HomeMy WebLinkAboutPlanning Commission Minutes 09-10-1996CITY OF PLYMOUTH
PLANNING COMMISSION MINUTES
SEPTEMBER 10, 1996
MEMBERS PRESENT: Acting Chairman Allen Ribbe, Commissioners John
Stoebner, Tim Bildsoe, and Roger Berkowitz
MEMBERS ABSENT:
STAFF PRESENT:
1.
2.
3.
4.
CALL TO ORDER:
PUBLIC FORUM:
Chairman Mike Stulberg and Commissioners Saundra
Spigner and Jeff Thompson
Community Development Anne
Supervisor Barbara Senness, Planner
Engineer Dan Faulkner, and Clerical
Hutt
APPROVAL OF AGENDA:
8:05 p.m.
APPROVAL OF MINUTES:
Hurlburt, Planning
Shawn Drill, City
Supervisor Denise
Commissioner Berkowitz requested a correction to the August 13, 1996 minutes on Page
187, paragraph 5 to adding the words "Accidental Release Prevention Plan" to the
Motion. Commissioner Stoebner noted that on the August 13, 1996 minutes he was
absent, not both absent and present. Commissioner Berkowitz requested a correction to
the August 27, 1996 minutes on Page #204, paragraph 2 to add the word "Hazardous" to
read "....a Hazardous Waste Contingency Plan." MOTION by Commissioner Berkowitz,
seconded by Commissioner Bildsoe to recommend approval of the August 13 and 27,
1996 Planning Commission Minutes as corrected. Vote. 4 Ayes. MOTION carried on a
unanimous vote.
5. CONSENT AGENDA No items.
6. PUBLIC HEARINGS
A. CHARLES CARLSON (96089)
Acting Chairman Ribbe introduced the request by Charles Carlson for a Site Plan
Amendment and Variance for a building addition at 3425 Highway 169.
Planning Commission Minutes
September 10, 1996
Page #207
Planner Drill gave an overview of the September 3, 1996 staff report.
Acting Chairman Ribbe introduced Charles Carlson, the applicant.
Mr. Carlson stated that he owns the building and rents to Enhance Systems, which is an
audio/visual business.
Commissioner Bildsoe asked if he had read the conditions listed in the approving
resolution. Mr. Carlson replied affirmatively and that he concurs with the staff report.
Acting Chairman Ribbe opened the public hearing.
Acting Chairman Ribbe introduced Scott Henderson of 3418 E.
25th Street, Minneapolis.
Mr. Henderson stated that he owns the building north of Mr. Carlson's property. He
stated that he supports the request, and that it is important to make improvements to
property to keep the area vital.
Acting Chairman Ribbe closed the public hearing.
MOTION by Commissioner Stoebner, seconded by Commissioner Bildsoe recommending
approval of a Site Plan Amendment and Variance for Charles Carlson for property located
at 3425 Highway 169. Roll Call Vote. 4 Ayes. MOTION carried unanimously.
B. DEAN AND ALICE FJELSTUL. (96107)
Acting Chairman Ribbe introduced the request by Dean and Alice Fjelstul for a
Preliminary Plat and Variance to create three single family lots at 410 Sycamore Circle.
Planner Drill gave an overview of the September 4, 1996 staff report.
Commissioner Ribbe asked if the width of the driveway will remain the same as the
present configuration. Planner Drill replied that it was his understanding that the
driveways would remain the same, but added that the applicant could respond further.
Commissioner Bildsoe asked what constitutes a significant tree. Planner Drill responded
that a significant tree is any tree eight inches or greater in diameter. He added that this
proposal meets the tree preservation standards. Planner Drill also stated that there is small
area of wetland on Lot 2. The petitioner is in the process of having that wetland
exempted from the Wetland Conservation Act. There is another wetland on Lot 3 that
also abuts the lake shore. That wetland is exempt from the wetland buffer regulations
because Lot 3 is the site of the existing home, where the buffer area has already been
greatly impacted.
