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HomeMy WebLinkAbout93-065 . .," f.. " . ~' ~~. ..". '-'-\ ... >;) . r4':C~CF11:~im RESOLUTION NO. 93-65 EVALUATION OF A SPECIAL USE PERMIT TO CONSTRUCT A STEEL RECYCLING FACILITY IN AN M-X (HEAVY MANUFACTURING) ZONE, LOCATED IN A PORTION THE M-X ZONE OCCUPYING THE NW~ AND THE S~ OF SECTION 4, A PORTION OF THE SE~ SECTION 5, A PORTION OF THE NE~ AND S~ SECTION 8, AND ALL OF SECTION 9 , TOWNSHIP 20 NORTH, RANGE 17 WEST, LOCATED IN THE MORAVE COUNTY GENERAL AREA. WHEREAS, at the regular meeting of the Mohave County Board of Supervisors held on March 8, 1993, a public hearing was conducted to determine whether approval should be granted to North Star Steel, St. Paul, Minnesota, for a Special Use Permit, for a steel recycling facility in an M-X (Heavy Manufacturing) zone, located in the Mohave County General Area, and WHEREAS, this subject property is located south of the City of Kingman, and east of Interstate 40. The northern portion of this M-X zone area lies between the Atchinson Topeka and Santa Fe Railway east and west bound tracks. The location is, more specifically, accessed via Interstate 40 at the McConnico Interchange, or via old Route 66 from Kingman. The property is accessed at several controlled access points via at-grade crossings, and -'\ . ....:f:J , . . . . Resolution 93-65 Page 2 WHEREAS, the property for which this request pertains is owned by the Atchison Topeka and Santa Fe Railroad, Bureau of Land Management and private holdings. Santa Fe is taking steps to block in this area, as they are negotiating to acquire the private holdings and trade for the Bureau's property, as per B.L.M. letter dated January 4, 1993 (Exhibit "A"), and WHEREAS, the Board of supervisors for Mohave County approved an area plan for the McConnico area via Resolution 92-194. This plan designated the lands east of I-40 as suitable for industrial uses. Board of Supervisor's Resolution 93-15 rezoned a portion of that area to M-X (Heavy Manufacturing), and WHEREAS, the application received on December 31, 1992, implies a desire for a more solid commitment by Mohave County to accommodate a steel recycling facility in the McConnico Area east of 1-40. In the December 31 letter, North Star states," North Star has another site under consideration near Yerington, Lyon County, Nevada. The company has not determined a primary site between the two locations, nor indeed decided whether to construct a plant at all. Further consideration of the Arizona site is dependent on obtaining a Mohave County specific use authorization for this property". If this site is not chosen for this use, then Santa Fe will utilize it for future industrial development, and PAGE 2 OF 11 BK 2186 PG 649 (FEE~93-12502) . . ,...,..\ Resolution 93-65 Page 3 :-j WHEREAS, this request is for a specific use, see submittal as received, (Exhibit "B"). The Planning and Zoning Commission can recommend approval of anything that comes before it, however, it cannot give a specific approval without affording all involved agencies an opportunity to provide their documents of approval. Because we have a "preliminary site layout" which shows a primary mill site and an alternate site, the Board can recommend general approval of this preliminary site layout, and WHEREAS, a public hearing before the Mohave County Planning , ,". .""1 and zoning Commission on February 10, 1993 did generate a ';../' unanimous recommendation of approval of this site location as requested for installation of a steel recycling facility subject to the following conditions: 1. The applicant comply with all applicable provl.sl.ons of Sections 24, 25, 26, 27, & 31 of the Mohave County Zoning Regulations. Compliance with Ordinance 87-1 (Dark Sky Ordinance) and any other relevant ordinance/regulation pertaining thereto is also required. 2. Compliance with Section 27.P (Site Plan Requirements) of the Mohave County Zoning Ordinance shall be required. Any proposed change (as determined by the Planning Director, appealable to the Planning Commission) in this design shall require a rehearing on the change before the Commission, with a final determination to be made by the Board of Supervisor's. PAGE 3 OF 11 BK 2186 PG 650 (FEE~93-12~02) . . Resolution 93-65 Page 4 .3. That the owner/developer/applicant obtain legal access to the property. That the owner/developer/applicant shall construct the roadway to meet the design approval of the Santa Fe Railroad Company and all other agencies with responsibility to approve such access (i.e. over or under passes). If the alternative mill site is chosen then that crossing will also meet the design approval of the Santa Fe Railroad Company. 4. That the owner/developer/applicant obtain all of the permits necessary for the construction and operation as proposed for this site from all Federal, State and County agencies. 