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PLM 03/19/2014 PLANNING COMMISSION MEETING March 19, 2014 Chairperson Kondrick called the Planning Commission Meeting to order at 7:01 p.m. MEMBERS PRESENT: David Kondrick, Brad Sielaff, Dean Saba, Tim Solberg, Leroy Oquist, and Courtney Elford MEMBERS ABSENT: Brad Dunham OTHERS PRESENT: Stacy Stromberg, Planner , Mike WardwellFridley Land, LLC Approval of Minutes: January 15, 2014 MOTION by Commissioner Oquist to approve the minutes as presented. Seconded by Commissioner Solberg. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 1. PUBLIC HEARING: Consideration of a Preliminary Plat, PS #14-02, by Fridley Land LLC, a Minnesota Limited Liability Company, fee owner of the property situated in the County of Anoka State of Minnesota and described as: Lots 1 and 2, Block 1, Armament Systems Division, Anoka County, Minnesota, to be reconfigured through platting as: Lots 1, 2, & 3, Block 1, Northern Stacks, generally located at 4800 East River Road NE. MOTION by Commissioner Sielaff to open the public hearing. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS OPENED AT 7:03 P.M. Stacy Stromberg , Planner, stated the petitioner, Paul Hyde of Fridley Land LLC, is requesting a preliminary plat to subdivide the existing large lot, located at 4800 East River Road; to create two separate parcels on the south side of the property. Ms. Stromberg stated creation of these separate lots will accommodate Phase I of the redevelopment of this property. Phase 1 will include the construction of two industrial buildings on Lots 1 and 2. Ms. Stromberg stated for the purposes of financing the new buildings, there needs to be separately platted parcels. Ms. Stromberg stated the Commission and Council will recall that this property was rezoned from M-2, Heavy Industrial to S-2, Redevelopment District last year to allow redevelopment of what has been known as the BAE/FMC/Navy site, now being called Northern Stacks. Planning Commission March 19, 2014 Page 2 of 5 Ms. Stromberg stated the petitioner is planning to redevelop the subject property into 1.6 million square feet of new industrial buildings, in four phases. The development is being phased to accommodate the existing tenants in the existing building. Ms. Stromberg stated at this time Mr. Hyde is seeking to replat the 122-acre site to accommodate Phase I of the redevelopment. The replat will consist of three lots that will be legally described as Lot 1, Lot, 2, and Lot 3, Block 1, Northern Stacks. Proposed Lot 1 will be 538,203 square feet or 12.36 acres in size; Lot 2 will be 596,457 square feet or 13.69 acres in size; and Lot 3 will be 4,115,397 square feet or 94.48 acres in size. The petitioner plans to dedicate 1.49 acres of land for right-of-way purposes. This will be done through the construction of a cul-de-sac which will be constructed off of East River Road, to allow access to the Phase I parcels. The new intersection will be fully signalized. Ms. Stromberg stated Phase 1 will allow for the construction of a 213,000 square feet bulk warehouse building on Lot 1 and a 135,000 square foot office warehouse building on Lot 2. The remaining 122 acres will become Lot 3. Ms. Stromberg stated the property is zoned S-2, Redevelopment District. The S-2 zoning designation was approved to allow flexibility with the redevelopment of the property. When the rezoning was approved last year for this property, a Master Plan was also approved that establishes guidelines that dictate what type of development will occur on site. Ms. Stromberg stated the S-2 zoning does not have a lot size minimum or maximum; however, staff has generally referred to the most similar zoning designation for comparison. The M-2, Heavy Industrial zoning district requires a minimum lot size of 61,500 square feet or 1.41 acres. The creation of Lot 1 and Lot 2 would most closely relate to an M-2, Heavy Industrial zoning designation. Based on this comparison the proposed subdivision would comply with Code requirements. Since the S-2 zoning does not have a minimum lot size requirement and allows flexibility in meeting regular code standards, staff has determined that this preliminary plat meets the intent of the Master Plan that was approved with the S- 2 rezoning for this property. Ms. Stromberg stated City Staff recommends approval of the preliminary plat request as the plat complies with the Master Plan approved for the rezoning of this property. Chairperson Kondrick stated he is very familiar with the property, having lived in the area and driven by the property probably 2,000 times. He understands what Mr. Hyde is doing and this is quite a deal. Commissioner Oquist stated it is pretty straightforward. Commissioner Sielaff asked it is zoned S-2 right now, correct? Ms. Stromberg replied, yes. Commissioner Sielaff asked does that mean at some point in time after construction will it be rezoned? Ms. Stromberg replied, no, the S-2 zoning would remain. Commissioner Sielaff stated but there is a lot of flexibility as to what can be in the S-2, right? Planning Commission March 19, 2014 Page 3 of 5 Ms. Stromberg replied, right, and when the property was rezoned S-2 last year, the City approved a Master Plan at that time which showed what the potential