PLM 01/21/2015
PLANNING COMMISSION MEETING
January 21, 2015
Chairperson Kondrick
called the Planning Commission Meeting to order at 7:02 p.m.
MEMBERS PRESENT:
David Kondrick, Brad Sielaff, Tim Solberg, Leroy Oquist, and Dean
Saba
MEMBERS ABSENT:
Todd Olin
OTHERS PRESENT:
Stacy Stromberg, Planner
Rob Stenger, RJ Ryan Construction
Dan Simcoe,Micro-Matics
Samer Alamy, Islamic University of Minnesota
Approval of Minutes:
December 16, 2014
MOTION
by Commissioner Oquist to approve the minutes as presented. Seconded by Commissioner
Solberg.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY.
1. PUBLIC HEARING:
Consideration of a Special Use Permit, SP # 15-01, by RJ Ryan Construction, Inc., to allow
a building addition that will increase the lot coverage requirement to 45.1%, generally
located at 8050 Ranchers Road.
MOTION
by Commissioner Saba to open the public hearing. Seconded by Commissioner Sielaff.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS OPENED AT 7:04
P.M.
Stacy Stromberg
, Planner, stated the petitioner, Rob Stenger of RJ Ryan Construction, Inc., who is
representing Micro-Matics LLC, is seeking a special use permit to increase the lot coverage requirement
from 40 percent to 45.1 percent, to allow for the construction of an addition to the east side of the
building, which is located at 8050 Ranchers Road.
Ms. Stromberg
stated the addition will be used for additional office, storage and manufacturing space for
the business.
Ms. Stromberg
stated the property is zoned M-1, Light Industrial, as are the properties to the north, south
and east. The property to the west is zoned M-2, Heavy Industrial. The property was originally developed
by Gerald Paschke in 1983 in conjunction with the property to the north at 8090 Ranchers Road. There
was a common wall that was built to allow for the zero lot line set back. Since the building was
constructed in 1983, it has remains as is with minor interior and exterior modifications. In 1984, the City
Council approved a variance to eliminate the requirement on setback from parking and hard surface for
this property and the property to the south at 8010 Ranchers Road. This allows the two businesses to
share a common access and drive aisle.
Planning Commission Meeting
January 21, 2015
Page 2 of 8
Ms. Stromberg
stated Fridley City code allows properties in the M-1, Light Industrial zoning district to
obtain a special use permit to increase the lot coverage requirement from 40 percent up to 50 percent.
The petitioner is seeking to increase the lot coverage requirement from 40 percent to 45.1 percent to
construct a 4,500 square foot addition on the east side of the building. This addition will essentially take
the existing “L” shaped building and make it a “rectangular” shaped building. The new addition is
planned to be used for office, storage and manufacturing space and will be located in the existing parking
lot area.
Ms. Stromberg
stated based on the breakdown of the uses within the building and the proposed addition,
54 parking stalls are required for this property. The addition will displace the parking stalls in front of the
building, so the site will be left with 39 parking stalls.
Ms. Stromberg
stated Micro-Matics runs a day and night shift and also has employees that work on the
weekends. The general manager has articulated to staff that they have a total of 43 employees between
the three shifts. He understands that at times parking may be tight, but they plan to eliminate the overlap
in shifts and replace it with gaps between the day and night teams, so parking does not become an issue.
He also has stated that in their business it takes less people to run more machines, so not as many
employees are needed and additionally with them moving to working 7 days a week, they will get better
utilization of the machines and employees. Staff will place a stipulation on the special use permit that
when and if parking does become an issue, re-design of the interior space may need to be done or the
petitioner may need to consider a shared parking agreement with neighboring property owners.
Ms. Stromberg
stated the proposed addition complies with all setback requirements.
Ms. Stromberg
stated City staff has not heard any comments to date from neighboring property owners.
Ms. Stromberg
stated City Staff recommends approval of this special use permit request as an increase in
lot coverage for a one story building from 40 percent to 50 percent is a permitted special use in the M-1,
Light Industrial zoning district, subject to stipulations.
Ms. Stromberg
stated staff recommends that if the special use permit is granted, the following
stipulations be attached:
1. The petitioner shall obtain all necessary permits prior to construction of the addition.
2. The petitioner shall meet all building, fire, and ADA requirements.
3. The petitioner shall receive Coon Creek Watershed District approvals prior to issuance of
a building permit.
4. If on-street parking becomes an issue as a result of this use, the special use permit and
options for additional parking shall be further reviewed by the City Council.
