Planning Commission approves Heidelberg Materials transload and ready-mix plant with conditions; commissioners discuss truck routing and water treatment

The City of Clearview Planning Commission on June 24 approved site design review for Heidelberg Materials to develop an aggregate transload facility and concrete ready-mix plant at 22329 Northeast Marine Drive, finding the project meets applicable industrial-zone standards and the specific requirements for properties north of Marine Drive adjacent to the Columbia River, subject to conditions of approval.

Planning staff told the commission the lease area is about 12 acres of a larger roughly 32-acre property and described equipment and operations: barges would offload aggregate to an aerial conveyor system that moves material to seven stockpile bins; material will be used in an on-site concrete ready-mix plant and leave the site by mixer trucks. Staff said the project’s proposed lot coverage is 89% (under the 90% maximum) and that building heights and special riverfront standards were evaluated; the conveyor-support “towers” were measured at 68 feet and 57 feet and staff concluded the building-height standard did not apply because the structures are not buildings under the municipal code definition used for this review.

Staff also noted the applicant provided an archaeological report that was reviewed by the State Historic Preservation Office without finding significant cultural resources, and that the aerial conveyor will use existing support foundations and does not propose new ground disturbance within the upland habitat area along the river. For public facilities, staff said water and sanitary connections will be made and that stormwater will be treated on-site; process water will be reclaimed and treated for reuse as part of the concrete operations. The transportation impact study submitted with the application estimated about 128 trips per day generated by the site, and Multnomah County (owner of Northeast 220th) reviewed the study and did not require additional study.

Heidelberg Materials’ presenters clarified operational points: the facility will be primarily served by barged aggregate (one speaker said all aggregate would arrive by barge), cement and some admixtures arrive by tanker truck, and outbound truck traffic will be mixer trucks delivering concrete as project needs require. A company representative said the facility “is not open for public purchase of material. It's purely privately operated,” and noted the proposed traffic volumes are lower than historical operations on the site: “I think the previous plan that was approved had almost double the amount of truck traffic ... I think it's around 400 truck trips per day, and so we're well below what was previously operating on the site.”

Commissioners asked multiple detailed questions about truck routing, morning peak trips, inspections of existing dock foundations, and how concrete process water and truck washwater would be handled. The applicant said the facility will treat process water on-site under a state DEQ permit (WPCF 1,000 program) using settling ponds and pH treatment before infiltration; the applicant described separators, settling ponds, and an infiltration pond used in industry practice to manage reclaimed process water. On foundations, staff said if new ground disturbance within the upland habitat area were required, the applicant would need to return to the city for a natural resource permit and obtain Army Corps permits as applicable.

A planning commissioner expressed concern about truck traffic on Northeast 220th and the steep grade there; staff and the applicant said most traffic would likely route via Marine Drive and industrial connections to ARTERIAL routes depending on delivery destinations, and that the traffic engineer concluded no local service failures would result from the proposed operations. The commission added a condition requiring a more detailed landscaping plan at permit stage to comply with the city’s landscaping standards and a minimum of two bicycle parking spaces; the recommended condition requiring a lighting-level review to the Mid County Lighting District (condition A6) was removed after the district and applicant confirmed the leased area does not extend to the roadway.

After deliberation, a commissioner moved to approve the site design review with the conditions of approval excepting condition A6 (lighting study); the motion was seconded and approved by roll call. The recorded vote was in favor, and the commission approved the application. The decision includes conditions on landscaping details, bicycle parking, public-facility connections, and process-water treatment and monitoring required by state and local permits. Staff indicated follow-up permits and inspections will occur at building-permit review and through required agency permits (DEQ, Army Corps where applicable).