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12-16-96 PC Agenda AGENDA GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers December 16, 2996 6:00pm I. Approval of Minutes - November 25, 1996 II. Informal Public Hearing: Conditional Use Permit (No. 70) Applicant: JLG. Inc. dba Line-X of Minneapolis and Welsh Companies Address: 6126-28 Olson Memorial Highway Purpose: To allow for the operation of applying polyurethane truck bed liners to existing vehicles in the Industrial Zoning District -- Short Recess -- III. Reports on Meetings of the Housing and Redevelopment Authority, City Council, and Board of Zoning Appeals IV. Other Business V. Adjournment PLANNING COMMISSION GUIDELINES FOR PUBLIC INPUT . The Planning Commission is an advisory body, created to advise the City Council on land use. The Commission will recommend Council approval or denial of a land use proposal based upon the Commission's determination of whether the proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the surrounding neighborhood. The Commission holds informal public hearings on land use proposals to enable you to learn, first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Commission's recommendation, in reaching its decision. With the completion of the informal public hearing(s) there will be a short recess before the commission continues with the remainder of the agenda. To aid in your understanding and to facilitate your comments and questions, the Commission will utilize the following procedure: 1. The Commission Chair will introduce the proposal and the recommendation from staff. Staff will give a brief summary of the applicant's request. Commission members may ask questions of staff. 2. The applicant will describe the proposal and answer any questions from the Commission. 3. The Chair will open the public hearing, asking first for those who wish to speak to so indicate by raising their hands. The Chair may set a time limit for individual questions/comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions/comments. . 4. Please give your full name and address clearly when recognized by the Chair. Remember, your questions/comments are for the record. 5. Direct your questions/comments to the Chair. the Chair will determine who will answer your questions. 6. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit your second presentation to new information, not rebuttal. 7. At the close of the public hearing, the Commission will discuss the proposal and take appropriate action. . '"_~v' , ,: ~.~~,'I>i,.:~w~t''1''~:';-'\~. . ..:""".,...."..."..,i.',""".)._""..~'.,~~ . - "..' ~J~' ",,",. - ':-,,_,~i_' ...."" ,.;;,.<t V~,ti,.~~.....l~~::~~>"""~_''30,. ;'rrL'lt~,,,,-~~ . . . Minutes of the Golden Valley Planning Commission November 25, 1996 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair Prazak at 7pm. Those present were Commissioners Johnson, Kapsner, Lewis, McAleese, Pentel and Prazak; absent was Groger. Also present were Mark Grimes, Director of Planning and Development and Mary Dold, Recording Secretary. I. Approval of Minutes.. September 30.1996 MOVED by Pentel, seconded by McAleese and motion carried unanimously to approve the September 30, 1996 minutes with the following amendments: Page Three, Paragraph Five change the sentence to read: Commissioner Pentel asked if the lot could be marketed so that potential buyers know what size house is allowed on the lot with current setbacks. Page Five, Paragraph One, Second Sentence should read: Chair Prazak believes the outcome of the study might be not to necessarily change the requirements of the setbacks but to find justification to retain current setbacks as a result of the study. Commissioner Lewis ... II. Informal Public Hearing.. Subdivision Applicant: Housing and Redevelopment Authority for the City of Golden Valley Address: Lot 2, Block 1,Golden Hills West 2nd Addition (Southwest Quadrant of Laurel Avenue and the Soo Line) Purpose: To create two lots - one lot to the