Chairperson Kondrick
asked Ms. Stromberg, just for their own personal gratification and perhaps the
petitioner's as well, as to Stipulation No. 3, petitioner shall receive Coon Creek Watershed District
approvals prior to issuance of a building permit, what do they look for? What do they need and expect?
Ms. Stromberg
replied, it is just an extension of what the City's engineers typically look for as far as
stormwater. In this situation, they are adding hard surface but yet their new addition will be over an
existing parking lot, which is already hard surfaced. It is a separate permit completely from what the City
issues. The petitioner has been working with the watershed on this already so they are aware of it.
Planning Commission Meeting
January 21, 2015
Page 3 of 8
Commissioner Sielaff
asked regarding the parking, they are going to have fewer parking stalls than the
City requires them to have. Their shifts are going to be separated out. Is there a potential for doing on-
street parking?
Ms. Stromberg
replied, the City does not want them to do on-street parking. If that becomes an issue,
then they would need to bring it back to the Council.
Commissioner Sielaff
stated it was not clear to him, it could imply that you could do on-street parking at
some certain levels. He would like to see a stipulation stating, if there is any on-street parking period.
Ms. Stromberg
stated that the stipulations could be modified. She also notes that this has been common
for the City's industrial businesses. The City Code is requiring more parking than industries are telling
staff that they need because of the machines they have their manufacturing facilities do not require as
many employees as they once did. That has been something staff feels they need to look into further, to
amend that requirement.
Dan Simcoe,
Micro-Matics, stated he is the manufacturing manager at Micro-Matics.
Rob Stenger
, RJ Ryan Construction, Inc., stated he is the project manager.
Chairperson Kondrick
asked Mr. Simcoe and Mr. Stenger whether they have had chance to read the
stipulations and know the concerns of the City regarding those stipulations?
Mr. Simcoe
replied, yes, they have.
Mr. Stenger
replied, yes he has.
Chairperson Kondrick
asked whether they have any problems with them?
Mr. Stenger
replied, no problem.
Chairperson Kondrick
stated regarding parking, he asked them whether they understand the City's
concern?
Mr. Simcoe
replied, absolutely.
Chairperson Kondrick
stated the City does not want a bunch of cars on the street. However, if it does
become a problem they will have to revisit this in the future and talk about it.
Mr. Simcoe
replied, understood.
Chairperson Kondrick
asked whether they had anything else to offer the Planning Commission?
Mr. Simcoe
replied, just a little breakdown of their staff at Micro-Matics. They do have 43 employees,
27 of which are on the dayshift, 11 on the night shift, and then 5 employees on their weekend shift.
Currently they have a little overlap right now. Their day shift works until 5:30 and the second shift
comes in at 5:15 so there is a 15-minute overlap and they do that just for communication between the
shifts. They do have 15 individuals who come in at 5:30 in the morning and leave at 4. With the 11 who
Planning Commission Meeting
January 21, 2015
Page 4 of 8
are coming in on the second shift, the 15 will be leaving prior to their start. However, they are willing to
do additional separation of the shifts so they do not have a parking issue.
Chairperson Kondrick
stated to Mr. Simcoe so they understand the City's concerns. The City is also
concerned with Mr. Simcoe's business as well. Things have changed as Ms. Stromberg said. For
example, one machine takes the place of three now, etc.
MOTION
by Commissioner Saba to close the public hearing. Seconded by Commissioner Sielaff.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED AT 7:16
P.M.
Commissioner Oquist
stated as to the parking, he asked whether the building to the north uses much of
that back parking lot? Is it possible Micro-Matics could use some of that space?
Mr. Simcoe
replied, yes, he thinks there is a possibility there. He does not think they are using any of
that space right now other than for some storage of their own equipment, but the space is pretty much
wide open.
MOTION
by Commissioner Sielaff approving Special Use Permit, SP # 15-01, by RJ Ryan Construction,
Inc., to allow a building addition that will increase the lot coverage requirement to 45.1%, generally
located at 8050 Ranchers Road with the following stipulations:
1. The petitioner shall obtain all necessary permits prior to construction of the addition.
2. The petitioner shall meet all building, fire, and ADA requirements.
3. The petitioner shall receive Coon Creek Watershed District approvals prior to issuance of
a building permit.
4. If on-street parking occurs as a result of this use, the special use permit and options for
additional parking shall be further reviewed by the City Council.
Seconded by Commissioner Saba.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY.
2. PUBLIC HEARING:
Consideration of a Special Use Permit, SP # 15-02, by Samer Alamy, to allow a daycare use
in an R-3, Multi-Family zoning district, generally located at 6875 Highway 65 NE.
MOTION
by Commissioner Oquist to open the public hearing. Seconded by Commissioner Saba.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS OPENED AT 7:18
P.M.
