Adopt Resolution #18-178 Approving Site Plan and Amended Conditional Use Permit for Green Valley Green House (Project 17-120)

Green Valley Green House has created a Master Plan for their phased expansion of the greenhouse operation located at 6530/6560 Green Valley Road. The purpose of this review is to consider amendments to the existing Conditional Use Permit for the greenhouse to include the proposed expansion and approve the first phase of their expansion.

City Staff attempted to notify all property owners within 350 feet of the subject property of the request by U.S. Mail and published a notice of public hearing in the Anoka Union Herald, the city's official newspaper. The Planning Commission met and held a public hearing on September 6, 2018.

Green Valley Green House is a commercial green house operation in a residential district, which requires careful review and permitting through the Conditional Use Permit process. Agricultural uses are allowed within residential districts, including things like flower nurseries; but due to the scale, number of buildings, and customers onsite, the greenhouse has been operating through a conditional use permit (CUP). The original CUP stated that any expansions or additions of permanent structures would require amendments to the existing CUP.

Building Permits and Development Fees
Any permitting requirements will be determined by the Building Official. The applicant has proposed working with the City to dedicate a portion of their land along Trott Brook in lieu of development fees. Staff is open to this since the Trott Brook corridor is a main priority for parks and recreation staff and the City Council. Action this evening is limited to approval of the land use. Once action is taken on this request, Staff will continue to work with the Developer to bring back a proposal related to required development fees.

Note: The Applicant will need to provide City Staff a copy of their DNR appropriations permit.

Building Expansion
The existing septic system will need to be reevaluated by the Building Official to ensure adequate capacity to add another bathroom for staff and customers.

Landscaping
Landscaping requirements have been reviewed based on the employment (E-1) district regulations.

Parking
Staff was unable to complete a sufficient parking calculation. Staff has requested that the applicant identify retail and office spaces on the site plan and provide their square footages, as well as show existing and proposed parking stalls on the site plan. Staff will be able to determine if there is adequate parking once those items are updated by the applicant.

Public Workshop
Staff held an informational public workshop last year, and the following items were noted as important by neighbors:

• Sound - the noise of the operation has increased significantly since it originally started. The site is entirely commercial since the removal of the original home. Neighbors are concerned about the noise and would like additional landscaping and buffering to help reduce the noise, in addition they want the larger components to face away from existing neighborhoods.
• Berming and landscaping - any expansion would require berming along Green Valley Road and additional landscaping on Green Valley Road.

Alternatives
Alternative 1: Approve Resolution #18-178 Granting Site Plan Approval and Approving an Amended Conditional Use Permit for Green Valley Green House's Greenhouse Operations. This would allow for the expansion. The applicant would still have to make revisions to the site plan, apply for permits, etc. The Planning Commission supported this alternative.

Alternative 2: Deny Resolution #18-178.  Should the City Council support this recommendation, it would preclude the Applicant from proceeding with any proposed expansions (current or future).  The Planning Commission did not support this alternative.
 

The Applicant is responsible for all costs associated with review.

The Planning Commission recommended the City Council approve Resolution #18-178 Granting Site Plan Approval and Approving an Amended Conditional Use Permit for Green Valley Green House's Greenhouse Operations.

Motion to approve Resolution #18-178 Granting Site Plan Approval and Approving an Amended Conditional Use Permit for Green Valley Green House's Greenhouse Operations.