north which is owned by MEPC and leased by CyberOptics and one lot to the south for stormwater ponding City Planner Beth Knoblauch gave a brief summary of her report to the commissioners commenting that the subdivision meets or exceeds all subdivision requirements. She reviewed a colored-in preliminary plat distinguishing between the lot occupied by CyberOptics and the stormwater ponding lot. Chair Prazak asked staff to clarify who owns the land where these two lots are situated. City Planner Knoblauch said that the lots are owned by MEPC, but the lower lot with the ponding on it will be deeded over to the City and maintained by the City. Commissioner Pentel asked staff if any funds would be exchanged when MEPC deeded the property over to the City. Director Mark Grimes said no funds would be exchanged; this is part of the development agreement. Commissioner Pentel also asked staff that when the CyberOptics Minutes of the Golden Valley Planning Commission November 25, 1996 Page Two . building was constructed was ponding on-site a requirement and does the south lot fulfill the ponding requirements for this area. Director Grimes said that the ponding requirements for this area are being met. Grimes continued by saying that the City now looks at regional ponding for an entire area instead of just one lot because it is a more economical approach instead of having ponds in setback areas and along streets. Commissioner Pentel inquired where the stormwater would drain into. Director Grimes commented that the stormwater ponding area will help alleviate sediment before it travels into Sweeney Lake and eventually Bassett Creek. Chair Prazak opened the informal public hearing; seeing and hearing no one, Chair Prazak closed the informal public hearing. Commissioner Pentel noted that this request was very straight forward and moved to approve the subdivision request. MOVED by Pentel, seconded by Kapsner and motion carried unanimously to recommend to the City Council approval of the subdivision request which would create two lots - a northern lot, owned by MEPC and leased by CyberOptics, and a southern lot for stormwater ponding which will be maintained by the City. . III. Reports on Meetings of the Housing and Redevelopment Authority, City Council, and Board of Zoning Appeals Director Mark Grimes reported on an HRA meeting regarding MEPC and negotiations on the next phase of development in the west area of Golden Hills Redevelopment Area. Healso briefly talked about preliminary stage discussions with CSM and the central area of Golden Hills Redevelopment Area. Commissioner Lewis expressed concern about traffic in the area. Director Grimes commented that a traffic study will be conducted factoring in both CSM and MEPC future development. Director Grimes suggested having the City Engineer or Assistant City Engineer attend a future Planning Commission meeting regarding the traffic study. Chair Prazak asked staff to comment on the residential facility slated for the comer of Nevada Avenue North and Madison Avenue West. Director Grimes commented that Hennepin County will be holding a neighborhood meeting in early December to review its plan. Staff explained the kind of clientele to be housed at the facility and also cpmmented on the remodeling to make this facility work. IV. Other Business Staff told the Commission, that due to a lack of an agenda there would be no December 9 . Planning Commission meeting. Staff polled the commission to see if they would be available for a December 16 meeting instead of holding the second regular meeting Christmas week. It was decided to hold the second regular meeting of the month on December 16. # . . . . Minutes of the Golden Valley Planning Commission November 25. 