HomeMy WebLinkAboutResolution No. 211A-03 rJ
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RESOLUTION
WHEREAS, the Rochester Sand and Gravel Division of Mathy Construction applied for a
Type III, Phase II, Restricted Development Preliminary Plan #03-04 to permit the establishment
of a hot mix asphalt facility on property located east of T.H. 63, south of 60th Street South and
northeasterly of Machinery Hill within the Quarve Quarry Pit; and,
WHEREAS, since a hot mix asphalt facility is not a permitted use in this zoning district,
the Applicant has proposed the development by way of the restricted development provisions;
and,
WHEREAS, R.C.O. §62.700 recognizes that certain land uses which are generally not
allowed within a given zoning district can, if regulated, "serve both the public interest and allow a
more equitable balancing of private interests than that achieved by strict adherence to standard
zoning regulations;" and,
WHEREAS, this application requires a two-step review process consisting of a
preliminary plan and a final plan. The preliminary plan phase follows the Type III, Phase II
procedure with a hearing before the Planning Commission and a hearing before the Council.
The Applicant is requesting the waiver of the final plan review; and,
WHEREAS, R.C.O. § 62.708 (Criteria for Type III Developments) provides the relevant
criteria for the review of this application; and,
WHEREAS, the Planning Department applied the criteria found at Section 62.708 to this
application and prepared the following findings of fact:
1) Preliminary Development Plan Criteria:
a) Capacity of Public Facilities: The proposed hot mix asphalt
(HMA) facility will not result in a need for sanitary sewer or water
facilities on-site. Electrical power,.needed for the facility, exists.
Olmsted County Public Works will require the applicant to construct
a right-turn and by-pass lane on St. Bridget Road/CR 20.
b) Geologic Hazards: There are no known geologic hazards on the
property.
c) Natural Features: The HMA site is proposed to be located on the
existing quarry floor. There are no unique natural features on the
property that have been identified.
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d) Residential Traffic Impact: Access to this property will be
primarily from the north TH 63 quarry access. This access utilizes
the existing frontage road access which is across from the 60t' St.
SW access on TH 63. The frontage road also has a south access.
Secondary access to the property would be from the east side of
the Quarry, at St. Bridget Road/CR 20. There should be no impact
to residential roadways as a result of this application.
e) Traffic Generation Impact: Olmsted County Public Works
will require the applicant to construct a right-turn and by-pass lane
on St. Bridget Road/CR 20. At this time, no other road authority
has indicated a concern that anticipated traffic would cause the
capacity of the adjacent streets to be exceeded.
f) Height Impacts: This site does offer some unique opportunities
for buffering and screening. The height of silo equipment to be
added to the site is approximately 70 feet. The height of the quarry
wall directly west of the proposed site is approximately 100 feet.
To the north of the HMA site, the quarry wall drops to
approximately 70 feet. Additionally, an existing row of mature
evergreen trees exists along a portion of the west property
boundary, between the north TH 63 entrance (across from the 60
St. intersection with TH 63) and Machinery Hill. The applicant is
also proposing to extend an earthen berm to the north TH 63
entrance to provide additional screening from limited -views
between the existing evergreens. Visibility from the west is
expected to be very limited. Due to topography and design of the
quarry it appears the HMA site would be most visible from the east
(i.e. east of St. Bridget Road/CR 20).
g) Setbacks: The proposed HMA plant site is approximately 800 to
900 feet from the west property boundary. Setbacks from the north,
west and south property boundaries would be more than '/ mile.
h) Internal Site Design: A layout of the proposed HMA plant is
included in Drawing #2. From the HMA site, access will be
available either to the east to St. Bridget Road/CR 20 or to the TH
63 accesses to the Quarry. The primary access is planned to be
the north TH 63 access, which is located at the intersection of TH
63 and the 60th St. SW and east Frontage Road.
i) Screening and Buffering: This site does offer some unique
opportunities for buffering and screening. The height of silo
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equipment to be added to the site is approximately 70 feet. The
height of the quarry wall directly west of the proposed site is
approximately 100 feet. To the north of the HMA site, the quarry
wall drops to approximately 70 feet. Additionally, an existing row
of mature evergreen trees exists along a portion of the west
propert� boundary, between the north TH 63 entrance (across from
the 60t St. intersection with TH 63) and Machinery Hill. The
applicant is also proposing to extend an earthen berm to the north
TH 63 entrance to provide additional screening from limited views
between the existing evergreens. Visibility from the west is
expected to be very limited. Due to topography and design of the
quarry it appears the HMA site would be most visible from the east
(i.e. east of St. Bridget Road/CR 20).
j) Ordinance Requirements: There should be adequate room
on-site for employee parking and internal circulation of truck traffic.
This use will be subject to meeting the Industrial Performance
Standards of the Rochester Zoning . Ordinance and Land
Development Manual (Sec. 63.600 et. seq.).
k) General Compatibility: This site does offer some unique
opportunities for buffering and screening. The height of silo
equipment to be added to the site is approximately 70 feet. The
height of the quarry wall directly west of the proposed site is
approximately 100 feet. To the north of the HMA site, the quarry
wall drops to approximately 70 feet. Additionally, an existing row
of mature evergreen trees exists along a portion of the west
propertX boundary, between the north TH 63 entrance (across from
the 60t St. intersection with TH 63) and Machinery Hill. The
applicant is also proposing to extend an earthen berm to the north
TH 63 entrance to provide additional screening from limited views
between the existing evergreens. Visibility from the west is
expected to be very limited. Due to topography and design of the
quarry it appears the HMA site would be most visible from the east
(i.e. east of St. Bridget Road/CR 20). This applicant is proposing to
use an odor mask in the mix to neutralize and minimize odor from
the plant. Additionally, this use will be subject to meeting the
Industrial Performance Standards of the Rochester Zoning
Ordinance and Land Development Manual (Sec. 63.600 et. seq.).
It has been the experience of the Rochester-Olmsted Planning
Department that existing hot mix asphalt facilities in the County
have not generated a history of complaints related to noise, odor or
dust; and,
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WHEREAS, on March 26, 2003, the Rochester Planning and Zoning Commission held a
*public hearing on this restricted development preliminary plan, reviewed the application
according to the requirements of Section 62.708, adopted the Planning Department's
recommended findings of fact and recommended approval of the application subject to the
following conditions:
1. A right turn lane and bypass lane will be required from CSAH 20, as
required by Olmsted County Public Works.
2. Import of materials for processing be limited only to that necessary for the
hot mix asphalt facility.
3. A grading and drainage plan shall be provided to Rochester Public Works
and approved for paving the primary access road, constructing the
sedimentation basin, and related grading necessary to provide positive
drainage to the sedimentation basin; and,
WHEREAS, the Common Council held a public hearing on the restricted development
preliminary plan request on April 21, 2003, and permitted all interested persons to be heard;
and,
WHEREAS, at the April 21st public hearing, the Council considered the evidence and
estimony submitted, as well as the material contained in the meeting agenda (a copy of which is
attached and incorporated herein); and,
WHEREAS, based upon a preponderance of the evidence submitted at the April 21St
public hearing, the Common Council adopts as its own the Planning and Zoning Commission's
recommended findings of fact; and,
WHEREAS, at the April 21St public hearing, the Council added the following condition:
4. This Conditional Use Permit will expire on January 31, 2005. The applicant
may seek to extend the permit at a public hearing to be held before the
Council anytime in October, 2004, or thereafter. The Planning and Zoning
Commission will not hear the Applicant's request for an extension of this
Permit. Notice of the Council meeting will be given as required by
ordinances. By this condition, the Council wishes to gather facts as to how
the Applicant's hot mix asphalt facility operation impacts the adjacent
property owners.
WHEREAS, based upon a preponderance and substantial weight of the evidence
submitted at the April 21St public hearing, the Common Council determines that the Applicant
satisfied the criteria of Section 62.708.
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NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
*Rochester that the Type III, Phase II, Restricted Development Preliminary Plan #03-04,
requested by Rochester Sand & Gravel Division of Mathy Construction is in all things approved
subject to the above four conditions.
BE IT FURTHER RESOLVED that the Council waives the final plan review.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS DAY OF , 2003.
Z";
PRESIDENT OF SAID COMMON COUNCIL
ATTEST:
CIT CLERK
APPROVED THIS ?Z DAY OF 2003.
MAYOR OF SAID CITY
!(Seal of the City of
Rochester, Minnesota)
Zone2000\RestD evPre.0304
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... ....__.. .......... ....
REQUEST FOR COUNCIL ACTION MEETING Page •
AGENDA SECTI
DATE: 4:an RCA
; ORIGINATING DEPT: ITEM NO. April 8,2003
PUBLIC HEARINGS PLANNING
ITEM DESCRIPTION:Restricted Development Preliminary Plan #03-04 by Rochester Sand&Gravel PREPARED BY: Distribution:
Division of Mathy Construction.The applicant Isrequesting approval to establish a hot mix asphalt facility Mitzi A.Baker,
on property located east of TH 63,south of 60 St.South and northeaster) of"Machine Hill",within the 1. .City Administrator
Ouarve Ouarry pit. The applicant is requesting waiver of the Final Plan review.*Machinery Senior Planner
2. City Attorney:Legal Description Attached
3. Planning Department File
April 16,2003 4. Applicant:This item will be considered some time after 7:00 P.M.on April 21,2003 in the Council I Board Chamber
in the Government Center at 151 4th Street SE.
CityPlanning and Zoning Commission Recommendation
On March 26,2003 the City Planning and Zoning Commission considered this request. Mr.Slaver moved to recommend
approval of Type lit,Phase II Restricted Development#03.04 with the staff-recommended findings and conditions. Mr.Burke
seconded the motion. The motion carried 5.2,with Mr.Quinn and Ms.Petersson voting nay.
Conditions:
1. A right turn lane and bypass lane will be required from CSAH 20,as required by Olmsted County Public Works.
2. Import of materials for processing be limited only to that necessary for the hot mix asphalt facility.
3. A grading and drainage plan shall be provided to Rochester Public Works and approved for paving the primary
access road,constructing the sedimentation basin,and related grading necessary to provide positive drainage
to the sedimentation basin.
