HomeMy WebLinkAbout8-19-2026
Planning Commission Meeting
August 19, 2026 at 7 p.m.
Fridley Civic Campus 7071 University Avenue NE
Agenda
Call to Order
Roll Call
Approval of Meeting Minutes
1.Approve May 20, 2026, Planning Commission Minutes
Public Hearing
2.Consider a Conditional Use Permit, CUP #26-02, by Dripco LLC, for a Hemp
Manufacturing Use at 109 Osborne Street
3.Consider a Conditional Use Permit, CUP #26-03, by Gerhard Builders and Remodeling
LLC, for an oversized garage at 531 Kimball Street
4.Consider a Conditional Use Permit, CUP #26-04, by Jim Mackey, Architect, for a
Detached Above-Garage Accessory Dwelling Unit (ADU) at 160 Talmadge Way
Other Business
Adjournment
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AGENDA REPORT
Meeting Date: August 19, 2026
Meeting Type:Planning Commission
Submitted By:Julie Beberg, Office Coordinator
Title: Approve May 20, 2026, Planning Commission Minutes
Background
Approve May 20, 2026, Planning Commission Minutes
Recommendation
Approve May 20, 2026, Planning Commission Minutes
Attachments and Other Resources
1.PC 05-20-2026
Vision Statement
We believe Fridley will be a safe, vibrant, friendly, and stable home for families and
businesses.
Planning Commission
May 20, 2026
7:00 PM
Fridley City Hall, 7071 University Avenue NE
Minutes
Call to Order
Chair Hansen called the Planning Commission Meeting to order at 7:00 p.m.
Present
Pete Borman
Aaron Brom
Mark Hansen
Mike Heuchert
Aaron Klemz
Ross Meisner
Absent
Paul Nealy
Others Present
Nancy Abts, Senior Planner
Approval of Meeting Minutes
1.Approve October 15, 2025, Planning Commission Minutes
Motion by Commissioner Meisner to approve the minutes. Seconded by Commissioner Klemz.
Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously.
Public Hearing
2.Conditional Use Permit, CUP #26-01, by AMS Wireless on Behalf of Public Safety Towers
nd
Company for a New 125-Foot-Tall Telecommunications Tower at 1241 72 Avenue NE
Motion by Commissioner Klemz to open the public hearing. Seconded by Commissioner Borman.
Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously, and the
public hearing was opened at 7:03 p.m.
Nancy Abts, Senior Planner, presented a request for a Conditional Use Permit (CUP) for a
nd
telecommunications tower on the existing property at 1241 72 Avenue NE. AMS Wireless has filed
Planning Commission 5/20/2026Minutes Page 2
the application on behalf of Public Safety Towers, and the property is owned by CTE Properties and
used by Crysteel. She provided regulatory context and reviewed previous approvals. She presented
details of the application, site description and history, code requirements, and recommended that
the Commission hold a public hearing. She stated that staff recommends approval of the request,
subject to the stipulations noted in the staff report.
Commissioner Brom noted a condition requiring the ability to support two additional wireless
facilities and asked for more information. Ms. Abts replied that the intention is to somewhat
consolidate the number of wireless facilities throughout the city. She stated that it is not uncommon
for towers to support multiple facilities.
Commissioner Klemz recognized that this location is outside of the overlay district. He recognized
that the applicant states in their narrative that they considered nine properties within the district,
trying to find an opportunity, and asked if perhaps the overlay district needs to be updated. Ms. Abts
replied that this is the first application the City has had in 11 years. She stated that if they continue
to receive more applications, it would be a signal that they need to reevaluate the overlay district.
Commissioner Borman asked if this site would require a standby generator. Charlie Mischel of AMS
Wireless did not believe this site would require a standby generator. Commissioner Borman asked if
the applicant anticipates any issues with grounding due to the soil conditions. Mr. Mischel stated
that a ‘Phase One’ was completed, and an additional soil and groundwater plan will be completed.
Commissioner Meisner referenced the language that the tower “would blend in with the surrounding
environment” and asked for more information. Mr. Mischel stated that this is a light industrial area
with light poles, and the monopole will look similar. He stated that there are stealth, tree designs,
but that would look out of place in this area.
Commissioner Borman questions why the power easement is run through the property to the south
and not the shorter distance to the road to the north. Mr. Mischel stated that they would run the
power underground in a trench from the back of the property. Commissioner Borman asked if a
structure would be constructed for equipment. Mr. Mischel replied that the equipment would be
outdoors. He commented that they would not have a shelter structure because of the small size of
the installation.
Commissioner Heuchert stated that the other examples are from quite a few years ago and asked
what led to locating the tower on this property. Mr. Mischel stated that they received a search ring
from a carrier that has a dead spot and approaching properties within the overlay, but that did not
work out. He stated that this location is within the quarter-mile search ring from the carrier.
Commissioner Meisner asked why barbed wire would not be allowed, acknowledging that the
applicant would be worried about the security of the tower. Ms. Abts replied that barbed wire is
Planning Commission 5/20/2026Minutes Page 3
allowed in specific locations to protect specific and sensitive things. She stated that more secluded,
heavier industrial uses are sometimes allowed barbed wire or electric fencing.
Commissioner Meisner asked if there was surveillance on the site. Mr. Mischel replied that Crysteel
Trucking has cameras and everything would be locked, with a separate lock on this property as well,
which provides two levels of security.
Chair Hansen invited public comments.
Pam Reynolds, 1241 Norton Avenue NE, commented that this structure would be visible from her
back door. She referenced the City Ordinance, which defines the overlay and the intention of the
overlay. She commented that this tower will be very close to residential properties and stated that
while the City Code specifies a distance of 300 feet from residential properties, the FCC and World
Health Organization specify a distance of 1,300 feet from residential properties. She commented on
the noise generated from the high power lines, Cummins, Medtronic, and Highway 65. She also
spoke about property value impacts and did not believe it was fair that one property, Crysteel, would
benefit from this while the other properties would not. She noted a previous request for a tower, in
2005, that was recommended for denial by the Planning Commission because of its proximity to
Springbrook, but was then approved by the City Council. She asked if the EQEC had reviewed this
request and provided a recommendation on who would monitor the RF frequency, whether the tower
would interfere with other capabilities, and whether there would be flashing lights on the tower. She
asked the Commission to deny the request.
Ms. Abts replied that the application was reviewed by members from all departments, and no
concerns were raised about safety impacts from the tower.
Mr. Mischel stated that there would not be any flashing lights on the tower, and the proposal would
meet all requirements of the FCC and FAA. He shared information about radio frequency levels for
common household items, comparing those levels to the level that would be generated from the
tower. He stated that the goal would be to allow space for all three major carriers on the tower, and
there would be no interference generated from the tower. He stated that this area is a dead spot,
which has led to the proposal. He stated that there is a property within the overlay near to this site,
so the residents would still see the tower in that location as well.
Commissioner Meisner asked if there would be anything on the site that would generate noise. Mr.
Mischel stated that they would not generate noise on this property. He stated that if they had a
generator, it would only run if the power were out. He stated that the noise from the equipment
would only be heard 20 to 30 feet from the tower, which would still be on the secured site.
Commissioner Klemz stated that the EQEC was not made a part of the review, but he is the Chair of
that Commission and therefore is still part of the discussion. He asked staff about who received
notification for the meeting. Ms. Abts replied that the notification radius is 350 feet from the subject
Planning Commission 5/20/2026Minutes Page 4
property, and the City also publishes information about public hearings on its website and in the Star
Tribune.
Commissioner Meisner referenced the resident’s concern with fire from a tower and asked if that is a
concern. Mr. Mischel replied that he has been in this industry for almost 30 years and has not heard
anything that was not caused by someone starting a fire in that area. He stated that there are
lightning rods on the towers, and inside the cabinet space, there is a mechanism to keep fire self-
contained if that were to occur.
Natividad Seefeld, Park Plaza resident, asked why a tower is being placed next to a manufacturing
facility that has environmental issues and works with flammable materials. She asked if studies would
be done on that property to ensure that environmental issues are not persisting on that property.
She asked if the security of the tower would be placed on Crysteel or whether the tower company
would have its own security. She asked how this would impact taxpayers.
