Ordinaces Denying or Approving B&E Constructions IMD Public Hearing Feb 2

posted Jan 23, 2016, 3:47 PM by Tim Swezey   [ updated Jan 30, 2016, 1:40 PM ]
B&E Constructions
Application for Interim Materials District (IMD)
Ordinance Serial No. 16-008 = DENY
Ordinance Serial No. 16-008(SUB) = APPROVE

Public Hearing

Tuesday, February 2, 2016 - 6PM

Mat-Su Borough Assembly Chambers
350 E. Dahlia Ave., Palmer, AK 99645


The Ordinance 16-008 to deny B&E Construction's IMD is strongly worded, however it is possible that it could be defeated.

The Ordinance 16-008(SUB) to approve B&E Construction's IMD has a number of conditions, if this
conditions are not met then the Ordinace could be 
postponed, if they are met then the Ordinance could be approved.

Text From Page 5 of the MSB Assembly Agenda

ASSEMBLY AGENDA                                                                                        
                                   ASSEMBLY CHAMBERS 
                           350 EAST DAHLIA AVENUE, PALMER 

REGULAR MEETING                               6 P.M.            TUESDAY, JANUARY 26, 2016 


----------------------- Page 5-----------------------

                 2.      Ordinance Serial No. 16-008:         An Ordinance Adopting Planning 
                         Commission       Resolution    15-40(AM)     And    Other   Reasons     For 
                         Denying   A   Proposed   Interim   Materials   District   Known   As   B&E 
                         Construction, Located Within The Northeast 1/4 Of The Southeast 
                         1/4   Of   Section   24,   Township   17   North,   Range   2   West,   Seward 
                         Meridian. 
                         a.      Ordinance       Serial   No.   16-008(SUB):       An    Ordinance 
                                 Approving An   Interim   Materials District   Known As   B&E 
                                 Construction,   Located   Within   The   Northeast   1/4   Of   The 
                                 Southeast 1/4 Of Section 24, Township 17 North, Range 2 
                                 West, Seward Meridian. 
                                 (1)      IM No. 16-015 

Text From ORDINANCE SERIAL NO. 16-008 & ORDINANCE SERIAL NO. 16-008(SUB)
  • ORDINANCE SERIAL NO. 16-008 Denies B&E Construction's IMD (page 1)
  • ORDINANCE SERIAL NO. 16-008(SUB) Approves B&E Constuction's IMD (page 7)

----------------------- Page 1-----------------------

NON-CODE ORDINANCE                                     By: Borough Manager 
                                                                 Introduced: 
                                                            Public Hearing: 
                                                                    Adopted: 

                        MATANUSKA-SUSITNA BOROUGH 
                       ORDINANCE SERIAL NO. 16-008 

AN ORDINANCE OF THE MATANUSKA-SUSITNA BOROUGH ASSEMBLY ADOPTING 
PLANNING COMMISSION RESOLUTION 15-40(AM) AND OTHER REASONS FOR 
DENYING   A   PROPOSED   INTERIM   MATERIALS   DISTRICT   KNOWN   AS   B&E 
CONSTRUCTION, LOCATED WITHIN THE NORTHEAST 1/4 OF THE SOUTHEAST 
1/4  OF   SECTION   24,   TOWNSHIP   17   NORTH,   RANGE   2   WEST,  SEWARD 
MERIDIAN. 

      WHEREAS,  the   rationale   and   intent   of   this   ordinance   are 

found in IM 16-015 and Planning Commission Resolution 15-40(AM) 

which accompanies this ordinance; and 

      WHEREAS,  an application for an interim materials district 

 (IMD) 38.9 acres in size, was submitted by B&E Construction to 

remove   earth   materials   from   4603   North   Pittman   Road,   located 

within   the northeast  1/4 of   the southeast  1/4 of   section 24, 

Township   18   North,   Range   2   West,   Seward   Meridian,   State   of 

Alaska   excepting   therefrom   any   section   line   or   right-of-way 

easements that may exist on said property; and 

      WHEREAS, it is the intent of the Borough to recognize the 

value   and   importance   of   promoting   the   utilization   of   natural 

resources within its boundaries; and 

      WHEREAS,  the   purpose   of   MSB   17.28   is   to   establish   an 

interim materials district within the Borough to allow resource 

extraction activities as an interim use of land while promoting 

Page 1 of 6                                        Ordinance Serial No. 16-008 
                                                                 IM No. 16-015 

