ITEM TITLE:
Approval of Conditional Use Permit Application #20-02 for Gravel Extraction on a Portion of Tract A, ASLS 79-116 (2651 Richardson Highway) from Mega Trucking, LLC
SUBMITTED BY: Kate Huber, Planning Director
FISCAL NOTES:
Expenditure Required: N/A
Unencumbered Balance: N/A
Funding Source: N/A
RECOMMENDATION:
When considering approval of conditional use permit #20-02 from Mega Trucking, LLC for gravel extraction on a portion of Tract A, ASLS 79-116 (2651 Richardson Highway.), please note the recommended conditions provided by staff.
SUMMARY STATEMENT:
On January 21, 2020, Mega Trucking, LLC applied for a conditional use permit (CUP) application for natural resource extraction on a portion of City-owned Tract A, ASLS 79-116, 2651 Richardson Highway. The proposed site for gravel extraction is located south of Valdez Glacier Lake, north of the City bale fill, south of the C/D pit.
Mega Trucking, LLC has applied for a permanent CUP to extract, process, and stockpile gravel at the site. The application states material is to be extracted at the southernmost portion of the area, while the northern portions will be leveled and cleared for stockpiling and processing of raw materials, and asphalt and concrete manufacturing. Mega Trucking also intends to construct a maintenance building for onsite repairs.
A conditional use permit for a City-owned parcel does not grant the rights to utilize the parcel. The permit looks at whether or not the use should be allowed on that parcel. If granted by the Commission, CUP #20-02 could not be utilized by the applicant without securing a gravel lease for the area, approved by City Council. The gravel lease application will first be considered by the Planning & Zoning Commission for a recommendation.
Please see the attached CUP application #20-02 from Mega Trucking, LLC.
Property Information:
Street Address: 2651 Richardson Highway
Legal Description: Tract A, ASLS 79-116
Property Owner: City of Valdez
Existing Uses: Vacant land
Zoning District: Heavy Industrial
The H-I (heavy industrial) district is intended for industrial development, including heavy manufacturing, shipping terminals, natural resource extraction and other processes or operations which involve one or more of the following: employs large numbers of workers, heavy truck traffic, significant environmental effects or large-volume public water or sewer service or storage of hazardous materials under a conditional use permit. Commercial and retail uses are generally not allowed in the H-I district. Residential uses other than accessory uses listed in Section 17.38.030 are prohibited. (VMC 17.38.010)
Allowable Conditional Use: Natural resource extraction (17.38.040 J)
A public notice regarding this hearing was submitted for publication in the KVAK e-mail newsletter on April 6, 2020 and April 13, 2020. Notification letters were mailed to property owners within 300 feet of the parcel on April 10, 2020. One public comment on the proposal was submitted to the Planning Department in writing and is attached.
The attached Proposed Findings and Conclusions report prepared by staff contains more information about the proposed development and how it aligns with the Valdez Comprehensive Plan. If CUP #20-02 is granted by the Planning & Zoning Commission, the next step for the applicant will be to seek the approval of a lease for the use of the City-owned parcel.
Planning staff discussed the CUP application with Capital Facilities and Public Works staff. A comment from the Public Works director is attached. Additionally, a public comment was received from AKDOT, also attached for review.
As stated above, the Planning Department believes that it is preferable for gravel extraction within the City of Valdez be done within the City’s three rivers and not in upland areas. Upon completion of the Comprehensive Plan, staff would like to purse a gravel management plan to identify upland areas within the City that are appropriate for gravel extraction.
If the Planning & Zoning Commission approves CUP #20-02, staff recommends the inclusion of the following conditions:
1. Applicant must secure an approved gravel lease with the City of Valdez.
2. Temporary CUP issued for 5 or fewer years from lease start date.
3. Applicant adjusts site plan moving extraction area to the North of CUP area, closer to Airport Road and stages other operations to the South, closer to Glacier Haul Road. Staff recommends a minimum buffer of 200 feet from Glacier Haul Road for any gravel extraction.
4. Applicant required to include a 60’ buffer zone around extraction area on all sides, per recommendation of the State of Alaska DOT & PF.