Planning Commission Minutes
September 10, 1996
Page #208
Acting Chairman Ribbe introduced Ted Kemna, of Schoell & Madson, representing the
petitioner.
Mr. Kemna stated that the Fjelstul's property is about two and one-half acres excluding
the lake. They are requesting to plat the property into three lots. One lot would have the
existing home, which is located along Lake Cavanaugh. The existing central driveway
would serve the two new lots, while the existing west driveway would serve the existing
home. Mr. Kemna stated that it is not the intent to widen the driveways. The existing
driveway is 12-14 in width. Mr. Kemna presented other alternative plans that were
considered for platting the property, but were decided against because they would destroy
too many trees and in some cases, the existing home.
Acting Chairman Ribbe opened the public hearing.
Acting Chairman Ribbe introduced Elizabeth Payne of 400 Sycamore Lane North.
Ms. Payne stated that her lot is located just west of the existing home at 410 Sycamore
Circle. Ms. Payne commented that years ago she made a request similar to the square
footage on proposed Lot 2 and was denied. Ms. Payne questioned whether there would
still be a wetland issue after the culvert is fixed and the driveway removed. Ms. Payne
presented pictures depicting the trees on the lot, noting how they are sunk in.
Acting Chairman Ribbe introduced Holly Bruning of 515 Sycamore Circle.
Ms. Bruning stated that when she bought her home, she understood that the property
would not be subdivided. Ms. Bruning stated that she finds it hard to believe that only 10
large trees will be removed. She asked if there really is going to be enough trees left to
screen the two new homes. She asked why the applicant doesn't consider just platting
into two lots. She also stated that she bought her lot, which has no trees, because of the
view of the trees on the Fjelstul site.
Acting Chairman Ribbe introduced Greg Floyd of 420 Sycamore Lane North.
Mr. Floyd stated that he can't imagine that after placing the fill that the setbacks would
still be met and that the trees will survive. He questioned how much of a house will
actually be built to fit into the setback requirements. Mr. Floyd commented that he
doesn't want to see the character of the neighborhood destroyed and have a negative
affect of their property values. Mr. Floyd asked what if the remaining trees get root
damage and die. Mr. Floyd wanted to know where the water goes if the culvert is taken
out.
Acting Chairman Ribbe introduced Tim Davisson of 505 Sycamore Circle.
Planning Commission Minutes
September 10, 1996
Page #209
Mr. Davisson stated that he is strongly opposed to the development of the property. He
stated that if the proposal is approved, he wanted assurance that all standard conditions
are met. Mr. Davisson stated that when he bought his property, they were informed that
there would not be any further development.
Acting Chairman Ribbe closed the public hearing.
Pertaining to questions/issues relating to the wetlands, City Engineer Faulkner stated that
the applicant's request for wetland exemption is scheduled to go to the next City Council
meeting. He explained that in order to be classified as wetland, property must show
appropriate evidence of hydrology, wetland plant types, and hydric soils. The applicant's
property has the hydric soil and wetland plant types. The hydrology exists only because
the culvert pipe is clogged, therefore, it would be exempt. City Engineer Faulkner stated
that the applicant would have to address where Lot 1 will drain to, as that is also a
concern that the Engineering Department shares. He stated that there will have to be
some continuous review of the drainage issues. Planning Supervisor Senness stated the
applicant will have to demonstrate how the property will drain before this application
moves forward.
Planner Drill commented that the grading plan indicates 10 significant trees would be
removed. He stated that because they are over 50% tree preservation, they would not be
required to replant. Planning Supervisor Senness stated that the plan is reviewed by the
City Forester and if it looks like trees won't survive, he will raise concerns, which he has
not done on this application.