5. That the owner/developer/applicant conditions of B.O.S Resolution 93-15. comply with 6. That documents inferring status of land ownerships shall be provided prior to the issuing of permits and approvals. ') 1 7. That the applicant shall provide flood control to protect the property, such flood control sufficient to prevent the escape, transportation, or movement of any material form its position upon the property; such flood control must comply with guidelines set -forth by the Mohave County Flood Administrator; under no circumstances shall any waste, processed or unprocessed, escape the boundaries of the site during heavy rains and floods. 8. This specific approval of the site or alternative site shall be such as to authorize the applicant to construct and operate a steel recycling mill with the associated scrap processing operations subject to the conditions contained herein, and NOW THEREFORE BE IT FURTHER RESOLVED, the notice of hearing has been met and published in a newspaper of general circulation in Kingman, Mohave County, Arizona, as required by Arizona Revised Statutes and the Mohave County Zoning Regulations, and PAGE 4 OF 11 BK 2186 PG 6~1 (FEE;~3-12502) . . Resolution 93-65 Page 5 NOW THEREFORE BE IT FURTHER RESOLVED, that the Board of Supervisors, at their regular meeting on Monday, March 8, 1993 approved this spec ial use permit as recommended by the Mohave County Planning and Zoning Commission, subject to the conditions outlined herein. ATTEST: MORAVE COUNTY BOARD OF SUPERVISORS c,d:1~ d~:&~~ standerfer, Chairman PAG~ 5 OF 11 SK 2186 PG 652 (FEE~93-125Q2) . . USDI, BUI88u of land Management Kingman Resource Area 2475 Beverly Avenue Kingman, AI 86401 AZA-26518 2912 (025) January 4, 1993 Mr. Michael Sarafolean West Coast Project Manager Nor~h Sta~ Steel Company Post Office Box 9300. Dept. 51 l{inneapolis, MN 55440-9300 Dear Mr. Sarafolean: We have received your letter regarding obtaining a special use pernu.~ from Mohave County for zoning of lands near McConnico to construct a steel recycling facility. Although the Bureau is current 1 y the administrator of some of these lands, it is understood the eXcr~Lge with Santa Fe now being processed would be finalized before the facility is constructed. It is further understood that this letter in no way authorizes such construction ar~ that all environmental regulations would be met prior to permitting the proposed use. In view of the fact that ~oning ~n the area has already been established as heavy industrial, we support your reques~ for site specific zoning for the steel facility. Sincerely, 151 KEN R. O~EW Ken R. Drew Area Manager JBailey:sw EXHI BIT A" PAGE 6 OF 11. BK 2186 PG 653 (FEE093-12502) . . . . North Stap Steel Company ADMINISTRATIVE OFFICES 15407 McGINTY ROAD, DEPT. 51 WAYZATA, MN 55391-2399 612/475.5471 s+s MAIL ADDRESS: PO BOX 9300, DEPT. 51 MINNEAPOLIS, MN 55440.9300 Fax 612/475-6687 December 31, 1992 TO: Mohave County Planning & Zoning Commission P.O.Box 7000 3675 E. Hwy. 66, Suite A Kingman, Arizona 86402 SUBJECT: Request for Specific Use Authorization BACKGROUND: North Star Steel Company is considering the possibility of constructing a steel recycling facility at the referenced site near McConnico, Mohave County Arizona. This heavy industrial facility would recycle scrap metal into useable steel products such as reinforcing bar, angles, and wire rod. Mohave County zoning ordinances require that North Star apply for specific use authorization for this contemplated facility. North Star Steel, a subsidiary of Cargill, Inc. operates seven similar facilities in the Midwest. The proposed facility would be an expansion to serve the southwest United States'markets. North Star has another site under consideration near Yerington, Lyon County, Nevada. The company has not determined a primary site between the two locations, nor indeed decided whether to construct a plant at all. The site evaluation process requires detailed consideration of many factors, including but not limited to zoning, proper electrical service, infrastructure, air quality pennits, etc. Further consideration of the Arizona site is dependent on obtaining a Mohave County specific use authorization for this property. SITE INFORMATION: The property for which the authorization is requested is owned by the Atchison Topeka & Santa Fe Railroad, Bureau of Land Management and Doctor & Mrs. Arnold. These parcels are currently being transferred or sold to the Santa Fe. If the Arizona site is selected for construction, the land would be purchased from the Santa Fe. If not selected, the land would be used by the Santa Fe for future industrial development, and specific land use would again require another public hearing, such that any new use would have a new hearing. " II EXHIBIT B A Cargill Company ~~GE ~18~ g~ 6~1 (F~t~93-12502) : . . North Star is conducting environmental and engineering analyses at the site as a prerequisite to applying for air quality permits, and to determine the feasibility of the site for layout and construction. These efforts include civil engineering studies, impact on any endangered species, physical environmental assessments, water