Planning Staff Recommendation:
See attached staff report dated March 20,2003.
Council Action Needed:
1. If the Council wishes to proceed,it should instruct the City Attorney to prepare a resolution either
approving,approving with conditions,or denying this the staff report. request based upon the criteria included in
2. The applicant request waiver of Final Plan per Section 60.532,6 of the LDM. Staff recommends
approval to waive Final Plan. Information being considered is sufficient to demonstrate
compliance with applicable regulations and will not Interfere with the purpose and intent of the
Ordinance.
COUNCIL ACTION: Motion by: Second
by,.to:
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HMA Pavetnrnt
Erosion Control
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2 HMA Plant
City of Rochester J
Town of High Forest
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w REVISED South .r�
March 22,2003
Good afternoon Mitzi, p
I am the Facility Director for the Ziegler Caterpillar Dealership that's �u � ��o ��j �.��p��/,G�t ZC��k/ LtCr� ✓tP�am�ia
located directly west the propose hot mix asphalt plant.Rochester Sand
list
WQ_ �
-yi
And Gravel sent out a list of things that they were doing to keep the �Y"
proposed asphalt plant runningas clean an
d quiet
q et as possible.The ro os �p p proposed QvL �a��U C 0 > cU�> . i/�ee
asphalt plant would beset up on the floor of the current pit.I believe rtr�
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most of neighbors cannot see the proposed plant. Another good thing is theC/ � ~dry G2 �L
noise should be reflected straight up due to the low floor in the pit, As "��''
are in favor of their proposed project.
long as Rochester Sand And Gravel follows Local and State regulations we
/ / �� q0 '7✓��'c�0.
Other Factors to consider. 30 U.i,
*Rochester Sand And Gravel follows M.P.C.A, rules and regulations, 6
*The Quarve Anderson /Rochester S b G pit has been there for 25 plus � �
years. �
*Anyone who lives in the new development to the west and has either 6 l3 A"-`n�la r2�
asphalt or concrete needs to understand it comes from a mix plant. n ` c11�D2A*The site is ideal due to its blocked to most of the neighbors ) �U -�1R.d=,,-99
*I lived in the Rochester area and managed the Ziegler business from
1985-1990. n /�
*Prevailing summer winds usually come from the �p uXO� 90 uhz�C/41
south,southwest,northwest,or the north.,., �•J
rQq r
Thanks for hearing our comments on this proposal.......
Dave Rischmiller �) d ��'t 4' C`�Q c°Q�$"A'/V,
Director of Facilities,Ziegler Inc. ¢ a. U)�
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�/ ByQfi/?� C�gY JGG ROCHESTERANISTED PLANNING DEPAXIMENT oc:�°`.1°:'•'.'.t:1u4;1.
2122 Campus Drive SE,Suite 100 Rochester,MN 55904-4744boo- � j. •.o^
COUNTY OF '�; •:`�N
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T0: City Planning&Zoning Commission
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FROM: Mitzi A.Baker,Planner
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1 DATE: March 2 0,2003
6 qo 7$���� RE: Restricted Development Preliminary Plan #03-04 by Rochester Sand&Gravel
O. Division of Mathy Construction. The applicant is requesting approval to
/I022 establish a hot mix asphalt facility on property located east of TH 63,south of
�,o t �� 60's St.South and northeasterly of"Machinery Hill",within the Quarve Quarry pit.
o>L o n / Lz/ �f2� The applicant is requesting waiver of the Final Plan review.
��-u A-u— n�l�v✓L°� � 1 Planning Department Review
of `>yl anti- 0�- 0��t- C!/ Applicant: Rochester Sand&Gravel,Div.Of Mathy Construction Co.
r� 4105 E.River Road NE
/ Rochester,MN.55906
Property Location: South of 60th St.S.and east of T.H.63 S. The properly address is
7 5850 Highway 63 South,Rochester,MN 55904.
Zoning: The property is zoned R•1(Mixed Commercial-Industrial).
Attachments: LDM Excerpts -
0 ,�' Referral Comments
�� Q a, L(� L ac/ • / Narrative Report(full report to Commission members,abbreviated
1 ,� e,'J—�— version to others)
C3 � `1�Lc` Il� ! LL//II ,,/ EXPLANATION OF APPLICATION AND REVIEW PROCEDURES:
• U The applicant is proposing to locate a hot mix asphalt(HMA)plant on property located east of TH 63 S.,west of
St.Bridget Road/CR 20 and south of 60'h St.S. The property is the site of an active quarry which is in the Lloyd
Quarve Estate. Rochester Sand&Gravel,Division of Mathy Construction Co.,has a lease agreement for the
• 13 � , C(�2Q� �/ South 63 Quarry and will be the permit holder and operator of the HMA plant. Owners representatives have
D� signed the application. The Quarry property extends over several jurisdictions,including the City of Rochester,
I 11p w High Forest Township and Rochester Township. The portion of the proposed for the HMA plant site is in the City
p, LI�Q t 7� of Rochester and therefore subject to the Rochester Zoning Ordinance and Land Development Manual. Due to
1 . �1Y"" z� some confusion with city limit boundaries in this vicinity,an application was originally submitted to High Forest
ILc d� Township for the HMA plant site.
WJ_ U /� �/ Lt Q� Rochester Sand&Gravel,Division of Mathy Construction Co.,currently operates a HMA plant at a site
f � fi I approximately 2 miles northeast of the proposed South 63 Quarry site. The current plant is proposed to be
disassembled and relocated to the South 63 Quarry in 2003. Depletion of quality aggregate reserves at the
current HMA plant site is driving the need to relocate to the South 63 Quarry,which contains an abundant long
BUILDING CODE 507/285-8213•GISIADDRESSINC.WAPPING 507@85-8232•HOUSINGMRA 5071285-8224
l /-�/Q � �• -,�.p. PLANNING2ONING 5071285-8232•WELUSEPTIC 507/285.8345
JJJ CCC000 ��pa i/ �y FAx 5071287-2275 -
- AN EQUAL OPPORTUNITY/AFFIRMATIVE ACTION EMPLOYER
2 03/20/03
• 3
term source ,lity aggregate material necessary in the production of the HMA material. Since the plant is
proposed to be re-located from a site that currently uses this general segment of TH 63 for primary travel,there
should not be an increase of truck traffic on TH 63 as a result of this petition. Instead,there would be a shift in
truck traffic which is currently using the 48'h
that the ingress/egress to the Trunk Highway is at the South 63 Ouarry/East Frontage road intersection Instead.
St.or St.Bridget Road intersection with TH 63 to access TH 63 so CRITERIA&ANALYSIS:
Primary access to the HMA plant is proposed to TH 63 at an existing access. This access road will be awed. q Sections 62.706 and 62.708(1)of the Zoning Ordinance set forth the standards upon which a Restricted
Development Preliminary Plan is to be evaluated. The Council shall approve a preliminary plan if it finds that the
secondary access road exists to is 2opo Bridget Road. p development has addressed and satisfied all of the applicable criteria,or that a practical solution consistent with
A layout of the proposed HMA plant is included in the attached materials provided by the applicant(Drawing H2). the public interest can be incorporated into the final plan. Please see the attached excerpt from the Rochester
Detailed explanations the plan,equipment,regulatory controls and monitoring is also included. Zoning Ordinance and Land Development Manual for the applicable criteria.
The staff suggests the following findings for each of the 11 criteria on which the Preliminary Development Plan is
This site does offer some unique opportunities for buffering and screening. The height of silo equipment to be to be evaluated:
added to the site is approximately 70 feet. The height of the quarry wall directly west of the proposed site is
a) Capacity of Public Facilities: The proposed hot mix asphalt(HMA)facility will not result in a need for
approximately 100 feet. To the north of the HMA site,the quarry wall drops to approximately 70 feet.
Additionally,an existing row of mature evergreen trees exists along a portion of the west property boundary,
between the north TH 63 entrance(across from the 60 St.intersection with TH 63)and Machinery Hill. The sanitary sewer or water facilities on-site. Electrical power,needed for the facility,exists. Olmsted County
applicant is also proposing to extend an earthen berm to the north TH 63 entrance to provide additional screening Public Works will require the applicant to construct a right-tum and by-pass lane on St.Bridget RoadICR
20.
from limited views between the existing evergreens. Visibility from the west is expected to be very limited. Due
to topography and design of the quarry it appears the HMA site would be most visible from the east lima east of
St.Bridget Road/CR 20). b) Geologic Hazards: There are no known geologic hazards on the property.
c) Natural Features: The HMA site is proposed to be located on the existing quarry floor. There are
Staff has been informed that an odor mask will be used in the hot mix to neutralize or reduce odors from the
no unique natural features on the property that have been identified.
plant. Additionally,little if any noise is generated from the plant itself.
Establishing a HMA plant site will include the following: d) Residential Traffic Report: Access to this property will be primarily from the north TH 63 quarry
access. This access utilizes the existing frontage road access which is across from the 60'6 St.SW
• Addition of traffic,from this site,could be approximately 10 trucks/hour; access on TH 63. The frontage road also has a south access. Secondary access to the property would
• Proposed hours of operation are 5:30 a.m.to 9:00 p.m.Monday-Friday,and 5:30 a.m.to 6:00 p.m. be from the east side of the Quarry,at St.Bridget RoadiCR 20. There should be no impact to residential
as needed; roadways as a result of this application.
• Import of materials originating OFF-SITE,as needed for producing and rocessin
• Paving of primary haul road; P g the bituminous;
e) Traffic Generation Impact: Olmsted Count Ile-grading a portion Public
9 g rtion of the i Y c Works will P site to direct stormwater flows to a sedimentation basin(also new)for turn and by-pass lane on St.Bridget Road/CR 20. At this time/nogotherr road authority has indicated a right-
.
water quality treatment; concern that anticipated traffic would cause the capacity of the adjacent streets to be exceeded.