Planning Commission Meeting
January 21, 2015
Page 5 of 8
Ms. Stromberg
stated the petitioner, Samer Alamy on behalf of the Islamic University of Minnesota, is
requesting a special use permit to allow a daycare use within the existing building at 6875 Highway 65.
th
Ms. Stromberg
stated the subject property is located off of Highway 65, just south of 68 Avenue. The
property is zoned R-3, Multi-Family, as are the properties to the north and south. There are single family
zoned parcels east of the property and Highway 65 borders the property to the west. The office building
was constructed in 1960 through special use permit approval, since the property is zoned R-3, Multi-
Family. A rear yard setback variance was approved in 1968, which allowed the construction of a building
addition, 6 feet from the east property line. Another addition was constructed to the building in 1972.
The use of the building has remained office since it was constructed.
Ms. Stromberg
stated in 1990 a variance was granted to allow a free-standing sign of 48 square feet, to
allow wall signs that use the City’s commercial/industrial wall size ratio, to reduce the setback from 10
feet to 4.9 feet, and to increase the height of a free-standing sign from 6 feet to 7 feet.
Ms. Stromberg
stated the Islamic University of Minnesota (IUM) has put an offer on the subject property
contingent upon approval of this special use permit request. The IUM plans to use the existing building
for a daycare center. The initial plan is to use the lower level of the building for the daycare center while
the upper level remains as office space. Eventually the entire building will be used for the daycare.
Ms. Stromberg
stated the petitioner is not planning any modifications to the exterior or the building,
parking lot or landscaping at this time. They are aware that building permits will be required for any
interior modifications.
Ms. Stromberg
stated daycares are a permitted special use in the R-3, Multi-Family zoning district,
provided they meet the necessary requirements, related to building and site requirements and parking,
subject to the stipulations suggested by staff.
Ms. Stromberg
stated the property complies with lot coverage requirements and as a result of the rear
yard setback variance previously approved, setbacks are in compliance.
Ms. Stromberg
stated the existing building is approximately 3,700 square feet in size. The City code
requires 1 parking stall for every 100 square feet of useable daycare area. The petitioner anticipates using
approximately 2,200 square feet of the walkout level at this time for daycare area. As a result, 22 parking
stalls are required. There are 15 parking stalls on the subject property with an additional 24 parking stalls
on the parcel to the south. The property to the south is also owned by IUM and there is a shared parking
arrangement between the two properties, which could provide the daycare use with a total of 39 parking
stalls if needed.
Ms. Stromberg
stated staff understands that the upstairs will continue to be used for office area and will
eventually be used for the daycare use. If parking stalls beyond the 39 available for this building are
being used, the petitioner will have to designate other parking stalls on the 6831 Highway 65 NE property
for the subject property. The petitioner has articulated that he is confident that between the daycare use at
6875 Highway 65 and the University/Church use at 6831 Highway 65 NE there is adequate parking. The
petitioner also understands that they need to provide adequate parking on-site for their uses and that on-
street parking is not an option. As a result, staff will stipulate that if parking does become an issue
additional review by the City Council will be required.
Planning Commission Meeting
January 21, 2015
Page 6 of 8
Ms. Stromberg
stated City Code also requires that in order for a day care center to be located in the R-3
Multi-Family zoning district, a minimum lot size of 12,000 square feet is required. The lot is 23,958
square feet, therefore, exceeding the minimum lot size requirement.
Ms. Stromberg
stated State licensing requirement will dictate the amount of daycare children allowed in
the building based on the size of the building, as will fire and building code requirements. At this time,
the petitioner anticipates a maximum of 50 students, with 10 staff.
Ms. Stromberg
stated City staff has not received any comments to date from neighboring property
owners.
Ms. Stromberg
stated City Staff recommends approval of this special use permit, as daycares are an
approved special use in the R-3, Multi-Family zoning district, with stipulations.
Ms. Stromberg
stated staff recommends that if the special use permit is granted, the following
stipulations be attached:
1. The petitioner to obtain all necessary permits prior to interior alteration of the building.
2. The petitioner shall comply with the Minnesota State Building code requirements.
3. The petitioner shall comply with any requirements set forth by the Fire Marshal.
4. The petitioner shall comply with any State and County regulations to operate a daycare
center.
5. The petitioner shall obtain a sign permit prior to installation of any new signage.
6. The site shall become up to date with code requirements for accessible parking stalls.
7. Any outdoor play area constructed on the property shall be in the rear yard and fenced in.
8. If on-site parking becomes inadequate and the use requires on-street parking, the Property
Owner shall appear before the City Council for further review and potential amendment
of the stipulations for the special use permit.
