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<br />3. Will not impede the normal and orderly development and improvement of surrounding vacant property. <br />The expansion will not impede the normal and orderly development of surrounding vacant properties. Given <br />the surrounding land uses, including existing mining operations and landfill activities, the continued operation <br />of the gravel pit is consistent with the existing land-use pattern and anticipated development character of the <br />area. <br />4. Will be served adequately by and will not adversely affect essential public facilities and services including <br />streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and <br />will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public <br />thoroughfares. <br />The proposed expansion will be adequately served by existing public facilities and services. No additional <br />structures or significant operational changes are proposed that would increase demands on public <br />infrastructure. Traffic patterns and volumes are anticipated to remain consistent with current operations and <br />are not expected to create congestion or interfere with adjacent public roadways. <br />The city has had numerous complaints about the tracking of gravel and other materials from the site onto the <br />city street. Staff recommend adding an additional cattle grate between the street and the security gate, and <br />requiring all vehicles to exit this site only after crossing this cattle grate. <br />5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be <br />detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or <br />vibrations. <br />The expansion does not introduce new processes, materials, or equipment beyond those already associated <br />with the existing gravel mining operation. As such, operational impacts related to traffic, noise, dust, vibration, <br />or other potential nuisances are expected to remain consistent with current approved operations and within <br />acceptable regulatory limits. <br />Staff previously requested a management plan for the disposal of shingles currently stored on site. This plan <br />has not yet been received. All shingles must be managed in accordance with Minnesota Rules 7035.2860 – <br />Beneficial Use of Solid Waste. Compliance documentation shall be submitted to the City prior to continued <br />storage or processing of such materials. <br />6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. <br />A Technical Evaluation Panel (TEP) review determined that no wetlands are present within the proposed <br />expansion area. Therefore, the project will not result in the destruction, loss, or damage of natural features of <br />major importance based on available environmental review information. <br />While the TEP determined that no wetlands are present within the proposed expansion area, if mining <br />operations expand east of the current footprint, an updated wetland delineation report shall be submitted for <br />review and approval prior to further expansion. <br />7. Will fully comply with all other requirements of this Code, including any applicable requirements and Standards <br />for the issuance of a license or permit to establish and operate the proposed use in the city. <br />The proposed use will comply with all applicable city code requirements and regulatory standards governing <br />mining operations. Conditions of approval are recommended to ensure continued compliance with state <br />regulations and local operational standards. <br />Based on the findings outlined above, staff recommends approval of the Conditional Use Permit to expand the <br />existing gravel mining boundary by 3.7 acres, subject to the conditions. <br /> <br />Page 14 of 71