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and is proposed to be 61 feet in height. The exiting silo is 62.5 feet in height. There is a 35-foot height restriction on structures in the Industrial District. On June 6, 2002, the Board of Adjustment granted a variance to the height restriction contingent upon the Applicant obtaining a conditional use permit for the installation of the second silo at the facility. During the Planning Commission consideration of the request for a conditional use permit to add a second product silo to the site, there was a great deal of discussion regarding the existing conditions at the site and the impacts associated with this type of heavy industrial use. The issues discussed dealt with noise, traffic, dust and the need for more intense screening adjacent to 140th Avenue. During the June 6 meeting with the Planning Commission and subsequent to the meeting, John Thompson of Marshall Concrete has responded to the various issues raised. One of the contributing factors to the dust problems is the outdated dust collector system on the existing silo. A new collection system has been ordered and will be installed by December 1, 2002. The new silo will have a properly sized dust collector. Staff noted that dust generated from on-site traffic can be reduced if the traveled portions of the site are paved. As for traffic impacts on 140th, all Marshall trucks have been instructed to use the Unity Street access only; occasionally the 140th Avenue access is used for delivery of raw materials to the site. The company's plan is to construct bunkers adjacent to 140th that will provide a permanent position for aggregate storage and at the same time provide a screening wall adjacent to 140th. On September 10, the City Staff received a Site Plan and Grading, Drainage and Erosion Control Plan from Marshall Concrete. The Plans were prepared by Hakanson Anderson Associates and are dated August 14 and August 23,2002, respectively. The Site Plan identifies the development of three new bunkers for raw materials parallel to 140"~ Avenue N.W. A new berm will be developed between the material bunkers and 140"~ Avenue N.W. The height of the berm/bunkers is 10 feet, as measured from the top of the street curb to top of bunkers. The existing trees along 140th will be salvaged and worked into the new berm. This new bunker/berm plan will provide for more orderly storage of raw materials, minimize noise levels, and significantly increase the screening provided on 140th. The material bins shown just north of the new bins will be removed. A concrete surface will be installed south and east of the building and existing pavement. The site improvements are substantial and the Applicants have requested a phasing plan: Phase I Install silo footings and silo Fall 2002/Spring 2003 Phase II Install material bunkers and berm Summer 2003 Phase II Installation of concrete surface Spring 2004 The Planning Commission recommended approval of the proposed conditional use permit, as amended, contingent upon obtaining a variance to the height restrictions. The Applicant's request for a phasing of the required site improvements was subsequent to the Planning Commission meeting. Councilmember Anderson stated that in reviewing the Planning Commission minutes it did not seem as if the neighbors were very happy with the operation. City Council/September 24, 2002 Page 15 of 33