Mr. Mischel replied that there would be no impact on taxpayers. He stated that Crysteel is providing
a small area of land, and everything else is controlled and completed by Public Safety Towers.
Commissioner Klemz referenced the Telecommunications Act of 1996 and asked if the City Code
complies with those regulations and whether there would be any limits on the City’s decision. Ms.
Abts stated that the Overlay District Ordinance was created in response to the 1996
Telecommunications Act. She stated that when the City recodified the Ordinance recently, there were
no issues or challenges identified.
Ms. Reynolds referenced the O-3 overlay district, which includes a list of where things can be. She
stated that the municipal garage is a listed location, and perhaps that would be a better choice for
the location. Ms. Abts replied that there is a tower at the public works garage site. Commissioner
Meisner noted that the location would also be outside of the applicant’s search window.
Commissioner Meisner asked for information on decommissioning and/or removal of towers. Mr.
Mischel stated that each of the sites is based on a lease, noting that this lease is probably 25 to 30
years. He stated that if the carrier does not want to extend the lease, the site has to be
decommissioned and returned to natural conditions. He stated that if the site is decommissioned,
everything would be removed.
Motion by Commissioner Meisner to close the public hearing. Seconded by Commissioner Borman.
Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously, and the
public hearing was closed at 7:53 p.m.
Commissioner Borman stated that he has no issues with the proposal as presented.
Planning Commission 5/20/2026Minutes Page 5
Commissioner Meisner commented that there are a number of towers in the city already.
Commissioner Klemz stated that this would be a good opportunity to review the overlay district in
the future to determine if there is additional capability or whether the boundaries would need to be
adjusted. He recognized that there are federal laws that preempt local regulations, and given that,
he is persuaded that this is an acceptable use as it fits the criteria. He acknowledged the comments
from Ms. Reynolds but did not agree that the WHO has actual setback requirements or
recommendations. He stated that he recommends approval of the request.
Chair Hansen stated that he is empathetic to the residents' concerns, but believes that the use makes
sense, noting that this is driven by the demand of the public for cell phones. He stated that if this
were placed in the overlay district, it would be similarly visible to the resident.
Commissioner Klemz noted that the overlay district comes within one-half block of this property.
Motionby Commissioner Meisner to recommend approval of Conditional Use Permit, CUP #26-01, with
the provided stipulations. Seconded by Commissioner Heuchert.
Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously.
Chair Hansen noted that this item is scheduled to go before the City Council at the June 8, 2026,
meeting.
Other Business
3.Elect Vice Chair
Ms. Abts stated that a Vice Chair needs to be elected, noting that the Chair has been appointed by
the City Council.
Chair Hansen asked if Commissioner Meisner would be interested in continuing to serve in the
position. Commissioner Meisner stated that he would be willing to continue to serve.
Motion by Commissioner Brom to elect Ross Meisner as Vice Chair of the Planning Commission.
Seconded by Commissioner Klemz.
Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously.
Adjournment
Motionby Commissioner Borman to adjourn the meeting. Seconded by Commissioner Heuchert.
Planning Commission 5/20/2026Minutes Page 6
Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously and the meeting
adjourned at 8:00 p.m.
Respectfully submitted,
Nancy Abts, Staff Liaison
AGENDA REPORT
Meeting Date: August 19, 2026
Meeting Type:Planning Commission
Submitted By:Nancy Abts, Senior Planner
Stacy Stromberg, Assistant Community Development Director/HRA
Title: Consider a Conditional Use Permit, CUP #26-02, by Dripco LLC, for a Hemp
Manufacturing Use at 109 Osborne Street
Background
Regulatory History
Edible hemp products containing intoxicating levels of THC were legalized for manufacture and
sale in Minnesota on July 1, 2022. Fridley adopted Ordinance Number 1410 to regulate the sale
of edible hemp products in July 2023 but did not regulate manufacturing under this ordinance.
Ordinance 1426 was adopted in January 2025 to address legalized cannabis businesses,
alongside hemp businesses. Ordinance 1426 regulates a spectrum of activities related to
cannabis and hemp products, from cultivation to manufacturing, warehousing and
transportation, as well as retail.
While the City was adopting its ordinance, Minnesota’s Office of Cannabis Management (OCM)
was undertaking rulemaking and businesses licensure activities for the cannabis and hemp
industry. Ultimately OCM’s approval process for cannabis and hemp separated:
1.Cannabis uses require local location approval before an OCM license or endorsement
is issued
2.Hemp uses do not require local location approval before an OCM license or
endorsement is issued. Instead, municipalities are notified of these businesses after
the license is issued.
Under the recodified zoning ordinance, adopted as Ordinance 1431 on June 18, 2025,
requirements for cannabis and hemp manufacturers were established. The ordinance requires a
Conditional Use Permit for manufacturing of either cannabis or hemp products.
The Request
Business owner Anthony Haugen requests an after-the-fact Conditional Use Permit for a Hemp
Products manufacturing use at 109 Osborne Road Northeast. The business uses hemp extract to
create consumer goods, including gummies and flavored beverages.
Site Description and History
The property was platted and the original structure was built in 1997. Since that time, the permit
history for the property shows routine maintenance including remodeling for past tenants, but
few large changes. Dripco LLC has occupied the property since 2025. The City was made aware
of the hemp manufacturing use in spring 2026, when OCM issued a license for a Hemp
Manufacturer at 109 Osborne Road NE.
Comprehensive Plan Guidance
The 2040 Comprehensive Plan guides this property for Industrial Use, described as “Lots or
parcels that contain manufacturing or processing of products, warehousing or storage of
material and equipment.” The application is consistent with this guidance.
Code Requirements and Analysis
Parking
The multi-tenant building is approximately 53,000 square feet. At a ratio of 75 percent
warehouse space and 25 percent office space, 94 parking spaces would be required. The
property currently has 97 off-street parking spaces.
Landscaping and Screening
No exterior alterations are proposed as part of this CUP, so changes to the landscaping and
screening are not required.
Use
City Code 620.10 requires that a hemp manufacturing facility comply with all licensing
requirements of the Office of Cannabis Management. Products may only be stored inside of a
completely enclosed structure within a limited access area. An odor mitigation plan is required,
and the hemp manufacturing business must agree to comply with an approve National Fire
Protection Association (NFPA) standard. The applicant’s odor mitigation plan is included in the
packet.
Use Standards (City Code 620.10)AnalysisCondition
A cannabis or hemp manufacturing facility The applicant holds a current license 1
must comply with all licensing from OCM. The requirement is noted in
requirements of the Office of Cannabis the CUP for future business owners.
Management.
Entities engaged in cannabis or hemp The applicant’s operations take place 2
manufacturing may only store cannabis or within an completely enclosed structure
hemp extract inside of a completely within a limited access area. The
enclosed structure within a limited access requirement is noted in the CUP for
area.future business owners.
The applicant states operations do not 3
A required odor mitigation plan must be
produce odors. An odor mitigation plan
provided. The plan will identify all odor
was submitted by the applicant.
emitting aspects of the business, as well as
Complying with the plan on file is noted
mitigations to be implemented to ensure
in the CUP as a requirement for future
odor is not readily detectable beyond the
business owners.
boundaries of the immediate site.
Mitigation measures identified in the plan
are required…for the full duration of the
business..
A cannabis or hemp manufacturing The applicant’s amended narrative agrees 4
business must agree to comply with an to comply with any applicable
approved National Fire Protection requirements in NFPA 420. The
Association (NFPA) standard.requirement is noted in the CUP for
future business owners.
CUP Findings for Approval
The potential for the proposed use to be The proposed use is consistent with the Not
in harmony with the general purpose and zoning code and comprehensive plan.needed
intent of the Zoning Code and the
Comprehensive Plan.
The effect of the proposed use upon the The use takes place completely within an 1,2,3,4
health, safety and general welfare of enclosed building with security protocols.
occupants of surrounding lands. As a condition of approval, odor must not
be readily detectable beyond the
boundaries of the immediate site.
The existing and anticipated traffic Traffic and parking are consistent with Not
conditions.previous and surrounding land uses.needed
The effect on values of property in the The use takes place completely within an 3,4
surroundings. enclosed building with security protocols.
As a condition of approval, odor must not
be readily detectable beyond the
boundaries of the immediate site.
