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PCM09/16/2020 FRIDLEY PLANNING COMMISSION WEDNESDAY, SEPTEMBER 16, 2020 7:00 P.M. FRIDLEY CIVIC CAMPUS, COUNCIL CHAMBERS 7071 UNIVERSITY AVENUE N.E. MINUTES CALL TO ORDER Chairperson Kondrick called the Planning Commission Meeting to order at 7:01 p.m. ROLL CALL PRESENT:David Kondrick, Mark Hansen,Ryan Evanson,Brad Sielaff, Terry McClellan, Mike Heintz, John Buyse II, and Ross Meisner. OTHERS PRESENT: Stacy Stromberg, Planning Manager Charlie Traynor, Harry S. Johnson Land Surveyors Mark Krogh, Java Companies APPROVE MINUTES August 19, 2020 Motion by Commissioner Evanson to approve the minutes. Seconded by Commissioner Heintz. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. PUBLIC HEARING: 1. Consideration of a Plat, PS #20-02, by Harry S. Johnson Co. Inc., to subdivide the Slumberland parcel at 8490 University Avenue to create a new commercial lot on the south side of the existing property. Motion by Vice-Chairperson Hansen to open the public hearing. Seconded by Commissioner Heintz. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS OPENED AT 7:01 P.M. 2. Consideration of a Variance, VAR #20-02, by Harry S. Johnson Co., Inc., to increase the size of the existing free-standing sign on the Slumberland property from 80 sq. ft. to 130 sq. ft., generally located at 8490 University Avenue. Fridley Planning Commission Meeting September 16, 2020 Page 2 of 8 Motion by Vice-Chairperson Hansen to open the public hearing. Seconded by Commissioner Evanson. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS OPENED AT 7:02 P.M. Stacy Stromberg, Planning Manager, stated the two requests are (1) to replat the property at 8490 University Avenue to create a new commercial lot on the south side of the property, and (2) is a variance to increase the size of a freestanding sign by adding a second sign panel to the existing Slumberland sign. Ms. Stromberg stated the plat analysis is the property is zoned C-2, General Business, and was developed in 1994 with the construction of the existing Slumberland building. The C- 2 zoning district requires a minimum lot size of 20,000 square feet. Lot No. 1 which will be the Slumberland parcel will be about 150,000 square feet in size and the new lot will be 33, 246 sq. ft. in size, so both will meet the minimum sqare footage required. Ms. Stromberg stated the two parcels will have a shared parking and access agreement that will be filed at Anoka County so they will work as one lot that has access to both properties. Staff will also require the developer on Lot 2 to connect the existing multi-use trail that runs along University Avenue to the new building. Ms. Stromberg stated as to the variance analysis, the request is to increase the freestanding sign from 80 square feet to 130 square feet to allow a second sign panel. A variance is a deviation of a Code requierment. The Code requires an 80-square foot sign. The petitioner is asking to have this particular sign allowed to be up to 130 square feet. Variances may be granted if practical difficulties exist on the site. Ms. Stromberg stated as to the practical difficulties: 1. Is the variance in harmony with the purpose and intent of the ordinance? Response: The Code allows an 80-square foot sign per parcel of land, and the petitioner is proposing to forfeit the 80-square foot sign on the new Lot No. 2 and instead add a 50 square foot sign panel to the existing 80 square foot sign. This will actually reduce the amount of freestanding signage they will see along the University Avenue corridor. 2. Is the variance consistent with the Comprehensive Plan? Fridley Planning Commission Meeting September 16, 2020 Page 3 of 8 Response: The Comprehensive Plan does guide the property as commercial, and that is not changing as a result of this variance. 3. Does the proposal put the property to use in a reasonable manner? Response: Adding a new sign panel to an existing sign and removing the option of constructing a new freestanding sign is considered reasonable. 4. Are there unique circumstances to the property not created by the landowner? Response: There are no unique circumstances. However, allowing one freestanding sign as opposed to two is efficient and does reduce the visual clutter along University Avenue. 