04-24-95 PC Agenda
III.
,. Compostingin the .Industrial Zoning District
..' Sidewalk Committee Policy/Procedures
- Discussion of BusTour for Planning Commission (details)
Comprehensive Plan.. Housing Review
(Information supplied by Kevin McAleese)'
PLANNING COMMISSION GUIDELINES FOR PUBLIC INPUT
ThePlanningColl1ll1ission is an advisory body. created to advise the City Council
on land use..The COlIIIIission win reconmend Council approval ordenialofa
land use proposal based upon the Comission's determination of whether the pro-
posed use is permitted under the Zoning Code and the CompreheMive Plan. and
whether the proposed use will..or will not. adversely affect the surrounding
neighbQrhood.
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 cOI/IIIl!nts. Your questions and conments become part of the
record and will be used by the Councn ti along wi th the COIllIIliss i on' 5 reconmenda..
tion. in reaChing its decision. .
ToaldinYourunderstanding and to facilitate your colilne'nts and qltestiorts. the
CODlIlIission will utilize the. following procedure: );
1. The ~Otmtis!lJon Chair wi11 fntroducethe proposalandthe?rec;ommenda..
tion from staff. Comission members llUlY ask questions of staff.
2.; 'Thepropone"t will describe the propos. 1 and answerany'qUeStiofls
from the COlIIIIission.
3. The chair will open the pubtichearing. asking first for those. who
wish to speak to so indicate by railing their hands. Th~Chairmay
'setattme Umit. for.individual questions/c01llll1!nts if -a. large number
Of persons have indieated a desire to speak. Spokespersons for
. groups willbave a longer period of time for. questfons/eo1llllen~.
4. Pleasegtve your fulfname and address clearly when recognited by the
Chair. Rt!llIember. your questions/conments are for the record.
5. Dinetyour questionslconments to the Chair. The Chair will deter-
mine who will answer your questions.
6. No one Mill begfventhe opportunity to speak a second time until
everyo"e has had the opportunity to speak initia11y.. Please limit
your second presentation to new information. not rebuttlll.
- -
7. At the.close.of the puhtfchearing. the CODI1Iission willdiscU$$.the
'proJ'OsaLand take appropriate action.
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Minutes of the Golden Valley
Planning Commission
March 271995
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 Vice-Chair Johnson at 7:08 PM. Chair McAleese arrived at 7:10 PM.
Those present were Commissioners Groger, Johnson, McAleese, Pentel and Prazak; absent were
Kapsner and Lewis. Also present were Mark Grimes, Director of Planning and Development,
Elizabeth Knoblauch, City Planner and Mary Dold, Planning Secretary.
I. Approval of Minutes -March 13. 1995
MOVED by Prazak, seconded by Pentel and motion carried unanimously to approve the March
13, 1995 minutes with the following correction.
MOVED by Groger, seconded by Lewis and motion passed by a vote of 5-1 (one commissioner
absent) to recommend to the City Council to deny the request for an amendment (no. 4) to the
Pondwood Office Park PUD No. 28.
II. Election of Officers
Chair McAleese entertained nominations for Chair. Commissioner Groger nominated
Commissioner Prazak who accepted. Chair McAleese approved the nomination by acclamation.
Chair McAleese entertained nominations for Vice-Chair. Commissioner Groger nominated
Commissioner Pentel who accepted. Chair McAleese approved the nomination by acclamation.
Chair McAleese entertained nominations for Secretary. Commissioner Johnson nominated
Commissioner Lewis to retain her position as Secretary. Chair McAleese approved the nomination
by acclamation.
Chair McAleese turned over his duties of Chair to newly appointed Chair Prazak.
III. Review of Attendance
Chair Prazak reviewed attendance with the Commission.
IV. "Are you Organized for Business?" - Information submitted by Commissioner Pentel
Commissioner Pentel reviewed the information she had staff copy for the Commission.
V. Housing Plan Discussion
Commissioner McAleese had asked staff to put this on the agenda. He was prepared to bring
homework to the Commission for review but because of an unforeseen emergency was unable to
have the materials available.
Minutes of the Golden Valley Planning Commission
March 27, 1995
Page Two
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Staff talked about the report they should be receiving from the Metropolitan Council entitled "Open
Doors to Affordable/Life-Cycle Housing" and how the report may relate to the City of Golden
Valley.
Mark Grimes talked about scheduling a mini-bus tour in May for the Commission to review certain
areas of the City which the Commission may want to look at. It was determined that May 8 would
be a good night.
VI. Reports on Meetings of the Housing and Redevelopment Authority. City Council,
Board of Zoning Appeals. Community Standards Task Force
Commissioner Groger talked about the Community Standards Task Force. No other meetings
were discussed.
VII. Other Business
No other business presented.
VIII. Adjournment
Chair Prazak adjourned the meeting at 7:45 PM.
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Jean Lewis, Secretary
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MEMORANDUM
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Date:
April 20, 1995
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Preliminary Design Plan for Amendment No.2, Dahlberg Commerce
Center P.U.D. No. 61, 4200 Dahlberg Drive, Golden Valley Housing and
Redevelopment Authority (HRA), Applicant
Background Information and Explanation of Process
The Golden Valley HRA recently designated Grow Biz International, Inc. as the developer of Lot 1,
Block 1, North Wirth 4th Addition. Grow Biz is now in the process of negotiating a development
agreement with the HRA that would allow them to construct a 48,279 sq. ft. single-story officel
warehouse building adjacent to their headquarters at 4200 Dahlberg Drive. Grow Biz needs
additional warehouse and office space to meet their growing space needs.