Staff find that the application does not meet the standards for issuing a CUP, without
stipulations.
Stipulations
Staff recommends that if the conditional use permit is approved, the following stipulations be
attached.
1.The use must comply with all licensing requirements of the Office of Cannabis
Management.
2.Hemp extract must only be stored inside of a completely enclosed structure within the
limited access area as depicted on EXHIBIT B.
3.The approved odor mitigation plan on file must identify all odor emitting aspects of the
business, as well as mitigations to be implemented to ensure odor is not readily
detectable beyond the boundaries of the immediate site. Mitigation measures identified
in the plan are required upon establishment of the business and to remain operational
for the full duration of the business. The completely enclosed facility must be managed
to prevent nuisance odors from being detectable from outside of the property.
4.The hemp manufacturing business must comply with the approved National Fire
Protection Association (NFPA) standards applicable to the business’ operations.
5.No direct-to-consumer retail sales of hemp products are permitted at this location.
Recommendation
Staff recommends the Planning Commission hold a public hearing for Conditional Use Permit,
CUP #26-02.
Staff further recommends approval of Conditional Use Permit, CUP #26-02, with the listed
stipulations.
Attachments and Other Resources
1.Land Use summary
2.Application Summary
3.Conditional Use Narrative
4.Amended_Narrative_and_Odor_Plan
5.DRIPco_Exhibits_C_and_D
6.LicenseReportV16_20260411_082612
7.OCC 2 Site Plan PDF
Vision Statement
We believe Fridley will be a safe, vibrant, friendly, and stable home for families and
businesses.
DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
DRIPco LLC
109 Osborne Road NE • Fridley, Minnesota 55432 • (612) 963-3533 • dripcomn@gmail.com
AMENDED APPLICATION NARRATIVE AND SUPPLEMENTAL MATERIALS
Conditional Use Permit — Hemp Manufacturing Business
ItemDetail
ApplicantDRIPco LLC (d/b/a Dripco), Anthony Haugen, Owner
Property109 Osborne Road NE, Fridley, MN 55432
ApplicationAfter-the-fact Conditional Use Permit — hemp manufacturing business
City receivedJuly 17, 2026
Responding toIncompleteness letter dated July 29, 2026 from Nancy Abts, Senior Planner
SubmittedAugust 6, 2026
Governing codeFridley City Code Chapter 620.10 (620.10.1 through 620.10.4)
Ms. Abts:
This document responds to each of the four items identified in your letter of July 29, 2026. It amends and
supplements the application narrative submitted on July 17, 2026, and should be read together with that submission.
Where an item calls for an attachment rather than narrative text, the attachment is identified in the Exhibit Index
below and is uploaded with this document through the online application portal.
DRIPco appreciates the City's guidance during the pre-application meeting and in your letter, and has structured this
response to track your numbering exactly so that each requirement can be confirmed on its face.
Index of Responses
#City RequirementCity CodeWhere Addressed
1Amended narrative confirming NFPA 620.10.4Section 1, page 2
420 compliance
2Copy of OCM license620.10.1Section 2 + Exhibit B
3Floor plan showing limited-access 620.10.2Section 3 + Exhibit C
area boundaries
4Odor-control plan (sub-items i–vi)620.10.3Section 4 + Exhibits D–G
Exhibit Index
Page 1 of 17
DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
ExhibitDescription
AThis Amended Application Narrative and Supplemental Materials
BOffice of Cannabis Management license — copy (see Section 2)
CFloor plan — limited-access area boundaries
DFloor plan — odor-emitting activities, exhaust, HVAC, and odor-mitigation equipment
EHVAC equipment specification sheet / nameplate photograph
FOdor-mitigation equipment — Electrocorp RAP 24 recirculating carbon air scrubber: manufacturer
specification sheet and maintenance schedule
GOdor Control Log — template (Appendix 1 to this narrative)
Page 2 of 17
DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
Section 1 — Compliance with NFPA Standard 420
Responding to City requirement 1; Fridley City Code 620.10.4.
1.1 Statement of Agreement
DRIPco LLC agrees to comply with NFPA 420, Standard on Fire Protection of Cannabis Growing and Processing
Facilities, upon its adoption, and agrees that the property at 109 Osborne Road NE will comply with that standard as it
is adopted and enforced by the Authority Having Jurisdiction. DRIPco consents to the inclusion of this agreement as
an express and continuing condition of any Conditional Use Permit granted by the City.
1.2 Current Status of the Standard
NFPA 420 has not yet been issued. The standard remains within the NFPA standards-development process, with a first
edition anticipated in 2027. Because no adopted text presently exists, DRIPco cannot certify compliance with specific
numbered provisions at this time; it can and does commit to compliance upon adoption. To make that commitment
concrete, DRIPco will:
Monitor the standard through publication, including the Second Revision and any Notice of Intent to Make a
•
Motion proceedings;
Complete a written gap analysis of this facility against the published standard within ninety (90) days of the
•
standard's issuance;
Complete any facility modifications required by the standard within twelve (12) months of its adoption by the
•
City of Fridley, the State of Minnesota, or the Fridley Fire Marshal as Authority Having Jurisdiction, or on such
alternative schedule as the Fire Marshal approves in writing;
Provide the gap analysis and evidence of any resulting modifications to the City upon request; and
•
Invite the Fridley Fire Department to conduct a courtesy inspection of the facility in advance of adoption, at
•
the Department's convenience.
1.3 Fire and Life Safety Standards Currently Met
In the interim, the facility is designed and operated to the fire and life safety standards presently applicable to it:
Standard / CodeHow the facility complies
NFPA 13 — Automatic The building is protected throughout by an automatic fire sprinkler system covering all
sprinklersproduction, storage, shipping, and administrative areas.
NFPA 72 / detection and alarmFire and smoke detectors and carbon monoxide detectors are installed throughout, reporting
to a monitored alarm control panel.
NFPA 101 / Minnesota State A marked Main Entrance/Exit on the south elevation and a marked Exit/Emergency Exit at the
Fire Code (IFC) — means of northwest corner provide separated means of egress. Emergency lighting is installed
egressthroughout the production, storage, and egress paths.
NFPA 70 — ElectricalBuilding electrical systems are installed and maintained to the National Electrical Code as
adopted by the State of Minnesota. No electrical classification for hazardous (classified)
locations is required — see 1.4.
Minnesota State Fire CodeThe facility is subject to and operates under the Minnesota State Fire Code as adopted, and is
available for inspection by the Fridley Fire Marshal.
Page 3 of 17
DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
1.4 Hazard Profile of This Facility
The City should be aware that the operation at 109 Osborne Road NE presents a materially lower fire hazard than the
operations that motivated the development of NFPA 420. The provisions of the draft standard that address the
highest-consequence hazards — solvent extraction rooms, hazardous exhaust systems, flammable-gas detection,
deflagration venting and explosion control, and Class I hazardous-location electrical classification — have no
application to this facility, because:
DRIPco performs no extraction of any kind. All hemp-derived cannabinoid material is purchased in finished
•
liquid or powdered form from licensed manufacturers.
No flammable or combustible extraction solvents are present, used, or stored — no butane, propane, hexane,
•
ethanol, or comparable solvent.
No compressed flammable gases, no extraction vessels, no closed-loop extraction equipment, no solvent
•
recovery, and no distillation equipment are present on site.
No cannabis or hemp is cultivated, grown, dried, or cured at the property. No raw plant material or biomass is
•
received, stored, or handled.
Operations are limited to mixing, depositing, filling, sealing, labeling, packaging, storage, and shipping of
•
finished food and beverage products — a light food-manufacturing hazard profile.
DRIPco therefore expects that the applicable provisions of NFPA 420, once adopted, will be limited to those governing
infused-product manufacturing, finished-product storage, general fire protection, and recordkeeping, all of which the
facility is positioned to meet.
Page 4 of 17
DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
Section 2 — Office of Cannabis Management License
Responding to City requirement 2; Fridley City Code 620.10.1.
DRIPco LLC holds a Lower-Potency Hemp Edible (LPHE) Manufacturer license issued by the Minnesota Office of
Cannabis Management, with endorsements as listed below. A copy of the license is submitted as Exhibit B.