----------------------- Page 2-----------------------

the    public    health,    safety,    order,    prosperity,    and   general 

welfare of the Borough through regulation of land use in order 

to   reduce   the   adverse   impacts   of   land   uses   and   development 

between and among properties; and 

      WHEREAS, it is the further purpose of MSB 17.28 to promote 

compatible and orderly development; and 

      WHEREAS,      the    Planning    Commission      has   reviewed     this 

application,   associated   materials,   and   the   staff   report,   with 

respect to standards set forth in MSB 17.28; and 

      WHEREAS, the Planning Commission conducted a public hearing 

on October 19, 2015, on this IMD request; and 

      WHEREAS, the Planning Commission recommends denial of the 

proposed B&E Construction IMD as detailed in Planning Commission 

Resolution 15-40(AM); and 

      WHEREAS,    the     subject    property    is   located    within    the 

boundary of the Meadow Lakes Comprehensive Plan (2005) planning 

area; and 

      WHEREAS, the subject property is in the land use district 

designated      as  Rural    Residential     Area   by   the   Meadow    Lakes 

Comprehensive Plan; and 

      WHEREAS, according to the Meadow Lakes Comprehensive Plan, 

the   objective   of   the   Rural Residential Area  is   to “Keep  this 

area an attractive, safe, family-oriented residential community. 

Maintain the existing low density residential pattern and rural 

Page 2 of 6                                        Ordinance Serial No. 16-008 
                                                                 IM No. 16-015 

----------------------- Page 3-----------------------

atmosphere,      with  a   predominance     of   open   space   and    natural 

landscapes.      Protect    environmental     quality,    particularly     the 

quality     of   surface   and   subsurface     water   used   for   domestic 

purposes.      Allow     a   continuation      of    limited,     small-scale 

commercial uses where such uses are compatible with residential 

uses and the use will not adversely affect adjoining properties 

or the natural environment;” and 

      WHEREAS,     the    Meadow    Lakes    Comprehensive      Plan    (2005) 

specifically discourages new, larger scale resource development 

activities within the rural residential area; and 

      WHEREAS,     the    proposed    interim     materials     district    is 

inconsistent with Meadow Lakes Comprehensive Plan (2005), Land 

Use Goal One: Maintain the Community’s Rural Character because 

it   would   establish   an   area   allowing   a   large   scale  resource 

development in the Rural Residential Area; and 

      WHEREAS,    the    Meadow    Lakes    Community    Council    submitted 

comments     in    opposition    of   the    proposed    Interim    Materials 

District; and 

      WHEREAS, the applicant has met the standards applicable in 

MSB 17.28.050 Site Development Plan Required; and MSB 17.28.060 

Site   Development   Standards;   but   that  as  the   IMD   is   currently 

proposed,  the Assembly finds  the  IMD is inconsistent with the 

Meadow Lakes Comprehensive Plan; and 

Page 3 of 6                                        Ordinance Serial No. 16-008 
                                                                 IM No. 16-015 

----------------------- Page 4-----------------------

      WHEREAS,    on    April   29,   2015,  ADEC    issued   a  notice   of 

violation to B&E Construction for violating 18 AAC 60.200(a), by 

unlawfully disposing of construction and demolition (C&D) debris 

and tires on the subject property; and 

      WHEREAS,  on   May   14   and   June   25,   2015,  the   ADEC  issued 

orders/letters requiring the removal of all C&D debris and tires 

from the subject property by October 31, 2015; and 

      WHEREAS, the complete removal of all the construction and 

demolition   debris      and   tires   required   to   make    the   property 

compliant with the order had not occurred by the time of the 

Planning Commission public hearing and still has not occurred; 

