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HomeMy WebLinkAbout03-19-2008 MOUNDS VIEW PLANNING COMMISSION REGULAR MEETING AGENDA March 19, 2008 -- 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of Minutes: A. January 9, 2008 4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already Present on the Agenda. (Before speaking, please give your full name and address for the minutes.) 5. Planning Cases A. None 6. Other Planning Activity A. Discuss Conditional Use Permit requirements pertaining to flammable liquid tanks B. Comp Plan 2008 Update 7. Next Planning Commission Meetings: A. April 2, 2008 B. April 16, 2008 8. Adjourn to Agenda Session Agenda Session 1. Review Minutes: a. February 20, 2008 2. Staff Reports a. Upcoming Planning Cases 3. Chairperson and Planning Commissioners’ Reports 4. Meeting Conclusion PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting February 20, 2008 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. February 20, 2008. ______________________________________________________________________________ 2. Roll Call Members Present: Chair Stevenson; Commissioners, Cramblit, Gunn, Lang, Meehlhause, Miller, and Walsh-Kaczmarek (arrived at 7:10 p.m.) Absent and Excused: None Also Present: Community Development Director Ericson and Planning Associate Heller _____________________________________________________________________________ Index to Minutes Page Special Order of Business 1 Planning Commission Bylaws 2 CUP Requirements Pertaining to Flammable Liquid Tanks 2 Comp Plan 2008 Update – Chapter 7 3 ______________________________________________________________________________ 3. Special Order of Business A. Elect Chair & Vice Chair Planning Associate Heller asked for nominations for the Planning Commission Chair and Vice Chair. Commissioner Miller nominated Gary Stevenson, Commissioner Meehlhause seconded the nomination. Chair Stevenson accepted the nomination. Mounds View Planning Commission February 20, 2008 Regular Meeting Page 2 ______________________________________________________________________________ Commissioner Meehlhause nominated Jean Miller for Vice Chair, Commissioner Cramblit seconded. Commissioner Miller accepted the nomination as Vice Chair. _____________________________________________________________________________ 4. Approve Minutes A. December 19, 2007 MOTION/SECOND: Commissioner Gunn /Commissioner Miller to approve the minutes of the December 19, 2007 regular Planning Commission meeting as amended. Ayes – 6 Nays – 0 Motion carried. _____________________________________________________________________________ 5. Citizens Requests and Comments on Items Not on the Agenda None _____________________________________________________________________________ 6. Planning Cases None _____________________________________________________________________________ 7. Other Planning Activity A. Review Planning Commission Bylaws Planning Associate Heller distributed copies of the Planning Commission Bylaws for review. Discussion ensued. The Planning Commission reaffirmed the bylaws as written. B. Discuss Conditional Use Permit Requirements Pertaining to Flammable Liquid Tanks Planning Associate Heller reported staff received a request from a business in the industrial park on Mustang Drive to install a fixed above-ground propane tank on their property, which then triggered a discussion among staff. She explained that the city code does not state a minimum threshold amount for when a conditional use permit would be required for storing flammable liquids above ground. She stated it seemed obvious that a CUP was necessary for the 90,000 plus gallons proposed by Ferrellgas; conversely, the question is whether a CUP is necessary for every tank, irrelevant of the size. She pointed out that the city code permits underground Mounds View Planning Commission February 20, 2008 Regular Meeting Page 3 ______________________________________________________________________________ storage, but requires a CUP for above ground storage. She indicated that since Ferrellgas is moving out of New Brighton and there are no other propane companies nearby, this business would like to install a 500 - 1,000 gallon propane tank on their property. Planning Associate Heller stated the City Code states in Chapter 1116, Industrial District: Chapter 1116.02, Permitted uses – Flammable liquids, underground bulk storage only, not to exceed 25,000 gallons if located not less than 50 feet from a residential district. She pointed out Chapter 1116.04 subd 20. Conditional Uses – Storage of flammable liquids. She stated the fire code regulates the storage of all flammable gas and liquids except for single-family properties. Planning Associate Heller stated that any business or multi-family dwelling that installs a tank containing a flammable liquid, must get a fire permit and follow fire code requirements, no matter what size the tank is. She mentioned these rules become stronger with more safety precautions as the tank size increases. Planning Associate Heller requested the Planning Commission discuss whether there should be