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06-14-82 PC Agenda • GOLDEN VALLEY PLANNING COMMISSION (Civic Center, 7800 Golden Valley Road) June 14, 1g82 7:00 P.M. � _ AGENDA I . APPROVAL OF MINUTES - MAY 24, 1982 Ii . SET DATE FOR INFORMAL PUBLIC HEARING - REZONING APPLICANT: Richard M. � Marjorie E. Leonard LOCATION: 8179 Medicine Lake Road REQUEST: Change zoning from Residential (single- family) to R-2 Residential (two-family dwelling) III . SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #37� PREL1�41NARY DESIGN PLAN, BRANDON TERRACE TOWNHOUSES • APPLICANT: Brad J. Jones LOCATION: 528 Indiana Avenue North REQUEST: Approval of Preliminary Design Plan for a P.U.D. containing 6 Townhomes. IU. SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIOPJAL USE PERMIT APPLICANT: Renaissance of Golden Valley LOCATION: 1710 Douglas Drive North REQUEST: Conditional Use Permit to allow operation of an Outpatient Adolescent Chemical " Dependency Treatment Center. V. REPORT ON CITY COUNCIL MEETING - JUNE 1 , 1982 VI . REPORT ON HRA MEETING - JUNE 8, tgH2 � e I� Mirutes of the Golden Valley P lanning Comni ssion May 24, 1982 • A regular meeting of the Planning Conmissian was held in the Council Chambers of the Civic Ceriter, 7800 Golden Valley Road, Golden Valley, MN. Chairman Thcxripson called the meeting to order at 7:00 �3:m. Thase present were Conmissioners Forster, Leppik, Polachek, Singer, Thampson and Tubnan. O�mnissioner Prazak was nat present. Also present were Mike MiLler, Planning and RedeveloFxnent Coordinator, atx3 Alda Peikert, Assistant Planner. I . Approval of Mirnztes _ h� 10, 1982: I t was m�ved by Commi ss ioner Leppik, seconded by Gomni ss ioner Tu}�an and carried unanimwsly to approve the mir�utes of the May 10, 1982 Planriing Conmission meeti.ng as recorded. II. Informal Public Hearing - Corrlitional Use Permit: APPLICANT: Green Stuff, Inc. LOCATION: 735 Colr�rado Ave. S. R�QUESI': Approval to aperate a Lawn Treatment Conpany i ncluding str�rage and handling of liquid and s olid mat,erials that could be oonsidered • h azardous and/or toxic. Chai.rman Thcanpson introduced this ayenda item and invited Co�nnissioner questions of staff. Commissioner Leppik asked whether staff was famiLiar with the explo- s ion and fire at a fertilizer plant in Brooklyn Cern.er or Brooklyn Park soane time back and asked whether the safeguards stipulated for the prq�osed o�eration wnuld be adequate considering the pro�.mity to residential develognent. P lanning arrl RedeveloFxnerit Cocrrdinator Mike Mi ller answered that he remernbered the fire in Brooklyn Center or Brooklyn Park as having taken place at a fertilizer marufacturing and st�rage facility. Mr. Miller pointed out that the praposed operation would be some distance from residential developnent arrl stated that safeguards wr�uld be the s ame as for other lawn treatment businesses presently aperating in Golden Valley ar�l the same as required for the subject operation at its current location in Golden Valley. Mr. Miller reported that he had consulted with the Minnesota PoLtution Control Agericy (PCA) and that the PCA could offer no further suggestions for safeguarding the operation. N1r. Miller reviewed the safeguards ineorporated irito the p lan for trie prcyposed operation, ir�luding a trap to protect the sani- tary sewer system and a diked area for chemical storage. Mr. Miller � . �• Planriing Commission Meeting - May 24, 1�2 Page -2- � explai.ned that no chemicals cruld eriter the stArm sewer system unless scmehow released outside irtto surface wat�er runoff arxl that all apera- t ions wr�uld be c�tained inside the building. Mr. Miller reviewed the staff reconarendation ar�d reoo�rerY3ed a fourth c�dition of approval in addition to the three in the staff report, with the fourth �dition stipulating that fencing for screening pur- pases be installed around the parking lot in the northwest area only rather than around the entire western half of the praperty, due to need for vehicular sight lines at the corner of Colorado Avernue and Colorado Circle, and that the area outside the fenced parking lot be landscaped. Cammissioner Forster asked the current use of the building at the pro- posed location ar�d asked the locations of other existing lawn servioe