1996 Page Three V. Adjournment Chair Prazak adjourned the meeting at 7:26pm. Jean Lewis. Secretary e e MEMORANDUM Date: December 11, 1996 To: Golden Valley Planning Commission From: Elizabeth A. Knoblauch, City Planner Subject: Informal Public Hearing -- Conditional Use Permit -- 6126-28 Olson Memorial Highway -- JLG. Inc. dba Line-X of Minneapolis and Welsh Companies, Applicants Line-X Company specializes in the after-market installation of spray-on, polyurethane liners for truck beds, trailers, and other vehicle compartments. According to information supplied by the applicant (narrative attached), none of the chemicals used by Line-X is classified as hazardous and the compound dries within seconds of application, thus minimizing any odors. City Inspection staff are checking with other communities around the country where this process or similar ones have been permitted, to see if there are any particular concerns that should be addressed with regard to the chemicals themselves or the application process. The proposed site is in the Expressway International Park, an industrial complex located just east of Douglas Drive on the Highway 55 frontage road (location map attached). Line-X will occupy approximately 3,000 square feet in one of five buildings that comprise the complex (site plan attached). In total, there is some 90,000 square feet of space in the five buildings, with 260 parking spaces provided to serve.it. The proposed floor plan (attached) for Line-X indicates a single "application booth" where the lining is sprayed onto vehicle surfaces. For City Code purposes, this constitutes the only Line-X service bay. The company says it will have no more than three employees at the site, and expects a business volume of one to four vehicles per day. A lease has already been signed, something that staff strongly discourage for uses needing CUP approval. In this case, however, Line-X says that the space can be put to other use if the CUP is denied. Parking is always a concern in multi-use developments. At the time of construction, the number of parking spaces to be provided for any particular building is based on some assumptions about how the building will be used. Over time, however, the demand for space can change dramatically, upsetting the overall mix of on-site uses. The management company for Expressway International has supplied information showing that just over a third of the complex is currently occupied for office uses, with the remainder taken up by miscellaneous processing or warehouse space. Based on that occupancy information, the complex today needs 242 parking spaces to meet City e Code. 1 Assuming that Line-X will not have any company service vehicles at the site, it will need five parking spaces of its own to meet code requirements. That is based on a e combined requirement of four parking spaces per service bay plus one parking space per three employees. In its lease, Line-X has only been guaranteed four parking spaces. On the other hand, the occupancy supplied by the management company shows that the present mix of uses leaves more than enough parking for Line-X to meet City Code. A future shift to more office uses could possibly jeopardize this situation. Factors For Consideration In approving or denying any CUP, City Code requires that findings be made on ten specified factors. Staff evaluation of those factors as they relate to the current proposal are as follows: 1. Demonstrated Need for the Use: The City's standard basis for determining need is that an applicant has identified a market for the proposed good or service. That criterion has been met in this case. 2. Consistency with the Comprehensive Plan: The plan identifies the proposed site and its surrounding area for long-term industrial use. Automobile-related services are considered appropriate for that land use classification. 