Mr. Kemna stated that there will be a lot more trees that will be removed, but only 10 of
significant size. Mr. Kemna pointed out on the plan which significant trees will be
removed from the various lots. In regards to drainage, Mr. Kemna stated that there is a
culvert coming from the west across the property and dissipates along the low area of the
lot line. There is no standing water on the property. Mr. Kemna stated that the owner of
the property east of the proposed site wants to purchase Lot 1 so that no home would be
built on the lot. Regarding the fill issue, Mr. Kemna stated that if there is a basement on
Lot 2, it should only take a few truckloads of fill. They have not done any soil studies to
date, but the soil seems to be sandy. Pertaining to the drainage, Mr. Kemna stated that
Lot 2 should continue to drain toward Lot 1.
In response to Variance questions raised, Planner Drill stated that the only Variance
requested is for the lot width of Lot 1. Planning Supervisor Senness commented that this
allows for greater preservation of the trees, more so than any of the other alternative
plans.
Commissioner Bildsoe asked what the builder would do to protect the trees along the
front of Lots 1 and 2. Planner Drill replied that the tree preservation ordinance requires
tree protection fencing to be installed 15 feet away from the tree trunk during
Planning Commission Minutes
September 10, 1996
Page #210
construction. Commissioner Bildsoe asked if the property will essentially look the same as
it does now from the road. Planner Drill replied that the owners could clear out the
underbrush, which could change the look. Commissioner Bildsoe wanted to know if the
smaller trees could be taken out along the front of the property since they are in a
protected area. Planning Supervisor Senness replied that within the fenced area, the
underbrush could not be removed without impacting the trees. Mr. Kemna commented
that the preservation easement could be written to protect the underbrush trees within the
designated significant trees. Mr. Kemna stated that once property is sold, they have no
control over what an owner does. Planning Supervisor Senness added that the current
owner could take all underbrush and trees out now if they choose to do so.
Commissioner Berkowitz asked why Ms. Payne's request was denied in the past. Planner
Drill replied that he did not know the specifics of her request, but that the R -IA Zoning
Classification requirement for 18,500 square feet has been in place for several years.
Planning Supervisor Senness offered that there could have been setback issues pertaining
to Ms. Payne's lot.
Acting Chairman Ribbe reopened the public hearing to allow one more speaker. He
introduced Doug Karon of 405 Sycamore Lane.
Mr. Karon stated that when his property was surveyed, he was told that he needed a 110
foot lot width. He asked why this application is different than what he was told. He asked
if by approving this application, would a precedent be set. Acting Chairman Ribbe replied
that if the application was approved, it would not constitute a precedent. Each application
is considered on its own merit. Planning Supervisor Senness replied that the applicant has
330 feet of frontage and they could divide into three lots, but instead they have decided to
apply for a variance to preserve the trees. Mr. Karon commented that if the proposal is
approved, he may come in with a variance application also. Mr. Karon stated that since
this summer has had five inches less rainfall, staff should take another look at the wetland
and drainage issues.
Mr. Kemna responded that the wetland report was done in April of this year.
Commissioner Bildsoe asked about the soil testing. City Engineer Faulkner explained that
the Engineering Department does not typically review soil testing; the Building
Department would review those issues when they apply for a permit.
Commissioner Stoebner asked if the applicant could subdivide the parcel into four lots
without a variance. Planner Drill replied affirmatively. Commissioner Bildsoe commented
that with the four lots, they may not meet the requirements of the tree ordinance. Planner
Drill replied that the applicant could be required to replant or pay restitution under a four -
lot scenario.
MOTION by Acting Chairman Ribbe, seconded by Commissioner Stoebner
recommending approval of a Preliminary Plat and Variance for Dean and Alice Fjelstul for
Planning Commission Minutes
September 10, 1996
Page #211
Sycamore Woods located at 410 Sycamore Circle North. Roll Call Vote. 4 Ayes.
MOTION carried unanimously.
C. OPUS NORTHWEST, L.L.C. (96108)
Acting Chairman Ribbe introduced the request by Opus Northwest, L.L.C. for a PUD
Preliminary Plan Amendment and Conditional Use Permit to allow construction of an
82,129 square foot industrial building east of Northwest Boulevard at Xenium Lane
North.
Planning Supervisor Senness gave an overview of the September 5, 1996 staff report.