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The Golden Valley HRA is the applicant for this PUD amendment because Grow Biz does not yet
own the site. City Code does not permit an individual or corporation to apply for a PUD unless they
have full ownership of the property. In this case, the HRA will begin the PUD process and then turn
the PUD over to Grow Biz after the property has been sold to Grow Biz. The HRA will not be the
signatory to the PUD. It is hoped that the HRA and Grow Biz will complete the development
agreement negotiations within the next month or so. After the agreement is completed, a closing
date for the sale of the property to Grow Biz will be set.
Grow Biz and staff agree that the best process to use to develop this site is to amend P.U.D. No. 61
for the second time rather than creating a new and separate PUD. The staff recommends this
method because the two Grow Biz sites will share driveways and parking as indicated on the
attached site plans. It is the intent of Grow Biz to create a campus environment with the two
buildings. If there would be a separate PUD for the new building, the existing Grow Biz PUD would
also have to be amended in order to change the parking lot at the southwest comer of the site. By
expanding the existing PUD and amending the permit, only one PUD permit will be needed for both
buildings. This amendment will create a separate plat for the new bUilding site that will most likely be
named something like "First Addition to Dahlberg Commerce Center P.U.D. No. 61. This will allow
both lots to be sold separately in the future but they will both be subject to one PUD permit.
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The first amendment to P.U.D. No. 61 permitted the construction of the existing Grow Biz head-
quarters at 4200 Dahlberg Drive. The building is approximately 50,000 sq.ft. on one level. The
building was originally built with 50% office space and 50% warehouse space. The parking lot was
sized to allow for this buildout. The building was completed in early 1993. Due to the success of
Grow Biz, it was decided in mid-1994 that additional office and training space were needed. In order
to allow the warehouse space to be converted to office and training space, Grow Biz was required to
amend the PUD to indicate that parking could be provided on the north side of the railroad tracks on
Amendment No.2 - Dahlberg Commerce Center P.U.D. No. 61
Page Two
land purchased from the HRA in 1992. By eliminating the warehouse space in the headquarters
building, Grow Biz has had to rent warehouse space off the site. The proposed second amendment
will permit the construction of a second Grow Biz building for warehouse and office space that will
meet their needs in the coming years.
Description of Amendment No.2
Building Size. As indicated on the attached site plan the new warehouse/office building is 40,377
sq.ft. in area. About 15,000 sq.ft. is office space with the remaining 25,500 sq.ft. of space being
warehouse space. A future office mezzanine space is being considered which would allow an
additional 7,900 sq.ft. of office space.
Parking. Parking for the building is provided on site in accordance with Zoning Code requirements
of one space for every 250 sq.ft. of office space and one space for every 500 sq.ft. of warehouse
space. Parking for the site totals 111 required and 113 spaces shown on the plan. Grow Biz has
indicated that this amount of parking is more than adequate to meet their needs. However, the City
requires that the required amount of parking be shown on the plan. It is in the best interest of the
owner of the building to be able to show adequate parking to a future buyer of the building and site.
In order to build 7,900 sq.ft. of mezzanine office space in the future, Grow Biz is indicating on the site
plan that a future 34 space parking lot north of the railroad tracks may be built. If and when the
mezzanine is built out, the parking lot north of the tracks will have to be built or as an alternative, a
proof of parking arrangement made with the City that would indicate the 34 spaces would be built if it
was determined solely by the City that such parking was needed after the mezzanine office was built.
This is the same arrangement that the City has with Grow Biz regarding the construction of the
parking lot north of their existing building. Grow Biz does not believe that additional parking north of
the tracks is needed but has told the City in Amendment No. 1 to the PUD that the parking lot will be
built if the City determines it is needed.
Shared Parking and Driveway with Grow Biz Headquarters. As indicated on the site plan,
there is a change proposed to the west end of the existing Grow Biz parking lot. This modification
was necessary in order to connect the parking lots in order that the western most driveway into the
Grow Biz headquarters building may serve as access to the new building. This change does not
reduce the parking area for the headquarters building. It does, however, reduce some of the green
setback area that is now west of the westerly driveway. (The site plan shows that seven spaces are
proposed to be built west of the driveway in what is now green area. These seven parking spaces
are at the same setback as the parking in front of the headquarters building.) This is the only change
made to the headquarters site necessary to accommodate the new building. If Grow Biz would
choose to sell one of the buildings in the future, this shared parking and driveway arrangement would
remain with no problems.
Because this is a warehouse, there will be truck traffic and loading docks. The loading docks are
shown at the southwest end of the building. Careful design ofthe parking area has been done to
insure that there is adequate space for trucks to manoeuvre. Since this is an industrial area, truck
traffic should not be a concern to surrounding properties. The existing road system has been
designed to handle heavy truck traffic.
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Amendment No.2 - Dahlberg Commerce Center P.U.D. No. 61
Page Three
. Setbacks.. One significant area of concern to the Planning Commission is the front setback. Grow
Biz is proposing the same setback for the proposed warehouse building as the headquarters building
that was approved by both the Planning Commission and City Council in 1992. This setback is 17-
1/2 feet along Dahlberg Drive. When the headquarters building was approved, the reduced setback
was allowed because of the configuration of the lot. The lot on which the headquarters building is
built is long and narrow because of the location of the railroad tracks to the north and the City's desire
to construct Dahlberg Drive in its existing location. If the City had insisted on the full 35 foot front
yard setback from the street, it would have been difficult for a reasonably sized building to be
constructed on the site with adequate parking. Even with the 17-1/2 foot street setback, the
headquarters building was pushed back as far north on the site as possible in order to get some
green space along the street.