FieldDetail
Licensee (legal name)DRIPco LLC
Trade name (DBA)Dripco
License typeLower-Potency Hemp Edible Manufacturer
License numberLPMFR-L25-000010-01
Licensed premises109 Osborne Road NE, Fridley, MN 55432
Date issued4/11/26
Expiration date4/11/27
Endorsements heldLower-potency hemp product exporter endorsement; Edible cannabinoid product handler
endorsement; Transportation (to own sites and other LPHE businesses); Packaging
The Site, Security, and Operations Plan filed with and approved by OCM as the official plan of record for this licensed
premises is available to the City on request. Many of the operational controls described in Sections 3 and 4 below are
drawn directly from that plan of record, so that the City's conditions and the State's licensure conditions remain
consistent with one another.
Page 5 of 17
DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
Section 3 — Limited-Access Area and Floor Plan
Responding to City requirement 3; Fridley City Code 620.10.2.
3.1 Completely Enclosed Structure
All hemp extract and all hemp product at 109 Osborne Road NE is stored inside a completely enclosed structure. The
building is a single-story commercial building of approximately 6,720 square feet (approximately 168 feet by 40 feet).
There is no outdoor storage, no outdoor processing, no exterior container or trailer storage, and no point at which
hemp extract or hemp product is located outside the enclosed building envelope other than while being loaded into
or unloaded from a locked, enclosed transport vehicle at the loading dock under direct staff supervision.
3.2 Boundaries of the Limited-Access Area
The limited-access area is bounded by the building's exterior walls on the north, east, and west elevations, and by the
interior partition separating the production and storage zones from the front-of-house administrative zone. The
administrative zone — comprising the Office, Employee Breakroom, Restroom 1, Restroom 2, drinking fountain, and
the Main Entrance vestibule — lies outside the limited-access area. No hemp extract or hemp product is stored,
handled, or held in the administrative zone at any time.
The limited-access area includes the following zones, all as shown on Exhibit C:
Storage zones within the limited-access areaProduction and logistics zones within the limited-access area
Hemp Storage / Hemp ExtractsProduction area (general)
Raw Material StorageGummy Making Equipment
Ingredient StorageLiquid Filling Equipment
Liquid IngredientsPackaging Equipment
Product Storage (in-process)Dating Equipment
Finished Hemp ProductsPrep Table and Packing Table
Non-Hemp StorageShipping / Receiving
Packaging Storage (two zones)Loading Dock
3.3 Storage of Hemp Extract Within the Limited-Access Area
Hemp-derived liquid distillate and powdered cannabinoid input is received at the Loading Dock and moved
•
directly into the Hemp Storage / Hemp Extracts zone, which lies wholly within the limited-access area.
Hemp extract is stored only in sealed, labeled, manufacturer-supplied food-grade containers on locked
•
shelving or in a locked cabinet within that zone.
Extract containers leave storage only for the duration of an active production batch, are attended at all times
•
while out of storage, and are resealed and returned to locked storage before the end of the shift.
Finished lower-potency hemp edibles are held in the Finished Hemp Products zone, likewise within the
•
limited-access area, in sealed, opaque, child-resistant, tamper-evident packaging.
3.4 Access Points and Access Controls
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
IDAccess pointControl
A1Main Entrance / Exit (south Commercial-grade lock; alarm sensor; camera coverage. Visitors are received in
elevation)the Office, outside the limited-access area. No visitor enters the limited-access
area without sign-in and staff escort.
A2Exit / Emergency Exit Egress only; no exterior hardware; alarmed; camera coverage. Kept closed and
(northwest, adjacent to latched at all times.
Loading Dock)
A3Loading Dock overhead door Closed and secured except during active loading or unloading. Attended by
(north elevation)authorized staff at all times while open. Camera coverage of the dock apron and
interior staging area.
A4Interior door(s) between Commercial-grade lock; access restricted to authorized personnel by keycard or
administrative zone and PIN. Kept closed and secured.
limited-access area
—Windows (south elevation)Fixed and/or kept closed and secured at all times. Not access points; not used for
ventilation. See Section 4.1.
Additional controls applying throughout the limited-access area:
Signage reading "LIMITED ACCESS AREA — AUTHORIZED PERSONNEL ONLY" is posted at each entry point into
•
the area.
Access is restricted to trained, authorized personnel; entry is logged. Visitors, contractors, and delivery
•
personnel are signed in, badged, and escorted at all times.
All perimeter doors carry alarm sensors reporting to a monitored alarm control panel.
•
Digital cameras provide coverage of every access point, the Loading Dock, the Shipping/Receiving area, the
•
Production area, and all hemp storage zones. Recorded footage is retained on a digital recording device for
not less than thirty (30) days.
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
Section 4 — Odor Mitigation Plan
Responding to City requirement 4; Fridley City Code 620.10.3. Sub-sections 4.i through 4.vi correspond to items 4.b.i
through 4.b.vi of the City's letter.
4.0 Nature of the Operation and Baseline Odor Profile
DRIPco manufactures two lower-potency hemp edible products: infused gummies and 2-ounce infused beverage
shots. Both are produced by incorporating purchased, finished hemp-derived cannabinoid liquid or powder into a
food or beverage base. The facility performs no extraction, no cultivation, no drying or curing, and no combustion. No
raw hemp flower, trim, or biomass is received, stored, or processed at the property, and no smoking or vaping of any
product occurs on site.
This matters to the odor analysis. The odor sources that ordinarily drive nuisance complaints at cannabis and hemp
facilities — flower and biomass storage, drying and curing rooms, trimming operations, and solvent extraction — are
entirely absent here. The residual odor potential at this facility is that of a small food and beverage manufacturing
operation, and is limited to four sources:
A brief, mild terpene or hemp note when a sealed distillate container is opened at the point of use;
•
A sweet confectionery odor from heated gummy slurry (corn syrup, gelatin, and flavoring);
•
A mild fruit-flavor odor during beverage filling; and
•
Ordinary organic waste and cleaning-chemical odor.
•
At the planned production volume — approximately 20,000 beverage units and 5,000 gummy units annually, across
roughly two to three production days per week — and with the controls described below, odor is not readily
detectable beyond the boundaries of the immediate site. The measures in this plan are in place upon establishment
of the business and will remain operational for the full duration of the business.
4.i Floor Plan of Odor-Emitting Activity and Emissions
Exhibit D is a floor plan identifying the location of each odor-emitting activity, the facility exhaust, the HVAC
equipment, and the odor-mitigation equipment. The zones and activities keyed to that plan are:
Zone (Exhibit D)Odor-emitting activityRelative intensityControl at the source
O-1 Prep Table / Opening and dispensing hemp-Low — brief Container opened only at point of use and
Productionderived distillate or powder into terpene noteresealed immediately; dispensed over a
batch vesselscovered vessel; total open time typically 5–
15 minutes per batch
O-2 Gummy Heating and mixing gummy slurry; Low to moderate Kettle lidded except during charging and
Making Equipmentdepositing into molds— sweet, discharge; operation located within the
confectionerycarbon-filtered production zone
O-3 Liquid Filling Filling and capping 2 oz beverage Low — fruit Closed transfer from mix tank; bottles
Equipmentshotsflavoringcapped immediately on fill; sleeve applied
at packaging
O-4 Packaging Sealing pouches, applying shrink NegligibleProduct already sealed; no open product
Equipment / sleeves, casing
Packing Table
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
Zone (Exhibit D)Odor-emitting activityRelative intensityControl at the source
O-5 Locked waste Organic waste, trim scrap, spent LowGasketed, lidded, locked bins kept closed;
bin(s)packaging, used absorbentemptied at the end of every production day
O-6 Sink / Dish Cleaning and sanitizing; sanitizer LowSanitizers diluted to label concentration; no
Washerchemistrychlorine or quaternary product used at
above-label strength
O-7 Storage zonesSealed containers onlyNegligibleAll hemp extract and finished product held
sealed; no bulk open storage at any time
4.i.1 Confirmation that the building is enclosed
The building is completely enclosed during all operations. Specifically:
All exterior personnel doors remain closed and latched during operation, opening only momentarily for
•
personnel passage.
The six windows on the south elevation are kept closed and sealed at all times during operation. They are not
•
opened for ventilation, cooling, or any other purpose. Weather stripping and glazing seals are inspected
quarterly.