5. If the variance is granted, will there be any change to the essential character of the location? Response: That will not be impacted as a result of the additional panel allowed on the existing sign pole. Ms. Stromberg stated staff recommends approval of the plat request and the variance request with the following stipulation on the variance: 1. A separate freestanding sign shall not be allowed on Lot 2 of the Slumberland addition. Ms. Stromberg stated staff wants to make that part of the record in the event the developer sells the property at some point, it is understood that the new lot isn’t allowed its own freestanding sign. Chairperson Kondrick asked if the petitioner in the future wanted to have a sign that lit up, had a message that would change, would that have to come before this Commission again? Ms. Stromberg replied, no. Electronic message signs do not need to come before the Planning Commission anymore. Provided that it was part of the existing sign square footage allowed, an electronic message sign would be allowed. However, if it were to be a new sign, on the new parcel, the stiplation is saying they cannot do that. Commissioner Evanson asked, what would the new building be used for? Ms. Stromberg replied that she would let the developer answer that. Fridley Planning Commission Meeting September 16, 2020 Page 4 of 8 Commissioner Meisner stated the there is plently of lot area. He asked whether the usable area is ever of concern when you have an odd shape lot like this? Ms. Stromberg replied, there is and that is why prior to asking for the plat the surveyor laid out where the buildable area would be on the new lot so they can make sure there is room for a building, parking, storm water, landscaping, all of those things. It is important for sure. Commissioner Meisner stated the new plat has its own entrance and the shared connection to the parking lot. He asked whether there is any big pro or con to adding entrances onto the service street or having few entrances? Could they share the one, and which is the front of the building? He was curious as to the thought processes on the entrances and traffic flow. Ms. Stromberg replied, the city Engineering staff has taken a look at the development; and they did not have any opposition to an additional access point along the Service Drive. It is the City’s road. If they do not have a concern, the new lot is certainly allowed an additional curb cut and access. Commissioner McClellan asked has the size of the building been determined? Ms. Stromberg replied, yes, it looks like 3,500 square feet. Vice-Chairperson Hansen stated this might be a question for the developer or applicant. He noticed a lot of places nowadays are transitioning to more use and more reliance of drive-thru’s. He asked whether the potential development here would require a drive- thru? Ms. Stromberg replied, she did think that was a question for the developer. When he was originally looking at developing this site, adding the additional access does allow for a potential drive-thru; but she is not sure if that is the type of tenant he is planning to go with at this point. Commissioner Heintz asked if that was the area where the City of Fridley sign is? What is going to happen with that? Ms. Stromberg replied, that is going to stay exactly where it is today. It is not going to change. There is already an easement in place for that sign. Charlie Traynor, Harry S. Johnson Land Surveyors, stated he is the surveyor. Fridley Planning Commission Meeting September 16, 2020 Page 5 of 8 Chairperson Kondrick asked Mr. Traynor what are his feelings about the drive-thru, parking, and two entrances? Mr. Traynor referred to the developer to respond on those. Commissioner Meisner asked whether it is necessary that these two plats be owned by the same company or now could the second one be sold and independently managed even though there is a shared parking lot? Mr. Traynor stated the reason for the plat is so they can sell the lot. Ms. Stromberg stated and provided there is a shared access and parking easement on file with Anoka County which is what the City is requiring of the petitioner, there is no problem with there being separate ownerships. Mark Krogh, Java Companies, stated they are the developer and are buying it from Slumberland. The tenant is a paint store. He is under a DA so he cannot publicly announce it. It is a paint store which is a permitted use with the City. A paint store is not going to have a drive-thru, and they have a very long lease. Having a separate entrance is very important for their tenant. Also, they wanted better signage and were willing to give up about 30 square feet of signage in order to add it onto Slumberland’s. Mostly the design and the layout was what the tenant wanted. Chairperson Kondrick asked Mr. Krogh when did he anticipate construction to occur on this lot? Mr. Krogh replied, if everything goes according to plan, to be under the timeline they have to get the building built over the winter. It will be too late in the season to do the parking lot. They have done a bunch of geotech work and the soils there are very sandy. The parking lot will need to constructed in the spring. Commissioner McClellan asked whether the building will be slab on grade? Mr. Krogh replied, yes. Roughly 3,500 square feet. Chairperson Kondrick asked Mr. Krough whether his tenant is okay with removing an option for their own free-standing sign? Mr. Krough replied, yes, they are okay with losing the pylon sign on their site and adding on to the existing sign. It was a tenant request and happens to save them some pretty decent amount of money, too. Slumberland has been great to work with. Fridley Planning Commission Meeting September 16, 2020 Page 6 of 8 Commissioner