In the case of the headquarters building and the proposed warehouse/office building, Grow Biz is also
asking for reduced setbacks along the rear property line (railroad tracks). By allowing this five-foot
setback along the rear instead of the required 10 feet, more green space along the street is possible.
Because of the location of the railroad tracks, it does not make a lot of sense to require a 10 foot
setback.
The proposed warehouse/office building site is also proposed to be built to within seven (7) feet of the
south property line rather than the required 10 feet. Staff finds this setback acceptable because of
the steep slope adjacent to this property. The sideyard setback between the two lots has also been
eliminated in order to provide the cross parking and driveway access. This makes sense because
this is a campus development for Grow Biz.
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The odd configuration of the lot for the warehouse/office building makes these variances from the
normal setback requirements reasonable. Again the size and shapes of the lots in the area were
determined by the location of the railroad tracks and the streets.
landscape Plan. Grow Biz has submitted a preliminary landscape plan for the commission's
review. It appears that Grow Biz will carry on the same quality of landscaping that is found on their
headquarters site. Grow Biz has continually told staff that they are very concerned with the image of
the site because they bring many potential franchisers to the headquarters.
Building Design. The one significant advantage of having Grow Biz develop the site is that there
will be consistency of design in the buildings. KKE Architects designed the headquarters building and
they are now working on the new warehouse/office building. The intent is to use the same types of
materials on the new building. The proposed building elevations indicate the design.
Partial Acquisition of land North of the Railroad. In preliminary negotiations with Grow Biz,
they indicated that they do not want to purchase all of the property owned by the HRA north of the
railroad tracks. They would like to only purchase that portion that is needed for additional parking in
case the mezzanine space is added. The total area north of the railroad tracks is about 80,000 sq.ft.
The area is connected to the main lot by a land bridge over the railroad tracks. This land bridge was
part of the purchase made by the HRA from the Soo Line Railroad. This area north of the tracks has
a very steep slope. The topo map in the attachments indicates about a 25 foot elevation difference
on the site. Grow Biz is interested in buying only the land that is approximately the same elevation as
the main part of the lot. The upper part of the land north of the tracks is of no interest to them. The
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Amendment No.2 - Dahlberg Commerce Center P.U.D. No. 61
Page Four
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HRA has agreed to sell them only that portion that they feel they need for future parking. This is
about 40,000 sq.ft. The HRA has agreed to keep the other part of the property north of the tracks. It
is hoped that the HRA can reach agreement with the owner of Room and Board, which is located to
the west, to buy the remaining property. The HRA staff has started these discussions. The plat of
the second addition to P.U.D. No. 61 will not include this west section of the land north ofthe railroad
tracks or show it as some type of outlot. This is a matter that is still being discussed at both the HRA
and City staff levels.
Utilities and Drainage. There is adequate City Services available to the site including sanitary
sewer, storm sewer and water service. All final plans will have to be approved by the City Engineer.
The Bassett Creek Water Management Organization must approve the plans to manage run-off from
the site.
Recommendation Action
Staff recommends the Commission recommend to the City Council approval of the second
amendment to the Dahlberg Commerce Center P.U.D. No. 61 in order to allow the construction of a
40,000 sq.ft. warehouse/office building west of the Grow Biz headquarters. The staff believes that
this use of the property is consistent with the overall plan for the North Wirth Redevelopment District.
Because it is being built by Grow Biz, it will create a campus feel along the north side of Dahlberg
Drive. The proposed setback variances are reasonable based on the odd configuration of the lot and _
the location of the railroad tracks. .
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Attachments:
Location Map
Site Plans (enclosed separately)
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MEMORANDUM
Date:
April 19, 1995
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Comprehensive Plan Amendment and Zoning Map Amendment
for Property Located at 1854 Toledo Avenue North, City of
Golden Valley, Applicant
Proposal and Background
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The City of Golden Valley purchased the home and property located at 1854 Toledo Avenue
North on March 31, 1995. It is the intent of the City Council to use the property to expand
Scheid Park. In particular, the property is currently planned to be used to expand the
hardspace parking area that is accessed from Toledo Avenue. In order to use the property
for park space, the City must first amend the Comprehensive Plan Land Use Map from Low
Density Residential to Institutional and amend the Zoning Map from Residential to
Institutional (1-4).
The former owner of the house remains a tenant in the house. It is my under- standing that
the tenant will remain until mid-summer. After the tenant moves from the house, the house
will be either moved or tom down and the rear or east part of the lot will be used for parking.
At this time there are no definitive dates for the parking lot construction or house' removal. It
could possibly happen this fall.
Scheid Park is considered a community playfield. A community playfield is defined in the
City's Comprehensive Plan as follows:
A large, active play area providing for a greater variety of recreational
opportunities than a playground. Ideally, it should be located in proximity to
junior and senior high school sites and other community center facilities.
The park is 11.44 acres in size and is located off Duluth Street between Toledo and Regent.
