation on the property addressed at 2814 Cleveland Avenue Chair Traynor opened the hearing and requested City Planner Thomas Paschke to provide a verbal summary of the proposal based on the staff report dated May 3, 2006 Mr. Paschke explained that 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. 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 are within 1,100 feet of the proposed crushing operation and, at that distance, noise will be indistinguishable from the background noise emitted by I-35W and other industrial activities. Roseville Twin Lakes LLC (representatives) has provided data that indicates negligible off site vibrations and noise levels under MPCA requirements. No EAW or other environmental document is required for this activity. 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 (i.e., vehicle conflicts) to the businesses along County Road C; the paved roads will also reduce dust. The total time and the number of trucks and other equipment necessary to assist in the recycling of site/construction material (concrete and 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. Locating the recycling operation on the American Semi (Dorso) 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 allows 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 equipment/operation 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). The City Planner indicated that staff is recommending approval of the request, subject to 8 conditions listed in the report dated May 3, 2006. Chair Traynor asked the City Planner what the standard was for reviewing Interim Use Permits. The City Planner indicated that there is no stated standard or list of criteria that is used to review Interim Use Permits because they are not required to follow zoning or comp plan requirements. The City Planner added that, in the case of the proposed temporary use, issues related to dust, noise and vibrations would be logical choices of items that require further analysis and consideration of their potential impact on the surrounding community. Chair Traynor asked if the standard for review was tied to general health, safety, and welfare of the area/community (yes). Member Bakeman asked the City Planner to review/describe the difference between the proposed crushing operation and others in the past. The City Planner indicated that Shafer Construction received Council approval (IUP) for a crushing operation on a vacant parcel at Walnut and Terminal Road. The equipment used was larger than what is proposed here; the purpose was to recycle the former County Road C and use it as sub-base. There were no recorded complaints. The other recent crushing operation occurred with the Target redevelopment – this operation did not receive an IUP, was located within 200 feet of multi-family residential, and experienced dust issues. http://www.ci.roseville.mn.us/council/planning/minutes/2006/pm0503.htm12/13/2006