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HomeMy WebLinkAbout[08] Interim Use Permit-Knife River Corp.crry cx= 5'I: J[l4E:Pkl Planning Commission Agenda Item 8 MEETING DATE: February 11, 2019 AGENDA ITEM: Public Hearing, Interim Use Permit Request Temporary Asphalt Plant, Knife River Corp, 8552 Ridgewood RD SUBMITTED BY: Community Development STAFF RECOMMENDATION: Approve Findings of Fact and Decision recommending the City Council grant an Interim Use Permit. PREVIOUS PLANNING COMMISSION ACTION: BACKGROUND INFORMATION: Knife River Corp — North Central, owner and applicant, is requesting approval of an interim use permit to allow for temporary asphalt plant operations related to the CSAH 75 road reconstruction project. The property, recently annexed into the City of St. Joseph, is located at 8552 Ridgewood RD and includes the adjacent lot to the east. Currently, the site is used for the production of ready mix concrete. Aggregate materials are trucked to the site and stored in open concrete bins or stockpiles prior to use. The property was previously zoned Industrial while in St. Joseph Township and the City's land use plan guides the property for Light Industrial. The applicant has submitted their spill plan, MPCA Air Emission Permit, and MPCA NPDES/SDS Permit. The estimated timeline for operation is late April to July depending on the weather. The proposed hours of operations for the 2019 construction season are as follows: Operation Time Days Generator Startup 5:30 AM Monday - Saturday Asphalt Plant 6:00 AM — 9:00 PM Monday - Friday Asphalt Plant 6:00 AM — 6:00 PM Saturday Truck Hauling 6:00 PM — 9:00 PM Monday - Saturday Maintenance 24 hours Monday - Saturday Noise: The City's noise ordinance prohibits industrial activities which result in noise audible on residentially used areas between the hours of 9PM -7AM. The property is located in an industrial area and is a significant distance from residential dwellings. Setbacks: According to the submitted site plan the required setbacks will be met. The required setbacks are 100 feet from the property line of residential and commercial lots and 500 feet from residential and commercial structures. Screening: The typically city requires screening to provide a substantial barrier from adjacent properties. According to the applicant the stockpiles will be placed to provide a barrier to help mitigate for noise. Given the existing use of the subject property and the surrounding uses, along with the timeline of the temporary asphalt plant no additional screening is recommended. ATTACHMENTS: Request for Planning Commission Action Location Map Public Hearing Notice Findings of Fact and Decision Document Application and Site and Plant Plan REQUESTED PLANNING COMMISSION ACTION: Motion to Approve Findings of Fact and Decision recommending the City Council issue an Interim Use Permit. - 1, A Immi, www.cityofstjoseph.com N 11 City of St. Joseph Notice of Public Hearing Interim Use Permit Administrator The St. Joseph Planning Commission will hold a public hearing in the St. Joseph Judy Weyrens Government Center, 75 Callaway Street East on Monday, February 11, 2019 at 6:05 P.M., or as soon thereafter as the matter may be heard, to hear all persons present upon the request for an interim use permit to allow for temporary asphalt plant operations, Mayor as submitted by, Knife River Corp — North Central, owner and applicant, for property located at 8552 Ridgewood RD. Joseph, MN and the adjacent east property described Rick Schultz as Lot 1, Block 1, Bauerly Addition. Written testimony may be mailed to: City of St. Joseph; 75 Callaway St. E; St. Councilors Joseph MN 56374. Anne Buckvold Troy Goracke Judy Weyrens Bob Loso Administrator Brian Theisen Publish: February 1, 2019 75 Callaway Street East • Saint Joseph, Minnesota 56374 Email cityoffices@cityofstjoseph.com Phone 320.363.720I Fax 320.363.0342 City of St. Joseph IN RE: FINDINGS OF FACT Application of Knife River Corporation — North Central AND DECISION Interim Use Permit for Asphalt Plant Operations at 8552 Ridgewood RD, St. Joseph MN FINDINGS OF FACT On February 11, 2019, the St. Joseph Planning Commission conducted a public hearing to consider the application Knife River Corporation — North Central, owner and applicant, for an interim use permit for temporary asphalt plan operations on the property legally described as follows: Lot 1, Block 1 of Bauerly Addition, according to the plat and survey thereof, now on file and of record in the office of Stearns County Recorder. The west 223.35 feet of the Southeast Quarter of the Northeast Quarter, Section 11, Township 124, Range 29, Stearns County, Minnesota, which lies north of the northerly right of way line of 304' Street as platted in Batzer Addition, according to the recorded plat thereof. Containing 6.19 acres, more or less. Said land being conveyed for the purpose of attachment to a contiguous tract adjacent land to the west and which said land hereafter shall not be considered a separate tract, lot, parcel or subdivision of land for purposes of conveyance, but rather a part of the tract to which it is being attached, unless said land shall become a part of a duly recorded plat "Subject Property" The St. Joseph Planning Commission hereby finds the following Findings of Fact: 1. That Knife River Corporation North Central, hereinafter referred to as "Applicant," properly applied for an interim use permit to allow for asphalt plant operations on the Subject Property. 