Planning Supervisor Senness recommended that the Planning Commission open the Public
Hearing and continue it to the September 24, 1996 meeting in order for staff to receive
comments and review the revised grading and utility plans for the project and finalize an
overall project recommendation.
Commissioner Berkowitz stated that by lowering the building elevation it would lessen the
impact. Planning Supervisor Senness stated that the overall elevation would come down
three and one-half feet. Commissioner Ribbe asked for clarification that the nearest
resident is 700 feet away from the proposed loading docks. Planning Supervisor Senness
replied affirmatively. Planning Senness presented pictures of the site.
Acting Chairman Ribbe introduced Jim Neyer, representing the petitioner.
Mr. Neyer stated that this proposal is similar to several others projects built in Plymouth
by Opus Northwest. Mr. Neyer presented an aerial photo depicting screening and where
the truck traffic would enter and exit the site. Mr. Neyer stated that he supports staff s
recommendation to continue the item to the September 24th
meeting. Mr. Neyer stated
that by dropping the elevation it will provide additional screening to the neighbors. Mr.
Neyer stated that staffs' issue pertaining to lighting can be addressed very easily.
Commissioner Bildsoe asked if the tenant to the south has a lot of truck traffic. Mr. Neyer
replied that since they did not develop that property, he couldn't answer that.
Commissioner Berkowitz asked what the traffic impact would be with the main entrance
and exit being on Xenium Lane. Mr. Neyer replied that there has not been any discussion
regarding signalization at this point. City Engineer Faulkner stated that the proposal fits
with the overall traffic plan, but a signal may be warranted at some point later on.
Acting Chairman Ribbe opened the public hearing.
Acting Chairman Ribbe introduced Cy Moore of 12915 -30th Avenue North.
Planning Commission Minutes
September 10, 1996
Page #212
Mr. Moore stated that there is a lot of traffic generated by the business to the south, which
is Tricord. Mr. Moore suggested that staff take a good look at the size of the ponds and
the wetlands, as in the past five years they have increased and are nearing his property line.
Mr. Moore is worried about additional noise and the safety of children that walk on a path
near the facility. Mr. Moore would like the loading docks moved further back and is
concerned with the change in elevation.
Acting Chairman Ribbe introduced Bruce Schultz of 2935 Oakview Lane.
Mr. Schultz stated his concern with maintaining the wetland. He asked what kind of hours
and businesses are proposed for the site. Mr. Schultz wanted assurance that 30th Avenue
won't be opened up to Northwest Boulevard.
Mr. Neyer responded to questions raised stating that this proposal is speculative
development and they don't know who the tenants will be yet. Normally, it is light
manufacturing type users. Mr. Neyer expects that there will be 25% office and 75%
warehouse manufacturing, so the numbers of trucks should be minimal, with normal
business hours. Mr. Neyer stated at this point, he can't guarantee that since they don't
know who the tenants will be. Mr. Neyer stated that the pond is engineered to take
development runoff, hold it, and discharge it at a controlled rate.
MOTION by Commissioner Berkowitz, seconded by Commissioner Bildsoe
recommending continuation of the item to the September 24, 1996 Planning Commission
Meeting. Roll Call Vote. 4 Ayes. MOTION carried unanimously.
Acting Chairman Ribbe called a recess at 9:39 p.m. and reconvened the meeting at 9:56
p.m.
Planning Commission Minutes
September 10, 1996
Page #213
D. ROBBINSDALE SCHOOL DISTRICT. (96120)
Acting Chairman Ribbe introduced the request by Robbinsdale School District for a
Conditional Use Permit Amendment to allow Cooper High School to use the Armstrong
High School athletic stadium in the event of an emergency.
Planner Supervisor Senness gave an overview of the September 6, 1996 staff report.
Planning Supervisor Senness stated that this request probably should have been included in
the original approval.
Acting Chairman Ribbe introduced Tom Bollin, representing the petitioner.
