6.7. SR 05-20-2002City
MEMORANDUM
Item # 6.7.
TO:
FROM:
Mayor and City Council
Michele McPherso~,~irector of Planning
DATE:
May 20, 2002
SUBJECT:
Case No. CU 02-12
Request by Twistmasters Gymnastics, Inc. for Conditional Use
Permit
Request
The Council is asked to approve a conditional use permit to allow establishment of a
gymnastics training facility within the Business Park District.
Attachments
· Location Map
· March 26, 2002 Letter from Rick Martens
· February 27, 2002 Letter from Tim Flynn
· Proposed Gymnastics Schedule
· Staffing Backgrounds
· Site Plan
· Section 900.10.17 - Statement of Purpose - Permitted, Accessory and Conditional Uses,
Business Park District
· Floor Plan with Enlarged Detail
Location
17834 Industrial Circle
Zoning/Land Use
BP - Business Park/LI Light Industrial
Memo to Mayor and City Council/CU 02-12
May 20, 2002
Page 2
Analysis
The Planning Commission first discussed this issue at the March workshop meeting to allow
a gymnastics training facility within the Elk River Crossing Industrial Park. At that time the
consensus of the Commission was that this was not a good fit for the Business Park District.
Mr. Martens' letter indicates that the gymnastics facility will fit into the vocational, technical
and trade school section of the ordinance, listed as Item B. under Conditional Uses.
While not knowing the intent of the drafters of the Business Park ordinance language,
current staff would infer that vocational, technical, and trade schools were intended to be
providing education in the area of developing skills which could then be utilized by
manufacturing, research or office businesses which would be locating within the Business
Park District. Staff cannot find a relationship between these types of schools and a
gymnastics facility.
Mr. Martens does point out that other communities have similar uses in office/warehouse
facilities. Staff would concur that these types of uses have been observed in this type of
environment. However, staff would define the gymnastics training facility as more
commercial recreation, which would be a close match to the permitted use of health athletic
clubs, which are allowed only when the underlying land use is Highway Business.
Planning Commission Action
The Planning Commission conducted a public hearing at their April 23, 2002 meeting. At
the hearing, the applicant, the investors, and the prospective manager spoke in favor of the
request. No one spoke against the request.
The Planning Commission could not find a connection between the gymnastics training
facility and vocational, technical or trade schools. They voted unanimously to recommend
denial of the request.
Recommendation
Staff and the Planning Commission recommend that the City Council deny the request for a
gymnastics training facility as it is not related to a vocational, technical, or trade school.
S:\PLANNING\Case Files\CU 02-12 Twistmasters\5-20CCmemo.doc
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Case Number:
Location Map
CU 02-12 Twistmasters Gymnastics
N
March 26, 2002
BROOKSTONE, INC.
7400 Metro Blvd., Suite 212
Edina, Minnesota 55439
612.837.9167 phone
612.837.8010 fax
Michelle McPherson
Director of Planning
City of Elk River
P.O.B. 490
13065 Orono Parkway
Elk River, MN 55330
Dear Michelle:
Please find attached our application for a Conditional Use Permit for Twistmaster
Gymnastics for our Elk River Business Center. We have attached the required materials.
As discussed, we have requested the labels and will have these to you shortly. We will
also upgrade the floor plan layout of the proposed tenant space prior to the Planning
Commission meeting. We are also attaching the related fee of $500.00.
This tenant has expressed a strong desire to locate their new business in the Elk River
Business Park and both of us feel that this is a compatible and desirable use for this
project. We feel that we deserve the support of the City of Elk River in this application
for several reasons:
1.)
While the applicable building ordinance does not specifically spell out a
gymnastics facility as being a conditional use, it does refer to
educational/training uses, and we certainly feel that a gymnastics studio fits
into the vocational section of this given that, similarly for any kind of
educational/training facility, the training or education being received is for
some a vocation, and for others simply a part of their general education. This
is simply a very specialized area of training and potential vocation, but it does
seem to us that it, nevertheless, does fit into this particular conditional use
section.
2.)
The parking requirement is compatible with our parking design. They
indicate a requirement for twelve parking stalls, and for the 5,000 square feet
in question, this is a good fit.
3.)
We feel that this use is compatible with the city's desire to attract new and
growing businesses in the city. From our discussions with the potential
tenant, we feel there is a definite need in the community, especially given
cutbacks in these types of services being offered by local school districts.
REAL ESTATE ADVISORY SERVICES, INVESTMENT AND DEVELOPMENT
4.)