3. Effect on Property Values in the Area: The space to be occupied by the proposed use is a small part of a much larger site owned and managed by a single entity; the fact that a lease has already been signed indicates that the management company is not concerned about this business generating a negative effect on overall site value. e 4. Effect of any Anticipated Traffic Generation Upon Current Traffic Flow and Congestion in the Area: Due to the small area to be occupied for the proposed use, the number of vehicles that can be processed will be relatively limited. The amount of local traffic that is likely to be added, therefore, is not expected to place any additional strain on adjacent streets. On-site parking congestion might be another matter. The previous tenant of the proposed space also had an auto-related CUP, for classic car sales. In that case, the tenant got into the habit of using part of the parking lot for car sales purposes, an aspect of use that was not allowed under the terms of the permit due to limited available parking for other tenants of the site. In this case, staff have a similar concern that over-use of the proposed business could cause conflicts with other tenants in the complex. It is expected that customers will have a tendency to drop their vehicles off for the day, or perhaps for a half-day, rather than sit around and wait for the work to be done. Thus, while total daily volume of traffic will not be large, many of the vehicles _ may be on the premises all day long, occupying parking spaces that are needed _ by other local businesses. 2 e At times of maximum operation Line-X would still need only seven parking spaces - assuming that the business does not "take off' and exceed expectations for daily number of customers. The current overall mix of on-site uses as described by the management company leaves more than enough slack in available parking to accommodate this modest "peak" use. On the other hand, the City cannot control changes in fully permitted uses to the same extent that it can control conditional uses, so there is no guarantee that the current mix will remain stable over time. The CUP for Line-X should include provisions to ensure that it does not expand without coming back for additional consideration. In particular, the proposed site plan should be made part of the permit so that any structural changes would require re-consideration. Additionally, a condition should be added to the permit to preclude the use of the vehicle preparation area or "remaining work space" for other types of auto repair or maintenance in addition to the spraying process. Limits could also be specified for number of employees or for number of vehicles to be treated per day or for number of customer vehicles that can be in the parking lot at any given time; some of these options would be more difficult to enforce than others. 5. Effect of any Increase in Population: There will be no increase in the residential population of the area. The labor force of three employees is not expected to have any significant impact on the local working population. e 6. Increase in Noise level: The applicant will be asked to supply information on any noise generated by the spraying equipment. At this time, staff have no reason to expect that noise impacts will extend outside of the building. 7. Any Odor. Dust. Smoke. Gas. or Vibration Caused by the Use: The City Inspection staff have been in contact with the applicant about issues such as control of chemical odors or fumes. The building ventilation system must meet standards established in both the Minnesota Uniform Fire Code and Minnesota Uniform Mechanical Code. 8. Any Increase in Flies, Rats. or other Vermin on the Area Caused by the Use: There should be no increases in these pests, because the proposed business is not the sort to attract them. 9. Visual Appearance of the Proposed Structure or Use: Except for signage, and any necessary exterior equipment for venting or other processes, the outside of the building will not be changed by the proposed use. Signs and equipment are both regulated by the City's Inspections Department, and will have to meet established standards. e to. Other Concerns Regarding the Use: Storage and use of chemicals at the site is a concern. Again, the Minnesota Uniform Fire Code has established standards