2. That the matter was duly published and notice was provided to property owners within 350 feet of the Subject Property. 3. That the Subject Property was recently annexed into the City of St. Joseph in January of 2019 and that the property was previously zoned Industrial where asphalt plant operations is a permitted use. 4. That the City's Future Land Use Plan of the Comprehensive Plan guides the property for Industrial. 5. That the surrounding land uses to the Subject Property are industrial to the east and west, industrial and commercial to the south, and vacant LI Light Industrial District zoned property to the north. 6. That the present use on the Subject Property includes the production of ready mix concrete and storage of concrete material, and therefore, asphalt plant operations would be consistent with the present use of the Subject Property. 7. That the interim use will not be detrimental to or endanger public health, safety, morals, comfort, or general welfare of the neighborhood and will be harmonious to the to the objectives of the Comprehensive Plan of the City. 8. That haul roads and entrances will be watered to control air borne dust and stockpiles will be placed between equipment and property lines to serve as a screening barrier and for the reduction of noise and the interim use will be designed, constructed, operated and maintained so as to be harmonious and appropriate in appearance with character of the area and is not hazardous or disturbing to existing or future neighboring uses. 9. That adequate utilities and services, including utilities, streets, drainage and other necessary facilities have been provided and will not create excessive additional costs for services and/or be detrimental to the economic welfare of the community. 10. That the existing access from CR 134 will continue to provide access. 11. That the existing parking lot will provide sufficient off-street parking and loading space to serve the proposed use. 12. That the interim use will not result in the loss or damage of natural, scenic or historic feature and the soil conditions are adequate to accommodate the use. DECISION Based on the Findings of Fact, the St. Joseph Planning Commission recommends the St. Joseph City Council issue an Interim Use Permit on the Subject Property to allow for asphalt plant operations on the following conditions: 1. That the days and hours of operation shall be allowed as follows: Operation Time Days Generator Startup 5:30 AM Monday - Saturday Asphalt Plant 6:00 AM — 9:00 PM Monday - Friday Asphalt Plant 6:00 AM — 6:00 PM Saturday Truck Hauling 6:00 PM — 9:00 PM Monday - Saturday Maintenance 24 hours Monday - Saturday 1. The property owner is responsible for meeting all Federal, State, Local, and City requirements and obtaining any and all permits, licenses, and plans, including but not limited to Air Emission Permit (MPCA), spill response plan, NPDES Permit (MPCA). Copies of the required permits, licenses, and plans shall be submitted to the City. 2. That the City's ordinances shall be met, including but not limited to the mining and noise ordinances. 3. The property owner shall control dust on the Subject Property. 4. Signage: Truck hauling signs are required during times of hauling. Signs shall be placed at the entrance showing the name and telephone number of the property owner, site operator and hauling contractor. Secure Load and Sediment Control: Truck hauling shall secure their load. Dirt, gravel, sand, material shall be cleaned from the public road. The public roads shall be kept free from sediment and any sediment tracked onto public roads shall be removed. The City shall have the right to inspect the premises for compliance and safety purposes at any time upon reasonable request. Revocation: The City Council shall revoke an interim use permit when it determines that the terms and conditions of the permit as issued are no longer being complied with. Expiration: The interim use permit shall expire on November 30, 2019 or when the operation ceases. Land Reclamation: Structures and equipment installed on the Subject Property for the interim use, along with stockpiles, and any excess material shall be removed upon expiration of the interim use permit. Whereupon said Findings of Fact and Decision was declared duly passed and adopted by the St. Joseph Planning Commission this I I' day of February, 2019. CITY OF ST. JOSEPH Planning Commission