• Three full-time employees for the operation of the HMA plank,
• Main components of the Plant are the drum-dryer,silo,baghouse,tanks(liquid asphalt cement, >7 Height Impacts: This site does offer some unique opportunities for buffering and screening. The height
burner fuel and diesel fuel)and control house(see Drawing 112); of silo equipment to be added to the site is approximately 70 feet. The height of the quarry wall directly
• Paved spill containment barrier to be installed beneath tanks to prevent contact between the product west of the proposed site is approximately 100 feet. To the north of the HMA site,the quarry wall drops
and the ground. to approximately 70 feet Additionally,an existing row of mature evergreen trees exists along a portion
Please note that the Planning Department is not aware of any Conditional Use Permits issued by the City or. of the west property boundary,between the north TH 63 entrance(across from the 6e St.intersection
County for operation of the current quarry. The quarry was established many years ago and is considered a with TH 63)and Machinery Hilt. The applicant is also proposing to extend an earthen berm f vergreens.
o the north
grandfathered use. The proposal to establish a HMA plant at the site is a separate use of the property,which is TH 63 entrance to provide additional screening from limited views between the existing e
Visibility from the west is expected to be very limited. Due to topography and design of the quarry it
being proposed through the Restricted Development Conditional Use Permit process. appears the HMA site would be most visible from the east(i.e.east of St.Bridget Road/CR 20).
9) Setbacks: The proposed HMA plant site is more than 1,000 feet from the west propertyboundary.
EXPLANATION OF APPLICATION AND REVIEW PROCEDURE: Setbacks from the north,west and south property boundaries would be more than'/<mile.
s of land uses which are not allowed within a given zoning h) Internal Site Design: A layout of the proposed HMA plant is included in Drawing 1t2.From the HMA
The Restricted Development allows certain mixture
district on a permitted or conditional basis can,if regulated,serve both the public interest and allow a more
equitable balancing of private interests than that achieved by strict adherence to standard zoning regulations.The site,access will be available either to the east h n Bridget 3Road=access 20 wor tohich
i the to 63 accesses to the
Quarry. The primary access a planned to to the north TH 63 access,which is located at the intersection
regulations of this article recognize and provide encouragement for innovation and experimentation in the
development of land that would otherwise not be possible under the zoning district regulations established by this of TH 63 and the 6d°St.SW and east Frontage Road.
ordinance. i) Screening and Buffering: q pPo
This site does offer some unique opportunities for buffering and
screening. The height of silo equipment to be added to the site is approximately 70 feet. The height of
the quarry wall directly west of the proposed site Is approximately 100 feet. To the north of the HMA site,
the quarry wall drops to approximately 70 feet. Additionally,an existing row of mature evergreen trees
exists along a portion of the west property boundary,between the north TH 63 entrance(across from the
03f20/03 •
4
600 St.intersection with TH 63 and Machinery
erY Hill.
. The applicant
ant is also proposing to ext
end an eart
hen
berm to the north TH 63 entrance to provide additional screening from limited views between the existing
evergreens. Visibility from the west is expected to be very limited. Due to topography and design of the
quarry it appears the HMA site would be most visible from the east(i.e.east of St.Bridget Road/CR 20). STANDARDS FOR EVALUATING THIS PROPOSAL:
j) Ordinance Requirements: There should be adequate room on-site for employee parking and
internal circulation of truck traffic. This use will be subject to meeting the Industrial Performance Multiple standards apply to evaluating this application. The following sections of the LDM apply to the
Standards of the Rochester Zoning Ordinance and Land Development Manual(Sec.63.600 of.seq.). review of this application:
k) General Compatibility: This site does offer some unique opportunities for buffering and screening. The 61.145 Matters Under Consideration: The review of a conditional use is necessary to insure that
height of silo equipment to be added to the site is approximately 70 feet. The height of the quarry wall it will not be of detriment to and is designed to be compatible with land uses and the area
directlywest of the proposed site is approximately surrounding its location;and that it is consistent with the objectives and purposes of this
p P PP y 100 feet. To the north of the HMA site,the quarry wall J P P
drops to approximately 70 feet. Additionally,an existing row of mature evergreen trees exists along a ordinance and the comprehensive plan.
portion of the west property bounds between the north P P P Y boundary, TH 63 entrance(across from the 60"'St.
intersection with TH 63)and Machinery Hill. The applicant is also proposing to extend an earthen berm 61.146 Standards for Conditional Uses: The zoning administrator,Commission,or Council shall
to the north TH 63 entrance to provide additional screening from limited views between the existing approve a development permit authorizing a conditional use unless one or more of the
evergreens. Visibility from the west is expected to be very limited. Due to topography and design of the following findings with respect to the proposed development is made:
quarry it appears the HMA site would be most visible from the east(i.e.east of St.Bridget Road/CR 20).
This applicant is proposing to use an odor mask in the mix to neutralize and minimize odor from the plant. 1) provisions for vehicular loading,unloading,parking and for vehicular and pedestrian
Additionally,this use will be subject to meeting the Industrial Performance Standards of the Rochester circulation on the site and onto adjacent public streets and ways will create hazards to
Zoning Ordinance and Land Development Manual(Sec.63.600 et.seq.). It has been the experience of safety,or will impose a significant burden upon public facilities.
the Rochester-Olmsted Planning Department that existing hot mix asphalt facilities in the County have 2) The intensity,location,operation,or height of proposed buildings and structures will be
not generated ahistory o/complaints related to noise,odor or dust. detrimental to other private development in the neighborhood or will impose undue
In addition,this application is subject to the criteria for all conditional use permits,as identified in Section 61.146.
burdens on the sewers,sanitary and storm drains,water or similar public facilities.
As identified in 61.146,the zoning administrator,Commission,or Council shall approve a development permit 3) The provision for on-site bufferyards and landscaping does not provide adequate
authorizing a conditional use unless one or more of the findings with respect to the proposed development is
made as identified in 61.146(see attached). protection to neighboring properties from detrimental features of the development.
4) The site plan fails to provide for the soil erosion and drainage problems that may be
STAFF RECOMMENDATION:
created by the development.
5) The provisions for exterior lighting create undue hazards to motorists traveling on
Staff has reviewed this request in accordance with the applicable standards and provisions,as included in this adjacent public streets or are inadequate for the safety of occupants or users of the site
report. Based upon staff review and the analysis included above,staff recommended approval of this application. or such provisions damage the value and diminish the usability of adjacent properties.
If the Commission and City Council wishes to approved this application,staff would recommend approval be
subject to the following conditions or modifications: 6) The proposed development will create undue fire safety hazards by not providing
adequate access to the site,or to the buildings on the site,for emergency vehicles.
1. A right turn lane and bypass lane will be required from CSAH 20,as required by Olmsted County
Public Works. 7) In cases where a Phase I plan has been approved,there is a substantial change in the
Phase II site plan from the approved Phase I site plan,such that the revised plans will
Z Import of materials for processing be limited only to that necessary for the hot mix asphalt facility. not meet the standards provided by this paragraph.
3. A grading and drainage plan shall be provided to Rochester Public Works and approved for paving 8) The proposed conditional use does not comply with all the standards applying to
the primary access road,constructing the sedimentation basin,and related grading necessary to permitted uses within the underlying zoning district,or with standards specifically
provide positive drainage to the sedimentation basin. applicable to the type of conditional use under consideration,or with specific ordinance
standards dealing with matters such as signs which are part of the proposed
development,and a variance to allow such deviation has not been secured by the
Waiver of Final Plan Review: The applicant has requested.that the City Council waive the Final Plan applicant.
Review phase for this application. Staff does recommend in favor of waiving the Final Plan Review for 61.147 Conditions on Approval: In considering an application for a development permit to allow a
this project. Conditional Use,the designated hearing body shall consider and may impose modifications
or conditions to the extent that such modifications or conditions are necessary to insure
compliance with the criteria of Paragraph 61.146.
Note: The applicant is responsible for securing permits or approvals required by any other regulatory
agency prior to operating the HMA plant as proposed.
03/20/03
6 . 03/20/03
RESTRICTED DEVELOPMENT:
62.706 Standards for Approval,Preliminary Development Plan: The Council shall approve a 2) Will siting of the structure substantially block vistas from the primary exposures
of adjacent residential dwellings created due to differences in elevation.
preliminary development plan if it finds that the development has addressed and satisfied all
the criteria listed in Paragraph 62.708(1),or that a practical solution consistent with the g) Setbacks: For developments involving new construction,proposed setbacks are
public interest can be incorporated into the final development plan,or a modification for related to building height and bulk in a manner consistent with that required for
unmet criteria has been granted as provided for in Paragraph 62.712. permitted uses in the underlying zoning district.
62.707 Standards for Approval,Final Development Plan: The Council shall grant final approval h) Internal Site Design: For developments involving new construction,the to a Type III Restricted Development if it finds that,in addition to satisfying the Preliminary preliminary site layout indicates adequate building separation and desirable
orientation of the buildings to open spaces,street frontages or other focal points.
Development Plan Standards for Approval listed in the preceding paragraph,the
development has satisfied all the applicable criteria listed in Paragraph 62.708(2)or a
modification for any unmet criteria has been granted as provided for in Paragraph 62.712. i) Screening and Buffering: The conceptual screening and bufferyards proposed
are adequate to protect the privacy of residents in the development or surrounding
62.708 Criteria for Type tll Developments: In determining whether to approve,deny,or approve residential areas from the impact of interior traffic circulation and parking areas,
with conditions an application,the Commission and Council shall be guided by the following
utility areas such as refuse storage,noise or glare exceeding permissible
criteria: 9 standards,potential safety hazards,unwanted pedestrian/bicycle access,or to
1) Preliminary Development Plan
subdue differences in architecture and bulk between adjacent land uses.
