7.1. SR 07-18-2011Item # 7.1.
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Kiver
TO: City Council
MEMORANDUM
FROM: Jeremy Barnhart, Planning Manager
DATE: July 1 I, 201 I
SUBJECT: Spectrum Charter School Dome
Spectrum Charter School has requested a workshop with the City Council to discuss a
proposed partnership with the City of Elk River for the construction and operation of an
athletic dome, proposed for land owned by the EDA adjacent to Spectrum High School,
currently under construction.
Spectrum proposes construction of a 350' x 124' wide by 40' high dome that was donated
from Lifetime Fitness about three years ago. There remains 12-15 years of life expectancy
on the dome. The dome is to be used by Spectrum for physical education and athletics.
Access to the dome is proposed via the parking lot and access shared by the Briggs building.
and Gradient Technology. Briggs has provided Spectrum permission, Gradient Technology
has not. Construction of the dome would occur in the final phase as initially a sports field
would be improved at the site of the future dome.
Spectrum proposes the city (EDA) lease the land for the dome to Spectrum in exchange for
dedicated time for city designated activities. It is acknowledged that the specifics of the
agreement are very general; upon Council direction, the details will be negotiated. Spectrum
representatives will be at the Council meeting to provide further information.
Staff has prepared some preliminary comments based on a review of the proposal.
1. Lot configuration. Spectrum proposes to use a ortion of the lot for the dome, with the
remaining portion of the lot to be retained by the EDA for sale to other users. To address a
concern that the dome may have negative impacts on possible expansion plans on the part
of CDI (the property owner to the south), a letter of support from CDI has been provided.
This letter indicates that the subject piece is not likely to be used by CDI. While this is
helpful, this implies that CDI is the only available user of the proprexty.
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2. Permissable use. Stand alone Commercial Recreation or Training is a conditional use
if the Comprehensive Plan guides the property as mixed use or highway business. The
underlying land use is guided Light Industrial. Therefore, the property can only be approved
as an accessory use of the Educational Institutial use. The parcel that hosts the high school
must be expanded to host the dome unless a Comprehensive Plan amendment is processed
and approved.
3. Building design standards. The Business Park Zoning District does have building design
standards that would apply. While fabric or canvas is not a listed approved material, the
planning department could determine fabric is an acceptable material. Based on staffls
present knowledge about domes of this type, staff is inclined to state that the material is not
acceptable. This opinion may be appealed.
4. Access. Access to the site is proposed via a drive from the Spectrum High School lot.
This may impact wetlands or established drainage patterns.
5. Site configuration. Based on the size communicated, a redesign of the dome site will be
necessary in order to avoid existing easements. Staff has prepared an exhibit to illustrate the
special relationships at play.
6. EDA. An update was provided to the Economic Development Authority at their
meeting on July 11, 2011. The EDA had concerns with the placememnt of the dome on the
property, due in part to concerns with using limitied land resources for non manufacturing
uses, visibility of the dome to Twin Lakes Road and (possibly) Highways 10/ 169, and what
message a dome send to other users that have had to meet bursiness park requirements.
7. Park Commission. An update was provided to the Park Commission on July 13, 2011.
In speaking with park staff, it seems as though the parks and recreation departments would
find the dome as an asset for the city.
8. Process. Should the Council feel the dome is an acceptable use in this location, the
following processes, at minimum will need to be undertaken, including
Lot split/ replat,
Conditional Use Permit amendment
Appeal (of planning departments decision that the fabric is not acceptable.)
The EDA will need to be signatories to these applications as they own the property.
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Spectrum -Elk River Athletic Field & Dome
A Collaborative School-City Partnership
INITIAL PHASE:
Soccer -Athletic Field
Spectrum High School is interested to lease land from the City of Elk River (Economic
Development Commission) for the purpose of an additional athletic field. The field will be used
for physical education classes and athletic practices and/or competition.
Spectrum High School has been .approved by the Department of Education to add grades 6-8 this
fall and anticipates an enrollment of 400 students this fall (2011}. The additional field space will
enhance the overall education, recreation, and athletic experience of our students.