Chair Therese Haffner, Community Development Director ��Ir�Y; ifBy`a'k'�SCji�1,CG?T1.P CITE" OF ST. JOSEPH City of St. Joseph Application for Interim Use Permit Applicant Knife River Corp - North Central Phone: 3205294241 Mailing Address: Email: holly.brisk@kniferiver.com 487 Shadow Wood Drive NE, Sauk Rapids, MN 56379 Property Owner: Knife River Corp - North Central Phone: 3205294241 Mailing Address: Email: holly.brisk@kniferiver.com 4787 Shadow Wood Drive NE, Sauk Rapids, MN 56379 PROJECT INFORMATION: Project/Development Name Temporary Asphalt Plant Operations Project Location 8552 Ridgewood Road St Joseph MN 56374 Parcel Identification Number (PIN): 31.21159.0400 and 31.20761.0010 Legal Description of Property (attach a separate document if needed): Description of Request: See attached to place a temporary asphalt plant, stockpiling of materials and truck hauling for the 2019 construction season Hours of operation, including days and times: See attached Describe existing and proposed lighting of the property? If necessary we do minor equipment repairs that may require the use of a small generator after hours, lighting will be directed inwards to the site and towards the equipment. Lighting is currently on site for industrial use. Will any exterior display or signs be used? Truck hauling, portable signs Will there be any exterior storage for the interim use? Stockp i I i n g of material o n site RECEIVED St. Joseph Application Interim Use I A N 1 2 Page 3 City of St. Joseph Submission Requirements: Application for an Interim Use Permit shall be on this form and include the established application fee. The application and copies of the site plan shall be submitted three (3) weeks prior to the next Planning Commission meeting. Ten (10) 11x17 copies of the site plan drawn to scale, along with an electronic copy to scale showing the property dimensions, wetlands, floodplain, grading and drainage, landscaping, location of utilities, location of all existing and proposed buildings/structures and their sizes, including square footage; location of all existing and proposed curb cuts, driveways, access roads, parking spaces, off-street loading areas, and sidewalks must be submitted in the initial application. The City may request additional data deemed reasonable and necessary related to the conditional use. A written narrative outlining the Interim Use requested, along with any information explaining the operation is required to be submitted as part of your application. Review and Decision by the City Council. The City Council shall review the application after the Planning Commission has made its recommendation and will make a final determination to either approve or deny the application. In the granting of approval, the City Council may impose conditions regarding the location, character and other features of the proposed building, structure or use as it may deem necessary. This application must be signed by all owners of the subject property. We, the undersigned, have read and understand the above and that we are responsible for reimbursing the City for any additional legal, engineering, building inspection or planning fees related to the Interim Use. i ature of Applicaht Date UC tL-k i re of Owner (s Date FOR OFFICE USE ONLY Fee: $400 Paid C�/- UIoa-09 Date application submitted: 1 Date application completed: //I&/,q St. Joseph Application Interim Use Page l 4 , .. January 14, 2019 City of St Joseph Therese Hafner, Community Development Director 75 Callaway Street East St. Joseph, MN 56374 RE: Temporary Asphalt Mixing IUP Dear Therese, Request: Knife River would like to provide the following additional information to the City of St. Joseph as a part of our IUP application. We are requesting the temporary placement and operation of an asphalt plant, stockpiling of material, and truck hauling to provide asphalt material for the 2019 construction season. Landowner & Applicant: Knife River Corporation - North Central 4787 Shadow Wood Drive NE Sauk Rapids, MN 56379 (320) 529-4241 Legal Description: See attached. Asphalt Operations/Recycle: Knife River is requesting the following hours of operation for the 2019 construction season: O eratio 'ime. ;. =13a s: Generator Startup 5:30 am Monday - Saturday Asphalt Plant 6:00 am - 9:00 pm Monday - Friday Asphalt Plant 6:00 am - 6:00 pm Saturday Truck Hauling 6:00 am - 9:00 pm Monday - Saturday Maintenance 24 hours Monday -Saturday Asphalt plant operations for the completion of the County Road 75 project are anticipated twice during the construction season. Preliminary estimates show the first set occurring in late April and the final set three to four weeks later. Each set is estimated to last three to four weeks depending on weather. S:\CUP-NP Apps\MINNESOTA\Stearns\City of St. Joe\St Joe Asphalt Plant NP Application 2019.docx On occasion and only when necessary we do minor equipment repairs that may require the use of a small generator after hours. Lighting