HomeMy WebLinkAbout#3 - Commercial Asphalt
Memo
To: Planning Commission Members
From: Kari Barker, Associate Planner
Date: January 25, 2010
SubjectSpecial Use Permit Renewal #2010-03 – Commercial Asphalt– Hot Mix
:
Asphalt Plant – 2445 County Road 54
REQUEST
Commercial Asphalt seeks a Special Use Permit renewal approval to operate a hot mix asphalt plant
at 2445 County Road 54. The current application is similar to applications made in the past that
have all been approved with similar conditions.
HISTORY
The City approved the original Special Use Permit on June 19, 1989, subject to several conditions.
From 1989 to 2004, annual approval of the permit has been requested and granted by the city.
In 2004, the length of the permit was extended from one year to three years. Commercial Asphalt is
required to file an annual report of activities for the City Council review in the interim years.
In 2005, the Metropolitan Council acquired the site for a future use as a waste water treatment plant.
The Planning Department has not received any operational complaints.
BACKGROUND INFORMATION
Comprehensive Plan Classification
The use conforms to the 2020 Comprehensive Plan. The subject property is classified R-Rural. The
site is not planned for sewer service in the 2020 Comprehensive Plan.
Comprehensive Plan Classification
The subject property is primarily zoned A-Agriculture. The northwest corner of the site is within the
FW- Floodway Zoning District. Temporary asphalt hot mix plants accessory to mineral extraction is
a designated special use in both districts. Health, safety and general welfare concerns shall be
examined in determining the appropriateness of the use. Reasonable conditions can be added to the
special use permit to ensure compatibility with surrounding land uses and address project concerns.
Commercial Asphalt Company- SUP Renewal
Planning Commission Memo- January 25, 2010
2
Adjacent Zoning and Land Use
The following land uses abut the property:
Direction Existing Use Zoning Comp Plan
North Vermillion Slough FW-Floodway Floodway
East Mining (Ravenna Township)
South CO Rd 54- Mining A- Agriculture R- Rural
West Vacant A- Agriculture R- Rural
SPECIAL USE PERMIT REVIEW
Performance Bond-City Code requires the submission of a performance bond by the applicant.
Staff is again recommending a performance bond in the amount equal to $25,000.
Operating Hours- The applicant indicates that the plants operating hours will generally be from 7:00
am to 5:00 pm. The City has previously allowed operating hours from 6:00 am to 5:00 pm,
however, no hauling before 7:00 am was allowed.
Vehicle Trips- The applicant indicates that the peak number of vehicle trips associated with the plant
would be 21 per hour. Assuming two-way traffic, this would result in 42 trips on a peak hour basis.
Spill Containment System- Previous conditions by the city require a spill containment system. The
applicant has provided a spill containment system.
Flood Plain- The site of the asphalt plant is located near a flood hazard area. The applicant has
indicated that the plant is at an elevation of 694.2 that is above the 100 Year Flood Boundary.
Screening-The plant is screened in part by a stockpile of materials to make the plant as unobtrusive
as possible. It is strongly encouraged that the stockpile is wrapped around the front of the asphalt
plant site as much as possible.
RECOMMENDED ACTION
Approval of the Special Use Permit is recommended subject to the following conditions:
1.Expiration of the permit shall be December 31, 2012.
2.All PCA requirements shall be met and all permits received before the operation of
the plant.
3.The site must be watered as necessary to control dust.
4.Before commencing operation of the plant, the applicant shall provide the city with
the necessary insurance certificates and a performance bond for $25,000.
5.The site of the temporary asphalt plant shall be at an elevation of not less than 694
feet. This requirement includes that the bottom of the spill basin shall also be at an
elevation of not less than 694 feet.
Commercial Asphalt Company- SUP Renewal
Planning Commission Memo- January 25, 2010
3
6.The aggregate stockpile shall be maintained for screening purposes. Also, it is
strongly encouraged that the stockpile be wrapped around the front of the site as
much as possible to provide effective screening.
7.That the requirements of the city code concerning temporary asphalt plants be
attached as conditions for permit approval and be adhered to by the applicant.
8.The applicant shall file with the local fire authority a material safety data sheet for a
flammable combustible liquid storage permit.
9.Hours of operation shall be from 6:00 am to 5:00 pm, however no hauling may begin
before 7:00 am.
10.That Tiller Corporation provides the City Council with an annual report each January
to provide an update on the activities and operations of the site.
ATTACHMENTS
Location Map
Special Use Permit (Applicant Narrative)
Application