Completing this lease agreement with Spectrum will generate revenue to the city from property
that is not currently in use. It will also afford Elk River another option for an athletic field to use
when it is not scheduled by Spectrum. Parking will be available in the lot located on the school
property. Afoot path will extend to the athletic field from the school on city owned property
(see diagram).
The three acre field is very flat and will require very little grading. Any necessary
improvements, construction, and maintenance of the athletic field will be paid for by Spectrum
High School.
FINAL PHASE:
The hope of Spectrum High School is to enter into a collaborative partnership with the City of
Elk River to eventually install our inflatable dome on the site of the athletic field. This would
include an access road extending from our school property to a parking lot that would be
constructed adjacent to the dome.
Dome Information & Background
The dome is 350' long x 124' wide x 40' high. It was formerly-owned by LifeTime Fitness in St.
Louis Park as a tennis dome (7 courts). The dome includes 70 suspended light assemblies, exit
doors, two furnace inflation systems, and a revolving door. The dome was ten years old at the
time of the donation to Spectrum with a total life expectancy of 22-25 years.
The dome was donated to Spectrum High School nearly three years ago. At the time; the dome
was valued at $450,000. The intended purpose of the donation was for the dome to be used for
school purposes to enhance fitness, physical education, and athletics.
7/13/2011
Our interest is to put the dome on about 4 acres of city owned property that is adjacent to our
new school site at 17796 Industrial Circle NW in Elk River. This is the site that was previously
under consideration by the city for the YMCA. The location of the dome will not infringe on the
adjacent wetlands.
Spectrum understands that a property owner to the south of the proposed dome site has expressed
some interest to expand (CDI -Custom Curb Adapters). We met with the owner of CDI, Pat
O'Brien, and he indicated that he has no short or long term interest for this city owned property.
Mr. O'Brien has written a letter of support for the dome (attached).
The dome will include an inflatable membrane that covers an artificial turf field. The turf field
may be used for activities such as soccer, lacrosse, softball, baseball, golf, walking, running, etc.
The membrane is intended to be inflated year round and is attached to a concrete wall ranging
from 2-4' high. The winter interior temperature of the dome is generally 50-55 degrees.
Initial property improvements will include a gravel parking lot and electricity. The long term
plans would include a small entry building (about 400 square feet) for restrooms that will
necessitate sewer and water. All property improvements would be completed according to the
City of Elk River building code.
While waiting to begin construction of the dome, Spectrum High School is interested to lease the
field from the city to establish asoccer/athletic field that would be paid for and maintained by
Spectrum. When not in use by Spectrum; the field may be used without charge by the City of
Elk River. Some, or all, of the field may be covered by the dome once dome construction
begins.
Dome Proposal
One of the charters of Spectrum High School is community outreach. In keeping with our
vision; Spectrum would like to propose the following partnership for your consideration:
• Spectrum High School will own and operate the dome on city property that is either sold
or leased to the school.
• Spectrum High School will pay for the installation of the athletic field and dome.
• Spectrum High School will maintain property and commercial insurance on the dome;
and compliance with all city, state, and federal regulations.
• Spectrum High School maintains the right to lease the dome for revenue to groups, teams
and individuals.
• The City of Elk River will receive dedicated time to use the dome for city designated
activities. The amount of time for use by the city will be equivalent to the value of the
land donation or rental to Spectrum High School.
7/13/2011
• The block of time for city use will be mutually agreed upon by Elk River and Spectrum
High School. The value applied to the dome use by the city will be the customary rental
rate for the dome.
• After the value of the land donation has been exhausted; the city will continue to receive
the opportunity for priority time and discounted rental rate of the dome.
• The dome will be open to the public for walking, jogging, and running at no charge
during designated hours of operation.
Economic Development
The lease of the land to Spectrum High School by the City of Elk River (Economic Development
Commission) will generate revenue to the city. In addition; the athletic field will provide
additional options for community recreation and athletic contests.
When installed; the inflatable dome will be offer year round employment to a site supervisor and
about ten additional part-time positions including dome attendants, coaches, and maintenance
staff. The dome will also be used by many other organizations year round that offer employment
to athletic administrators, coaches, and event planners.
Thank .you very much for your consideration!
Prepared by:
Rick Peterson
Director of Athletics and .Facilities
Spectrum High School
17796 Industrial Circle NW
Elk River, MN 55330
7/13/2011
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