The park is use extensively for team sports including Little League, Babe Ruth, soccer, and
softball. In addition, there is a park building, playground, tennis courts, hard court surface
and a 21 parking spaces along the driveway from Toledo Ave. The park's terrain, on the
southwesterly side, is shaped somewhat like a bowl which makes it a very popular location
for sliding during the winter months. Because of the heavy use the park receives, the
expansion of the parking area is necessary.
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The existing 21 spaces do not adequately handle the number of vehicles that park at the
park on game nights. Since the City does not allow any parking on Toledo and St. Croix
Avenues, parking is at a premium. The City does permit on-street parking on the Regent
and G~lden Valley Road side of the park.
Page Two e
It is the intent of the City Council to remove the house at 1854 Toledo and put the parking
lot to the east of the house below the slope. The City would then provide plantings where
. the house was located and around the parking lot fence. Final landscape plans have not
been developed as of this date. As shown on the attached preliminary sketch plan of the
new parking lot, the new lot will have 37 spaces compared to the existing 21 spaces. The
new spaces would be farther away from the existing Little League field that is just to the
north of the proposed parking lot. The parking lot would have to meet all setback require-
ments found in the Zoning Code. In other words, if the City Council rezones the property to
Institutional, the parking lot can come no closer than 25 feet to any residentially zoned
property. The house at 1850 Toledo Ave. will remain zoned Residential. As shown on the
sketch plan, the parking lot is 25 feet from the 1850 Toledo property.
Amendment to the Comprehensive land Use Plan
The proposal is to amend the Comprehensive Plan Map from Low Density Residential to
Institutional. Without such a change in the Plan Map, the Zoning Map cannot be amended
to allow the property to be used as a park. The amendment to the Plan Map makes good
planning sense for several reasons. First, Scheid Park needs more space to provide for all
the demands that are put on it. Because Golden Valley has limited community playfield
space, it makes sense whenever possible to expand the existing parks. Second, the
expansion of the park into the 1854 Toledo property makes sense because this house and _
the house at 1850 Toledo are the only two parcels on the "block" that are not a part of the _
park. Acquiring this parcel will provide for a more logical park boundary. (At this time, the
Park Board and the City Council have no plans to acquire the 1850 Toledo house.) Third,
the acquiring of the 1854 Toledo Avenue property is consistent with the policies found in the
City's Comprehensive Plan. For instance, one of the objectives in the park plan is to main-
tain and improve the present park system. By acquiring this property, the City is improving
the park by providing more parking for the users that come from all over Golden Valley to
play team sports. The Plan also states that the City should improve access to its existing
parks. One of the ways to improve access is to acquire additional land for parking. Both
the Park and Planning staff believe that the proposed additional space for Scheid Park is
consistent with the policies and objectives of the Comprehensive Plan (which includes the
Park Plan).
Amendment to Zoning Map
The proposed amendment to the Zoning Map will allow the City to use the property for park
purposes that would include additional parking and green space. As shown on the attached
sketch plan, the rear half of the property will be used for more parking and the front half
would be left as vacant green area. The plan is to provide additional landscaping around the
parking lot to screen it from the remaining single-family home to the south. Some land-
scaping may be added to the property along Toledo Ave.
I am also attaching a copy of an aerial photo that includes the park. I apologize for the poor
quality. The photo does show the location of the various uses in the park including the
hockey rink. (The rink is taken down in the Spring in order that the field may be used for
baseball.) It is difficult to see the driveway and existing parking area next to the Little
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Page Three
League field off Toledo Ave. The parking lot is striped for 21 cars and is within 20 feet of
the playing field. The proposed parking plan would eliminate the parking along the left field
line of the field and get the cars in an area more sheltered from foul balls. The additional
parking will help during both the soccer and the baseball seasons.
Tom Klatt, Superintendent of Streets and Parks, will attend the Planning Commission
meeting to discuss the parking lot plans and the use of Scheid Park. Tom has been with
the City for many years and is familiar with park needs and upkeep.
RECOMMENDED ACTION
Staff recommends both the amendment to the Comprehensive Land Use Plan (Map) from
Low Density Residential to Institutional and the amendment to the Zoning Map from
Residential to Institutional (1-4) for the property located at 1854 Toledo Avenue North. The
proposed changes are consistent with the policies found in the Comprehensive Plan to
enhance the existing park system. The rezoning will allow the City to add needed parking to
a busy community playfield used by all residents of Golden Valley.
MWG:mkd
Attachments:
Parking Scheme
Aerial Photo
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MEMORANDUM
Date:
April 19, 1995
To:
Golden Valley Planning Commission
From:
Mark W. Grimes, Director of Planning and Development
Subject:
Consideration of a Request by NSP to Develop a Compost Site at the
Medicine lake Substation (8200 10th Ave. No.)
NSP, represented by Jack Schutz, Senior Environmental Engineer and Lou Howard
(also from NSP), have asked the City to consider a request to use their property at
8200 10th Avenue North to compost petroleum contaminated soil. The polluted soil
would be brought to the site from other locations. The substation is located in the
Industrial Zoning District. Within this district, composting is not considered a permitted,
accessory or conditional use. The Zoning Code would have to be amended to allow
such composting in the Industrial Zoning District as a permitted use, accessory use or
conditional use.
I have discussed this request with the City Manager. He recommended that the
Planning Commission first consider this request informally and make a recommendation
to the City Council if the City Council should even consider a request to amend the City
Code. The City Council is not obligated to entertain an amendment to the City Code to
permit the use proposed by NSP if it is not felt that this is in the best interest of the
community.