The Loading Dock overhead door is kept closed and secured except during active loading or unloading, which
•
occurs during daytime business hours only, is attended at all times, and typically lasts under thirty (30)
minutes.
No production, mixing, filling, or packaging operation is performed with any exterior door or window open.
•
4.i.2 Location of the facility's exhaust
The facility has no process exhaust. Because there is no extraction and no volatile solvent use, there are no fume
hoods, no hazardous exhaust systems, no cooking hood exhaust, and no solvent venting. Air in the production and
storage areas is recirculated and filtered rather than discharged to the exterior — a deliberate design choice, since air
that is never discharged cannot carry odor across the property line.
The only exhaust discharges from the building are the restroom exhaust fans serving Restroom 1 and Restroom 2,
which discharge at the south elevation and are marked E-1 and E-2 on Exhibit D.
4.i.3 Location of furnace / HVAC equipment
HVAC equipment is marked on Exhibit D as H-1, H-2, and so forth. Equipment details appear in Section 4.iv.
4.i.4 Location of odor-mitigation equipment
Two activated-carbon recirculating air scrubbers are located in the Production zone and are marked on Exhibit D as C-
1 and C-2. C-1 is positioned adjacent to the Gummy Making Equipment, and C-2 is positioned between the Prep Table
and the Liquid Filling Equipment. These two placements capture air at the only two locations in the facility where
hemp-derived input is exposed to room air or where product is heated. Full specifications appear in Section 4.iii.2.D.
4.ii Odor-Emitting Activities, Operating Hours, Product Sealing, and Damaged-Package Protocol
4.ii.1 Operating hours
ActivityHours
Facility hoursMonday through Friday, 7:00 a.m. to 5:00 p.m.
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
ActivityHours
Production (odor-generating)Typically 2 to 3 days per week, between 8:00 a.m. and 4:00 p.m., entirely within
facility hours. No overnight production.
Receiving and shippingWithin facility hours only; dock door open only while attended
Weekend / holiday operationNone scheduled. Occasional administrative or shipping work only; no odor-
generating production.
4.ii.2 Description of the odor-emitting activities
Gummy production. A gummy base of corn syrup, gelatin, and flavoring is heated and mixed in a covered kettle,
combined with a measured quantity of purchased hemp-derived cannabinoid input, deposited into molds, set, and
then transferred to packaging. The perceptible odor is a sweet, candy-like note characteristic of confectionery
manufacturing rather than of cannabis.
Beverage production. Filtered water, sweetener, flavoring, and a measured quantity of purchased water-soluble
hemp-derived cannabinoid emulsion are combined in a mix tank, then transferred by closed line to the filling
equipment, filled into 2 oz bottles, capped immediately, and sleeved. Perceptible odor is a mild fruit-flavor note
during mixing and filling only.
Input handling. Hemp-derived distillate and powder arrive in sealed, food-grade containers. A container is opened
only at the point of use, the required quantity is dispensed, and the container is resealed immediately. Open time per
batch is typically five to fifteen minutes.
Cleaning and waste. At the end of each production day, equipment and surfaces are cleaned and sanitized, and all
organic waste and spent packaging is transferred to gasketed, lidded, locked waste bins and removed from the
production floor.
4.ii.3 How stored products are sealed
Hemp-derived inputs: manufacturer-sealed, food-grade containers with intact closures; stored sealed;
•
resealed immediately after each dispensing operation; never left open or decanted into open vessels for
storage.
Finished gummies: opaque, child-resistant, resealable mylar pouches, heat-sealed with a tamper-evident
•
closure.
Finished beverage shots: 2 oz LDPE bottles with child-resistant caps, finished with a full shrink-wrap sleeve.
•
Cases: cased, palletized, and shrink-wrapped for storage and transport.
•
In-process product: held in sealed, lidded, food-grade bins in the Product Storage zone; no open in-process
•
product is left unattended or held overnight.
At no point is hemp extract or hemp product held in bulk open storage.
•
4.ii.4 Protocol if a package, seal, or wrapper is damaged
Any employee discovering a damaged package, broken seal, compromised wrapper, or spill follows this sequence:
1. Contain immediately. The item is isolated at the point of discovery and is not left open on the production floor
or in a storage aisle.
2. Seal within five minutes. The item is placed into a sealed secondary container — a zip-seal bag placed inside a
gasketed, lidded bin — so that no open product remains exposed to room air.
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
3. Log. The event is recorded in the inventory system with batch/lot number, quantity, date, time, discovering
employee, and apparent cause, and the item is tagged as quarantined.
4. Disposition. Product that can be reworked is repackaged into compliant packaging during the same shift or
returned to sealed intermediate storage. Product that cannot be reworked, or that is contaminated, is transferred
to the locked, lidded waste bin, rendered unusable, and disposed of in accordance with OCM waste
requirements, with the disposal documented.
5. Spill cleanup. Liquid spills are absorbed immediately, the surface is cleaned and sanitized, and all used
absorbent material is sealed in a bag and placed in the locked waste bin — not left in an open trash receptacle.
6. Notify and correct. The designated local contact is notified the same day. Repeat failures of the same package
format trigger a written corrective action, which may include changing supplier, closure type, or handling
method.
7. Waste handling. Waste bins are gasketed and lidded, kept closed between deposits, emptied at the end of
every production day, and are never staged uncovered outdoors.
4.iii Schedule of Odor-Emitting Activity; Odor-Reduction Equipment and Methods
4.iii.1 Frequency and duration of each phase
PhaseFrequencyDuration per occurrenceOdor potential
Receiving of hemp inputs1 to 2 times per monthUnder 30 minutesNegligible — containers
sealed
Distillate/powder dispensingEach production batch5–15 minutesLow — brief terpene note
Gummy production runApproximately 1 day per 3–4 hoursLow to moderate — sweet
week
Beverage mixing and filling run1 to 2 days per week3–4 hoursLow — fruit flavoring
Packaging and labeling2–4 days per week2–6 hoursNegligible
Cleaning and sanitationEnd of every production 45–60 minutesLow — sanitizer
day
Waste removalDaily, end of productionUnder 15 minutesLow — controlled by lidded
bins
Shipping / dock activityAs scheduledUnder 30 minutes, Negligible
attended
4.iii.2 Equipment and methods used to reduce odor
A. Containment at the source. Sealed input containers opened only at point of use and resealed immediately; lidded
mixing kettle; closed-line transfer to the filler; immediate capping and sealing of finished product; resealable, heat-
sealed finished packaging; gasketed and lidded waste bins.
B. Building envelope. The building is completely enclosed. Exterior doors are kept closed; the loading dock door is
closed except during attended loading; windows are sealed and are not opened. Door sweeps, weather stripping, and
glazing seals are inspected quarterly and repaired as needed.
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
C. Air handling and filtration. The HVAC system serving the production and storage areas is operated in recirculating
mode during all production activity; it does not discharge production air directly to the exterior. Return air is filtered
through pleated filters rated MERV 13, which are changed on the schedule in Section 4.iii.3.
D. Activated-carbon filtration. Two Electrocorp RAP 24 recirculating carbon air scrubbers are installed in the
Production zone at locations C-1 and C-2 on Exhibit D. Specifications are as follows:
SpecificationDetail
Manufacturer and modelElectrocorp RAP 24 series industrial air scrubber
Quantity and locationTwo (2) units — C-1 adjacent to the Gummy Making Equipment; C-2 between the Prep
Table and the Liquid Filling Equipment
Rated airflow2,000 CFM per unit; 4,000 CFM combined
Carbon bed60 lbs of activated carbon per unit (2 × 30 lb cartridges); 120 lbs total installed carbon
Additional filtration stagesTar-trapping pre-filter and micro-HEPA filter in each unit
Configuration360-degree radial intake, stand-alone floor-mounted, fully recirculating — no connection
to any exterior discharge and no ductwork modification required
Design performanceApproximately 7 air changes per hour across the estimated 32,400 cubic foot production
zone (approx. 45 ft × 40 ft × 18 ft clear height)
Committed performanceDRIPco commits to maintaining odor-control capacity of not less than four (4) air
changes per hour across the production zone at all times
Operating regimeRun continuously during all production, cleaning, and waste-handling activity, and for
not less than thirty (30) minutes after production ends
Manufacturer specifications and the manufacturer's maintenance schedule are submitted as Exhibit F. The
recirculating configuration is a deliberate selection: because the units return filtered air to the room rather than
exhausting it, there is no filtered or unfiltered discharge point through which odor could reach the property line.