that the storage and spraying operations must meet. 3 Bringing vehicles inside a building is also a concern. In this case, the proposed space has been used for auto-related businesses in the past, so the necessary e structural and mechanical modifications are already in place. Before Line-X begins using the spraying operation, the Inspections Department will have an opportunity to make sure that the modifications meet applicable code requirements. One other concern that sometimes arises with uses of this type is the potential presence of customer vehicles in unsecured areas at night. Because the proposed process requires a very short curing time, it is not likely that there would be a need to keep customer vehicles overnight. However, in the "better safe than sorry" category, a condition could be added to the permit to preclude the parking of any customer vehicles on the property overnight unless they are kept inside the building. Recommended Action Staff recommend that the following conditions be made part of any approval of a Conditional Use Permit for auto-related services at 6126-28 Olson Memorial Highway: 1. There shall be no painting, sanding welding, engine repair or general vehicle maintenance undertaken as part of this conditional use. 2. The premises shall contain not more than one application booth and an area e for preparing vehicles to be sprayed, as shown on the attached floor plan which shall be considered part of the official permit. 3. There shall be no company vehicle used in conjunction with this conditional use unless such vehicle is also the normal mode of transportation for one of the company employees. 4. All other applicable local, state, and federal requirements shall be met. 5. Where there is any question as to whether the spraying operation, ventilation system, storage of chemicals, or other structural or mechanical details meet applicable codes, the applicant shall, at its own expense, produce a report on the questioned item, prepared by a qualified engineer or fire safety specialty organization acceptable to the Fire Chief and Building Official. 6. Failure to comply with one or more of the above conditions shall be grounds for revocation of the conditional use permit. Attachments: Narrative Information on Line-X (three pages) Location Map ~P~ e Floor Plan 4 e e . LINE - X NARRATIVE DESCRIPTION OF SITE USAGE LINE - X WILL BE USING THE PROPOSED SITE FOR THE APPLYING POLYURETHANE TRUCK BED LINERS TO EXISTING VEHICLES. OTHER APPLICATIONS MAY INCLUDE VAN INTERIORS, TRAILERS, ETC. APPLYING THE POLYURETHANE IN ALL CASES WILL BE DONE IN A 20' X 30' BOOTH. THIS BOOTH WILL BE CONTAINED BY WAY OF HANGING CLEAR PLASTIC "WALLS." THE EQUIPTMENT USED TO APPLY THE POLYURETHANE WILL BE LOCATED INSIDE THE BOOTH. REMAINING BAY AREA'S WILL BE USED FOR PREPPING VEHICLES PRIOR TO APPLICATION, AND POSSIBLE STORAGE OF MATERIALS~ LINE - X WILL BE PROVIDED WITH 4 PARKING SPACES, 2 IN THE FRONT OF THE BUILDING AND 2 IN THE BACK. WE WILL UTILIZE THE 2 FRONT SPACES AND POSSIBLY 1 IN THE BACK AS NEEDED. WE WILL OPERATE WITH 3 EMPLOYEES, 1 OFFICE MANAGER, AND 2 APPLICATORS. WEARE ANTICIPATING 1 - 4 VEHICLES PER DAY MAXIMUM, ALLOWING THE EXTERIOR SITE TO REMAIN UNDISTURBED. LINE - X HAS BEEN WELL ACCEPTED IN NUMEROUS LOCATIONS AROUND THE NATION. IT IS ENVIROMENTALLY FRIENDLY; THERE ARE NO HAZARDS LIKE V.O.C.'S OR C.F.C.'S, AND IT'S SOLVENT FREE. THE LINE - X SURFACE DRIES IN 3 - 5 SECONDS, RESULTING IN..A CLEAN AND ODORLESS APPLICATION. ~ ~. . NA~R.ATI" E: _ p. z. LINE-X a:'t"_~;::~.. LINE-x;. the dlvision of the Ilunin Coipo,adon that speclaH?es in the """'Y --- LINJ;-Xis 1lllOSemIy~ the IIIIionaI and ~ DWkels 1br IjUlIy elastomer JlrOteclive C01lliuss. It ill !be.fimotian of'LlNJi-X to inwI"" _ people and blIsincases in the spray..... ~ 1I!cbncJogy, .. -u as COlIIiDue to IIIake tI10 public aware ofLlNE-x. LINE-x, through IIIluIy Y\lOl'8 of' ICtua/ field tesdD& Ilu put tOSOl&or . paA:kage that IIIakea it relatively simp/o to &Ill invoJ\'ed ill this lIlIjor __ It requires 5JledaIized equQlml!lll ~ wirh the rIgItt kiDds of' I2laterial to PJI>duao the 8prayab/e clastnrner;. coatings. ne cwtcm ~.. allll.iooaeam ~ JllunI co_llladJiue. The usa of'~ equ;p...", aIIowa the IJlPIkator to do -I.