I am by no means an expert on the subject of composting polluted materials. I do know
that it is done and the Pollution Control Agency (PCA) approves of it in certain
circumstances. According to the materials sent to the City by NSP, the PCA does
permit such compost operations. The City currently permits composting only in the
Residential Zoning District. Residential composting is strictly limited to grass clipping,
leaves and other garden materials. There is also a size limit to the compost piles. I
believe that there is a significant difference between a residential, single-family compost
pile in the back yard and an industrial compost pile to get rid of polluted materials. I do
not even know if the City would want to put them in the same category.
One of my main concerns is that this is polluted soil that is being shipped into Golden
Valley for composting. This is not polluted soil that was generated on the site. How
would the City control the amount of soil being brought to anyone site? Could the City
put a limit on the size? How would the site be screened? How far should it be from
residential property? (The proposed site is across the railroad tracks from a single-
family residential area.) These and other questions come to my mind.
Composting in the Industrial Zoning District
Page Two
I have asked Mr. Schutz to come to the Planning Commission meeting to explain the
request. He told me that Mr. Howard and one other expert will attend the meeting.
NSP is aware that this is not a public hearing but an informal meeting to discuss their
proposal and to get input from the Planning Commission.
I am enclosing the materials sent to me by NSP. The materials include a letter of
introduction from NSP and information provided by the PCA. I am also enclosing a map
indicating the site of this substation.
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Northern States Power Company
414 Nicollet Mall
Minneapolis, Minnesota 55401-1927
Telephone (612) 330-5500
Mr. Mark Grimes
Director, Planning and Development
City of Golden Valley
7800 Golden Valley Road
Golden Valley, Minnesota 55427
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Dear Mr. Grimes,
Persuent to your conversation with Lou Howard, this letter is intended to outline our
plans to develop a compost site at the Medicine Lake Substation located at 8200
!Oth Av No. , Golden Valley. The site we would like to use is currently used for
temporary storage of woodchips from NSP's tree trimming operations.
.
Our plan would incorporate approximately one quarter of this fenced-in area for the
composting of petroleum contaminated soil. We would meet all of the conditions of
the attached Minnesota Pollution Control Agency's (MPCA) fact sheet. In fact, we
will not be able to perform the composting activity without a permit that indicates our
ability and willingness to meet all conditions. Among those conditions are the
requirements to limit the amount of soil to less than 1500 cubic yards. We will also
assure that the compost berms are protected from run-on and run-off by
underlayment and covering of the pile with an impermeable membrane.
The MPCA has indicated that composting of petroleum contaminated soils is and
effective and safe method of remediation that takes advantage of naturally occurring
microorganisms to biodegrade the petroleum. The construction of the compost pile
is done in such a way that it provides optimum conditions for microbial growth
through the addition of oxygen, water and nutrients. We will also use the
conveniently located wood chips as a bulking agent to facilitate the movement of air
through the pile. The Minnesota Highway Department has been successfully using
this method for some time.
When the compost is sufficiently benign, usually within two years, the soil mixture
could be removed and used for fill wherever needed.
.
We understand that the City of Golden Valley currently has limitations on .
composting that would preclude us from this composting project. We respectfully
request that the City provide us with a conditional use permit or an ordinance
variance that would allow the project to proceed. Perhaps the experience gained
from our project would provide the City and others with a better and less expensive
alternative to remediation of petroleum spills on their own property.
Our schedule is to transport the contaminated soil when the current stock pile is
unfrozen in about a month. We hope to have the necessary City approvals and the
MPCA permit in hand at that time. If you' wish further information or if you or City
staff wish to meet at the site to discuss details please call me at 330-5621 or Lou
Howard at 569-0223. Thank you for your consideration.
Sincerely,
~~Sc.l-~
Jack J. Schutz, P.E.
Senior Environmental Engineer
c:
Mike Hestick
Chuck Donkers
Lou Howard
Jeff Lund
Greg Groenjes
.
.
From:
.1'0:
CC:
Subj:
MNPCA::NEWQUIST R 29-SEP-1994 08:22:08.28
SERIER K
NEWQUIST R
compost:-draft application
From:
To:
CC:
Subj:
MNPCA::HEARLEY B
NEWQUIST R
"BARB" 23-AUG-1994 09:44:10.91
COMPOSTING OF PETROLEUM CONTAMINATED SOIL FACT SHEET
AND APPLICATION FOR A PERMIT.
Fact Sheet #
Minnesota Pollution Control Agency
LUST Cleanup Program
August 1994
The Minnesota Pollution Control Agency requires that excavated petroleum
contaminated soil be treated or disposed of properly. Composting is a safe and
effective method that takes advantage of naturally occuring microorganisms to
biodegrade petroleum.
The MPCA defines composting as the controlled microbial degradation of
petroleum contaminated soil. This is usually done by building a compost
pile (sometimes referred to as a bio-pile) which is a pile of petroleum
contaminated soil that is constructed in such a way that provides optimum
conditions for microbial growth through the addition of oxygen, water and
nutrients. Pipes distribute oxygen through the pile. Bulking agents such as
.wood chips, sawdust or straw can also be added to the pile to facilitate the
movement of air through the pile. Nutrients in the form of fertilizers or
manure may also be added. The pile is watered or kept moist. The pile is
covered to keep moisture loss to a minimum, to.keep the pile warm and to prevent
volitization. Under these conditions, microorganisms, such as bacteria and
fungi, flourish. These organisms then break down the petroleum wastes by
consuming them and tranforming them into harmless substances consisting mainly
of carbon dioxide, water and fatty acids.