operations in Golden Valley. Mr. Miller answered that the building under consideration is currently occupied by American Olean Tile Conpany which he preswnes to be an office warehouse type distribution operation. r2r. Miller sai.d the other lawn serviee operatioa�s are located in the office warehouses within the Westviau Business Center. Commissioner Tubrran asked who specified the required safeguards, whether staff had consulted the F�viraru�erital Prvtection Agency (EPA) and whether an Envi.ronmerital Ir►�act Stateic�nt (EIS) would be appropriate. Mr. Miller reported that the City �gineer and City Supervisor of Inspections specified the required safeguards drawing on � the State &.iilding Code and on information available through the State Building Codes Ac3ndnistration Degartment. Mr. Miller explained that the City Engineer was responsible for the design of a wat�er system back f low preventer installed at the current Green Stuff location and also required at the prc�osed location. Mr. Miller said he did not believe that the EPA had been cca�sulted in this particular case, but that City staff had drawn on past experience arid may have received guidance from the EPA in the past. Mr. Miller stated that in his a+�n e�erience the PCA had been more helpful than tY�e EPA in advising on prior safeguards in this type of case. Mr. Miller pointed out that the pr�ed loca- tion is appropriately zor�ed In�istrial and that to the best of his krr.xaledge neither the subject operation nor any of tYie other lawn ser- vice operations in Golden Valley has ever experienced spillage problerns. Comnissioner Tulxnan asked the current location of Green Stuff, Inc. in Golden Valley. Mr. Miller replied that the business is currently located in the Int�ernational Square Industrial Park off of Douglas Drive and that it was previously located in Maple Grove. Mr. Miller - added the information that Green Stuff, Inc. arrange� removal of �pty chemical containers by a service specializing in re�roval of hazardous waste. O�mmissioner Tu�n questioned whether an approval recomrerr- dation should include as crnditions such iteras as the reiroval of �pty � Planning Cormti.ssion i�ieeting - May 24, 1982 Page -3- � c�tainers 'by a specialized service arid the stArage of all ch�ncials within the diked area. Mr. Miller agreed that these ite�ns aould be made conditians of approval. Conmissioner Le,ppik asked the problem with the current Green` Stuff location and the reason for the rmve. Mr. Miller said his i�ression was tl�at current space is far too small for the aperation. Chairman Tha�son recogni.zed the proponents, Mr. Stephen Klocksien and Mr. Scott Severson ar�d afforded them the apportunity to preserrt their request. Mr. Klocksien offered an explanation of the Green Stuff, Inc. opera- t ion, including the follawing information: Green Stuff, Inc. is in i ts fourth season as a lawn service c7peration and servi�s 4000 customers, treating each lawn approximately three times a year for a total of 12,0� lawn treatments. Green Stuff, Inc. has 20 er�playees. All a�licators are over age 21 arrl licensed by the Department of Agriculture. The o,peration has eight lawn treatmertt trucks and three additional vehicles. Mr. Severson offered a description of haa Green Stuff, Inc. intends tA operate out of the proposed site. Mr. Severson explained that the busi.ness is seasonal with the season running f�n April through September. 'Ihere are t� truck shifts per day 'beyinning in the early morning and rur�rLing into the evening so that tnxck traffic will be • earlier ar�d later than peak traffic haurs. During wiriter months there will be no truck traffic. Mr. Severson nated planned improvernents to the current buildi.ng ar�d site arrl explained a di.agram af the fill operation for mixi.ng of chemicals in the trucks. All ercpty chemical drw�ns are triple rinsed ar�d punctured to preclude reuse as reoomnended by the EPA. Rinse water is recycled ar�d used for mixing of cheanicals i n the trucks. Mr. Severson stated belief that Green Stuff, Inc. will be able to operate more safely arxl efficiently at the praposed site tY�z at the current location and stated willingness to install all recon�rended safeguards. Com�i.ssioner Forster asked whether the proponents were aware of