This type of specific use and similar uses are very common in
office/warehouse facilities throughout the Twin Cities. It is our intent to
clearly demonstrate this with specific examples at the public hearings. The
reasons relate primarily to economics and size availability of space for these
uses. This type of use cannot aff'ord commercial space where rents are two to
three times as much as they would be in a building such as the Elk River
Business Park, and typically bay sizes in retail spaces are not conducive to
this type of use. They require the typical rectangular shape and depth of an
office/warehouse bay.
We appreciate the opportunity to pursue this conditional use permit application with you.
We will be in attendance, together with the applicants, at the Planning Commission and
subsequent council meetings to discuss this matter.
In the meantime, should you have any other requirements in this regard, please let me
know.
Yours very truly,
Richard V. Martens
President.
Attachments
Cc~
Marty Fischer, Premier Commercial Properties,
Jim Wheaton, Griffin Companies
Twistmasters Gymnastics
Tony Geekel
Liza Robson
Jim Winkels
February 27, 2002
To Whom It May Concern:
I would like to briefly summarize the intent of and benefit to the organization and
opening of Twist Masters Gymnastics within the City of Elk River.
]'he intent is to open a training center for children of all ages interested in the sport of
gymnastics. This center will be financed by my wife and me personally (business loan
will not be necessary) and will be managed by two highly qualified individuals (see brief
bios enclosed). The goal is to establish a first-rate training facility with state-of- the art
equipment and trained, experienced coaches. The Elk River area was chosen for its
centralized location. We feel that we will be able to draw clientele not only fi*om Elk
River, but from the homes and schools of many surrounding cities (i.e. Princeton,
Zimmerman, Big Lake, Otsego, Rogers, St. Michael, Ramsey, Albertville and Monticello
to name a few). Enclosed for your review is a sample ora tentative schedule for various
age groups, together with anticipated fees.
Because there is no gymnastics facility within this area, we feel a few of the benefits to
establishing one would be:
1. Due to budget cuts, Jr. High sports within the schools have now been
eliminated. This will give those children interested in the sport, the chance to
train until they become eligible for high school gymnastics.
· 2. Those students currently involved in high school gymnastics have no adequate
facility to train within a reasonable proximity.
3. Having a positive place to expel their energy and interests will keep kids "off
the streets" and lessons learned in sports related activities (i.e. drive,
commitment, respect and determination) will be positive influences on these
children for years to come.
4. Other businesses in the area will benefit from our being located in this specific
location. At~er parents drop their children off for their sessions, chances are
they will shop at the various stores nearby (WalMart, Home Depot, Target,
etc.) to kill time, pick up needed household items, etc.
5. Employment/training opportunities will be available for high school gynmasts
and/or recent grads.
6. Exposure from this particular site is critical to the success of the business.
February 27, 2002
Page Two
The above are just a few of the benefits and positive influences this gymnastics training
center will have on the community.
Thank you for your time.
Sincerely,
)/,
?'
Timothy G. Ftynn
763-428-8200 (Office)
612-490-4420 (Mobile)
Classes 1 Monday. I Tuesday
Preschool
18 mos. 3
Skippers
olds
Jumpers
Wednesda., Thursday
Friday
Saturday
11:30-12:20 9:30-10:30 5:00.5:50 10:00-10:50
5:30-6:20
12:30-1:20 11:30-12:20 6:00-6:50 1 l:00-11:50
5:30-6:20
10:30-11:20 12:30-1:20 7:00-7:50 12:00-12:50
olds 6:30-7:20
*NEW* Preschool Open .Gym 12:30-1:30
Gymastics & Dance Class I
SweetHeart Station 4-5 yr. olds] 6:30-7:30 6:30-7:30
7:30-8:30
SweetHeart Station 6-7 yr. olds
Girls Gymnastics
1:00.2:00
2:00-3:00
Beginners (5-8 yr. olds) 5:30.6:30 5:30.6:30 4:00.5:00 10:00-1 I:00
6:30-7:30
5:30.6:30
,~nners (9 yr. olds &
Level 1
6:30-7:30
5:30-6:30 5:30-6:30 11:00-12:00
6:30-7:30 6:30-7:30 12:00-1:00
Level 2 6:30-7:30 5:30-6:30 10:00-11:00
7:30-8:30 7:30-8:30 1:00-2:00
3 7:30-8:30 6:30-7:30 11:00-12:00
7:30-8:30
Level 4 7:30-8:30 7:30-8:30 12:00-1:00
Boys Gymnastics l
· olds) 11:00-12:00
Boys (9 yr. olds & up) [ 10:00-11:00
Special Offerings I I
[ Mon, thly Tuition
& Tumble (Boys & Girls) 5:00.6:00
Home School 1:30-2:30 10:30-11:30
Jr. & Sr. High 6:30-8:00 3:30-5:00 3:30-5:00 1:00-2:30
Adv. Jr. & Sr. High 6:00-8:00 3:30-5:30 3:30.5:30 12:00-2:00
Open Gym t 3:30.5:00
Pre-Team/Team
(Mandatory)
Petite Elites 5:00-7:00 5:00.7:00
5:00-8:00 ..5:00-8:00 5:00-.8:00
Prep Team: 6 Hours
Prep Team: 9 Hours
5:00-8:00
5:00.8:00
5:00.8:00
2:30.4:00
Level 5&6:9 Hours 5:00-8:00 5:00..8:00 5:00..8:00 5:00-8:00
Level 5&6:12 Hours 5:00.8:00 5:00-8:00 5:00-8:00 5:00-8:00
SM5 ~ of Tr'~mp ond Tuod~ing ~
~ rMmb~r 1~7-2002
PARTIAL EXT. ELEV
ENERGY "
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ELK RIVER INDUSTRIAL PARK
No Scele
Section 2. IownshJp 32. Ronge 26
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~inds
it necessary to do so for the protection of,/
the health, safety and welfare of persons who~
occupy the proposed dwelling unit, imuose
additional reasonable requirements or~con~ions
on the construction and use of ~he dwel/ng unit.