sampling, meteorological analysis, and background emissions data. PROPERTY DESCRIPTION: Portions of Sections 4, 5, and 9 of Township 20 North, Range 17 West, Gila and Salt river Meridian as outlined on the attached drawing. (Exhibit A) FACILITY: Attached as Exhibit B is a tentative layout of the facility indicating the primary site and an alternate. This drawing indicates the best estimate of access to major roads, building locations, parking and other appropriate information. A precise, scale drawing is not possible at this time as engineering for the facility has not begun. However, it does show the major facilities that will be constructed on the site. Firm plans, exact placement on the property or layout of the buildings is not possible without advance engineering efforts. Due to the high cost of such plans, North Star will not undertake them until progress is achieved in developing economic electrical service and zoning. The facility will use electrical energy to convert scrap metal to liquid steel, cast the liquid into square, continuous billets and roll these billets into shapes for the construction and machining industry. It consists of a metal shredder, oxygen plant, melt shop, rolling mill, materials recovery area, shipping area, scrap yard and rail spur. EMISSIONS: Smoke and dust from the melting process will be captured by a baghouse. The latest, best available control technology will be employed throughout the facility as required by North Star policy and Arizona requirements. Air emissions will be within Arizona and Federal guidelines. WATER Water usage is modest and would be supplied from wells in, or near, the Sacramento Wash. Water is used for equipment and billet cooling. It will be recycled and evaporated. RAW MATERIALS: Raw materials for the process will come from industrial scrap, shredded automobiles & appliances, general household scrap and scrap produced on site during the regular manufacturing process. Scrap will be obtained from approved suppliers in Kingman/Mohave County, and other locations including, but not limited to, Arizona, California, Nevada and New Mexico. EXHIBIT " ,f B PAGE S OF 11 BK 2186 PG 655 (FEE.93-12502) . . North Star hereby respectfully requests approval of this application for specific use authorization by the Mohave County Planning and Zoning Commission and the County Board of Supervisors. #J~~/LIA^- Michael Saraf:J[e~~ West Coast Project Manager cc: Adjacent Property Owners PAGE 9 OF 11 . BK 2186 PG 656 (FEE~93-12502) -'1 EXHIBIT 'B" ,. . . . . PETITION OF EXCEPTION TO SECTION 25 MORAVE COUNTY ZONING ORDINANCE Gentlemen: NUl. Llt 3 Lo.t: St.eel. Compa.ny 0.0 oubro!.ttod a Spuc1..l4.1 U!'!<- 1>_..-...~ ,. t-.n t-.he Planning and zoning Commission for approval which will include, upon construction of the proposed steel recycling facility, an exception from the stated requirements of Section 25, Zoning Ordinance. The exception is as follows: The 60 ft. maximum height limitation of the M-X Zone would be exceeded. This petition is submitted as a request that the planning and z.on;1n~ UUlllIlI~lo>lo>l.o~'~ .cf;"onunend tr.- t-.ho Doard u!: S....p-.rv:J ...on..... t-hA granting of an exception from the Mohave County'Zoning Ordinance as outlined in Section 25, as to the 60 ft. height limitation, for the following reasons; 1 . The grauLln.c; of thits petl tion will not be detrimental. to the public welfare or injurious to other adjacent properties because: the site is large, self-contained and well suited for the propocod uce ~w ~ gt~.] T.~yr.l~no ~Ar.i1.ityS tha plant will bQ properl.y engJ..neerea ana cou~Ll.u\;Ll;::ll oud eny fo.!].uro in th:i.o regard would be contained within the site. , . 2. Thio request will not nullify the intent or purpose of the Master Plan of the County, or other regulations because the purpose and intent of the Master Plan related regulations and this zoning category of M-X is to encourage the development of heavy. industrYi the use requested is compatible with the existing zoning. 3. The special circumstances or conditions affecting said pz:up....... Ly ..u '.' '.'''' ('.-.1.. 1.. ow a , d~c i;.o i::hc- nah".....", nE. t:.ho oquipme:ont- ;linn ctructuro ~~r.~~~;IIry t-o ~ccommodate its needs there is a .Lt:::yul.rement tnQ't:. 't;nc. D~$.'UU"""""'-~ h_J.O;J1&L _..............;1 (:(\ t't-_ MAC LEAN & JACQUES, urn. By: Attorneys for North Etnr' Steel Company Signed this 9th day of February, 1993 Tract: NW 1/4 and the S 1/2 of Section 4, a portion of the SE 1/ 4 Section 5, a portion of the NE 1/4 and S 1/2 of Section 8, and all of section 9, Township 20 North, Range 17 West, located in t:.ho HoConnico port:.ion of tht:> MnnRvA r.o\1nty General area. 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Z > !:i (')' "'''z m OZ -:no :Il ~ Zm:n z > zO G)r-l ::; "0 (')-i S:~:J: '. > m '.~ "0 m-f ~ZCl> s:: F . ~ -00 ~ )>-1 -f(J) )>:n)> en m :n-<:n =l :II C(') NcnCl> m c >> 0--1 z II z-lm m , om )>mm z' s:r ~ -< 0 C -I . .' " EXHIBIT B PAGE 11 OF ElK 2186 PG 11 658 (FEE~93-12502)