the chemical spill or clucc�ing which oocurred in South Minneapolis. Nir. S everson replied that he was unfami.liar with the case but that in the v iew of the praponents chemi.cal dumping does not make sense in two respects: 1) It endangers the environment, and 2) it i.s a waste of exp�sive chemicals ar�d therfore uneconomical. I n response to further questions from Conmissioners, the proponents stated that the chemicals used in the subject operation are not flarcr mable and that there are no chemical reactions which rm.ght cause dnuns to expand or nzpture. Freezing of liquid chemi.cals wuld cause expansion, but the building will be heated at all times and there will � Planning Comnission Meeting - May 24, 1982 Page -� e be no possibility of freezing: Approximately 30 barrels of chemicals are used during a season, ar�1 one or tvao er�ty barrels are discarded each week. The propon�nts estimate that there may be seven barrels of chemicals remaining at the end of this season for storage over the winter. I-�wever, �thhey prefer to have as little inventory as'possible at the err3 of the season due to the cost of the chelni.cals and would e xpect the nunber to be fewer in subsequent years. Zhe prap�ents began operation as a tree service seven years ago. All er�ployees receive 40 haurs of initial training provided by Mr. Klocksien, who holds a Fbrestry degree. Applicators are supervised by lawn spe- cialists who have additional training. Chainnan Tha�son opened the informzl public hearing for public ir�ut. M rs. Delores Rozman, 400 Dakota Avenue South, stated the position that other operations of this type in Golden Valley are nat as clase to re- sidential develognerrt. Mrs. Rs�zmari ,pointed out that resideritial deve- iapnent to the north is higher than the subject Industrial location ar�r3 that it is not pos.sible to provide a visual barrier with an eiyht foot fence. Mrs. Rozman expressed concern over danger of tA�dc chexni.- c als t�o the wildlife in the green area to the north of Laurel Averiue arxl asked whether residents c�auld request an EIS on the propased operation. Mr. Glen Eiden, 345 BrunS-wick Avenue South, stated that he figures the � dista.nce from the subject location to the nearest residential develop- ment to be 500 feet. Mr. Eiden recognized that the prc�posed site is i n an Inchzstxial area but expressed desire that the area be upgraded if anything rather t��an danmgraded. Mr. Eiden said that safeguards within the building appear adequate, but e�ressed concern over possible spillage of chemiaals in transport to the buildi.ny and nated that ariy spiliage on Colorado Avenue would drain into a c3.ick pond and everitually irrto Bassett Creek. Mr. Br�b Asproth, 340 Dakota Avenue South, stated that he believes in the good intentions of Green Stuff, Inc. and the consideration given to the proposal by the Planning Coam�issioners. Mr. Asproth stated his c�cern is the question of regular inspection and future maintenance. Planning and Recl�velognent Coordinator Mike Miller told Nlr. Asproth that he feels cornfortable with the safeguards provided but that he cannot guarantee regular ir�spections of the aperation due to City rrarz- paaer arid budget limitations. Mr. K1oc:Jcsien offered the inforn�ation that the Depa.rt�nent of Agriculture makes periodic inspections of the office/warehouse loca- t ion and periodic field checks of the lawn treatment operations. In addition, he reported that the Golden Valley Health Departr�ent had vi.sited the present Green Stuff location. • ° Planning Comnission Meeting - May 24, 1982 Page -5- � Mr. Bennie Rozman, 400 Dakota Avenue South, stated that his concern is possible underground breaks of pipes alla�ing leakage of troxic materials. Mr. lmzman speculated tYiat the site may not be narmed during the wirzter and that ariy breakage or spillage might reftiain ur�de- tected and unreported for several days. In response to a question fram Mr. R�zman, Mr. Klocksien stated that the prc�ponents will purchase the building at the proposed new location aru3 that they lease space at their current location. �Ir. RAdger Bartlett, 360 Brunswick Avenue South, asked where Mr. K locksien received his Forestry degree ar�d what is involved in licensing for this type of operation. Mr. Klocksien