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Planning Commission Meeting Minutes – Wednesday, May 06, 2009 Page 6 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 when complaints were heard, the use would be required to come into compliance as applicable. Mr. Trudgeon advised that industry standards were broad due to the variety of general industrial uses; and addressed concerns related to potential odors and dust from the site and aggregate materials. Mr. Trudgeon provided an analysis compiled by Associate Planner Bryan Lloyd indicating various noise levels on site, and surrounding decibel rings; opining that the noise from Highway 36 impacted the surrounding area more than the crushing activities. Further discussion included the eight foot (8’) wall above a three foot (3’) berm for a total of eleven feet (11’) in screening, with a cross-section exhibited to provide visual site lines indicative of that wall; and future mature height of trees on site; existing and proposed parking needs being met; and potential redevelopment of the Meritex site based on continued additions to the building to-date. Vice Chair Boerigter noted that Meritex was located across from the site and appeared unconcerned that there would be any noise or emission impacts to their building. Commissioner Wozniak noted previous proposals limiting operations during daytime; and requested that such a condition be included in any approval. Mr. Trudgeon noted that a condition further clarifying hours for crushing operations may be indicated; and that staff had attempted to provide some general stipulations, but noted that the operations were seasonal and related to road construction projects. Applicant Representatives: Kent Peterson, President, Bituminous Roadways, Inc.; John Kittleson, Vice President, Bituminous Roadways, Inc.; Gary Johnson, Anderson Engineering; Lonnie Provencher, North Marq Mr. Peterson expressed the applicant’s enthusiasm to locate in Roseville; and their intent to do their best to be good neighbors. Mr. Peterson addressed specifics of the crushing operations, considerations for their needs, and willingness to limit operations to daytime hours. However, Mr. Peterson noted the need for some periodic paving required at night for Interstate highway work, and accommodating those needs. Mr. Peterson advised that they were open to City dictates for operations; but obviously would like to run as long as possible during peak construction months. Discussion included City Code requirements for construction activities; need to further define daytime hours; the applicant’s intent for crushing periods during the spring and again in late fall based on limited storage areas on site and use of the aggregate materials; and the nature of the drum mix plant and output of 400 tons/hour, with 300,000 ton per year possible.