Composting of petroleum contaminated soil is regulated by the Solid Waste Rules
and is required to be permitted. Usually, the permitting process is a long,
involved and often lengthy process that can take up to six months. However,the
MPCA has developed a general permit to cover composting of petroleum
contaminated soil at facilities that meet the following conditions
(applicability criteria):
A. The proposed facility will only be used for the composting of petroleum
contaminated soil.
B. No more than 1,500 cubic yards of petroleum contaminated soil will be
present at the proposed facility at anyone time (this does not include
any soil that has been spread on the site).
C. The proposed facility meets the following setback distances requirements
if the compost pile(s) are not going to be placed on an impervious
surface:
. a. 200 feet from an intermittent stream, drainage ditch, tile drain
Composting of Petroleum Contaminated Soil Fact Sheet
Page 2
d. four foot separation distance to the seasonal high water table as
listed in the Soil Conservation Surveyor as verified by a certified
soil scientist.
.
~ D. The proposed facility meets the following setback distances requirements
if the compost pile(s) are to be placed on an impervious surface:
a. 100 feet from an adjacent property or place of habitation without
written permission; and
b. 200 feet from a recreational area.
E. Compost pile(s) are protected from run-on and run-off.
F. The proposed facility is not located in a lOa-year floodplain.
G. The proposed facility is not located in an area with a slope of greater
than one percent.
In addition to the applicability criteria above, persons wishing to compost
petroleum contaminated soil at any facility under this General Permit also need
to submit plans and specifications for their proposed facility which show that
they can meet all t4e requirements of the general permit such as:
A. An operation and maintenance plan that ensures the compost pile(s) will
be watered, aerated and fertilized as necessary to ensure optimal
microbial activity.
.
B. A description of run-on and run-off controls to be used.
C. A plan for the end use and location of the composted material following
confirmation of treatment. Compost may be used as controlled fill (except
near residences, wetlands or other sensitive areas), backfill into the
original tank basin, spread on site or other purposes as approved by the
Commissioner.
MPCA staff then reviews each application to determine if the facility can be
permitted under the general permit for composting of petroleum contaminated
soil. "If the information contained in the application for a composting general
permit indicates that the proposed facility meets the applicability critera listed
above and can meet the requirements of the permit, the MPCA will send a letter
of approval and a copy of the general permit to the applicant, who then becomes
a permittee. The permit is a legal, binding, enforceable document.
.
.
MINNESOTA POLLUTION CONTROL AGENCY GENERAL PERMIT
FOR CONSTRUCTION AND OPERATION OF A PETROLEUM CONTAMINATED SOIL
COMPOST FACILITY
In accordance with Minnesota Statutes Chapters 115, 115A, 116 and Minnesota
Rules Chs. 7000, 7001, 7035 and 7037 and the limitations, monitoring
requirements and other conditions contained in this permit, any facility
composting petroleum contaminated soil located in the state of Minnesota
meeting the applicability criteria, monitoring requirements and other
conditions of this permit is permitted to construct and operate a petroleum
contaminated soil compost facility (Facility) under the conditions set forth in
this permit.
This permit will become effective on the date of issuance by the Commissioner.
This permit and the authorization to operate the Facility will expire five
years from the date of issuance, or at the time the Facility fulfills all
closure requirements as described in Part III.D., whichever comes first. The
Permittee is not authorized to operate the compost Facility after the
above date of expiration.
. Date:
Tim Scherkenbach
Manager
Hazardous Waste Division
. i
.
PART I. APPLICABILITY CRITERIA
This General Permit applies to facilities that treat petroleum contaminated soil
by composting. Persons wishing to compost petroleum contaminated soil at any
facility under this General Permit shall submit an individual permit application
to the Tanks and Spill Section of the MPCA and meet all the applicability
criteria listed below. Facilities which do not meet all of these applicability
requirements will need to be evaluated for issuance of an individual Solid Waste
Permit under Minn. Rules Chapters 7000, 7001, and 7035.
A.
The Facility.will only be used
soil as approved by the MPCA.
Facility.
for the composting of petroleum contaminated
No other wastes will be managed at the
B. No more than 1,500 cubic yards of petroleum contaminated soil will be
present at the Facility at anyone time. This limit includes soil that
has been treated and is still stockpiled on site pending disposal but does
not include soil that has been thinspread on site.
C. The information in the application form is complete and indicates that the
Facility will be able to meet all the operating conditions required by this
permit.
D. The Facility must not be located in a 100-year floodplain.
E. The Facility must not be located in an area with a slope of greater than
one percent.
. i
.
.
.
.
.
.
3. Prior to accepting soil that is actually or potentially contaminated
with used oil, the Permittee must evaluate the soil to determine
whether it contains hazardous waste as provided by Minn. Rules pt.
7037.0500, subpart 4. The Permittee must not accept soil containing a
hazardous waste for composting at the Facility.
4. If the Permittee discovers a significant discrepancy in the amount of
soil received from an individual batch of soil compared to the amount
approved for composting, the Permittee shall attempt to resolve the
discrepancy. If the Permittee is unable to resolve the discrepancy
within five days, the Permittee shall contact the appropriate MPCA
project manager.