(8) That the conditional use allow/g such a
dwelling unit in an industrial z~.e is deemed to
be unique to the principal us/of the property
and the ownership of the pr/erty and the
principal use. Any condi~onal use permits
granted under this Sec~,~on shall therefore
automatically expire/, f the principal use of the
property changes c/ the ownership of either the
property or the/,~rincipal use of the property
changes.
xix. GoTnment buildings and facilities
/fxi~l~ional use in the I1
17. B-P Business Park District
STATEMENT OF PURPOSE:' The Business Park District is established
to encourage a planned, integrated environment for certain
industrial, office, and commercial uses which are compatible
with, and compliment each other as well as the surrounding land
uses. The underlying land use designation within the district
may vary, either light industrial or highway business.
Development within the Business Park district will correspond
with the land use designation. Industrial and office uses
allowed where the land use designation is light industrial, and
commercial uses allowed where the land use designation is highway
business.
It is the intent of this ordinance that development reflects
common themes using compatible architectural design and
consistency in signage, landscaping, and lighsing. It is also
the intent to encourage businesses which generate a high number
of jobs per square foot rather than predominately warehouse type
uses.
A. Permitted Uses
Permitted uses allowed when the underlying land
use is ligh5 indus%rial:
9.51
a. Light Manufacturing
b. Research and development laboratories
c. Government, business, and professional
offices
d. Mail order operations
e. Telecommunication opera~ions
f. Sherburne County fair
g. Warehouse space not exceeding fifty percent
(50%) of the entire building
h. Showroom space
i. Repair and mainEenance excluding auto
repair
ii. Permitted uses allowed when the underlying land
use is highway business:
a. Health athletic clubs
b. Personal service establishments
c. Financial institutions
Accessory Uses:
i. Off-street parking lots or facilities
ii. Private recreational facilities
iii. Public shelters and essential services
iv. Retail Sales provided the following conditi'ons
are met:
a. The retail sales activity is not located in
an administrative office facility, but is located
within a businessr the principle use of which is
not commercial sales.
b. The retail sales activity shall not occupy
more than fifteen (15%) of the gross floor area,
or a maximum of 5,000 square fee~ of Ehe occupied
quarters, whichever is less.
9.52
c. The retail sales activity is related and
subordinate ~o the principle use.
d. NO sign identifying or promoting that
re~ail sales occur within the building shall be
visible £rom outside the building.
Conditional Uses:
i. Conditional uses allowed when the underlying land
use is light industrial:
a. Warehouse space exceeding fifty percent
(50%) of the total building floor area up To a
maximum of sixty-five (65%)
b. Vocational, technical and trade schools
c. Loading areas/overhead doors when located
in front yards
d. Above ground storage tanks
e. Government buildings and facilities
ii. Conditional uses allowed when the underlying land
use is highway business:
a. Hotels and motels
b. Licensed day care facilities
c. ~ Retail shops.and Stores which compliment
and serve the Business Park subject to %he
standards set forth in 2(j) below.
d. Motor vehicle specialty service stations
e. Loading areas/overhead doors when located
in front yards
f. Multiple tenant buildings
g. Restaurants (Class I)
STANDARDS:
A Minimum lot ~~
B. Building, s (minimum)
9.53
GREAT RIVER
ENERGY ~
PARTIAL EXT. ELEV
~/16'- ~'-0'
(~) FLOOR PLAN
1/16'= 1'-0"
,, / / ! EDCO
---,' - PRODUCTS
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ENLARGED FLOOR PLAN
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FLOOR PLAN
3.25.02
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