Criteria:
j) Ordinance Requirements: The proposed development includes adequate
a) Capacity of Public Facilities: The existing or future planned utilities in the area amounts of off-street parking and loading areas and,in the case of new
are adequate to serve the proposed development, construction,there is adequate landscaped area to meet ordinance requirements.
b) Geologic Hazards: The existence of areas of natural or geologic hazard,such as k) General Compatibility: The relationship of the actual appearance,general density.
he
unstable slopes,sinkholes,fistenceiof etc.,have been identified and the and overall site design of the proposed development should b
e compared to established pattern of zoning,the character of the surrounding neighborhood tand
development of these areas has been taken into account identified
will be addressed in the
Phase 11 plans. the existing land forms of the area to determine the general compatibility of the
development with its surroundings.
c) Natural Features: For developments involving new construction,the arrangement
of buildings,paved areas and open space has,to the extent practical,utilized the 2) Final Development Plan Criteria:
existing topography and existing desirable vegetation of the site.
a) Public Facility Design: The design of private and public utility facilities meet the
d) Residential Traffic Impact: When located in a residential area,the proposed requirements and specifications which the applicable utility has adopted.
development:
b) Geologic Hazard: Engineering means to deal with areas of geologic hazard have
1) Will not cause traffic volumes to exceed planned capacities on local residential been incorporated into the development plan or such areas have been set aside
streets; from development.
2) Will not generate frequent truck traffic on local residential streets; c) Access Effect: Ingress and egress points have been designed and located so as
to:
3) Will not create additional traffic during evening and nighttime hours on local
residential streets; 1) Provide adequate separation from existing street intersections and adjacent
private driveways so that traffic circulation problems in public right-of-ways are
e) Traffic Generation Impact: Anticipated traffic generated by the development will minimized;
not cause the capacity of adjacent streets to be exceeded,and conceptual
improvements to reduce the impact of access points on the traffic flow of adjacent. 2) Not adversely impact adjacent residential properties with factors such as noise
streets have been identified where needed. from accelerating or idling vehicles or the glare of headlights from vehicles
entering or leaving the site.
f) Height Impacts: For developments involving new construction,the heights and In addition,where the preliminary development plan identified potential problems in the
placement of proposed structures are compatible with the surrounding operation of access points,plans for private improvements or evidence of planned
development.Factors to consider include: public improvements which will alleviate the problems have been provided.
1) Will the structure block sunlight from reaching adjacent properties during a d) Pedestrian Circulation: The plan includes elements to assure that pedestrians
majority of the day for over tour(4)months out of the year; can move safely both within the site and across the site between properties and
03120/03
8
activities within the neighborhood area,and,where appropriate,accommodations IC°°�""�°,` PUBLIC WORKS DEPARTMENT
,/
for transit access are provided. - V� 2122 CAMPUS DR SE-SUITE 200 ROCHESTER MN 55904-4744
www.olmstedpublicworks.com
e) Foundation and Site Plantings: A landscape plan for the site has been prepared 507.285.8231
which indicates the finished site will be consistent with the landscape character of
the surrounding area.
f) Site Status: Adequate measures have been taken to insure the future
maintenance and ownership pattern of the project,including common areas,the February 25,2003
completion of any platting activities,and the provision of adequate assurance to
guarantee the installation of required public improvements,screening and
landscaping.
g) Screening and Bufferyards: The final screening and bufferyard design contains Jennifer Gayness
earth forms,structures and plant materials which are adequate to satisfy the needs Planning Department
identified in Phase I for the project.
h) Final Building Design: The final building design is consistent with the principles Dear Jennifer:
identified in preliminary development plan relative to Height Impact,Setbacks,and
Internal Site Design. The Public Works Department has reviewed the Restricted Development Preliminary
Plan#03-04 and has the following comment:
i) Internal Circulation Areas: Plans for off-street parking and loading areas and
circulation aisles to serve these areas meet ordinance requirements in terms of design. . Right turn lane and bypass lane will be required from CSAH 20.
j) Ordinance Requirements: The proposed development is consistent with the Sincerely,
requirements of the underlying zoning district for similar uses in regards to signage
and other appearance controls,and with general standards such as traffic visibility
and emergency access.
62.712 Modifications: The Council may waive the need to satisfy certain approval criteria during Michael Sheehan
the Type III review if it finds: County Engineer
1) The applicant has demonstrated that the plan as submitted adequately compensates for MTS/ts
failing to address the criterion in question.
2) The strict application of any provision would result in exceptional practical difficulties to,
or exceptional and undue hardship upon,the owner of such property,provided the
modification may be granted without substantial detriment to the public good and without
substantially impairing the purposes of this ordinance or the policies of the Land Use
Plan.
T:WWDATA%ENGINDOCTLANZONE.DOC
AN EQUAL OPPORTUNITY/AFFIRMATIVE AGTION EMPLOYER
Administration Building Maintenance Surveying and Mapping Engineering Highway Maintenance Parks 8 Agriculture Solid Waste
nk it euuj a:ay MM/l1Dl
• 507-285 1
P.4
WETLAND COMMENTS FOR DEVELOPMENT APPLICATIONS OyMM 'Y Minnesota Department of Transportation
d' p
hlinnesotaDepartmentofTransportatlon-District6
P Mail St
8T 060 Office Tel: 507-280-2913
2900 4Street N.W. Fax: 507-285.7355
Rochester,MN 55901-5848 E-mail:dale.maid r@dot.stat6.mn.us
Application Number:Restricted Development Prel Plat#03 04 Maths -
Construction
March 11,2003
Jennifer Gamess
❑ No hydric soils exist on the site based on the Soil Sul-Vey Rochester-OlmstedPlanning Department
2122 Campus Drive SE—Suite 100
Rochester,MN 55904
® Hydric Soils exist on the Site according to the Soil Survey. The property owner is RE: Restricted Development Preliminary Plan#03-04 by Rochester Sand&Cravel Division
of
responsible for identifying wetlands on the property and submitting the soon t
]1[athy Construction.The applicant 1s requesting approval to establish a hot mix asphalt
information as part of this application. facility on property located east of US Highway 63,South and northeasterly of"Machine
Hill",within the Quarve Quarry pit. The applicant Is requesting waiver of The Final Plan
❑ A wetland delineation has been carried out for the property and is on file with the review.
Planning Department. Dear Ms.Gamess:
The Minnesota
❑ A wetland delineation is on file with the Planning Department and a No-Loss Way Office has Drevviewed the proposed hot ent of tmix aason tiphhalltt facility
onproperty
Office and Right east
Exemption,or Replacement Plan has been submitted to the Planning Department. p p rtylond is east
of US Highway 63. This proposal appears to be within their property limits and is
acceptable with Mn/DOT.
❑ A wetland related application has been approved by the City. This lap
incorporates the approved wetland plan. p Any questions you have may be directed to Fred Sandal,Principal Planner,at(507)
285-7369 or Debbie Persoon-Bement,Plan and Plat Coordinator,at(507)281-7777.
❑ No hydric soils exist on the property based on the Soil Survey. However,due to Sincerely,
the location in the landscape,the property owner should examine the site for /
wetlands. The property owner is responsible for identifying wetlands. 4;; ,1 4
❑ Dale E.Maul
Other or Explanation: Planning Director
From John Harford
Wetlands LGU Representative
1A 4%
TO:
The hand to reach for...
DAVID A.KAPLER City of Rochester Planning Commission
Fire Chief
DATE: March 14,2003
TO: Jennifer Garness,Planning
FROM:R.Vance Swisher,Fire Protection Specialist IN REFERENCE TO:
SUBJ: Restricted Development Preliminary Plan 03-04 by Rochester Sand&Gravel Division of
Mathy construction for a hot mix asphalt facility. Roehester.Sand& Gravel's
With regard to the above noted project plan,the fire dep Conditional Use Per
artment has the following requirements: mit Application
f
1. All buildings are required to display the proper street address number on the building front,which is
.
lain) visible and legible from the street fronting theproperty. Number size must be a minimum 4' :,��
plainly 9 ..
9 g
high on contrasting background when located on the building and 3'high if located on a rural mail
box at the public road fronting the property. Reflective numbers are recommended.
2. All subsequent construction must be in accordance with the Building and Fire Codes including all / +ri
required permits
5tsl �a' eh ,S
c: Donn Richardson,RPU,Water Division "
)rk Yk�21.r m- Tr "i � r^ ',_�'� ..d,'+i �+ �"
Rochester Sand&Gravel—Division of Math Construction Co.—4105 East River RD NE— e K
vg
Rochester,MN 55906 y iyf r
4 tt
�
SUBM2T,TEltdg , JTK ,?
'Rochester Sand-&`Gravel
Division of Mathy Construction Company
4105 East River Road NE.
Rochester,MN55906
DATE:
.IG�we
February 12,2003
Dcc esle •
`n7and
-
L ravel 4105 East River Road NE
Rochester,MN 55906-3424 Phone 507-288.7447
Fax 507-252-3477
Information documenting our environmental responsibility to asphalt plants is enclosed, as well.
Specifically, our outline summarizes the Environmental Programs Resource Guide, which is a
binder kept at each asphalt plant. 4-ring
February 14,2003
This asphalt plant will be located in the same location that we are actively mining and consequently is
Rochester—Olmsted Planning Department able to use the quarry wall and geologic landscape as a screen and buffer. We will pave the main
Attn: Mitzi Baker entrance road into the hot mix asphalt facility and we maintain a very proactive dust control program
2122 Campus Dr.,SE Suite 100 using sweeping and water liberally.
Rochester,MN 55904 The adjacent property.is either agricultural or commercial business land (Machine Hill
residences to the west side of TH 63 will be screened by view of the operation by the quarry high walls
Re: City of Rochester,Type III,Phase II Development Application and landscaped berms,which also act as an effective noise buffer.