a minimum tank size allowed before requiring a CUP. Chair Stevenson questioned who is involved with the permitting. Planning Associate Heller replied the Fire Marshall is involved in every situation. Chair Stevenson suggested the Planning Commission should not review requests for 1000-gallon tanks and under, rather these should only go through the Fire Marshal. Discussion ensued. Commissioner Meehlhause recommended staff research the flammable liquid tank guidelines and/or zoning codes from surrounding cities. Commissioner Walsh-Kaczmarek stated she would like to see a disaster plan from the Fire Marshal should a disaster occur. Consensus reached to task staff to research the flammable liquid tank guidelines and/or zoning codes from surrounding cities. C. Comp Plan 2008 Update Planning Associate Heller requested the Commission discuss Chapter 7, Economic Development. She stated the Comp Plan Task Force along with Heidi Steinmetz, Economic Development Specialist, would discuss this chapter on March 12, 2008. She directed the Commissioners to the worksheet created by Ms. Steinmetz for the Economic Development Commission (EDC) showing the Economic Development goals that were in the 2000 Comp Plan and the 2007 priorities for the EDC and City Council. Mounds View Planning Commission February 20, 2008 Regular Meeting Page 4 ______________________________________________________________________________ Planning Associate Heller stated that the way this chapter is written is not the same as the other chapters in the Comp Plan, and suggested that it be rewritten to be consistent. She stated she would ask Ms. Steinmetz to draft the chapter with the recommended format, and after the March 12th Task Force meeting, would bring back the revised chapter for discussion. _____________________________________________________________________ 8. Next Planning Commission Meetings: A. March 5, 2008 B. March 19, 2008 ______________________________________________________________________________ 9. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:50 p.m. ______________________________________________________________________________ (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Jim Ericson Community Development Director Transcribed by: Dianna Wise TimeSaver Off Site Secretarial, Inc. Item No: 6A Meeting Date: March 19, 2008 Type of Business: Discussion City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: CONTINUED: Discussion of Conditional Use Permits in Regards to the Storage of Flammable Liquids A business in the industrial park on Mustang Drive contacted the city to ask about installing a fixed above-ground propane tank on their property. This business uses propane in each of their trucks to run equipment and currently fills them at Ferrellgas in New Brighton. Since Ferrellgas is moving and there are no other propane companies nearby, this business wants to install a 500 - 1,000 gallon propane tank on their property. This brought up a discussion among staff since the city code does not state a minimum threshold amount for when a conditional use permit would be needed for storing flammable liquids above ground. The 90,000 plus gallons that was proposed by Ferrellgas seemed obvious in that a CUP would be necessary, but is a CUP necessary for every tank, no matter what size? The city code permits underground storage, but requires a CUP for above ground storage. Pertaining to flammable liquids, the city code states in Chapter 1116, Industrial District: Chapter 1116.02. Permitted uses – Flammable liquids, underground bulk storage only, not to exceed 25,000 gallons if located not less than 50 feet from a residential district. Chapter 1116.04 subd 20. Conditional Uses – Storage of flammable liquids. The fire code regulates the storage of all flammable gas and liquids except for single family properties. Any business or multi-family dwelling that installs a tank with flammable liquid, must get a fire permit and follow fire code requirements, no matter what size the tank is. These rules get stronger with more safety precautions as the tank size increases. Should there be a minimum tank size allowed before requiring a CUP? Discussion at last Planning Commission meeting: Commissioners seemed to agree that there should be a minimum size tank allowed in an industrial district before requiring a conditional use permit – 1,000 gallon tank size was proposed. The Commission asked staff to research what other cities have in their codes pertaining to flammable liquids. Overall, most cities refer to fire code regulations when dealing with these tanks, and most do not have much, if any, specific regulations for them. The Fire Code is very thorough in the regulations for any flammable liquids, including setback requirements and safety precautions. All but one of the responding cities allows these tanks only in industrial districts, which is where they would be expected. Many businesses in industrial districts have hazardous materials and flammable liquids on site due to the nature of the industries. It does seem unnecessary to require a business to go through a