E. Housekeeping. Daily cleaning and sanitation of all production surfaces and equipment; immediate cleanup of spills;
sealed waste containment; daily waste removal. Monthly commercial pest inspection is performed by Plunkett's Pest
Control, 40 52nd Way NE, Fridley, MN 55421, (763) 265-7812, which also serves to identify any accumulation that
could become an odor source.
F. Operational limits. No odor-generating production outside posted operating hours; no overnight production; batch
sizes kept within the design capacity of the installed odor-control equipment.
4.iii.3 Maintenance schedule
ComponentManufacturer intervalFacility actionRecord kept
HVAC pleated filters (MERV 13)Per manufacturer — 90 Replace quarterly; inspect monthly; HVAC Filter Log
daysreplace early if loaded(Office)
RAP 24 tar-trapping pre-Per manufacturer — 3 Replace quarterly on both units; Odor Control Log
filters/will be installedmonthsinspect monthly(Appendix 1)
RAP 24 activated-carbon Per manufacturer — 12 Replace annually on both units; Odor Control Log
cartridges/will be installed monthsmonthly check for odor (Appendix 1)
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
ComponentManufacturer intervalFacility actionRecord kept
breakthrough and pressure drop;
replace early on either finding
RAP 24 micro-HEPA filtersPer manufacturer — 12 Replace annually on both unitsOdor Control Log
months
Carbon scrubber fan and motorAnnualInspect motor amp draw, bearings, Odor Control Log
and airflow; clean housing
HVAC full preventive serviceSemi-annual (spring and Service by Arctic Mechanical, 8236 Contractor invoices
fall)Arthur St NE, Spring Lake Park, MN and service reports
55432, (612) 741-9297, under a
written preventive-maintenance
agreement
Door sweeps, weather QuarterlyVisual inspection of the full building Facility Inspection Log
stripping, window sealsenvelope; repair or replace as
needed
Waste bin lids and gasketsMonthlyInspect seal integrity; replace Facility Inspection Log
damaged lids or gaskets
Full odor plan reviewAnnualReview the plan against actual Odor Control Log
operations and complaint history;
update and refile with the City if
changed
All records described above are maintained at the Office and retained for not less than five (5) years. They are
available for inspection by the City on request, without subpoena or advance notice, consistent with Section 4.vi.
4.iii.4 Contingency plan for non-working equipment
1. Immediate reporting. Any failure or degraded performance of odor-control equipment is reported to the
designated local contact immediately upon discovery and entered in the Odor Control Log with the date, time,
and nature of the failure.
2. On-site spares. A complete spare set of HVAC filters and a spare set of carbon media are kept on site at all
times, so that a filter or media failure can be corrected the same day without waiting on a supplier.
3. Production suspension. If activated-carbon filtration is out of service, all odor-generating operations — gummy
cooking, distillate and powder dispensing, and beverage mixing — are suspended until service is restored. Non-
odor-generating work (packaging of already-sealed product, labeling, storage, shipping, and administrative work)
may continue.
4. Service response. A service call is placed to Arctic Mechanical, (612) 741-9297, the same business day. Arctic
Mechanical is located at 8236 Arthur St NE, Spring Lake Park, approximately three miles from the facility, which
supports same-day response. The target for restoration is 24 hours and in no case more than 72 hours. Carbon
and pre-filter media failures are corrected in-house the same day from on-site spares under paragraph 2 above
and do not require a service call.
5. Notice to the City. If restoration will exceed 72 hours, DRIPco notifies the City of Fridley Planning Division in
writing, describing the failure, the interim measures in place, and the schedule for repair.
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
6. Interim measures during any outage. Portable carbon or HEPA-plus-carbon air cleaners are staged in the
Production zone; all exterior doors are kept closed; loading dock activity is minimized; waste is removed more
frequently; and batch sizes are reduced or production is deferred.
7. Closeout. The repair, the date and time of restoration, and any follow-up corrective action are recorded in the
Odor Control Log and retained for five years.
4.iv Furnace and HVAC Equipment – Will verify information when rooftop access is granted
The HVAC system serving 109 Osborne Road NE is stand-alone and dedicated exclusively to this facility. It is not
shared with any other user or tenant. There is no shared ductwork, shared return-air path, or common plenum
connecting this occupancy to any adjacent occupancy.
FieldDetail
System type\[Read from the nameplate — e.g. "packaged rooftop gas/electric unit"\]
Manufacturer (make)\[Read from the nameplate\]
Model number\[Read from the nameplate\]
Serial number(s)\[Read from the nameplate\]
Number of units and location\[Count and mark as H-1, H-2 … on Exhibit D\]
Heating / cooling capacity\[Read from the nameplate — BTU/h and tons\]
FiltrationPleated filters rated MERV 13 at the return; replaced quarterly per Section 4.iii.3
Operating mode during Recirculating. The system is not operated in an economizer or outside-air purge mode
productionduring production, cleaning, or waste-handling activity.
Temperature controlProgrammable thermostats; production and storage areas maintained at 60–75 °F
Humidity controlRelative humidity maintained below 60% using portable dehumidifiers seasonally;
reservoirs emptied daily
Shared or stand-aloneStand-alone — dedicated exclusively to DRIPco LLC; not shared with any other user or
tenant
Service contractorArctic Mechanical, 8236 Arthur St NE, Spring Lake Park, MN 55432, (612) 741-9297 —
semi-annual preventive maintenance under written agreement
No process exhaust, fume hood, hazardous exhaust system, or solvent venting is present or required, because the
facility performs no extraction and uses no volatile solvents. Portable dehumidifiers are used seasonally in the
production and storage zones to hold relative humidity below 60%; they are self-contained, are not connected to any
exterior discharge, and have their reservoirs emptied daily.
4.v Designated Local Contact for Odor Complaints
RoleContact
Primary local contactAnthony Haugen, Owner and Primary Contact — direct telephone (612) 963-3533; email
dripcomn@gmail.com
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
RoleContact
Alternate contactNone designated. The primary contact is reachable directly at the mobile number above
throughout normal business hours, so that no call is routed through a switchboard or
answering service.
AvailabilityAvailable by telephone and able to respond within one (1) hour of a call during normal
business hours
ResponsibilityReceiving, investigating, documenting, and resolving odor complaints; directing corrective
action; communicating with the City
DRIPco designates Anthony Haugen as the individual available by telephone to respond within one (1) hour of a call
during normal business hours and responsible for responding to odor complaints. The complaint response protocol is
as follows:
1. Log. Every complaint, whether received from the City, a neighbor, or any other source, is logged in the Odor
Control Log with date, time, name and contact information of the complainant (if given), the location where the
odor was detected, weather conditions, and a description of the odor.
2. Acknowledge within one hour. The designated contact acknowledges the complaint by telephone within one
hour during normal business hours.
3. Assess on site within four hours. The designated contact or a trained designee conducts an on-site assessment,
including a walk of the property line at the location identified by the complainant, and inspects the odor-control
equipment and the building envelope.
4. Identify and correct. If a source is identified, corrective action is taken immediately — which may include
halting the activity, replacing carbon media or filters, sealing a container, closing a door, or removing waste.
5. Respond within 24 hours. The complainant and, where the complaint came through the City, the Planning
Division are informed in writing of the findings and the corrective action taken within twenty-four (24) hours.
6. Retain and review. The complaint, findings, and corrective action are retained in the Odor Control Log for not
less than five (5) years and are available to the City on request. Complaint history is reviewed at the annual plan
review.
The name and direct telephone number of the designated local contact are posted at the Main Entrance and are on
file with the City Planning Division. DRIPco will notify the City in writing within ten (10) days of any change to the
designated contact.