5850 Highway 63 South,Rochester
Dear Mrs.Baker: In addition, Mathy Construction Company employs two full time Environmental Engineers and an
Environmental Technician to address environmental concerns and compliance .issues. The
environmental department at Mathy Construction is extremely proactive in developing permit rules with
Rochester Sand&Gravel,a Division of Mathy Construction Company,is applying for a Type III,Phase
the MPCA via asphalt and aggregate industry work groups. Our record keeping system documents out
II Development conditional use permit to operate a hot mix asphalt plant in'the City of Rochester,High
compliance measures and will be provided for at any one of the asphalt plants,upon request. Our Plant
Forest Township in Olmsted County. The primary haul road will be TH 63 and a secondary haul road
would be County Road 20. The legal description of the property is: NW %.of the NE %. (Lot 2 operators are also monitored and audited regularly.
Machinery Hill), Sec. 2, T105N,R14 W in the City of Rochester, High Forest Township Olmsted
County. We would appreciate a notice of the next zoning committee meeting so that we may have our
appropriate representatives present to answer questions. We would like to have the opportunity to give a
The normal months of operations are April through November,depending on the weather. The normal Presentation at this zoning meeting. It would also be appreciated if notification from the zoning
committee that we have provided adequate information and have obtained the necessary permit for this
hours of operation of the asphalt plant are typically 5:30 a.m,to 9:00 P.M.Monday through Friday and
5:30 a.m. to 6:00 p.m. on Saturday,as needed. Our reference name P. this hot mix asphalt facility is site.
"Rochester Sand&Gravel,Plant#2". Please find a check for the filing fee in the amount of$600.00 made payable to Olmsted County and ten
(10)copies of the application documents. We have also tried to address the primary criteria in section
Plant#2 has all of the required MPCA permits and is currently set-up and operational approximately 2.5
miles away in Elcor Construction's quarry in Rochester Township. We are not adding another facility to 62,700 on a separate letter to aid in the process.
the area,just moving the one that is already operational. We have enclosed the materials inventory a
plat map showing the Lloyd Quarve property location, the emission test results for Plant #2, and If You have any questions you may contact me at(507)252—3487.
examples of our policies and programs we actively enforce. Upon relocation,the local fire department
and the Minnesota Emergency Response Commission will be notified. Resp fully,
We have also enclosed a copy of the Mathy.Construction Company Spill Prevention Control and
Countermeasure(SPCC)Plan. Each asphalt plant is required to have the SPCC plan on site; The SPCC
plan outlines the spill prevention measures implemented at each site along with the proper response Pat Peterson
procedures in case of a spill. The plan requires us to notify the Minnesota spill hot line Division Manager
with any spill
occurrence. The spill hotline then forwards the information to the MPCA headquarters,district MPCA
(Rochester),and County Sheriff to ensure proper cleanup.
We have also included a Daily Environmental Tracking form. Each plant is required to co�rr,,plete_this,
form on a daily basis. Please notice that the form includes a section spFJFEB
ic6te t�s ENCLOSURES .
prevention.
8 2003
ochester
\i1 avel 4105 East River Road NE Phone 507.288-7447
Rochester,MN 55906-3424 Fax 507.252-3477 1E) Traffic Generation Impact: Traffic generated by the HMA operations is estimated to be about
-- 10+/-trucks per hour on average. This traffic already exists,to accommodate this asphalt
�•:' ` ," plant's operation on St.Bridgets Road. We are shifting the ingress and egress location onto
�� I I State Highway 63 approximately 1.7 miles to the South. This volume of trucks should have
LS+, ; no adverse impact on the Capacity of State Highway 63.
E MmzoM3
February 12,2003
'. ? J 1F) Height Impacts: Placement of HMA plant will be within an existing limestone quarry with
highwalls of 70 to 100.feet. A berm of about 20 feet in height will be extended along the
City Of Rochester northwest side of the quarry. The HMA plant will be screened from view by these quarry
Zoning Department highwalls and berms.
2122 Campus Drive SE
Rochester,MN 55904
1 G) Setbacks: No setbacks are required at this site.
RE:Type III,Phase H Development Application
1H) Internal Site Design: HMA plant layout is explained in more detail in Section 2 of subnutted
Criteria for Type III Development
application booklet.
IA) Ca acit for Public Facilities: Existing line-power of capacity capable of handling energy 1I) Screening and Buffering: Locating HMA plant inside the limestone quart'creates a natural
p y g p ir y p. o gy screening and buffering environment. The quarry highwall and vegetative berms screen the
needs exists on site. No water or sewer utilities are required for the HMA operation. operation from view and also is an effective noise buffer for the HMA operation. All
residences on the area are located on the west side of State Highway 63 and screened from
]B) Geologic Hazards: No geological hazards exist on the site,using stable quarry floor as view by the quarry highwalls and vegetative berms.
foundation for HMA plant.
1J) Ordinance Requirements: All employee parking will be located on site. We will not exceed
the maximum noise levels provided for in the Ordinance.
1C) Natural Features: The HMA plant.will be constructed in an existing quarry,which will screen
and shelter the operation from surrounding neighbors. Also a vegetative berm will be
extended along the northwest side of the quarry to aid as a visual and sound barrier. . 1K) General Compatibility: Surrounding business are industrial in nature. There is an active
limestone quarry at the HMA site.
1D) Residential Traffic Impact: Traffic for the HMA plant operation will use State Highway 63
as the primary road. Access to State Highway 63 is by frontage road located on the east side Si i rel ,
of State Highway 63. This frontage road is used by three other Businesses located on the
south end of the frontage road. There is a second access points to State Highway 63 at the (�
south end of the frontage road. The volume of traffic generated by the HMA operation will (W
have no effect of the business that shares access to the frontage road. Pat Peterson.
Attachment
TABLE OF CONTENTS
SECTION TABLE OF CONTENTS(Continued)
PAGE
SECTION 1.0 INTRODUCTION LIST OF APPENDICES
1.1 Purpose............6-
................:.......................
1.2 Location and Legal Description................. 2 Appendix A Air Quality Permit and Compliance Report
1.3 Site Characteristics and Present Land Use-......... Appendix B Storm Water Pe
..........................................5 rmit(Storm Water Pollution Prevention
Plan)
SECTION 2.0 JIMA PLANT DEVELOPMENT PLAN...............................................8 Appendix C SPCC Plan(Sp.ill Prevention Control and Counter Measure)2.1 Purpose.............**...... 8 Appendix D Environmental Programs Resource Guide
2.2 Site Development..........................................................................................8 Environmental Tracking Form
2.3 Hot Mix Asphalt Plant Appendix E
Scaled Maps
2.4 HMA Plant Access 9
2.5 Operation Activity......... ......................................................I
...........................................................m....................
SECTION 3.0 ENVIRONMENTAL CONSIDERATIONS..........................................13
3.1 Air Quality....................................................................................................13
3.2 Erosion Control............................................. 13
3.3 Ground Water............................................................................w..................14
3.4 Surface Water.........................
3.5 Spill Prevention Plan.................. .................................15
.................................................. 15
3.6 Sound.............................................................................................. 15
3.7 Waste Disposal and Recycling......................................................................16
SECTION 4.0 RECLAMATION CONSIDERATIONS..--:..................
4.1 Reclamation Sequence......... •. .........................17
.................................................................17
Drawing I Existing Conditions Map.
Drawing 2 HMASiteLayout 6
10
[ILiFEB 18 2003
0 tjS TED
P1 A,, .-
' Page 2
Page 1
g
SECTION 1.0 1.2 Location and Legal Description
INTRODUCTION
An agreement to lease the South 63 Quarry was signed on May 18, 1994. The
property contains 220.45 acres.South 63 Quarry is located adjacent to the east side of State
1.1 Purpose Highway 63 approximately one and one-half(1 1/2)miles north of the junction of County
Highway 16 and State Highway 63,south of the City of Rochester.Refere to Figure#1,Site
Location map. The property is located within the City of Rochester and Towns of High Forest This application for a Conditional Use Permit for TYPE III, PHASE II
(RESTRICTED DEVELOPMENT PRELIMINARY PLAN)from the City of Rochester and Rochester,Olmsted County,Minnesota.
Planning Commission is submitted by Rochester Sand & Gravel, a division of Mathy
Construction Company. This application describes plans for erecting and operating a Hot Mix
Asphalt plant HMA on roe currentl owned b the Lloyd uarve Estate.Rochester Sand �*N &�x 4vw
--
P P (HMA) property rh Y Y Y Q
&Gravel plans to relocate their current HMA plant located in Rochester Township to the South
63 quarry located in City of Rochester and High Forest and Rochester Townships. Rochester
Sand&Gravel will be the holder for all permits and responsible for all HMA Plant operations
on the site,with a company address of:
tc Hi- •'y b3
Operato
r C y r
Rochester Sand&Gravel
Division of Mathy Construction Company 5r r`
4105 East River Road NE I "uS '�( �� �"''
Rochester,MN 55906
Contact:Pat Peterson IDS
F ,i( iCI1�'� '' hi +mil ZI+S tl `1 1�n�1� \�>>I 'i�\i
(507)288-7447 Fir I
J7 `t.
7.
Owners
Lloyd Quarve Estate . Q''i 4' v j l v l r f •.( 1 ram. .I r
Mary Barrett Ronald L.Seeger Atty. a.
x .
Wells Fargo Client Services Dunlap and Seeger PA
6°&Marquette 206 South Broadway Figure#1,Site Location Map
Minneapolis,MN 55479 Rochester,MN 55904
1 FEB 1 8 2003 U
i
FEB 1 8 2603 ---- — --- -- -- -
—ROCHESTEROLtdSTED—
1
— -
- PLANNING DEPARWINT
.... ..._..
Page 3 .
Page 4
The South 63 Quarry lies within the boundaries of City of Rochester,Town of High The proposed HMA site is zoned R-1(Mixed Single Family District). Property located
Forest and Town of Rochester. The site of the proposed HMA plant will be located within the within Town of High Forest are zoned A-1 Agriculture Protection District.Refer to Figure#
limits of the City of Rochester. Figure No.2(Municipalities Map)shows the location of the 3,Zoning Map for the zoning status of the property.
HMA site in relation to the various municipalities.