planning process in order to have any size of tank, especially since most would probably Page 2 Flammable Liquids-CUP discussion not be getting tanks that are much larger than 500-1,000 gallons. Although, we will all probably agree that it is a good policy to require requests for large quantities of flammable liquid go through a planning process. Below is a chart with the responses I received from other metro cities. City Code requirements for flammable liquids New Brighton The code has a lengthy list of uses permitted in the industrial districts. If the specific use isn’t listed, then the code requires a Special Use Permit. Further, if the use is deemed “Heavy” (a term which isn’t clearly defined), it must be located in the Industrial-2 (I-2) district. The interpretation that has been made over the years is that a use of outdoor storage of flammable liquids would be a specially permitted use in an I-2 district. The code does not address specific amounts of flammable liquids. Fridley Any situation I can think of where a business has had a flammable liquid tank, we have gone by whatever the Fire Marshall has directed as the regulation in the Fire Code (i.e. bollards, distance from parking areas, etc.). Any time we have dealt with this, the business has had a Special Use Permit for something else anyway. Ramsey We would defer to our Fire Department on any requirements that they have. Arden Hills Class I and Class II liquids are permitted in above ground storage tanks in the I- 2 district only, and there are no size requirements beyond by fire code. Blaine Blaine does not require a CUP for tanks which are allowed in the Industrial zoning districts. We do review site location and screening with a staff level Site Plan Approval. Cambridge We allow above ground liquid tanks, and over 400 gallons requires a CUP. These tanks are allowed in most of the business zoned districts and the I-3 General Industrial district. Staff requests that the Planning Commission continue this discussion and decide whether to leave the zoning code as is which requires a CUP for all above ground storage of flammable liquids, or recommend an amendment to the zoning code which would allow tanks up to a certain size before requiring a CUP. Sincerely, _________________________ Heidi Heller Planning Associate Item No: 6B Meeting Date: March 19, 2008 Type of Business: Discussion City of Mounds View Staff Report To: Mounds View Planning Commission From: Heidi Heller, Planning Associate Item Title/Subject: Comp Plan 2008 Update We will be discussing Chapter 7, Economic Development. The attached version of this chapter is not the original – it is a rough first draft. Sincerely, Heidi Heller Planning Associate ECONOMIC DEVELOPMENT ELEMENT 1 Introduction The intent and content of Mounds View’s Economic Development element is directed towards future business development (both retention and recruitment) and redevelopment within the community. It is important to maintain and improve the quality and diversity of existing and prospective Mounds View businesses and to embrace redevelop opportunities in order to enhance the City’s tax base through such things as creating additional market value through building enhancements or new buildings and the creation of jobs. Goals & Policies Future Economic Development in Mounds View will be governed and directed by the following set of goals and policies. Business Development Goal: Retention In light of the increasing mobility of businesses in general, the City will focus on retaining existing businesses and industries in the community, in some cases by helping to create circumstances under which they can expand to meet their customers’ needs and/or their own desire to grow and prosper financially. Retention Policies • Retain existing businesses that make positive contributions, such as job creation, to the local economy. • Provide a reasonable and prudent level of assistance (financial or otherwise) to enable existing businesses to expand their operations and/or facilities in Mounds View. Business Development Goal: Recruitment The City will actively market itself to selected target audiences as a prime location for specific types of commercial and industrial development. In order to continuously refine and review its objectives as economic conditions and realities change, the City, through the Economic Development Commission (EDC) and/or the Economic Development Authority (EDA) will annually update its list of targeted businesses and industries. Although the City will respond in a timely and businesslike manner to all requests for information about the City’s suitability as a business location, City staff members will focus their attention on those requests that come from businesses of the type that appear on the City’s target list. The City will encourage the development of new office space, warehouse space and retail operations that will enable Mounds View to offer services, facilities and goods that are not presently available in the community or that are unavailable in sufficient quantity or quality. 