Mr. Bollin stated that the intention of the request is only to allow Cooper to use the
Armstrong athletic stadium in an emergency situation. Mr. Bollin stated that under the
current situation, if the power were to go out, the school district would have to rent a
facility in St. Louis Park or elsewhere, which is costly. Mr. Bollin stated that the City of
New Hope recently approved the request for Armstrong to be able to use the Cooper
facility should an emergency occur. Their approval is contingent upon the City of
Plymouth approving this request.
Acting Chairman Ribbe asked if they were limited to a specific number of events under the
original Conditional Use Permit. Mr. Bollin replied that nothing has changed, and they
have not had an emergency where they needed to rent a facility. Mr. Bollin stated that the
requested amendment is just a safeguard in case an emergency occurs, and to save the
school district the expense of renting a facility.
Acting Chairman Ribbe introduced Linda Oja of 10415 -
34th Avenue North.
Ms. Oja read a letter from Barb Temp of 10505 -34th Avenue North. In the letter, Ms.
Temp stated her objection to the Conditional Use Permit Amendment. Ms. Temp's letter
indicated that noise from the new football field directly across the street from her home
has at best been tolerable (except for the loud "hard rock" music that is played about one-
half hour before each event). Ms. Temp stated in her letter that residents were told that
no event other than Armstrong and their opponents would be played on the Armstrong
field. The letter referred to problems with litter, noise and parking along 34th Avenue
North during Armstrong events, and that it would be even worse if the Conditional Use
Permit Amendment was granted. Ms. Temp suggested in her letter that a neutral site
would be more appropriate. This way there would not be that "rivalry" factor for the use
of a "sister school's" facility. Ms. Temp wanted to know what the school would consider
an "emergency situation".
Planning Commission Minutes
September 10, 1996
Page #214
Ms. Oja stated that her issues pertain to the original Conditional Use Permit. Ms. Oja
stated that at the last home football game, the "no parking" signs along 34th Avenue were
not in place. Ms. Oja stated that the speaker on the visitor side of the stadium is facing
south toward the residential neighborhood, and residents can hear the noise with their
windows closed. Ms. Oja stated that recently the lights are being turned off closer to
10:00 p.m. Ms. Oja commented that the landscaping and trees on the site are very dry and
should be looked at. Ms. Oja stated she thought the definition of "emergency situation" in
the resolution was good, and agreed that the City Manager or Mayor is the appropriate
party to approve such a request. Ms. Oja stated that the applicant should be made to
comply with the original Conditional Use Permit before granting an Amendment.
Acting Chairman Ribbe introduced Curt Billmeyer of 10805 -35th Place North.
Mr. Billmeyer urged the Commission to deny the Conditional Use Permit Amendment, as
they are not complying with the original Conditional Use Permit. Mr. Billmeyer stated
that he experiences vandalism, littering and graffiti on his property. Mr. Billmeyer stated
that he talked with the school officials about the possibility of a fence to screen from his
property, but was told there was not enough money.
Acting Chairman Ribbe introduced David George of 10630 -34th Avenue North.
Mr. George stated his objection to the Conditional Use Permit Amendment. He stated
that the applicant should be made to comply with the original Conditional Use Permit. He
stated that the trees that were taken out by mistake have not been replaced, in either
number or size. Mr. George referred to a letter sent to him by the City Forester indicating
that not all trees matched up to the original placement. Mr. George stated that the silt
fence has not been removed yet, and is causing water runoff onto his property. Mr.
George presented pictures depicting the drainage problem on his property. Mr. George
stated that the stadium lights are not off by 10:00 p.m., and it has been as late as 11:30
p.m.
Acting Chairman Ribbe read a letter dated September 10, 1996 from Ms. R. Berglund of
10620 -34th Avenue North. In her letter, Ms. Berglund stated she was opposed to the
Conditional Use Permit Amendment due to students currently trespassing on her property
to take a short cut to the stadium, and causing damage to her fence. Ms. Berglund stated
that the lights and noise from the stadium infringe on her property and the enjoyment of
her property. Ms. Berglund complained that residents were promised to be given a
cellular phone number to call when problem occur during events, but attempts to call the
number was unsuccessful and "promises" to call back never materialized.