IFigure#3 Zoning Map
J.
t k 1{I
I �a
i
0, , 'J ,% Olmsted county
-
rA
1
' ` J
sir y,/,/// � , . •y, //;/ //j ; ,,/ ����.
Figure 02,Municipalities Map The legal description of the property where'the HMA site is proposed includes the
following:
The City of Rochester is shown in yellow shading and the Towns of High Forest and
Rochester are shown with diagonal line shading. All that part of the DrE 1/4 of the NW 1/4 of Section 21 Township 105
North, Range 14 West, Town of High Forest, lying Easterly of Highway 63
less that part platted as replat of Lot 2, Machinery Hill Subdivision.
The NW 1/4 of the NE 1/4 of said Section 2 less that replat of Lot 2', Machinery Hills Subdivision. Also, the tNElittedc as
1/4 and the South One-half of the NE 1/4 of said Section 2 U le t t a 0 platted as replat of Lot 2, Machinery Hills Subdivision.
20033 FEB 18 2003 i FEB 18 I
$JqN V
Page 5 ■ t
y
Located in section 2,Township 105 North,Range 17 West,Town of High Forest,Olmsted
1
County,Minnesota(see figure#4,plat map). o°uuya 8 n
3Q,m, � 8
Jim �
aulson 19 " 11 t7.� �I t!o
5 rd
Clifford Maul�r ;; O
ee. e' Monsrud Kastlejr °t
O cDNwAX w etux 7614 P
U 3118 . �...... .. �■ ■ —
Itz:::::•:........... ...........
ca- uQyd
uarv.... _
°
Gerald 1
i[ Ames
' r �''%Twohey Tticel N,I \�` u.a
.:.Lloyd. At
At
Quarue III 4
�T6 \,•151
4 -
Y eta
A oed!E`,+r D e lmaWaiter
]6oh r a0Gn ffcn Grlffenr
U
eu eta]6956
,
r
.__ -
3x N r Charles
- -
Fritsch no[ Lj
Figure#4�Plat Ma ° _ 'R„• "� � — �p _
1.3 Site Characteristics and Present Land Use '' 0
The site characteristics and resent land use of the South 63 Quarry and surrounding
- s
P Q Y g
areas is shown on Drawing#1,Existing Conditions Map. Shown on the map are trees and ❑ : _ ;; IB
forested areas, roads, landowners, neighboring residences, outbuildings and the existing
FEB I
topography with both two-foot and 10-foot contour intervals. I- RDLHfSfERD 11991ED
PL'A"'ID DEPMti61EN1
7A Itc[w� N byC—cu.it [
.,° *ww+•w..w...[mmcsuw C°uwi-iw'. emng O.r t
0+�n Eovimomm[aod RoomrssY`
The west one-third of the two hundred twenty(220)acre property is an existing non-
metallic mining operation. The remaining portion consists of cropland and recreational areas. nC
I.p Yw.l 1
No cultural features exist on the property. A waterway meanders between t YiRin�elqej
63 Quarry
t
FEB 18 2003
�.
zmin6 °am AUp
Page 7
Page 8
operations and the recreational area. All storm water runoff is contained within the quarry. SECTION 2.0
The closest navigable stream or river is Willow Creek,which is located about two and one-half HMA PLANT DEVELOPMENT PLAN
(2 1/2)miles northwest of the site.
The land surrounding the planned HMA operation is primarily used for agricultural
2.1 Purpose
purposes, aggregate mining, industrial use and residential acreage. Refer to Drawing#1,
Existing Conditions Map.The nearest residence is approximately 1400 feet away from the
Rochester Sand&Gravel is relocating the HMA plant to this site to address the need
proposed HMA site.The owners of the adjacent properties are shown on Figure#3(Plat Map)
for present and future HMA product demand in the Olmsted County area.Depletion of quality
and Drawing No..l(Existing Conditions Map):
aggregate reserves at the current HMA plant site requires the relocation of the HMA plant to
the South 63 Quarry which contains an abundant long term source of quality aggregate
materials.
2.2 Site Development
Relocation of the HMA plant will begin in the spring or early summer of 2003.The
proposed HMA site layout is shown in Drawing No.2(Proposed HMA Plant Site Layout).
Construction will begin with the building of containment berms to the south and east of the
HMA site.Containment berms will direct and contain storm water runoff so that it does not
leave the HMA site. Storm water runoff will be collected in a retention pond and allowed to
evaporate. All berms will be seeded to prevent erosion and create an attractive appearance.
The access road will be paved with HMA pavement to provide a safe and stable traffic
area.Seeding,plantings and permanent erosion control are more thoroughly discussed later
in this section.
Page 9 Page I 1
2.3 Hot Mix Asphalt Plant 2.4 HMA Plant Access
Layout of the HMA plant is depicted in Drawing No.2(Proposed Plant Site Layout). Access to the HMA site will be the same as the existing access into the quarry. The
The main components of the plant are the drum-dryer,silo,baghouse,tanks and control primary haul route from the HMA site will be via private drive to a City of Rochester
house.The aggregate is dried in the drum where it is mixed with the liquid asphalt cement. street,then north about 300'to State Highway 63. Traffic would then go north or south on
When the aggregate and asphalt cement are thoroughly mixed,the HMA product is conveyed State Highway 63 depending on the location of the current project. Secondary access to
to the silo where it is stored until it is loaded into trucks to be delivered to the project site.The the HNIA plant site is via a private drive to County Road 20.
combustion gases(au)from the drying process are routed via ductwork to the baghouse.The
baghouse filters the airstream as it passes through the filter media. Baghouse's are typically Traffic from the HMA site is estimated to be about 10+/-trucks per hour. This
fitted with over a thousand filter elements to ensure adequate removal of particulate matter. number will vary,depending on the production demands. Traffic counts on State
Once the air is filtered through the baghouse,the clean air and steam(water vapor)exit the Highway 63 are 2 1,100 vehicles per day in both directions. The addition of 10+/-truck
baghouse stack into the atmosphere. per hour should not exceed planned capacities of the infrastructure.
The on-site tanks contain liquid asphalt cement,burner fuel and diesel fuel. A paved Established traffic patterns at the HMA site are developed for the facility to allow
HMA spill containment barrier will be installed beneath the tan
ks nks to prevent contact between truck traffic to move safely to and from the HIvIA plant site. Locked gates will be located
the product and the ground. The liquid asphalt cement is a raw material used for hot mix at all driveways to deny unauthorized vehicles entry to the property during non-operation
asphalt.The burner fuel powers the burner used to dry the aggregate in the drum. Diesel fuel hours.
is used to fuel the on-site loader and equipment.An additional safety feature,valve lockout
procedures,are employedo
p to prevent possible leaks from entenno the environment. 2.-
� Operation activity
The control house contains all the computerized controls used to operate the HNIA The Hot Mix Asphalt construction season,due to seasonal weather,is generally
plant. An operator monitors the controls.at all times during the operation mode to ensure limited to the spring,summer and fall. The hours of operation are dependent on the length of
proper operation of the plant and it's components. The quality control laboratory is used to daylight,air temperature and demand for the HMA product. It is possible that night operations
ensure the asphalt mixes produced are made to specification and meet the highest industry may be required,as more municipal and commercial contracts are requiring night paving to
standard for quality. reduce the inconvenience of road construction to the.driving public and to minimize loss to
businesses during daytime construction.The typical hours of operation,however are 5:30 a.m.
to 9:00 p.m.Monday through Friday and 5:30 a.m.to 6:00 p.m.on Saturday,as needed.
Page 12 .
Page 13
The number of employees needed for the operation of the asphalt plant are three(3)
experienced and trained full-time employees. Engineers,supervisors,mechanics,laboratory SECTION 3.0
technicians and maintenance personal maybe present at the site as needed. ENVIRONMENTAL CONSIDERATIONS
3.1 Air Quality
The Minnesota Pollution Control Agency regulates the HMA plant operations and
requires the plant to have an air quality permit (see Appendix A). Computer simulated
dispersion modeling of emissions from HMA operations have shown compliance with the
National Ambient Air Quality Standards(NAAQS)applicable to the HMA industry The plant
operates in compliance with the permit and it's operator is required to keep daily records to
show continual co
mpliance
phance with the permit.e '
So
r
P me oft he emis
sion co
ntrol
rol and inspection
parameters listed in the company plan and permits include baghouse stack-testing of
particulate emissions,periodic burner tune-ups to ensure optimum fuel burning efficiency and
emissions,seasonal opacity testing and daily inspections on the plant,especially the emission
control equipment.
3.2 Erosion Control
An erosion control plan will be implemented during the construction phase of the plant
site. Once construction of the plant site is complete,temporary erosion control will be utilized
until vegetation is in place.
Inspections are performed and documented by the plant foreman to ensure that
operating conditions meet the requirements of the erosion control plan. Erosion control
practices are addressed in Best Management Practices Plan(Appendix B)which will serve as
the standard for erosion control of soils.
Page 14 Page 15
Erosion control nets or mats,mulching,filter fabric barriers,straw bale barriers and 3.4 Surface Water
other erosion control devices will be used as needed to minimize soil loss during berm
construction and other soil disturbance activities. These erosion control devices will be The Minnesota Pollution Control Agency's Storm Water Runoff Control program
installed according to the methods and procedures described Best Management Practices Plan regulates the proposed HMA operation. The company has an existing storm water plan
(Appendix B). (Appendix B)for HMA operations that employs Best Management Practices(BMP's)for
pollution prevention. The management practices listed in the plan addresses both petroleum
Upon notice to company management, periodic on-site inspections by City of product handling and erosion control,including the on-property containment of storm water
Rochester will be welcomed. Erosion control measures recommended will be implemented runoff for suspended solids control.
as appropriate to prevent soil erosion from the site.