2 Business Retention & Recruitment Goal The City recognizes that the maintenance of an adequate workforce will be one of the most serious challenges that will face business and industry for much of the foreseeable future, and that the private sector and/or educational institutions will be primarily responsible for addressing and resolving workforce issues. However, the City is prepared to assist with such efforts by working collaboratively with others who are concerned about such issues. The nature of the City’s assistance may include having City representatives serve on local and regional committees, commissions and agencies devoted to this important topic Redevelopment Goal Since the City is almost fully developed, the City intends to devote significant attention to redeveloping aesthetically displeasing, aging, obsolete, blighted, contaminated, abandoned, unsafe or otherwise underdeveloped structures. Additionally, the City will explore the opportunities that are presented by the few remaining parcels of undeveloped property. In some cases this may involve assisting the owners of such parcels with the marketing of their properties to prospective developers. Redevelopment Policy The redevelopment or expansion of an existing business, new commercial or industrial development, or residential housing will be considered even if it involves the possible acquisition, demolition or relocation of an existing business or residential homes. Redevelopment Policy The redevelopment or expansion of an existing business, or new commercial or industrial development, or residential housing will be considered if a reasonable opportunity for public input has been provided, particularly by those business owners and homeowners who could potentially be affected. Whether or not such parties support (or, at a minimum, do not oppose) any proposed redevelopment, expansion, new development or new project will be one of the more important factors in determining the City’s position with respect to any such proposal. In the final analysis, the City’s goal will be to determine whether the actual or potential benefits to the City (from any such proposal) outweigh the actual or potential negative impacts on individuals, businesses or the community as a whole. 3 4 Miscellaneous Economic Development Goals Facilitate communications between and among the City, Ramsey County, local businesses, the Chamber of Commerce, local educational institutions, and any other parties or entities having a direct or indirect interest in the continued economic prosperity of Mounds View. The City will continually develop and review more specific priorities in order to provide guidance to City staff, business owners, developers, and residents with respect to intended areas of concentration (geographic and otherwise). 5 RESOURCES TO SUPPORT ECONOMIC DEVELOPMENT Resources to support Economic Development can be defined as any facts, programs or circumstances that enhance Mounds View’s ability to attract new businesses, retain and expand existing businesses, or assist in the preservation of a vibrant, diverse local economy. Such resources currently include the following: • Close proximity to Interstate 35-W, allowing relatively quick and easy access to the downtown areas of Minneapolis and St. Paul, and to other portions of the Twin Cities metropolitan area. • Good internal traffic circulation. o City Council approved (2007) Street & Infrastructure Improvement Program (first project to begin in 2009) • Successful, attractive business parks. • Visible evidence of new commercial activity, storefront improvements, remodeling, and other indications of local economic health. • Ongoing efforts to enhance the appearance of, and to better coordinate planning for the further development of, the County Highway 10 corridor and the community at large. • Local business owners who are interested in expanding their operations and improving the appearance of their properties. • The potential availability of City assistance for appropriate development or redevelopment projects such as Tax Increment Financing (TIF), Tax Rebate Financing (TRF), the Business Improvement Partnership Loan Program and the Housing Replacement Program. These types of City assistance have been, and will continue to be, provided in a manner consistent with the City’s written policies regarding such assistance, and will generally be limited to situations in which their use will enable the City to attract a new business, retain or expand an existing business, provide new employment opportunities, enhance the City’s tax base, or otherwise improve the appearance or vitality of the local business economy. The City will continually monitor and periodically evaluate its programs and policies regarding development and redevelopment assistance in order to make certain that they are helping the City meet its economic development goals, priorities and objectives. • Parcels of land that are suitable for development or redevelopment. • An active local Chamber of Commerce. • A coordinated approach to local planning and development issues, as evidenced by the 6 ongoing work of the I-35W Corridor