Evanson stated they are all aware of the struggles certain commercial retail tenants have been having over the last couple of years. He assumes this is a credit- worthy tenant. There is a long-term lease and no concerns they may be adversely affected through current COVID economic conditions where you might be seeing an empty building in the next 12-18 months or whatever time it takes to recover. Mr. Krough replied, they are nationally credited and are very strong economically. The lease is iron clad. If the tenant goes out of business, they all have bigger problems. Commissioner Evanson asked Mr. Krough whether they would continue to be the owner and property manager, and they would be just leasing or would they be buying the building at some point as well? Mr. Krough replied, that is their plan is to continue to own it. Commissioner Evanson stated they are also developing the Caribou? Mr. Krough replied, yes and he is excited. It works out for the economic scale for managing the projects because they are all within a stone’s throw away. Motion by Commissioner Evanson to close the public hearings. Seconded by Commissioner Meisner. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED AT 7:23 P.M. Chairperson Kondrick stated he has no problem with this. It is straightforward, honest, right up the alley with what they need with something else there. It is not going to bother anybody. Traffic is not going to be a hassle. Commissioner McClellan stated he would assume it increases the tax base and there is not a whole lot of extra commotion. Commissioner Evanson stated he seemed to recall at their last meeting, they had a lot of discussion around adding another residential development, there is a desire to have other retail commercial business. This is exactly tha andiIt fits the goal which the community let them know last month. Fridley Planning Commission Meeting September 16, 2020 Page 7 of 8 Commissioner McClellan stated plus you look at the shape of that lot and where it is at. It is great utilization. Commissioner Meisner stated it seems like a good use, it is a retail corridor there. Commissioner McClellan stated the density is good under the circumstances. MOTION by Vice-Chairperson Hansen approving Plat, PS #20-02, by Harry S. Johnson Co. Inc., to subdivide the Slumberland parcel at 8490 University Avenue to create a new commercial lot on the south side of the existing property. Seconded by Commissioner Heintz. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. MOTION by Commissioner Meisner approving a Variance, VAR #20-02, by Harry S. Johnson Co., Inc., to increase the size of the existing free-standing sign on the Slumberland property from 80 sq. ft. to 130 sq. ft., generally located at 8490 University Avenue with the following stipulation: 1. A separate freestanding sign shall not be allowed on Lot 2 of the Slumberland addition. Seconded by Commissioner Evanson. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. ACCEPTANCE OF MINUTES FROM OTHER COMMISSIONS – THROUGH ONE MOTION: Motion to accept the minutes from the following Commission meetings: 1. August 6, 2020, Housing & Redevelopment Authority Commission Motion by Commissioner Evanson to accept the minutes. Seconded by Vice-Chairperson Hansen. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. OTHER BUSINESS: Fridley Planning Commission Meeting September 16, 2020 Page 8 of 8 Ms. Stromberg stated Brad Sielaff did resign at the end of July which is why they ended up with two commissioners at the same time. She wanted to recognize his hard work and dedication to the City of Fridley. He served on a Commission for 33 years. The City Council will be doing a newsletter article on him as they did for Leroy Oquist and presenting him a plaque and a thank you for the years of service. Ms. Stromberg stated the public hearing and the first reading for the rezoning of the Holly Center was on Monday’s night’s Council agenda. That was approved. The second reading and the plat will go before the City Council on September 28. Commissioner McClellan asked for an update on the old City Hall site. Ms. Stromberg replied, they are looking to close at the end of this month. There has been a little bit of a hiccup with the Watershed District. In the middle of the permitting process, the Watershed District changed from the Mississippi Management Organization to the Rice Creek Watershed District. The building permit has been reviewed by staff, and it is ready and waiting to be picked up. After they get through this Watershed stuff and close, then they will be starting. Commissioner Evanson asked who is going to be the new tenant in that space? Ms. Stromberg replied, it is an Ebenezer project so it is a senior living project. It is an assisted, independent, and memory care facility. ADJOURN: Motion by Commissioner McClellan to adjourn the meeting. Seconded by Vice- Chairperson Hansen. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 7:30 P.M. Respectfully submitted, Denise M. Johnson Recording Secretary