and 

      WHEREAS,  according to the Borough Code Compliance office, 

B &   E   Construction   is   storing junk   vehicles  and junk vehicle 

parts  outdoors in the proposed IMD and using them as part of 

their   commercial   operation,   which   requires   a  conditional   use 

permit to be compliant with Borough code; and 

      WHEREAS, on October 6, 2015, the United States Army Corps 

of Engineers confirmed there is an active violation of Section 

404 of the Clean Water Act, on the subject property, but beyond 

the IMD boundary; and 

      WHEREAS,  as a result, the applicant is not in compliance 

with all local, State, and Federal laws (MSB 17.28.080(C)(2)(c) 

and 17.28.040(A)); and 

Page 4 of 6                                        Ordinance Serial No. 16-008 
                                                                 IM No. 16-015 

----------------------- Page 5-----------------------

      WHEREAS, the proposed IMD would also have a negative effect 

on the public health, safety, and general welfare because the 

proposed site   for the  district is  not in  compliance with all 

local, state, and federal laws; and 

      WHEREAS, the Matanuska-Susitna Borough Assembly denies this 

request. 

      BE IT ENACTED: 

      Section 1.  Classification.         This   Ordinance   is   a   non-code 

ordinance. 

      Section 2.  Assembly   Action.        The   Assembly   hereby   adopts 

each and every reason outlined in the above statements, and the 

reasons      included     in    the    Planning     Commission     Resolution 

15-40(AM),   explicitly   incorporated  herein.   As   a   result,  the 

Assembly     hereby    rejects     the   proposed    IMD,    known    as   B&E 

Construction and there will be no amendment to Title 17. 

      Section 3.  Effective   Date.         This     ordinance   shall   take 

effect upon adoption. 

Page 5 of 6                                        Ordinance Serial No. 16-008 
                                                                 IM No. 16-015 

----------------------- Page 6-----------------------

      ADOPTED   by     the   Matanuska-Susitna   Borough   Assembly       this 

__ day of __________, 2016. 

                                               __________________________ 
                                               VERN HALTER, Borough Mayor 

ATTEST: 

_______________________________________ 
LONNIE R. McKECHNIE, CMC, Borough Clerk 

 (SEAL) 

Page 6 of 6                                        Ordinance Serial No. 16-008 
                                                                 IM No. 16-015 

----------------------- Page 7-----------------------

CODE ORDINANCE                                                 Sponsored by: 
                                                                  Introduced: 
                                                             Public Hearing: 
                                                                      Action: 

                        MATANUSKA-SUSITNA BOROUGH 
                    ORDINANCE SERIAL NO. 16-008(SUB) 

AN ORDINANCE OF THE MATANUSKA-SUSITNA BOROUGH ASSEMBLY APPROVING 
AN INTERIM MATERIALS DISTRICT KNOWN AS B&E CONSTRUCTION, LOCATED 
WITHIN THE NORTHEAST ONE-QUARTER OF THE SOUTHEAST ONE-QUARTER OF 
SECTION 24, TOWNSHIP 17 NORTH, RANGE 2 WEST, SEWARD MERIDIAN. 

      WHEREAS,  an application for an Interim Materials District 

 (IMD) 38.9 acres in size, was submitted by B&E Construction to 

remove   earth   materials   from   4603   North   Pittman   Road,   located 

within the northeast one-quarter of the southeast one-quarter of 

section 24, Township 18 North, Range 2 West, Seward Meridian, 

State of Alaska excepting therefrom any section line or right- 

of-way easements that may exist on said property; and 

      WHEREAS, it is the intent of the Matanuska-Susitna Borough 

to    recognize     the    value    and   importance     of   promoting     the 

utilization of natural resources within its boundaries; and 

      WHEREAS,   the   purpose   of   MSB   17.28   is   to   establish   an 

Interim Materials District within the borough to allow resource 

extraction activities as an interim use of land while promoting 

the    public    health,    safety,    order,    prosperity,     and   general 

welfare of the borough through regulation of land use to reduce 

the   adverse   impacts   of   land   uses   and   development   between   and 

among properties; and 

Page 1 of 7                                    Ordinance Serial No. 16-008(SUB) 
                                                                  IM No. 16-015 