Coalition. • A plentiful supply of life-cycle housing to accommodate a wide range of incomes. • Easy access to mass transit for workers who need or prefer to use such methods of transportation. • The proximity of the Anoka County Airport in Blaine. • A highly ranked school district ECONOMIC DEVELOPMENT CHALLENGES The effectiveness of local economic development can be enhanced by continuously assessing, and attempting to address, any circumstances that might negatively impact the local business climate. Such circumstances may include those that might: a. make a developer or business owner less inclined to establish a new business in Mounds View; or b. make a developer or business owner less inclined to relocate an existing business to Mounds View; or c. make an existing Mounds View business less inclined to expand its operation in Mounds View; or d. make an existing Mounds View business consider moving its operation to another community; or e. adversely affect, in some other way, the ability of an existing Mounds View business to achieve economic success. The preceding circumstances are, to varying degrees, mitigated by the presence of financial and other incentives that encourage or allow economic development. Successful economic development will continue to require the careful monitoring of these existing and developing challenges so that realistic and timely efforts can be made to emphasize Mounds View’s many positive attributes in order to effectively minimize or counteract negative perceptions or circumstances. Examples of such future efforts may include the following: • In order to address the relative scarcity of raw land suitable for new construction, and in light of the small size of the few remaining parcels of undeveloped land, • Prepare and periodically update an inventory of undeveloped land, • List undeveloped parcels on the City Web site with the knowledge and consent of their 7 • by delaying or preventing the development of those properties to their highest and best use, • ent information to them regarding the potential market value of their • Consider the use of eminent domain only as a last resort. In order to strengthen Mounds View’s identity, iness communities, • Handle business climate inquiries promptly and professionally. ace and rental warehouse/office space, encourage • owners/agent, • Acquire and/or clear underdeveloped sites suitable for new construction, • Focus development efforts on businesses suitable for smaller lots, and investigate the possibility of combining adjoining lots to accommodate larger businesses. • In situations involving unrealistic price expectations on the part of those who own undeveloped or parcels of land prime for redevelopment (i.e., asking prices well in excess of actual market value), • Wait for the market to catch up with currently excessive asking prices and • Investigate options that might reduce those prices (offering relocation assistance, etc.). • In cases involving actual or perceived neighborhood opposition to commercial development of certain types in certain areas, • Survey nearby residents to determine their preferences and/or • Arrange neighborhood meetings or public hearings in connection with proposed commercial development(s). In situations where owners of underdeveloped parcels (especially residential homeowners and owners of old or obsolete commercial structures) are unwilling to sell, there • Arrange meetings with the owners, Provide curr properties, • Develop or refine City relocation policies, or • • Ensure a consistent image via branding, • Continue work on the development and improvement of County Highway 10, • Maintain a high profile within the local and regional bus • Attempt to develop a greater sense of community, and Given the scarcity of attractive office sp• new construction to meet these needs. Due to the potentially high cost of some of the available methods of aggressively recruiting 8 ospects and/or marketing Mounds View as a business location, investigate and use the more cost-effective and/or more carefully targeted • ted funds are available for the funding of business incubator programs, enterprise facilitation projects or other initiatives designed to help new businesses get s t • e grants to fund such programs, • • fecting economic development and (where Due to the high cost of redeveloping property vs. developing property, participate in seeking creative solutions to the financing challenges inherent in potential redevelopment projects. the most attractive new business pr recruitment/marketing techniques. Inasmuch as limi tar ed locally, Pursu • Establish collaborations with other governmental entities and non-profit organizations, and Serve as a clearinghouse for information about assistance (financial and otherwise) that may be available from sources other than the City. In light of the limited selection of tools that are available to the City to finance or promote economic development, monitor developments af appropriate) make recommendations regarding alternative, new or improved methods of providing advice, assistance or encouragement. •