E. Stockpiling and Storage of Petroleum Contaminated Soil. The Permittee shall
manage storage of soil brought to the Facility for treatment as follows:
1. Initiation of composting must begin within 30 days of receipt of
approval from the MPCA for the batch of soil unless road restrictions
apply or unless an extension is granted by the project manager for the
Facility.
2. If soil is to be stored more than three days prior to composting, the
Permittee shall maintain a soil storage area that is capable of
containing the soil and preventing run-on and run-off of precipitation.
3. No more than ~,500 cubic yards of stockpiled soils will be allowed to
accumulate at the Facility at anyone time.
4. No petroleum contaminated soil may be stockpiled at the Facility
beyond the expiration date of this permit.
F. Composting. The Permittee shall operate and maintain each compost pile as
follows:
1. The Permittee shall remove rocks larger than four inches in diameter
and debris, including pieces of plastic, bricks, metal, and wood that
are included in the petroleum contaminated soil, prior to composting.
Any items other than rocks removed must be disposed of in a permitted
landfill or by another approved method allowed by state or local rules.
. ;
2. The Permittee shall not combine petroleum contaminated soil originating
from different releases. Individual compost piles must be separated by
at least five feet to prevent mixing of different batches of petroleum
contaminated soil.
3. Upon development df compost piles, baseline samples must be collected
in accordanc~ to Part III.B.1.
4. If average petroleum hydrocarbons exceed 20,000 parts per million,
additional bulking agents and/or fertilizer shall be added to the
compost pile as necessary.
5. The Permittee shall operate a management system that is capable of
containing each compost pile and preventing run-on and run-off of
precipitation. In the event of failure of the management system, the
Permittee shall install additional measures to minimize run-on and
run-off as directed by the Commissioner.
PART III. MONITORING AND REPORTING REQUIREMENTS
.
A. Monitoring Requirements.
1. The Permittee shall monitor the moisture content, odor and physical
appearance of the compost at least once each week and record the
results.
2. The Permittee shall collect baseline samples from each compost pile
upon construction in accordance with Part III.B.1. Samples must be
analyzed according to Minn. Rules 7037.0500, subpart 2 by an independent
laboratory.
3. The Permittee shall collect closure samples from each compost pile
prior to the transportation and final use of the compost material in
accordance with Part III.B.l. Samples must be analyzed by an
independent laboratory for total hydrocarbons as gasoline (using
Wisconsin Department of Natural Resources Modified Gasoline Range
Organics (GRO) method) and/or total hydrocarbons as fuel oil (using
Wisconsin Department of Natural Resources Modified Diesel Range
Organics (DRO) method).
4. Following removal of a compost pile which was not located on an
impervious surface, or where the impervious surface was been breached,
the native soil must be screened for organic vapors with a PID or FID
at a depth of 12 to 18 inches. If there is evidence of petroleum
contamination, subsurface soil samples must be collected. If no
organic vapors are detected, the Permittee must collect a soil sample
at that depth and analyze it for total petroleum hydrocarbons. If
. organic vapors are detected at the 12 to 18 inch depth, the Permittee
must collect subsequent soil core samples at 1 foot intervals and
screen them for for organic vapors until none are detected. A soil
sample must then be collected at that depth and analyzed for total
petroleum hydrocarbons.
.
B. Sampling and Analysis Procedures.
1. Samples collected from each. compost pile must be collected as describ~d
below:
. ;
a. The number of baseline and closure samples from a compost system
that must be collected is based on the volume of petrol~um
contaminated soil, as follows:
Volume of Soil Number of Baseline Number of Closure
(cubic yards) Composite Samples Composite Samples
0-50 1 2
51-500 2 4
501-1000 3 6
1001-1500 4 8
.
b. A composite sample consists of four grab samples collected from
similar depths in the compost pile.
.
.
.
4. Submission of Reports. All reports or other information submitted
to the MPCA in accordance with the requirements of this permit must be
signed by a person having responsibility for the overall operation of
the regulated Facility. All written reports required by this pe+mit
must be sent to the project manager at one of the following addresses:
Tanks & Spills Section
Minnesota Pollution Control Agency
520 Lafayette Road
St. Paul, Minnesota 55155
Duluth - MPCA Northeast Office
Duluth Government Center
320 West Second Street
Duluth, Minnesota 55802
Brainerd - MPCA North Central Office
1601 Minnesota Drive
Brainerd, Minnesota 56401
Detroit Lakes - MPCA Northwest Office
Lake Avenue Plaza, Suite 220
714 Lake Avenue
Detroit Lakes, Minnesota 56501
Marshall - MPCA Southwest Office
700 North Seventh Street
Marshall, Minnesota 56258
Rochester - MPCA Southeast Office
2116 Campus Drive Southeast
Rochester, Mirinesota 55904
D. Record Keeping Requirements. The Permittee shall retain the following
documents and information at the Facility for three years following the
closure of the Facility by the MPCA.
1. A copy of the Facility application including all maps and monitoring
information collected during Facility operations.
. ;
2. A written operating.record at the Facility site that contains the
following information:
a. The names and addresses of the generators of contaminated soil
along with their Minnesota leak identification numbers, the
amounts of each shipment of contaminated soil and the date of
receipt.
b. The precise location on the Facility where the soil batch from each
individual leak ID is being composted and the final use and location
of all soil previously composted at the site.
,
PART IV. DEFINITIONS
.
Scope. For the purposes of this permit, the terms in this part have the
meanings given them.
Agency. "Agency" means the Minnesota Pollution Control Agency.
