Commission asks staff to prepare CUP for Porter Pit concrete crushing and material stockpiling; staff flags floodplain paperwork

The Norfolk Planning Commission on June 2 voted unanimously to have city staff prepare a conditional-use permit for Porter Pit LLC to allow concrete crushing and material stockpiling at 2300 South Victory Road.

Jeff Porter, representing Porter Pit LLC, told the commission the operation has been onsite since 2014 and described a stationary crusher and a portable auxiliary crusher kept for backup. "We have a stationary crusher setup there. Um we have an auxiliary crusher setup which is a portable concrete crusher... they don't run at the same time," Porter said. He described a scale and roughly 100 feet of paved approach to Victory Road and said the business also sells aggregate products to retail customers out of the site.

Planning staff reviewed prior CUP conditions: chain-link fencing, landscaping/screening along the front, and a restriction (condition 4) that had been interpreted as preventing stockpiling north of the entry drive. Staff and Porter discussed existing fencing on three sides and the site's visibility from the road; Porter said full screening would harm retail visibility. Staff proposed amending condition 4 to clarify that stockpiling must not encroach north and east of the scale/shop area and must remain set back from the road; Porter agreed.

Staff also informed the commission that large portions of the property lie within the regulated 100-year floodplain and that no floodplain permit could be found in city records. "I cannot find a flood plane permit. So, we're going to need to work with you to to get that up to to code," Val said, adding that compliance is needed to maintain FEMA standing and disaster-relief eligibility. Staff advised the applicant to obtain a survey to establish base flood elevation and to raise or otherwise manage stockpiles to prevent materials from washing downstream during a flood.

Commissioners asked that the CUP draft include clarified stockpiling language and a requirement for a floodplain permit; they also discussed a 10-year permit term. A motion directing staff to prepare the CUP passed with all commissioners present voting in the affirmative.

City staff will draft the CUP language to reflect the clarified stockpiling limits, require floodplain permitting/documentation, and return the proposal to the Planning Commission for a public hearing and vote.