Chairperson Oquist
stated regarding Stipulation No. 7, with it being a corner lot, where is the rear yard?
Ms. Stromberg
pointed out on the map the only area for an outdoor play area, which would be on the
th
east side of the lot, in the green area. She also showed that 68 Avenue side would be considered the
front yard, as it’s the narrowest street frontage. The petitioner may work out some kind of agreement for
the play area in the green space on the lot to the south since they are the same owners.
Chairperson Solberg
asked about location for dropping off the children.
Ms. Stromberg
stated, likely the children won’t be dropped off. In her personal experience, she would
park in a parking stall, get her kids out of the car, and they would walk into the daycare. It’s likely the
age group for the children occupying the daycare won’t just be dropped at the door.
Chairperson Oquist
stated he thought he read this will be a "for" profit daycare so essentially they
would be open to the public.
Samer Alamy
, Islamic University of Minnesota, replied, that is correct. Also, it is not necessarily that
the Islamic University is going to be running the operation. If they have a business who wants to run the
daycare, which they have been approached, they may lease the building to be used as a daycare.
Planning Commission Meeting
January 21, 2015
Page 7 of 8
Chairperson Sielaff
asked what is the capacity?
Mr. Alamy
replied, his understanding from looking at the State's requirements for daycare centers, it is
35 square feet per child. They are between 1,800 and 2,200 in the lower level which is really kind of a
rough estimate and that limits them to about 50. And then the number of students, depending on their
age, will determine the number of staff.
Chairperson Sielaff
asked whether the space requirement does not vary, for example, an infant and a
toddler, it is the same?
Mr. Alamy
replied, it does not. They have generic requirement. They just wanted to see if the operation
makes sense. If they can only get maybe 15-20 students, it might not make financial sense.
Commissioner Oquist
asked if the daycare falls through and they buy the building, what then becomes
of this special use permit is for the daycare center, could they then just make the whole building into
office area?
Ms. Stromberg
replied, they can use the building as an office. That is what it was originally built for, or
a daycare.
Commissioner Oquist
asked what happens to the special use permit then if that should happen?
Ms. Stromberg
replied, it typically stays with the land but, if they know it is not going to happen, the
City could revoke it.
MOTION
by Commissioner Oquist to close the public hearing. Seconded by Commissioner Saba.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED AT 7:32
P.M.
Chairperson Kondrick
stated Mr. Alamy has been straightforward. City Staff has filled them in well.
MOTION
by Commissioner Sielaff approving Special Use Permit, SP # 15-02, by Samer Alamy, to
allow a daycare use in an R-3, Multi-Family zoning district, generally located at 6875 Highway 65 NE
with the following stipulations:
1. The petitioner to obtain all necessary permits prior to interior alteration of the building.
2. The petitioner shall comply with the Minnesota State Building code requirements.
3. The petitioner shall comply with any requirements set forth by the Fire Marshal.
4. The petitioner shall comply with any State and County regulations to operate a daycare
center.
5. The petitioner shall obtain a sign permit prior to installation of any new signage.
6. The site shall become up to date with code requirements for accessible parking stalls.
7. Any outdoor play area constructed on the property shall be in the rear yard and fenced in.
8. If on-site parking becomes inadequate and the use requires on-street parking, the Property
Owner shall appear before the City Council for further review and potential amendment
of the stipulations for the special use permit.
Planning Commission Meeting
January 21, 2015
Page 8 of 8
Seconded by Commissioner Oquist
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY.
2. Receive the Minutes of the December 1, 2014, Parks and Recreation Commission Meeting.
MOTION
by Commissioner Solberg to receive the Minutes. Seconded by Commissioner Oquist.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY.
3. Receive the Minutes of the December 8, 2014, Housing & Redevelopment Commission
Meeting.
MOTION
by Commissioner Saba to receive the Minutes. Seconded by Commissioner Solberg.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY.
OTHER BUSINESS:
Ms. Stromberg
stated to update them from the previous meeting, the preliminary plat for Paul Hyde and
the Determan project were both approved by the City Council. They still need to get their plat approved
by the County and then it comes back again to the Council for final approval.
Ms. Stromberg
stated the special use permit for used car sales lot on Highway 65 and 73rd was also
approved.
Ms. Stromberg
stated the next Planning Commission meeting will be February 18, 2015.
ADJOURN
MOTION
by Commissioner Sielaff adjourning the meeting. Seconded by Commissioner Oquist.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 7:35 P.M.
Respectfully submitted,
Denise M. Johnson
Recording Secretary