uses might be. Therefore, if the Master Plan changes at all, that would need to come back to the Planning Commission/City Council for review; but the zoning does not change. Commissioner Sielaff stated so the Master Plan is really what is governing what is built on this property? Ms. Stromberg replied, yes. Commissioner Oquist asked the petitioner if he had any idea when the construction would start? Mike Wardwell, Fridley Land, LLC, statedconstruction will start with the clean-up of the full Phase 1 site as soon as the ground thaws out. They are shooting for mid-April.Construction will begin on the bulk warehouse building probably mid-June. Commissioner Sielaff asked the petitioner whether that is contingent upon what they find at the site, correct? Mr. Wardwell replied, yes. Commissioner Sielaff asked the petitioner is it right they are going to be doing some monitoring at the site? Mr. Wardwell replied, they have already completed their investigation and they have an MPCA approved cleanup plan for the site. There may be something that comes up. There always does, but they will deal with it then. Commissioner Solberg asked regarding the third lot to still be developed, it is quite large, is it anticipated that it will be subdivided as well? Mr. Wardwell replied, yes, it is. The whole development will take place in four phases. As they go on they will be subdividing that large area of Lot 3 as well. Commissioner Sielaff asked Ms. Stromberg whether the City gets involved at all in the cleanup part or is it pretty much the MPCA approves, and the City goes along with it? Ms. Stromberg replied, the MPCA is the agency in charge of the cleanup. Mr. Wardwell stated they have been fully funded both from DEED and Met Council cleanup grants applications. They have $1.4 million in clean-up funding through the State fund. Commissioner Elford asked the petitioner if they have renters already set up? Mr. Wardwell replied, they do not have any official ones that they can announce yet but have been seeing very strong interest in the site, especially in the bulk warehouse building. A lot of tenants are really excited about new construction and the flexibility that comes along with it. Commissioner Elford asked the petitioner will they be like industrial companies then? Planning Commission March 19, 2014 Page 4 of 5 Mr. Wardwell replied, mostly distribution kind of warehouse. MOTION by Commissioner Sielaff to close the public hearing. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED AT 7:13 P.M. Chairperson Oquist stated it is pretty straightforward and goes along with the Master Plan. They want to get going on this property. MOTION by Commissioner Oquist approving Preliminary Plat, PS #14-02, by Fridley Land LLC, a Minnesota Limited Liability Company, fee owner of the property situated in the County of Anoka State of Minnesota and described as: Lots 1 and 2, Block 1, Armament Systems Division, Anoka County, Minnesota, to be reconfigured through platting as: Lots 1, 2, & 3, Block 1, Northern Stacks, generally located at 4800 East River Road NE. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 2. Receive the Minutes of the December 2, 2013, Parks and Recreation Commission Meeting. MOTION by Commissioner Sielaff to receive the Minutes. Seconded by Commissioner Solberg. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 3. Receive the Minutes of the February 3, 2014, Parks and Recreation Commission Meeting. MOTION by Commissioner Saba to receive the Minutes. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 4. Receive the Minutes of the November 12, 2013, Environmental Quality & Energy Commission Meeting. MOTION by Commissioner Solberg to receive the Minutes. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 5. Receive the Minutes of the January 14, 2014, Environmental Quality & Energy Commission Meeting. MOTION by Commissioner Oquist to receive the Minutes. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. Planning Commission March 19, 2014 Page 5 of 5 6. Receive the Minutes of the January 2, 2014, Housing and Redevelopment Commission Meeting. MOTION by Commissioner Oquist to receive the Minutes. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 7. Receive the Minutes of the March 5, 2014, Appeals Commission Meeting. MOTION by Commissioner Sielaff to receive the Minutes. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. OTHER BUSINESS: Adopt Rosenberg Rules of Order MOTION by Commissioner Saba adopting the Rosenberg Rules of Order. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. Ms. Stromberg stated since their last meeting they had a plat request for Triland Development which was th to create two separate parcels along 57 Avenue. One is for the McDonald’s site and one is for another freestanding retail building. That was approved by the Council. Ms. Stromberg stated the Trident Development which is proposing to do multi-family housing on the st corner of 61 and University Avenue was also approved by the Council. Ms. Stromberg stated that the next Planning Commission meeting will be April 16, 2014. ADJOURN MOTION by Commissioner Saba adjourning the meeting. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 7:21 P.M. Respectfully submitted, Denise M. Johnson Recording Secretary