All storm water and spring snowmelt water from within the HMA operation is directed
3.3 Ground Water to the onsite containment
The lubrication, fueling, and repair practices used to maintain the equipment are 3.5 Spill Prevention Plan
designed to eliminate petroleum products from ground contact.The Storm Water Pollution
Prevention Plan and the Spill Prevention Control and Countermeasures(SPCC)plan address The Minnesota Pollution Control Agency's(Storm Water Pollution Prevention Plan)
practices for proper storage,handling,and use of petroleum products,as well as inspection and and the US EPA Spill Prevention Control and Countermeasures(SPCC)plans address
response procedures(Appendix B). Any fuel for mobile equipment that may be stored on-site practices for facilities that operate around water and handle oil products(Appendix B).
will be stored in an aboveground tank with secondary containment. These plans address the properstorage,handling,and use of petroleum products,as well as
inspection and response procedures.The pollution prevention practices addressed in site
The pollution prevention practices addressed in site management planning minimize management planning for this site minimize the opportunity for infiltrating water to carry
the opportunity for infiltrating water to carry contaminants to groundwater. Plant foremen oil products to the groundwater.
perform site inspections throughout the operating period. Observations and conditions are
reported daily for all applicable environmental programs.
3.6 Sound
Rain that falls in the HMA plant site will be contained with berms and positive
drainage and be directed to on-site containment areas.When and where necessary to prevent Sound reduction is achieved by the installation of sound buffers,plant location and
surface runoff from leaving the HMA plant site, temporary small, earthen berms will be modern technology and controls. This site has incorporated each of the above listed sound
constructed to direct surface water flow to the on-site containment area. reduction methods to reduce the sound associated with hot mix asphalt production. The
Page 16
Page 17
most effective sound buffer is the use of the topography of the site and vegetation. Trees,
plants and earthen berms can absorb a large part of the sound generally associated with an SECTION 4.0
HMA plant operation. RECLAMATION CONSIDERATIONS
3.7 Waste Disposal and Recycling 4.1 Reclamation Sequence
Solid wastes generated in the course of production will be disposed of in dumpsters Reclamation will begin with the removal of the HMA plant from the site. Containment
barriers that were constructed for the HMA plant will be removed and recycled. Any erosion
provided by licensed'haulers. Regular disposal intervals will be maintained to provide
control structure not useable for the limestone excavation operations shall be removed. The
adequate availability. There will be no hazardous waste produced in conjunction with the
HMA operations. Used oil and lubricants from equipment maintenance will be collected for final site use shall revert back to the original use of stockpile area for the limestone extraction
recycling by a licensed used-oil contractor. The waste receptacles will be located away from operation.
active mining operations.Sanitary facilities at the site will include a portable chemical toilet.
• _ 02/04/03 08:24 FAX 507 252 3477 ROCHESTER SAND &GRAVEL HATHY CONS T
0002
l�
,) Minnesota Pollution Control Agency
1�
APPENDIX A November 17,2000
1] Ms.Tara E_Wetzel
Rochester Sand and Gravel
Air Quality Permit and P.O.Box 189
Compliance Report 1 Onalaska,W1 54650
RE: Air Emission Registration Permit No.99000301-001,Option D
1 Dear Ms.Wetzel:
Enclosed is Air Emission Registration Permit No.99000301-001,Option D for your portable hot mix
1 asphalt Facility located at*portable*,Rochester,Olmstcd County,Minnesota.
Please review Minn.R.pts.7007.1110(Registration Permit General Requirements)and 7007.1130
1� (Option D Requirements),and familiarize ourself with the conditions.and requirements Y contained
. .
therein. This information should be distributed to appropriate staff and posted at the facility where
1 appropriate.
it •
Enclosed you will find a fact sheet which summarizes some common Minnesota Air Quality Rules..The
1 rules in tho fact sheet apply to all businesses,regardless of whether or not they need a permit. This fact
i sheet was developed primarily to accompany Registration Permits because,unlike regular operating
permits,Registration Permits do not list the Hiles that apply to your facility. Ifyou ate not familiar with
the Minnesota Air Quality Rules,you may find this fact sheet helpful- However,you should be aware
that this fact sheet only lists rules that apply to everyone;it does not tell you what other specific rules may,
t apply to your business. You are still responsible for knowing and following any specific rules and
regulations applicable to your business.
11 If you have any questions about this regisi ation permit,please contact Ms.Julie Anne O'Neill of my
staff at(651)297-8332.
l� Sinc ely,
Lawrence J. err
Rochester Subdistrict Manager
South District
LJUJAO:jfh [ Q
Enclosure FEB 1 S 2003
D
ec: South District,Rochester Area Office AQ File
1 AQ He 20498 RQrP r '.0!111STED I
PLPivi I ^,EriGT'�9ENT I
Beckie Olson,MD/141F,5th Floor
- 18 Wood Like Drive SE,Rochestr,MN.55904;Yoice(507)285-7343;Fax(507)280.5513:7TV(All --
' 02/04/_03_,,WJ95 FAX 507 202 •i7r
ROCHESTER SAND & GRAVEL + UATHP CONST
I�JOOJ • Page 10
z•, City Planning and Zoning Commission Minutes
g;.; Hearin Date March 26,2003
.r. ri
• •'� '' ad•acen t
..;�•• �'�o ;•:.: do
t, ':':-.:. ' Area;illustrated „
1 eE
�. :• xcep as 0 t.A &;= ot_B„
Y�• ,. ,' recordi - Prior• - n to.
` ,,. .,.• o .�; _ the Final
9
timents an`acc a ease•,: • , , merit, mu
Y.,.r..'.: .:: :: ;:^'- �' ..,•. Oufl „ be record:';' }:•c•9i-0 ors A or B t ed across
P etual a s
t� �.• P s t0 e e......f �:_ ;.' eption parcel sou to
r r, th The Final Plat Docume s the
hal rev to identi
document number orr;t revise identify the easement and
"•. he face o at.
1 `S
8 The road �i Oa Place SW and Christy Lane SW'is
indicated as less than 36 fe and shal a posted"No Parkin
each`roadway - g'along one side of
4TR>JiVTrMISSZONPERAIIT'N0.99000301-001 9. Based on the proje d level of turning traffl a southbound right turn lane shall
OPTION b'REGTSTRATIONPl:RM1T = be provided atth ntersectlon of 18'h Avenue antl Fieldstone Drive SW,•
FOR A The Commission to a five-minute break.
1 'HOT MIXASPIL41 TPLANT Restricted Develo ment Prelimtha Plan#03.04 b Rochester Sand&Gravel Division
Math Construction. The applicant is re uestin a roval to establish a hot mix-asphalt
According to Mmnesota'Statutcs Chapter 115 and 116,MinnbsotaRules Chapters 7001 and �/ facilit on ro ert located east of TH 63 south of 60` St.South and northeaster) of
7007,and 40 CFRpart 52;subp.Y / "Machine Hill" within the Quarve Quar pit. The applicalt is re uestin waiver of the
t Final PI�w.
Mathy Construction Co Mr.Brent Svenby presented the staff report,dated March 20,2003,to the Commission.
PO Box 189 staff report is on file at the Rochester-Olmsted Planning Department. The
Onalaska,M 546500189
' Mr.Svenby stated that the staff report made reference to an incorrect zoning district. He stated
(hereinafter Permittee)is issued an Air Emission Registration Permit by the Minnesota Pollution
i Control Agency for its Rochester Sand&Gravel-Plant 2 on Pe located at various locations that it was zoned R-1(Mixed Single Family District).
throughout the state of Minnesota
Mr.Svenby corrected the hours of.operation listed in the staff report to state: "Proposed hours
of' as p eati n are 5:30 a.m.to 9:00 P.M.Monday-Friday,and 5:30 a.m.to 6:00 p.m.on Saturdays
j The permit authorizes modification,construction,reconstruction,and operation o f the stationary
{ source under the conditions set forth below. Mr.Svenby stated that the applicant submitted a letter to the Rochester-Olmsted Planning
. Department stating that they would pave the roadway,which is considered the secondary
Issue Date: 11/17/2000 access,due to discussions with neighbors east of the property. He explained that the roadway
zP Pursuant to Minn.Rules pL 7007.1050,subp.3a,the permit shall be considered is outside the City's jurisdiction.
Enation:
not to expire until a new permit is issued, Mr.Svenby stated that findings for setbacks in Section 62.706 g)should state,"The proposed
j Compliance Requirements:The Permittee shall comply HMA plant is approximately 800 to 900 feet on the west property boundary. The setbacks from
1 p y wrth Kan•Rules pts.7007.1110 the northwest and south property boundary would be more than Y.mile."
(Registration Permit General Requirements)and 7007.1130(Option A Requirements)and all
applicable requirements,
1 The applicant's representative,Pat Peterson who manages the day-to-day operations,
addressed the Commission.The business resides at 4105 East River Road NE,Rochester MN.
He gave a PowerPoint presentation that discussed and showed the following:
• His history and experience with the business
• Location map of the primary entrance to the quarry and what other developments were
located around the quarry
I
• The closest neighbor is Y,mile away
`:^ Current zoning map and showed where the proposed site would be located on the
i D or Karen A.S ders existing the quarry
FEB 18 2M Coommissioner
Minnesota pollution Control Agency
ROM STER OLLISTED
PLANNING DEPARTWNT
Page I I • Page 12 •
City Planning and oning Commission Minutes City Planning and Zoning Commission Minutes
Hearing Date: March 26,2003 Hearing Date: March 26,2003
• Municipalities map
• Showed the mot mix asphalt site—he stated that they would pave the secondary access Ms.Petersson asked what dust control measures occur on the quarry.
road to help the east side residents
There is an existing retention pond on the quarry—a sedimentation pond would be Mr.Peterson responded water.
• added
• Showed the traffic patterns—primary access point would be highway 63 across from 601" Ms.Petersson asked if the interchange by the airport would be used.
Street
Showed current truck traffic patterns Mr.Peterson responded that they do not have access to the quarry at that intersection.
• Showed the secondary access road from the east—they would install a northerly bypass Discussion ensued regarding the reasons for waiving the final plan.
lane and southern right turn lane for safety purposed on County Road 20,as well as
paving it Mr.Petersson stated that they only have one site plan and it is a small area.