Batch. "Batch" means the entire volume of petroleum contaminated soil removed
or planned to be removed from a property which has been contaminated by one or
more releases of petroleum.
Bio-pile. Compost pi1e.
Bulking Agent. "Bulking Agent" means material such as wood chips, sawdust or
straw that is added to a compost pile to provide structural support and prevent
the settlement and compaction of the decomposing waste.
Commissioner. "Commissioner" means the commissioner of the'Minnesota pollution
Control Agency.
Compost Facility. "Compost facility" means a site used tq compost petroleum
contaminated soil, including all structures or processing equipment used to
control drainage, collect and treat leachate, and storage areas for the
incoming waste, the final product, and residuals resulting from the composting
process.
Composting. "Composting" means the controlled microbial degradation of
petroleum contaminated soil.
.
Compost pile. A "compost pile" is a constructed pile of petroleum contaminated
soil that is protected from run-on and run-off and aerated to provide optimum
conditions for microbial degradation.
Petroleum. "petroleumll has the meaning given it in Minn. Rules part 7150.0030,
subpart 36. "petroleumll does not include a fraction of crude oil or
contistiuents of gasoline if they were intended for use in virgin or pure
form including but not limited to benzene, toluene and xylene.
Petroleum contaminated soil. "Petroleum contaminated soil" means mineral or
organic soil or unconsolidated earthen material into which petroleum has been
released~
Release. "Releasell means the spilling, leaking, emitting, discharging,
escaping, leaching, or disposing of petroleum into the environment but does not
include discharges, designed venting or treatment of petroleum contaminated soil
as allowed under agency rules.
Recreational area. .IIRecreational areall means a public park, trail, campground,
playground, athletic field, picnic ground, botanical or zoological garden,
swimming beach or pool, fairground, or wayside and any commercial campground,
resort, tourist court, amusement park, riding stable or golf course.
.
place of habitation. IIPlace of habitationll means a house, apartment,
manufactured home, dwelling, residence or other structure, occupied or intended
to be occupied on a day to day basis by an individual or group of individuals,
family unit or group of family units.
. PART V. SPECIAL CONDITIONS
A. Other Permits and Approvals. This permit does not release the Permittee
from any duty to obtain other required state or local permits or approvals.
B. Additional Steps To Protect Public Health and Welfare of The Environment.
The requirements specified in Parts I to III above are special conditions
of this permit. This permit establishes minimum standards for the operation
of the Permitted Facility. Nothing in this permit precludes the Permittee
from taking additional steps to protect public health or welfare or the
environment so long as these additional steps are not inconsistent with the
terms and conditions of this permit. The Permittee is solely responsible
for ensuring that public health and welfare, and the environment, are not
threatened.
.
. ;
.
I. When authorized by Minn. Stat. ~ ~ 115.04, 115B.17, subd. 4 and ~
1~6.09~, and upon presentation of proper credentials, the MPCA, or an
authorized employee or agent of the MPCA, shall be allowed by the
Permittee to enter at reasonable times upon the property of the
Permittee to examine and copy books, papers, records, or memoranda
pertaining to the construction, modification, or operation of the
facility covered by the permit or pertaining to the activity.covered by
the permit; and to conduct surveys and investigations, including
sampling or monitoring, pertaining to the construction, modification, or
operation of the facility covered by the permit or pertaining to the
activity covered by the permit.
J. If the Permittee discovers, through any means, including notification by
the MPCA, that noncompliance with a condition of the permit has
occurred, the Permittee shall take all reasonable steps to minimize the
adverse impacts on human health, public drinking water supplies, or the
environment resulting from the noncompliance .
.
K. If the Permittee discovers that noncompliance with a condition of the
permit has occurred which could endanger human health, public drinking
water supplies, or the environment, the Permittee shall, within 24 hours
of discovery of the noncompliance, orally notify the Commissioner.
Within five 4ays of the discovery of the noncompliance the Permittee
shall submit to the Commissioner a written description of the
noncompliance; the cause of the noncompliance, the exact dates of the .
period of noncompliance; if the noncompliance has.not been corrected,
the anticipated time it is expected to continue; and steps taken or
planned to reduce, eliminate, and prevent recurrence of the
noncompliance.
L. The Permittee shall report noncompliance with the permit not reported
under K. as a part of the next report which the Permittee is required to
submit under this permit. . If no reports are required within 30 days of
the discovery of the noncompliance, the Permittee shall submit the
information listed in K. within 30 days of the discovery of the
noncompliance.
M. The Permittee shall give advance notice to the Commissioner as soon as
possible of planned physical alterations or additions to the Permitted
facility or activity that may result in noncompliance with a Minnesota
or federal pollution control statute or rule or a condition of the
permit.
N. The permit is not transferable to any person without the express
written approval of the MPCA after compliance with the requirements of
Minn. Rules pt. 7001.0~90. A person to whom the permit has been
transferred shall comply with the conditions of the permit.
O. The permit authorizes the Permittee to perform the activities described
in the permit under the conditions of the permit. In issuing the
. permit, the state and MPCA assume no responsibility for damage to
persons, property, or the environment caused by the activities of the
Permittee in the conduct of its actions, including those activities
authorized, directed, or undertaken under the permit. To the extent the
state and MPCA may be liable for the activities of its employees, that
liability is explicitly limited to that provided in the Tort Claims Act,
Minn. Stat. ~ 3.736.i
.
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