----------------------- Page 8-----------------------

      WHEREAS, it is the further purpose of MSB 17.28 to promote 

compatible and orderly development; and 

      WHEREAS,      the    Planning    Commission     has    reviewed     this 

application,   associated   materials,   and   the   staff   report,   with 

respect to standards set forth in MSB 17.28; and 

      WHEREAS, the Planning Commission conducted a public hearing 

on October 19, 2015 regarding this IMD request; and 

      WHEREAS, the applicant has met all of the requirements of 

MSB 17.28.050 and 17.28.060, but is not in compliance with all 

local, State, and Federal laws; and 

      WHEREAS, the Matanuska-Susitna Borough Assembly finds that 

the proposed Interim Materials District, when in compliance with 

local, State, and Federal laws does not negatively affect public 

health, safety or general welfare; and 

      WHEREAS,    the     Matanuska-Susitna      Borough  Assembly     hereby 

finds this application does meet the standards of MSB 17.28 and 

adopts the findings of fact and conclusions of law within the 

staff   report   and   hereby   approves  of   the   designation   of  the 

Interim     Materials    District     known   as   B&E   Construction     with 

conditions; 

      BE IT ENACTED: 

      Section 1. Classification. Sections 1, 3, and 4, are non- 

code, Section 2 of this ordinance is of a general and permanent 

nature and shall become part of the Borough Code. 

Page 2 of 7                                   Ordinance Serial No. 16-008(SUB) 
                                                                 IM No. 16-015 

----------------------- Page 9-----------------------

      Section 2. Amendment of section. MSB 17.28.090(A) is hereby 

amended as follows: 

            (12) B&E Construction, within Township 18 North, Range 

2  West,   Section   24,   Seward   Meridian,   and   more   specifically 

described as: 

            The Northeast one-quarter of the Southeast one-quarter 

of Section 24, Township 18 North, Range 2 West, Seward Meridian, 

State of Alaska excepting therefrom any section line or right- 

of-way easements that may exist on said property. 

      Section     3.   Special     Conditions.      The   approved     Interim 

Materials District shall be subject to the following conditions: 

      1.    The operation shall comply with all other applicable 

federal, state, and local regulations. 

      2.    All   aspects  of   the   operation   shall   comply   with   the 

description      detailed     in   the   application     material     and   an 

amendment   to the   Interim   Materials District   shall  be  required 

prior to any alteration or expansion of the material extraction 

operation. 

      3.    Material   extraction   shall   be   limited   to   the   areas 

identified in the applicant’s site plan dated July 31, 2015. 

      4.    Prior   to   operating,   the   IMD   boundary   shown   in   the 

applicant’s site plan dated July 31, 2015, shall be located and 

marked on the property by a surveyor licensed to operate in the 

State of Alaska. Said markers shall be maintained in a visible 

Page 3 of 7                                   Ordinance Serial No. 16-008(SUB) 
                                                                 IM No. 16-015 

----------------------- Page 10-----------------------

condition     to   ensure    extraction     activities    stay    within   the 

extraction area boundary. 

      5.    All   junk   and   trash,   including   but   not   limited   to 

construction   and   demolition   (C&D)   materials   related   to   ADEC’s 

orders/letters   dated May  14, 2015 and June 25,   2015 shall  be 

removed from the parcel prior to beginning any earth materials 

extraction activities. 

      6.    B&E     Construction      shall    fully    comply     with    all 

violations   identified   by   ADEC,  prior   to   beginning   any   earth 

materials extraction activities. 

      7.    B&E Construction shall abate the violation of Section 

404 of the Clean Water Act to the US Army Corps of Engineers’ 

satisfaction prior to beginning any earth materials extraction 

activities. 

      8.    B&E    Construction       shall    provide     proof    of    full 

compliance with all conditions herein to the Matanuska-Susitna 

Borough   Code   Compliance   office   prior   to   beginning   any   earth 

materials extraction activities. 

      9.    Vehicles and equipment shall be staged at a designated 

location and all equipment shall be inspected for leaks daily. 

      10.  On-site maintenance of   vehicles shall  be  done in  an 

area where all leaks can be contained with drip pans or other 

discharge prevention devices. 

