Laserfiche WebLink
MEMORANDUM <br />NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: January 7, 2011 <br />-1 SOU Olson Menlo, Li: Highway, Suite 202. (;olden Valley, MN <br />I ele) ion( 763.231.21355 f icsin ule: M3.2:31.2551 plan Ile. cgnacpla rn <br />RE: Little Canada Zoning Ordinance Amendment Asphalt Plants <br />and Similar Uses <br />FILE NO: 758.10 10.12 <br />Background and Analysis <br />Recently, the City of Roseville encountered a situation in which an asphalt plant was <br />proposed to be opened in their community. This request was turned down by Roseville, <br />but the prospect that such a use might be proposed for Little Canada became an item of <br />discussion. In the materials that follow, we have provided a proposed zoning ordinance <br />amendment that would directly address this particular use for the purpose of clarifying <br />any concerns over the establishment of an asphalt plant or similar use. <br />Asphalt plants are commonly established in areas where a supply of raw materials is <br />available, including sand and gravel. Such plants create noise and odors, and use a <br />flammable binder for the asphalt. As such, they are not compatible with most residential <br />or commercial uses, and even in industrial settings, commonly are preferred to be set <br />apart from neighboring properties. <br />In addition, during their production run, they create a significant amount of truck traffic in <br />short periods. Asphalt mix is produced for immediate use, and cannot be stockpiled <br />due to the need for high heat. In Minnesota, asphalt plants are seasonal, shutting down <br />for the winter usually between about Thanksgiving and some time in April. <br />The current zoning ordinance allows the following in Industrial zoned districts (1 -1, Light <br />Industrial, and I -P, Industrial Park): <br />