• Explained how a hot mix asphalt plant works
• Screening from the neighborhood residences Mr.James Cardin
al,nal,of 5925 Highway 63 South Rochester MN addressed the Commission.
• They had a groundwater stud done on the site b Mr.Dr.John Tinker and explained 9 Y
9 Y Y p d the He explained that his property was located across from the quarry._ He expressed concern
results. This report has been given to the Rochester-Olmsted Planning Department. about:
• They obtained sound level readings and showed a plotting of the readings which had a
Mean 74.0 dBa(noise from the Highway) • Noise level being over and beyond noise from present traffic
• Higher population density,with more people moving into development
Ms.Petersson asked how long the plant would be in operation. • Carcinogens from low temperature asphalt causing cancer
• Health concerns for the elderly people and children living nearby that have
Mr.Peterson responded that it would belong-term, lived there years and that already have respiratory problems
Mr.Burke asked if they have received any complaints regarding noise and dust at their present • Increased blasting on site with regard to frequency,noise,and dust
site. • Truck speed on the roadway
• Decrease in home value
Mr.Petersson responded not at their north location. He explained.that Elcor uses the site. Ms.Wiesner explained that the quarry is grandfathered in and that the Commission could not
Discussion ensued regarding the plant being a commercial plant and the hours of operation. act on the quarry itself,but the proposed HMA plant to be located on the quarry.
Mr.Gerald Reinke,Chemist and Technical Director for Mathy Construction,addressed the Discussion ensued regarding the noise level when Highway 63 is changed.
Commission. He explained that the odor varies,but it generally smelled like cherry or vanilla Mr.Bob Twohey,who lives across from the quarry,addressed the Commission. He stated that
Universittyy and indicated that the odor woulldd not be eliminated 100 percent.
cherry. explained how the odor would suppressed. He discussed a study by Auburn he represented Tom and Kathy Mulvihill(his neighbors). He expressed concern with regard to:
Ms.Wiesner asked if the filters helped the smell. • Current and future dust problems
Property values
Mr.Reinke stated that the cherry vanilla would be above and beyond the filters. • Noise from burners
• Increase of traffic by 15 percent .
Ms.Wiesner asked how often the filters were changed. • Hours of operation,since construction work is done between 7 a.m.to 10
p.m.(instead of 5:30 a.m.as stated in the staff report)
Mr.Peterson responded that the bags are checked annually(once a year unless they see • Trucks stopping at stop signs and accelerating at a proper speed on the
abnormal dust). He explained how they are checked and slated that they should last 3 to 5 roadway
years.
Mr.Twohey stated that the plant should stay located at their present site,until they can prove
Ms.Wiesner asked if they would always have cherry vanilla odor. they can control the dust and noise. He stated that they would like to monitor the plant at their
current site to see how much noise and dust it creates there.
Mr.Peterson responded yes.
Ms.Wiesner asked if he wanted the applicant to extend the time from 9:00 p.m.to 10:00 p.m.
Discussion ensued regarding two trees being taken down at the entrance into the site with
regard to visibility problems. Mr.Twohey responded no,but to begin in the morning at 7:00 a.m.instead of 5:30 a.m.
Page 13
CityHeari
ng,
Page 14
Zoning Commission Minutes City Planning and Zoning Commission Minutes
Bearing 26,2003 Hearing Date: March 26,2003
Ms.Marnet Mestad,of 105 60th Street SW,Rochester MN,addressed the Commission. She Ms.Wiesner asked if a muffler would be put on the burner.
stated that she lived across from the site. She stated that she has respiratory problems and that Mr.Pat Peterson responded yes. He staled that it would reduce the noise of the current asphit
she was unsure if she could even handle the cherry vanilla smell. She stated that the site burner.
should stay where located,as there are no residential properties surrounding it. She expressed
concern that not everyone in the area received notifications of the meeting. She indicated that a Discussion ensued regarding the hours of operation and the time of year for service.
family just moved into the area,which knew nothing of the proposed plant. She indicated that
they had a child with asthma. She also expressed concern with additional blasting and Mr.Gerald Reinke,Chemist and Technical Director for Mathy Construction,addressed the
speeding traffic. She expressed concern with problems with septic and wells. Commission. He stated that studies have shown that the materials that workers are exposed to
Mr.Gary Ellefson,of 6341 Southponte Drive,Rochester MN,addressed the Commission. He are not carcinogenic. He gave extensive documentation of studies done that show this.
expressed concern with the odor and possible depreciation of property values. Mr.Reinke stated that a study was done monitoring workers four times a day for a reduction in
Mr.James Cardinal,of 5925 Highway 63 South,Rochester MN,addressed the Commission. lung capacity. It was found that there was no reduced lung function.
He stated that he understood that the quarry and blasting was grandfathered,but believes that Ms.Wiesner asked how often the quarry currently blasts and how often they would need to blast
the plant is taking advantage of a large quantity of rock. The functionality of the quarry will not if the asphalt plant were approved>
be the same as when grandfathered in.
Mr.Peterson d tat they
Mr.Rick Lien,of 2402 4th Street SW,Rochester MN,addressed the Commission. He stated have huge bla tsp but maller onesblast approximately 10 to 15 times a year,so that they do not
that he was the owner of Cycle City. He questioned if anyone wanted to live next to an asphalt
plan(several people from the audience raised their hands). He indicated that the north plant did Ms.Wiesner asked if the blast is completed in one day.
not receive any complaints since there were no residential homes next to it. He discussed the
limited highway access and the possibility of the plant having to close due to that. Mr.Peterson responded that they could blast once a day for a period of three days.
Mr.Rich Merkley,601011`h Avenue SW,Rochester MN,addressed the Commission. He stated Ms.Wiesner asked if it was uncommon to blast more than once a day.
that there were standards for evaluating the proposal. He stated that,with regard to those
standards,the Commission had the ability to deny the request based on it not being compatible Mr.Peterson responded that they could,due to pre-drilling segments to control the severity of
to the neighborhood. He explained that it would be detrimental to the neighborhood and for blasting.
services.
Discussion ensued regarding the elevation of the plant. Mr.Peterson stated that,historically,asphalt plants tend to follow quarries as they act as a
natural buffer.
Ms.Wiesner asked what the decibel level of the plant would be,if nothing else were going on. Mr.Peterson stated that the secondary access would be paved,regardless of whether or not
Mr.Peterson responded that it varies. However,it would be within the provisions. the asphalt plant is approved.
Mr. statedMr.Keith Mathison,of,Mathy Construction,addressed the Commission. He stated that the egardterson to the highway at MnDOT reviewed the request and felt that it was acceptable with
sound levels in the immediate area of the asphalt plant would range from 70 to 80 decibels. He
explained that,as the sound gets to the residents to the east,the sound would drop down to 40 Mr.Peterson discussed problems with trucks getting onto roadways with stop signs. He
and 50 decibels. He explained that a berm would be constructed to drop the sound level down discussed the disciplinary actions for not stopping at stop signs for their staff.
even more. He indicated that the sound going west would not get beyond the quarry face.
Ms.Wiesner summarized that the sound levels would fall within the amount allowed by the Mr.Burke asked how the proposed plant compares to the plant on East River Road.
Ordinance.
Mr.Peterson responded that it would be a commercial plant. The size is 2/3 of the capacity of
Mr.Mathison responded yes. plant on East River Road. There is a difference of approximately 5,000 tons to 1,500 tons at a
high.
Mr.Burke asked what a 50 to 60 decibel noise would sound like. With no one else wishing to be heard,Ms.Wiesner closed the public hearing.
Mr.Mathison responded that a standard conversation would be 60 to 65 decibels.
Page 15
City Planning and Zoning Conunission Minutes
Hearing Date: March 26,2003
Ms.Petersson stated that they would not let an existing subdivision impact a new subdivision.
She stated that she would feel better if she could observe a plant in operation before acting on
40e request.
Mr.Haeussinger explained the need for asphalt. The quarry has been in operation over 30
years and stated that the quality of rock gets depleted. If asphalt plants move further away,the
cost gets passed onto consumers. It would also increase traffic problems with further hauling.
He explained that it was a difficult and sensitive issue.
Mr.Slaver stated that there is always an issue when there is an existing infrastructure. He
stated that he did not hear any technical evidence to deny the request,other than it is distasteful
for neighboring properties.
Mr.Staver moved to recommend approval of Restricted Development Preliminary Plan
#03-04 by Rochester Sand&Gravel Division of Mathy Construction based on the-staff-
recommend ed findings and conditions. Mr.Burke seconded the motion..-
Mr.Burke stated that he understands that an asphalt plant is an inconvenience to neighboring
properties,but it makes sense to place it in a location that is virtually a hole in the ground.
The motion carried 5-2,with Mr.Quinwand Ms.Petersson voting nay.':
CONDITIONS:•
1 -Ari u right t rn lane and b ass lane will be re wired from CSA
• 9 .; YP q H 20,as required by >.
Olrnsted County Public Works.
2 Import of materials.for processing be limited only to that necessary for the hot mix
asphalt facility..=
3 A grading and drainage plan shall be provided to Rochester Public Works and
approved for paving'the primary access road,constructing the sedimentation basin;
and related grading necessary to provide positive drainage to the edimentation.
basin
Ms.Wiesner stated that the request would go before the City Council and that those that were
previously notified would receive notices of that meeting.
Text Amendment#03-02 initiated bv tKe Citv PI ar/ina and Zoning Commission to amend
Section 60.175 regarding Fees of the Aheste/Zoning Ordinance and Land
Development Manual. This amendment Nil a4ust fees pertaining to zoning permits and
development applications beginning 2003. o ies of the proposed fee schedule are
available at the office of the Rochester O ted Planning Department,2122 Campus Dr.
SE Suite 100 Rochester Minnesota or n A web at:
wwwoolmstedcounty.com/i)[anninci/roAcomn-kssion/t)roi)osed fees.htm.
Mr.Larry Klemenhagen presen/Rester-Olmsted
taff report,\Pnning
March 20,2003,to the Commission.
The staff report is on file at the Department.