Acting Chairman Ribbe introduced Jeff Sarles of 3630 Union Terrace Lane.
Mr. Sarles stated he concurs with all issues brought up by other residents. Mr. Sarles
stated that the applicant is not complying with the Conditional Use Permit; therefore, an
Planning Commission Minutes
September 10, 1996
Page #215
Amendment should not be granted. Mr. Sarles stated that there was only one patrol
officer on site during the last event at the stadium and the "no parking" signs were not put
up.
Acting Chairman Ribbe introduced Judy Regan of 3559 Pilgrim Lane North.
Ms. Regan stated that the Saturday after the last football game, both sides of the road
were covered with trash and glass, and nothing had been cleaned up as of Monday. Ms.
Regan stated she concurs with all issues raised by the previous speakers. Ms. Regan
stated that the applicant should be made to comply with the original Conditional Use
Permit before anything further is granted.
Chairman Ribbe introduced John Byrnes of 10705 -34th Avenue North.
Mr. Byrnes commented that he was surprised that the Landscaping Plan issues were met,
as indicated in the staff report, as he walked the site with City Forester Paul Buck, and
there were some outstanding issues.
Acting Chairman Ribbe closed the public hearing.
In response to the landscaping issues, Planning Supervisor Senness explained that City
Forester Buck and Planning Assistant Strom visited the site on July 2, 1996, and the trees
that were to be replaced, were completed. The placement of the trees were altered
somewhat, but the number and species were okay. Planning Supervisor Senness stated
that the vegetation around the N URP pond had not been completed as of yet, which is the
only outstanding issue. Director Hurlburt noted that the letter from City Forester Buck
was dated May 31, 1996, and the site visit that he and Planning Assistant Strom
conducted was on July 2, 1996, at which time previous issues had been resolved.
Director Hurlburt stated that with regard to the traffic plan that was adopted by the school
district, they were to have three police officers at the site. She stated that the Police Chief
went out personally to check the placement of the signs and the officers on site.
Commissioner Bildsoe asked if there was enough law enforcement during the event for
crowd control.
Mr. Bollin stated that he did not know if there was enough traffic control during the game.
Mr. Bollin stated that he was not aware of the garbage debris after an event, but explained
that the booster club was hired to clean up the stadium after an event. Mr. Bollin stated
that the lights at the stadium remain on until the clean up is completed. Mr. Bollin stated
that he does not know how the speakers are placed at the stadium, but he will look into
that issue. Mr. Bollin added that they have contracted to find out what the decibel level is
during an event.
Planning Commission Minutes
September 10, 1996
Page #216
Acting Chairman Ribbe asked what area the booster club is responsible for cleaning. Mr.
Bollin replied they are just responsible for the stadium and the school property. Mr. Bollin
stated that the school district can not control what students do once they leave school
property. Mr. Bollin stated that the parking lot up to 34th Avenue should be cleaned, and
he will make sure it is. Mr. Bollin commented that the area is supposed to be posted for
no parking", but enforcement of traffic is out of their hands.
Director Hurlburt asked if the operational maintenance plan addresses any of the issues
raised. Mr. Bollin replied that he was not aware of a silt fence, but will make sure it gets
taken down. Director Hurlburt commented that it was probably the contractor's
responsibility.
Commissioner Bildsoe stated that the Amendment is a reasonable request, but after
hearing from the neighbors concerns, he can't support the request until other items are
addressed first.
Commissioner Stoebner stated that there seems to be a difference of opinion regarding the
landscaping issues. Director Hurlburt replied that staff will verify the landscaping issues.
MOTION by Commissioner Bildsoe, seconded by Commissioner Stoebner to table the
request by Independent School District 281 for a Conditional Use Permit Amendment to
the September 24, 1996 Planning Commission Meeting.