4.vi Acknowledgment of City Access for Inspection
DRIPco LLC acknowledges and agrees that the City of Fridley, and its officers, employees, inspectors, and
designated agents, shall be allowed access to the facility at 109 Osborne Road NE during normal business hours,
without prior notice, for the purpose of inspecting odor mitigation practices and odor source(s). DRIPco further
agrees to make available, upon request and without advance notice, all records relating to odor mitigation,
including the Odor Control Log, HVAC and carbon filter maintenance records, contractor service reports, and the
odor complaint log. DRIPco acknowledges that the odor mitigation measures identified in this plan are required
upon establishment of the business and shall remain operational for the full duration of the business, and that
the completely enclosed facility shall be managed to prevent nuisance odors from being detectable from
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
outside of the property. DRIPco consents to the inclusion of this acknowledgment as an express condition of any
Conditional Use Permit granted by the City.
Submitted this ______ day of August, 2026.
______________________________________
Anthony Haugen
Owner and Primary Contact, DRIPco LLC
109 Osborne Road NE, Fridley, MN 55432 • (612) 963-3533 • dripcomn@gmail.com
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DRIPco LLC — CUP Amended Narrative — 109 Osborne Road NE, Fridley, MN
Appendix 1 — Odor Control Log (Template)
This log is maintained at the Office, completed contemporaneously, retained for not less than five (5) years, and made
available to the City of Fridley on request without advance notice.
Part A — Equipment inspection and maintenance
DateEquipmentAction takenFindingsInitials
Part B — Odor complaints
Date / timeSource of Location & FindingsCorrective actionClosed (date /
complaintconditionsinitials)
Part C — Equipment failures and production suspensions
Date / time of Equipment and nature of Interim measures takenRestored (date / time)City notified? (Y/N)
failurefailure
Page 17 of 17
LOWER-POTENCY HEMP
EDIBLE MANUFACTURER
LICENSE
DRIPCO LLC
LPMFR-L25-000010
Active Site Registrations
LPMFR-L25-000010-01: 109 NE Osborne Road, Fridley, MN 55432
Approved Business Activities*
Edible cannabinoid product handler endorsement Hemp product exporter endorsement
(LPHE)
Internal/external transport activity
*The business activities listed on this license are approved for the overall business, but may not be approved for each individual site.
License Number: LPMFR-L25-000010
Effective Date: April 11, 2026
Expiration Date: April 11, 2027
Scan for more information on this licensed business.
Eric Taubel
Director
The establishment listed above has been issued a lower-potency hemp edible
manufacturer license by the Minnesota Office of Cannabis Management. This license has
been issued under the authority of Minnesota Statutes, chapter 342.
AGENDA REPORT
Meeting Date: August 19, 2026
Meeting Type:Planning Commission
Submitted By:Stacy Stromberg, Assistant Community Development Director/HRA
Title: Consider a Conditional Use Permit, CUP #26-03, by Gerhard Builders and
Remodeling LLC, for an oversized garage at 531 Kimball Street
Background
See attached Planning Commission Report.
Recommendation
See attached Planning Commission Report.
Attachments and Other Resources
1.CUP26-03 Planning Commission Report
2.Application Summary
3.Property Owners Narrative
4.531 Kimball Street-Certificate of Survey
5.531 Kimball Street-Building Elevations
Vision Statement
We believe Fridley will be a safe, vibrant, friendly, and stable home for families and
businesses.
LAND USE APPLICATION SUMMARY
Item:CUP #26-03 Meeting Date: August 19, 2026
General InformationSpecial Information
Applicant:Legal Description of Property:
Gerhard Builders and Remodeling, LLCLots 13-16, and the Easterly 12.00 feet of Lot 17,
Requested Action:
Block D, Riverview Hights.
Public Hearing to Consider Conditional Use
Public Utilities:
Permit, CUP #26-03 to allow an oversized
Home is connected.
accessory structure at 531 Kimball Street N.E.
Transportation:
Location:
The property receives access off Kimball Street.
531 Kimball Street N.E.
Physical Characteristics:
Existing Zoning:
Larger than typical single-family lot in this
R-1, Single Family; O-2 Critical Area District
neighborhood, with home, detached garage,
Size:
shed, and standard suburban landscaping.
12,366 sq. ft. .28 acres
Summary of Request:
Existing Land Use:
The petitioner, Ryan Gerhard, with Gerhard
Single Family Home
Builders and Remodeling LLC is requesting a
Surrounding Land-use & Zoning:
conditional use permit (CUP) to allow an
N:Single Family & R-1
oversized accessory structure for the property at
E:Single Family & R-1
531 Kimball Street N.E.
S:Single Family & R-1
Staff Recommendation:
W:Single Family & R-1
City staff recommends approval of the conditional
Comprehensive Plan Conformance:
use permit, subject to stipulations.
The Comp Plan designates the property as
City Council Action/60 Day Action Date:
Single-Family
City Council – September 14, 2026
Zoning Ordinance Conformance:
60 Day Date – September 14, 2026
Chapter 621.04 requires a conditional use
Staff Report Prepared by Stacy Stromberg
permit for accessory structures larger than the
minimum size requirements set by code.
Building and Zoning History:
1922 – Lot platted.
1950 – House constructed.
1962 – Detached garage constructed.
1963 – Porch constructed.
1981 – Basement installed under dwelling
Written Report –
The Request
The petitioner, Ryan Gerhard, with Gerhard Builders and Remodeling LLC, on behalf of the property
owners, is requesting a Conditional Use Permit (CUP) to allow the construction of an oversized
accessory structure at 531 Kimball Street.
Site Description and History
The subject property is located on Kimball Street, west of East River Road, within the Riverview Heights
Neighborhood. It is zoned R-1, Single
Family, as are all surrounding properties.
According to assessing records, the
existing home was constructed in 1950.
The detached garage was added in 1962,
followed by a front porch in 1963. In 1981,
a basement was constructed under the
home. The property is in the O-2 Critical
Area District, but there are no Primary
Conservation Areas on the property and
the project does not trigger a Critical Area
Permit.
Code Requirements and Analysis
When the recodified Zoning Code was
approved in May of 2025, a provision was
added allowing single-family property
owners to request a CUP to construct an accessory structure exceeding the maximum square
footage requirement.
Current accessory structure standards are as follows:
Single-Family lots 15,000 sq. ft. or less
Garage plus two additional accessory structures allowed
Maximum total footprint of all accessory structures: 1,500 sq. ft.
No accessory structure may exceed the footprint of the principal building (house)
Single-Family lots 15,001 sq. ft. or more
Garage plus three additional accessory structures allowed
Maximum total footprint of all accessory structures: 2,000 sq. ft.
No accessory structure may exceed the footprint of the principal building (house)
The subject property is 12,366 sq. ft. The existing house is 1,140 sq. ft., the existing garage is 440 sq.
ft., and an approximately 120 sq. ft. shed is present on the property. The petitioner proposes
removing both existing accessory structures and constructing a new 30 ft. by 60 ft. (1,800 sq. ft.)
garage.
The purpose of a CUP is to provide the City with discretion in determining whether certain uses are
acceptable based on their impacts to public welfare, health and safety. The CUP process also
enables the City to impose reasonable conditions to mitigate potential negative impacts on
surrounding properties.
During the recodification process, the City included conditions for various types of CUPs. However,
no use-specific conditions were established for oversized accessory structures. As a result, staff
have identified and including stipulations for this CUP request.
Analysis of Code Provision
Over time as staff have worked with the new code and evaluated actual applications, some
challenges have been identified. Without clearly defined criteria for oversized accessory structures,
determining an appropriate structure size through a CUP becomes difficult and inconsistent. The
current standards limit accessory structures to the footprint of the principal building and to a
combined maximum of 1,500 sq. ft. for this lot size, while the proposed structure is 1,800 sq. ft. This
challenge highlights the need for more precise guidance within the ordinance.
During the zoning recodification process, it’s common for staff and consultants to explore more
flexible standards. These standards were created in part to support modern residential needs, such
as providing additional storage space for homeowners, under the assumption that such flexibility
would have minimal impact on surrounding neighborhoods.
When reviewed by the Development Review Committee (DRC), several concerns were identified.
Most single-family lots in the City are 9,000 sq. ft. Oversized accessory structure on smaller lots risk
dominating backyards, creating extensive visual mass, shading adjacent properties, and altering the
typical residential character. Further, CUPs are not intended to replace dimensional standards; they
regulate uses and associated conditions, not provide exceptions from height, bulk or area limits.
