4.1. PCSR 11-28-2017 - Laserfiche WebLink

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N:\Departments\Community Development\Planning\Case Files\CUP\CU 17-34 Tiller\4-Planning Commission\CU 17-34 Tiller_PC 11-28-17.docx property line to the north will be 30 feet, unless mining collaboration agreement across property lines is confirmed. Tiller has conducted sound level monitoring for all sites in Elk River and has demonstrated the ability to comply with the nighttime noise standards. This information has been received by the City of Elk River as part of their annual Mineral Excavation License application. Based on this information and monitoring of noise complaints from residents, staff recommends the approval of this request to permit a portable concrete plant on this site. Applicable Regulations The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. The proposed use will not detrimentally affect nearby property as the use fits with the intended use of the development and is located adjacent to other mineral excavation establishments. The annual permitting process takes neighboring properties into account. The proposed use will comply with MN Rules Chapter 7030, Noise Pollution Control for all sites during all operating hours. 2. Will be consistent with the comprehensive plan. The use is consistent with the comprehensive plan. The proposed use fits the mineral excavation guidance for the property through the Gravel Mine Area Study completed in 2014. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The proposed use will not affect the surrounding Commercial Reserve Transition (zoning district) and Development Reserve (land use). This area of Elk River and the surrounding Livonia Township land is largely used for gravel mining and landfill operations. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. The facility will not be served by city services and there does not appear to be any other potential impacts to public facilities or services. Baldwin St. NW and 225th Ave. NW are currently used for gravel mine hauling from neighboring operations. This operation will meet road restriction rules. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. This proposal underwent an Environmental Assessment Worksheet (EAW) with the City of Elk River to determine the potential environmental effects of the operation. The city determined that the proposed operation would not result in non-reclaimable environmental degradation. The conditions outlined in this CUP are in place to minimize the effects of noise, odors, and dust that are common for gravel mine operations.