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Attachment G EXTRACT OF THE MAY 6, 2009 DRAFT ROSEVILLE PLANNING COMMISSION MEETING d. PLANNING FILE 09-010 Request by Bituminous Roadways (with Meritex Enterprises, Inc.) for CONDITIONAL USE APPROVAL to allow outdoor storage of aggregate materials and heavy equipment at 2280 Walnut Street in an I-2 District Vice Chair Boerigter opened the Public Hearing for Planning File 09-011. Community Development Director Patrick Trudgeon provided staff's analysis of the request of the request of Bituminous Roadways for outdoor storage of aggregate materials and heavy equipment as a CONDITIONAL USE in support of the operation of an asphalt plant at 2280 Walnut Street. Mr. Trudgeon advised that staff conditioned approval on the applicant providing additional screening, between Highway 36 and the rail line; and that the maximum height of thirty-eight feet (38') for stock piles was indicated, while recognizing that the stock pile height would fluctuate, but that setbacks of forty feet (40') from the public right-of-way and twenty feet (20') from the rail line was assigned. Mr. Trudgeon advised that staff had some concern with continual crushing and impacts to the area, and had thus limited it to no more than twice annually, and no longer than 2-3 weeks per event, as well as indicting that it be done during the winter months for less disruption with less outdoor use by adj acent property owners. Mr. Trudgeon noted that the proposed us was located in an industrial area, and that this was a major consideration in staff's review of the use related to the community's general health, safety and welfare due to potential dust and odor issues. Mr. Trudgeon further advised that staff had held extensive discussions with applicants on the need for regulating this principal asphalt use; but also noted that the use was highly regulated and permit-monitored by the Minnesota Pollution Control Agency (MPCA) with federal emission regulations. Staff concluded that, based on that monitoring and regulation, the use should create no adverse affects. Staff recommended APPROVAL of the request for a CONDITIONAL 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 May 06, 2009. Commissioner Wozniak expressed concern with the proposed use and storage capacity of the facility, as well as material storage on site. Commissioner Wozniak questioned staff's interpretation of traffic impacts, based on Attachment C to the report and provided by the applicant and calculation of trips/acre and in accordance with ITE manual data. Commissioner Wozniak expressed further concern related to outdoor storage of materials in addition to intermittent crushing operations, and impacts to general health, safety and welfare of the community. Mr. Trudgeon noted that this use was permitted and anticipated in a heavy industrial zoning district such as this; and noted that the outdoor storage is the only reason for the Conditional Use application. Mr. Trudgeon further noted that, once in operation, if and