&an Juot coat JlicIc-up lrul:b or spray ""'-x: COlltiIIgs! 1I1e equi_ oDow. you to get i"""""" ill the IJI8JJy other polJ'UfWlane markets. lJNE.x CIIIn!nIIy --.. of tuuc cIllrerem Pi'OductR; all.... a two CClIIlpore,t SJ)r.ly-iD-Jl/aoe. 100% solids (nu air POllution), ~ ~ systan. . T&e t.... 8epanqe lIIIIleriaJ. .... Jlnloixly diopenseu tbmugb a &ieh ~ p/InJ ~ JntemaJ mil<irJg ~ spray lIIadIine. They""'Jilixed at a 1:ll&lio. 1'IIen, they .....heated to 120-140 desrees wwe they maiarain ~ tl:1rougb a hcatod hose. It i. lit the tip oftbe lIJlQy.!IIID that the two -ials COllIe tol!elher. the two materioIa ....lbIxecllr1tenJallyusm, high -... It takes less tIlao 5 gecoacls mr -.r to hardea so aa SOOn as LINE-x land. on the sudlrce it's dryJ lIN:E.x JI"OdIoota .... a 1lIsl cure, lIDlItipurpos. 88dea of ....... deoigued 1br s wide ""'Be ofretail, ~ and iadusbw "- Thoy exhibit exceIIertt 8<IhHicm to most JII'llporiy ~ swfaces. W"11h lto .... <we dme it can be 8ptayed Y8rIioaQy 8Dd -- ullllllea4 without I1IIInias or clrippU,g TIrere lie DO Illlveats UI'OoisI.:d wirh LINE-x ~ wIIIcb - tI-........ air 1lOI/Dtoota....!wm&.l ~ ClIIIlIIIIllwes Beoauoo of the fiIst cure time IlId the """'- of SOIvems, a CliSlom thicleness is u cay as Just spraying more JnateriW. e ~".~~ is CI division of thA ~.WIII':!t',~~ e 2560 S. Gornsey Street · SonJa Ana, CA 92707 · tel 014) 8SO-1370 . fax 014) 850.0437 ONI S3INVdWOO'HSl3M ~S:9t la~ 96-80-AON LO/GO'd 8~EOL68Gt9 'ON XV~ e . liS FORM U.Joo.c UIOO) N A"~AT'V'e. - p. 3 ~~~ Unitec:J State, ~ Depilltrnentof . Agriculture FOOd Safety and Inspection Service Regulatory Programs 8&.&ilding 3Oi, BARC-east Defbvilfe, MU 20705 AprLl 20, J.',Z Mr_ Oa~iG J. F8bLan Ru~L4 C=~ra~1on 2550 s. G~nsAy St~Qe~ Santa &0", ~ 512707 J:)ecr~. FC1an: '%'h~ )"0'1 tor your !!arch 24 lat:t:J'!l.!:' QQu't; l:1Ng Of your polyurethane CO~lll'il8 . Your sue;: XS-17W and BOC X1=:-17R Are chem~ca.J.ly acCeptable lUll a COAt in~ for app.1..1catiQn to se3:Uet:u~aJ. e'\Zzoface1l5 or surfaC:~9 where ~herp. is a POSSibility of incidentAL Contact wi~~ meat Or po~ltry food ~roduct p~epa2:cd under Federal in8pC~iolJ. Wl1en this coatine; h APPU.Odl ~Q tilqQ1pment, it must: be in llr.eoz:oc:L:u2ce with the at::lnci~d fOr .~LpmenL deUgn and cl;mstruction i.n 'the publi~atJ.onwAccep~ed Heet .O~ ~ltry Equ1pment." MPI-2. ~hiQ accqptance is valia ~D 1049 as tne compoSitioD a~c1 Qse r~aiQ as clescri.bed to \is. No endorsement Of the material or of any OOncolULc~nt claims"is 1ntend9d. Sincera1v. ~~~ John H. .Damarlli, Chie! Compound~ an~ PQ=kag~n9 8~anch Produat A.caa$men~ D1vieion REPt..tat f~li tOAM J 1.~OU 6 (SIal). WHICH IS 08SOlETE INTlNnoNAlMlSUSE OF Ttus DOCUMENT IS" ffDIUL OFF.IISI (1. U.S.c. 1001) . - -1.~-::-r----l' -- - _.: \.::: .-. L""'''' ~.. - .~. \ . ~ ,;/.m,~nJ) i!ll'~- ~\ ~-_"i"D~---~L" . · ':!!. . so' t:a ~:: ,.g.(,5..'li\. ~_. 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FT. ---.,.------- I I I I I , \ I I 1 ... .. - - - .. - - - -.. I --- --- -- '- -------- t I I I WEST BUILDING 10,800 sa. FT. I , I -------- CENTRAL 1 BUILDING ~. . 22.200 SQ. FT. qON-r- . A.. SOUTH .--.... 1,(j'G~ t '.. _..~ -90~ 13:~ , \ (\ ''\ " \ \ \ \ ~ In L ------- . -------- e -----.-- J I I DING I I I I I , I SQ. Ft I I I , I I . I , I I : , , I I , . I I I I I ," I I , I . . , EAST BUILDING 26.900 SQ~ FT.._ J , .--1 SITE PL.AN ~ W~E \~I :;; ~l~-le.I~ t9L5Dt..L lJIeMoRLAL HWY. 6.V. OFPJCE/SERVI(;a CENTER Building Size Lot Size Parking Stalls 90,000 Sq. Ft. 333,068 Sq. Ft. 331 . Inlorm,llicn COIlIG.ftec! ~.,rc'n has tleen Cllllls:nl;(llrom :he owner of Info :JtOt:It#r.v ~r 'rom ;:>:/ler SOIJFCeS !liS! ..e elM'" r"~. W<l Mv.. M ,,,,,"J)ti /(I "')I.~' i1~ ~acy. t1v1 "'~ del "Ot !l""'a"!...... ~.