Commissioner Berkowitz asked what items Commissioner Bildsoe wanted addressed
before the next meeting. Commissioner Bildsoe replied that he would like a meeting
between staff, school district personnel, and the school liaison officer. Director Hurlburt
stated that of all issues that were raised will be discussed with the school district. Vote. 4
Ayes. MOTION carried unanimously.
7. OLD BUSINESS
A. HUTCHINSON TECHONOLGY, INC. (96099)
Acting Chairman Ribbe introduced the request by Hutchinson Technology, Inc. for a
Planned Unit Development Final Plan Amendment and Conditional Use Permit to allow
two outside storage tanks for property located at 5905 Trenton Lane North.
Planner Drill gave an overview of the September 6, 1996 staff report.
Acting Chairman Ribbe introduced Bob Wright, representing the petitioner.
Commissioner Berkowitz asked who the National Research Council is in reference to
producing eye and throat irritation and coughing (1700 ppm). Mr. Reynolds replied that
Planning Commission Minutes
September 10, 1996
Page #217
Hutchinson Technology supplied the information for the 1700 parts per million, which is a
reasonable concentration. Commissioner Berkowitz stated that 500 parts per million is
closer to life and safety issues, and LaRoche states 300 parts per million.
Commissioner Berkowitz asked if the census data and maps are recent. Mr. Reynolds
replied that the 1990 Census data used was the most current available.
Commissioner Berkowitz commented that the Calculation Method referred to on Page 4
of the modeling seems out of line. Mr. Reynolds replied that the RPM guidelines indicate
a release averaged over a ten minute period.
Commissioner Berkowitz commented that the TSCREEN modeling is a very conservative
model.
Mr. Reynolds pointed out that on Alternative Scenario #2 on Page 5 there is an error on
the distance of 3,779 meters (0.064 miles). It should state .029 miles.
Commissioner Stoebner stated that Mr. John Anderson of LaRoche Industries was quoted
in an earlier report stating no major industrial accidents have occurred, and he wanted to
know how that was verified. Mr. Anderson replied that as far as he knows, there has
never been an industrial ammonia tank that has ruptured or exploded. Mr. Anderson
showed a valve that screws into the tank, if a line were to break, there is a spring loaded
valve that shuts. There woud be only a small release of ammonia. Mr. Anderson stated
that the valve is inspected every six months.
Commissioner Ribbe asked that in the worst case scenarios, if it assumes damage to the
tank, including exterior sources. Mr. Anderson replied affirmatively.
Commissioner Berkowitz commented that this application has been a good exercise for
looking at safety. He stated that the modeling has been presented thoroughly and that
with the emergency response procedures, they now have a good base and trust the
procedures will be posted and put into action at the plant. Commissioner Berkowitz
stated that he would like the program to be documented and available on the site.
MOTION by Commissioner Stoebner, seconded by Commissioner Bildsoe to recommend
approval of an MPUD Final Plan Amendment and Conditional Use Permit for Hutchinson
Technology, Inc. for property located at 5905 Trenton Lane North.
MOTION to Amend by Commissioner Berkowitz, seconded by Commissioner Bildsoe, to
add a condition to the approving resolution that the applicant will develop and maintain on
site for inspection by City officials, operation and maintenance procedures for the
ammonia system.
Roll Call Vote on Amendment. 4 Ayes. MOTION carried unanimously.
Planning Commission Minutes
September 10, 1996
Page #218
Roll Call Vote on Main MOTION. 4 Ayes. MOTION carried unanimously.
B. ZONING ORDINANCE
Planning Supervisor Senness stated that the Zoning Ordinance will be presented at the
September 24 meeting. Director Hurlburt stated that the public meetings have been
tentatively scheduled. The City Council will have a special meeting October 1 to review
the Zoning Ordinance.
Planning Supervisor Senness introduced Renee DiVicinio, Planning Intern.
MOTION to adjourn by Commissioner Stoebner, seconded by Commissioner Bildsoe.
Meeting was adjourned at 10:53 p.m.