replied that he received his Forestry degree fran the University of Minnesota and that he attends a �e or tw� day oaurse at the University each year i.n order to receive recertification for the operation. In response to further questions fron► Mr. Bartlett, Mr. Klocksien replied that the chemicals used in the subject operation preserit no danger to applica- tors ar�d that there is no odor. Mr. Bartlett asked why staff would rec�nd location of a potentially hazardous operation in proximity to residential develo�►erit when there are other suitably z�or�ed Industrial sites available either in Golden Valley or in other cities. Chairman Thanpson pointed out that the staff arid Comnissioners do not cYioose the locations under con- s ideration, but that praponents locate the buildin�s desired and pre- � s ent their proposals to the City. Mr. Miller stated that the distance f ran the prq�osed operation to the residential develo�anerit is suf- f icient ar�cl pointed out tY�at the sanitary arul strorm sewer lines s erving the Inchistrial area ar�d the residential develo�ane.nt are not iriterconnecting. Mr. Miller further noted that the e�dsting Inchistrial area was zoned Industrial, although not necessarily all developed, prior to residential developnent to the north. Mr. Leo Brietman, 205 Dakota Avenue South, stated that the Industrial a rea vras not developed prior to 1958 when he moved irito his hcar� and that screening with trees expected by residents in eonjunction with industrial develo�xnent was never installed. Mr. Breitrnan repeated the question of why perrnission sYbuld be given for the location of to�dc materials near residential develoFanent when there are ather Industrial lands not as close to residential developnertt. Chairman Tha�son closed the informal public hear.uig. I n response to resident c�cerns, Mr. Severson passed araund pho- tographs to d�nfla�.strate that tive buildi.ng to the north of the subject s ite will provide substantial screening fran the residential develop- ment. Mr. Severson stated that staff will be presetrt. at the business location daily during the wiriter season. In oonclusion, Mr. Sev�rs� i nvited inspection b� residents. � ° Planning Comnission Meeting - May 24, 198� Page -6- I • In response to questions fr�n Coim�issione�s, Mr. Severson explained a diagram of the trap used for pratection o� the sanitary sewer system ar�d d�.scussed the larger chemical contai nt area provided by the diked st�orage area. - Chairman Thc�son reviewed the ten points stipulated by Ci.ty Ordinance as the basis for findings and reco�r�er�dat ons on Cor�di.tional Use P emu.ts ar�d nated the c�sideration of ea h point offered in the staf f report. Comnissioner Lepik expressed support for e prc�posal, stating that the prc�onents have taken precautions to e the praposed aperation a s�z ane. Commissioner Singer suygested that the po ntial of a spill or acci- dent could be expressed in terrns atlalogou to flood potential and that he w�uld speculate the frequency for such an accident to be �oe in 50 years similar to the 50 year floodplain c cept. Comnisioner Forster nated that the propos operation conforms tA Coc3e, but sai.d that he felt tY�e Planning ommission sY�ould e�ress c�cern to the City Council over the sYio age of staff required to �lce regular inspections. ; Mr. Klocksien stated that Green Stuff, In�. would be willing to pay . for inspections either by an irr3ependent �.nspector or b� City inspectors. It was moved by dommissioner Leppik ar�d s nded by O�mnissioner Polachek to recomnerx3 City Qouncil appro 1 of the Conditional Use Pennit requested by Green Stuff, Inc. for �peration of a Lawn Treatment Co�any including storage arid h dling of liquid and solid materials that could be considered hazard s and/or toxi.c at 735 Colorado Avenue South, subject to the fol owing conditions: 1 . Approval of all necessary variances the BZA. 2 . 'l�at the prc�onent provide all safegu ds sha�n � the site plan i�luding diking, flar«nrable canbustio waste trap (35 gallon mininwrn) and a proper back flaa prev ter. 3 . That anly the proposed parking lot in the r�rthwest area of the s ite be fenced ar�d that the r�naining area be lan�scaped. 