Page 4 of 7                                   Ordinance Serial No. 16-008(SUB) 
                                                                 IM No. 16-015 

----------------------- Page 11-----------------------

      11.  All hazardous materials, drips, leaks, or spills shall 

be promptly attended to and properly treated. 

      12.  Visual screening shall be achieved and maintained by 

using a combination of a 50-foot wide vegetative buffer to the 

north, 10-foot wide vegetative buffer to the east and earthen 

berms 10-feet in height to north, east, and west, as described 

in the application material. 

      13.  A State of   Alaska  Driveway Permit   shall  be obtained 

for access onto Pittman Road prior to operating. 

      14.  All   construction   exits   shall   comply        with   standard 

Alaska   Pollutant   Discharge   Elimination   System   requirements   to 

minimize off-site vehicle tracking of sediments and discharges 

to storm water. 

      15.  The      operation      shall    comply     with    the     maximum 

permissible   sound   level   limits   allowed   in   MSB   Code,   per   the 

requirements      of   MSB    17.28.060(A)(5)(a)     –   Site     Development 

Standards and MSB 8.52 – Noise, Amplified Sound, and Vibration. 

      16.  All   extraction   activities,   including   all   activities 

that cause noise, dust, or traffic, shall be limited to 8am to 

6pm, Monday through Saturday, except rock crushing and screening 

activities are limited to 8am to 6pm, Monday through Friday. 

      17.   If     cultural     remains    are    found    during    material 

extraction activities, the MSB Cultural Resources Division shall 

be contacted immediately so the remains can be documented. 

Page 5 of 7                                   Ordinance Serial No. 16-008(SUB) 
                                                                 IM No. 16-015 

----------------------- Page 12-----------------------

      18.  A   four-foot   vertical   separation  shall   be   maintained 

between all excavation and the seasonal high water table. 

      19.  Borough   staff   shall   be   permitted   to   enter   onto   any 

portion   of     the   property    to  monitor    compliance   with   permit 

requirements.       Such   access   will   at   a   minimum   be   allowed   on 

demand   when   activity   is   occurring   and,   with   prior   verbal   or 

written   notice,   and   at   other   times   as   necessary   to   monitor 

compliance.       Denial   of   access   to   Borough   staff   shall   be   a 

violation of the Interim Materials District. 

      20.  The     operation     shall    comply    with   the    reclamation 

standards of MSB 17.28.067. 

      21.   If   reclamation   information   is   updated   annually   with 

the    State   of   Alaska,    Department   of    Natural   Resources,   the 

applicant shall provide a copy of the updated information to the 

MSB Planning Department. 

      22.  An asphalt plant (aka hot mix or batch plant) shall 

not be operated at this site. 

      23.  Dust caused   by  earth  material extraction activities, 

shall be minimized through application of water at the gravel 

pit, crusher plant, and on roads. 

      24.   If illumination devices are required, they shall not 

be   greater   than   20   feet   in   height,   shall   utilize   downward 

directional shielding devices, and shall meet the requirements 

of MSB 17.28.060(A)(6) Lighting Standards. 

Page 6 of 7                                   Ordinance Serial No. 16-008(SUB) 
                                                                 IM No. 16-015 

----------------------- Page 13-----------------------

      25.  All   activity   shall   be   conducted   in   compliance   with 

state or federal regulations governing the items listed in MSB 

17.28.040(B)(1), 17.28.040(B)(2), and 17.28.040(B)(3). 

      26.  Authorization      for  earth   material   extraction    activities 

approved by this legislation shall expire on December 31, 2034. 

      Section 4. Effective date. This ordinance shall take effect 

upon adoption. 

      ADOPTED   by   the   Matanuska-Susitna   Borough Assembly  this  - 

day of -, 2016. 

                                               __________________________ 
                                               VERN HALTER, Borough Mayor 

ATTEST: 

_______________________________________ 
LONNIE R. McKECHNIE, CMC, Borough Clerk 

 (SEAL) 

Page 7 of 7                                   Ordinance Serial No. 16-008(SUB) 
                                                                 IM No. 16-015 







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