will be directed inwards to the site and towards the equipment. The asphalt plant operation area will be graded slightly for equipment placement and will set in the existing open area of the Ready -Mix Plant site. The proposed project will consist of all equipment necessary to operate an asphalt plant. This will consist of a HMA (Hot Mix Asphalt) drum for heating and drying aggregate and mixing aggregate with asphalt cement (AC), storage tanks for fuels, AC and HMA, recycled asphalt operations and aggregate and recycle stockpiles. Aggregate to produce HMA will come from off-site sources in order to meet current asphalt specifications. Portable temporary storage tanks are placed at the time of operations that contain diesel fuel for trucks and engines, fuel for the HMA plant burner (used oil and type 6 fuel oil) and AC. Tanks meet regulatory requirements and have adequate secondary containment. Our employees have been trained for emergency spill responses. Existing bituminous asphalt may be removed from a road as part of a paving project and be processed on site as part of HMA production. The recycling operation includes a conveyor, hopper, Ioader, grinder and the asphalt plant. Recycled bituminous asphalt can also be used as road base. Upon project completion, all equipment will be removed. Security Statement: Knife River will meet or exceed all state, federal and local laws and standards in serving to protect public health, safety and welfare. Knife River will comply with all conditions as determined by the City of St. Joseph to be part of the Interim Use permit. City of St. Joseph may have right -of -entry to this land for purposes of determining compliance of the related interim use permit after providing Knife River personnel proper identification and notification. Transportation Management Plan: Knife River will be accessing the site from Ridgewood Road. Haul roads and entrances will be watered to control air borne dust and if necessary calcium chloride will be used in accordance with MPCA regulations. Signs will be posted to indicate truck traffic/hauling per MnDot requirements. The number of trucks, hours of trucking as well as the designated haul route will depend on the location of the project and material demand. 2 Estimated average daily truck traffic generated per hour is approximately 15- 20 trucks per hour during operational hours. Trucks used may be belly, end dump, and/or side dump trucks. The parking area for employees is contained on the site. After operations are shut down, trucks will be returning to our designated job site parking or returned to our designated office locations. Environmental Management Plan: We operate under current MPCA NPDES/SDS permit (National Pollution Discharge Elimination System/State Disposal System) storm water permits. Stormwater Pollution Prevention Plans (SWPPP's) are designed and written to manage site and project stormwater. We operate under current MPCA Air Quality permits. Knife River equipment has been tested and complies with air emission standards that pertain to its location and its operation. Knife River will meet all MPCA noise level requirements during the time we can operate. Portable satellites will be provided for employees on site by an independent contractor. Trash will be collected and contained in a suitable receptacle and hauled off site to an appropriate disposal site. Location of Informational Sign: Signage will be posted on Ridgewood Road and the entrance area to the site. Location and description of screening: Stockpiles will be placed strategically between the equipment and property lines to serve as a purpose for a screening barrier to the neighbors and traveling public to serve as a purpose of shielding operations and reduction of noise. Surety Requirement: If required by the City of St. Joseph, Knife River will obtain surety requirements. Thank you for your review of this information and if you have any questions please feel free to contact me at (320) 529-4241. Sincerely, 0s� Holly Brisk Environmental Assistant Knife River Corporation - North Central 3 E&M, kS 'nth: E:\GIS\Mn,-Plm,\Mmesota\S\Si,t-J,,"h-RMX-Pimt\2019\Sintj .. ph-A,ph,1t_J0iq—d Shed 0 RMx -P I ant NMWKW If N I IT RIVER AN MDU RESOURCES COMPANY . . . . . . SaintoseJ ph T Asphalt Plan `� 7PIMIm- Legend Delineated Wetland Berms . . . . . . . . Gravel Bins Haul Roads 2 Loading Ramps Low Area Petroleum Pipeline Site Access Asphalt Plant Area Asphalt Plant Set Truck Washout Buildings Concrete Surface Silos 10-4 Truck Scale Knife River Parcels # ALI Feet J# 110 0 110 '—i- Lyw Credit,: Map Author: Jordan Keller Map Creation Date: 03 January, 2019 Cartographic Software: ArcGLS 10.2.1 PCS: NAD 1983 CORS96 UTM Zone 15N Projection: Transverse Mercator Datum: NAD 1983 CORS96 False Easting: 500,000.0000 False Northing: 0.0000 Central Meridian: -93.0000 Scale Factor: 0.9996 Latitude Of Origin: 0.0000 Units: Meter For Knife River Corporation internal Use Only.