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Zoning board approves biochar production facility at 3199 Dixon Street amid neighborhood odor and permitting questions
Summary
The City of Des Moines Zoning Board of Adjustment granted a conditional use to convert a building at 3199 Dixon Street into a biochar production facility, approving staff conditions while noting potential state permitting needs and neighborhood concerns about odor, storage and runoff.
The City of Des Moines Zoning Board of Adjustment voted 7-0 to approve a conditional use permit for a proposed biochar production facility at 3199 Dixon Street, the board decided after staff outlined operating details and neighbors raised concerns about odors, outdoor storage and environmental permitting.
Staff Senior City Planner Frank Dun Young told the board staff "is recommending approval" of the conditional use for a fabrication- and production-intensive use in an I2 industrial district, provided the applicant follows the listed conditions including screening of outdoor operations and a plan to prevent nuisance impacts.
The proposal, filed by 2915 Dixon LLC and to be operated by Char Power LLC, calls for converting an existing building to produce biochar from wood chips. Applicant representative Hunter Mandanach confirmed operations would run 24 hours a day about six days a week and said the project would follow required site-plan, building- and fire-code approvals before starting.
Neighbors asked detailed questions about odors, emissions and water use. Resident Carol Maher said she was concerned about how environmental impacts would be measured and whether any remediation would follow if problems developed. Business representative Steve Kramer of Channel Prime Alliance said air and ground impacts were of concern to nearby employers.
Daniel Campo, identified as president of Arty and manufacturer of the proposed equipment, described the production process and the unit proposed for the site. "This facility is meant for wood chips," Campos said, explaining the small pyrolysis units use an auger to feed chips into a controlled combustor. He added: "We put 30% of of moisture" into the finished product process and estimated that "20 tons of biomass coming in will produce 5 tons of biochar," with roughly "250 gallons" (about 1 ton) of water used per day for the scale described.
City zoning enforcement officer Chris Halskope told the board the city can act on neighborhood complaints and "would have the ability to be the conduit for complaints for neighbors." He also said zoning enforcement could return the case to the board if conditions were violated.
Board members and staff noted that state and county environmental permits may also be required. Frank Dun Young and members referenced potential jurisdiction by the Iowa Department of Natural Resources and Polk County air quality officials, and urged the applicant to pursue any necessary state permitting during site-plan review.
Chair Mel Pins moved to approve the conditional use subject to the staff conditions; Marlys Jones seconded. The board voted 7-0 in favor. The decision is conditional on the applicant meeting the city's conditions of approval and any other permits required by state or county agencies. Staff advised the applicant to expect to wait about a week for the board's written decision and reminded them that additional approvals (site plan, building, fire and possible state environmental permits) are separate requirements.
The board’s approval allows the applicant to move forward to the site-plan and permitting stage; enforcement mechanisms and state permitting were highlighted repeatedly as the next steps if neighbors later report nuisances.