4. F`ailure to coarg�ly with the above c� tions could result i.n revo- cation of the Corxiitional Use Pem�it. The motion included tY�e further recannnerid tion that the City Council r�uire inspection of this facility not 1 s tlian once during each � April throuyh September period. ' • ' �I P1anrLing Comnissian Meeting - May 24, 1982 Page -7- � A wte was taken, and the mation was passed by a vote of five to one. Com�nissioner Forster opposed the rmtion based on effect upon the general public health, safety, arx3 welfare of the City and its r�idents. "" Chairman Tha�son reviewed for the proponets and residents subsequent proeedure including appearances before tY�e Board of 7oni.ng Appeals (BZA) and City Qouncil. A tentative schedule was offered for the BZA appearance on Jw�e 8, 1982 ar�d City Council c�sideration in July 1982. Residents were informed that Ordinance provides for notifica- t ion of adjacent prc�perty a�aners only in the case of the BZA appearance ar�d for natice of property c�mers within 500 feet in the case of the City Council hearing. III. Presenta.tian of the Preliminaxy Va11ey Square Report; Chain�an Tha�npson deferred this it�em until after the next three iter�u on the agenda. IV. Report on BZA Meeting _� 11, 1982: Conmi.ssioner Polachek provided the Comnission with a report on the May 11, 1982 meeting of the Board of Zoning Appeals (BZA) . V. Report on city Council Meeting = Ma� 18, 1982: � Coimussioner Tubmzn provided the Commission with a report on the City Council meeting of May 18, 19�2. V I. Report on HRA Meeting _ Ma� 11, 1982: Chairman Thanpson provided the Comnission with a report on the May 11, 1982 HI�A �eting continued to May 19, 1982. V II. Presentation of the Prel9minary Va11ey Square Report; Chairman Thampson, as Chairman also of the Valley Square Comnission, presented to the Camnission the prelirninaxy Valley Square Cor►mission Report. The meeting was adjoun�ed at 9:35 p.m. Respectfully subn�tted, � • T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JUNE 9, 1982 FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - REZONING Richard M. and Marjorie E. Leonard, Minneapolis , have petitioned to rezone an undeveloped lot at 8179 Medicine Lake Road from Residential (single-family dwelling) to R-2 Residential (two-family dwelling) for the purpose of constructing a double bungalow at that location. The next step in this process is for the Planning Commission to set a date for an informal public hearing on this matter. 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O < - � N �• } ,•.� . .. ....... - I � rr 7 e !„;, '"` S C N fD � N � • T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JUNE 9, 1982 FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - P.U.D. #37 Brad J. Jones, Golden Ualley, has proposed a Planned Unit Development (P.U.D. #37) consisting of six townhomes on 0.48 acres of land (21 ,142 square feet) at 528 Indiana Avenue North. The present use of this property is the Wirth Park Baptist Church. This will be the first P.U.D. submitted under the new P.U.D. Ordinance. For that reason, I am including a copy of the new ordinance for your reference. The Planning Commission must now set a date for en informal public hearing to consider the Preliminary Design Plan for P.U.D. #37, Brandon Terrace Townhouses. I would recommend that the Planning Commission set Monday, June 28, 1982 as the date for an informal public hearing on this matter. • MHM:kjm � ° • T0: GOLDEN VALLEY PLANNING COMMISSION DATE: JUNE 9, 1982 FROM: MIKE MILLER, PLANNING � REDEVELOPMENT COORDINATOR " SUBJECT: SET DATE FOR INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT Renaissance of Golden Valley, currently located at 830 Rhode Island Avenue North, is requesting a Conditional Use Permit to relocate their Outpatient Adolescent Chemical Dependency Treatment Center to 1710 �ougias urive North. The site in question is zoned Business and Professional Office (B � PO) and as such requires approval of a Conditional Use Permit before such a use could be permitted to be estabtished in that Zoning District. The Planning Commission is required to set a date and conduct an informal pubiic hearing on the matter. I would recommend that the Planning Com- mission set Monday, June 28, 19�2 as the date for an informal public hearing on this request for a Conditional Use Permit. • � MHM:kjm •