Dimensional deviates are more appropriately reviewed through the variance process, which applied
a defined legal standard.
Evaluating this provision through a real-world application has prompted staff to reconsider the
appropriateness of allowing accessory structures to exceed standard size limits through a CUP. Staff
anticipate recommending modifications to this section of code during our annual code update.
Staff Recommendation
Staff recommends the Planning Commission hold a public hearing for Conditional Use Permit, CUP
#26-03 and recommend approval with stipulations.
Stipulations
Staff recommends that if the conditional use permit is approved, the following stipulations be
attached.
1.The petitioner must obtain all required permits for demolition of the existing accessory
structures and construction of the new garage.
2.No additional accessory structures are permitted on the property for as long as this
Conditional Use Permit remains in effect.
3.The accessory structure is not permitted to be used for a home occupation or converted into
habitable space.
4.The accessory structure must be architecturally compatible with the principal dwelling and
finished with complementary siding and color scheme.
5. Architectural features – such as windows or other design elements must be incorporated to
break up the 60-foot east elevation wall to reduce the visual mass.
6.Drainage from the accessory structure must be managed on site and not directed onto
adjacent properties. Gutters must be installed to properly capture and direct roof runoff.
AGENDA REPORT
Meeting Date: August 19, 2026
Meeting Type:Planning Commission
Submitted By:Nancy Abts, Senior Planner
Stacy Stromberg, Assistant Community Development Director/HRA
Title: Consider a Conditional Use Permit, CUP #26-04, by Jim Mackey, Architect, for
a Detached Above-Garage Accessory Dwelling Unit (ADU) at 160 Talmadge
Way
Background
Regulatory History
Fridley’s ordinance authorizing Accessory Dwelling Units was approved in 2022. Currently, seven
internal and attached ADUs have completed the permit requirements, and an eighth is under
construction. This is the first application the City has received for a detached ADU. A detached
ADU requires a conditional use permit under the ordinance.
The Request
Architect James Mackey has requested a conditional use permit for a detached accessory
dwelling unit at 60 Talmadge Way NE. The homeowners plan to use the ADU for visiting family
members in the near future, and not as an income generating property.
Site Description and History
The subject property is a large, 1.13 acre lot that abuts Oak Glen Creek to the rear. The existing
home was constructed in 1948, with an enclosed porch added in 1985. A recent appraisal of the
property found the home contains 1,091 square feet of living space above grade, with an
additional 809 square feet of finished living area in the basement. The applicant has stated that
the proposed ADU has of living space, which would meet the code requirement that an ADU be
no more than 50 percent of the size of the main home.
The current owners have had an interest in the property since 2024.
Existing house and garage
Comprehensive Plan Guidance
The 2040 Comprehensive Plan guides this property for Single Family Residential Use, described
as “Lots or parcels containing single family detached housing, including manufactured homes, 1-
4 units/acre.” The proposal to maintain two dwelling units on a 1.13 acre lot is complaint with
this guidance.
Code Requirements and Analysis
Parking
The proposed ADU will replace the existing garage on the property.
Existing garage and neighboring house
Two enclosed parking spaces are required for the main home, while an additional two off-street
(but not necessarily enclosed) parking spaces are required for the ADU. The proposal includes
adequate parking.
Landscaping and Screening
Based on the plans submitted, it is not clear if construction will require any tree removals. For
new construction in the R-1 zoning district, the property would need to have three overstory
trees, with at least one of the trees located in the front yard. The rear of the lot is heavily tree
covered.
Use
Use StandardsAnalysisCondition
The accessory dwelling unit must not be The homeowner plans to comply with this #3
sold or conveyed independently of the requirement. It is noted in the CUP for
principal residential dwelling.….future owners.
Either the ADU or the principal dwelling The homeowner plans to comply with the #1
must be occupied by the property owner. owner-occupancy requirement. It is noted
There must be a restriction recorded in the CUP for future owners.
against the property requiring owner
occupancy with respect to at least one of
the units. A rental license for the non-The CUP will serve as the restriction
owner occupied unit is required.recorded against the property.
The current proposal meets this #4.a
A detached ADU must be no more than
requirement. It is noted in the CUP for
50% of the finished square footage of the
future alterations.
principal structure.
A detached ADU must have a water and The applicant has not provided a utility #6
sewer connection to directly to the plan showing that direct connection is
respective utility main within the public impractical.
right of way, or if direct connection is
impractical, to the existing water and
sewer connection at a location on the
service to the principal structure...
An ADU constructed above a detached The current proposal meets this #4.e
garage must not exceed 21 feet in total requirement. It is noted in the CUP for
height.future alterations.
CUP Findings for Approval
The potential for the proposed use to be The proposal is consistent with the Not
in harmony with the general purpose and Comprehensive Plan and the zoning code.needed
intent of the Zoning Code and the
Comprehensive Plan.
The effect of the proposed use upon the The proposal is consistent with the #7
health, safety and general welfare of Comprehensive Plan, zoning code, and
occupants of surrounding lands. surrounding land use. Ongoing
compliance is noted in the CUP for future
owners.
The existing and anticipated traffic Traffic and parking are consistent with Not
conditions.previous and surrounding land uses. needed
Adequate off-street parking has been
provided.
The effect on values of property in the Not
The proposal is consistent with the
surroundings. needed
Comprehensive Plan, zoning code, and
surrounding land use.
Staff find that the application does not meet the standards for issuing a CUP, without
stipulations.
Stipulations
Staff recommends that if the conditional use permit is approved, the following stipulations be
attached.
1.The ADU or the principal dwelling unit on the Property must at all times be occupied as
the permanent and principal residence of the fee simple or equitable owner(s) of record
of the Property. A rental license for the non-owner-occupied unit is required.
2.No more than one ADU is allowed on the property.
3.The accessory dwelling unit must not be sold or conveyed independently of the principal
residential dwelling and may not be on a separate tax parcel. A parcel with a principal
structure and an ADU may not be subdivided through any means including, but not
limited to, filing of a plat, a waiver of platting, lot split, a common interest community
plat, or a registered land survey.
4.The exterior appearance of the accessory dwelling unit must be maintained as
architecturally compatible with principal structure’s siding, color schemes, roofing
materials, roof type and roof pitch and consistent with the requirements of City Code
621.01, including:
a.A detached accessory dwelling unit must be no more than 50% of the finished
square footage of the principal structure.
b.Any exterior stairway which accesses an accessory dwelling unit above the first
floor must be located in a way to minimize visibility from the street and, to the
extent possible, from neighboring property.
c.Balconies and decks above the ground floor must not face an interior side yard or
an interior rear yard not abutting an alley. Rooftop decks for an accessory
dwelling unit are not allowed.
d.Detached accessory dwelling units must be located a minimum of 10 feet from
any side or rear lot line.
e.An accessory dwelling unit constructed above a detached garage must not
exceed 21 feet in total height.
5.The home and the accessory dwelling unit together must have adequate off-street
parking for any use on the lot.
6.Utility service must be in conformance with building codes and utility provider
requirements.
7.Upon the failure to fully comply with the requirements of this approval, the non-
compliant unit(s) shall be vacated within 30 days or another reasonable time as ordered
by the City. The non-compliant unit(s) shall remain vacant and unoccupied until
compliance is gained and the City gives written notice of compliance to the owner(s) of
the Property.
Recommendation
Staff recommends the Planning Commission hold a public hearing for Conditional Use Permit,
CUP #26-04.
Staff further recommends approval of Conditional Use Permit, CUP #26-04, with the noted
stipulations.
Attachments and Other Resources
1.Land use Cover Sheet
2.Application Summary
3.Narrative
4.Certificate of Topographic Survey
5.60 Talmadge Way-T1-Title Sheet
6.60 Talmadge Way-A5-Exterior Elevations
7.60 Talmadge Way-A6-Sections
8.60 Talmadge Way-A3-ADU Main Floor Plan
9.60 Talmadge Way-A4-ADU Upper Floor Plan
10.60 Talmadge Way-A2-ADU Foundation Plan
11.60 Talmadge Way-A1-Roof Plan
Vision Statement
We believe Fridley will be a safe, vibrant, friendly, and stable home for families and
businesses.
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