7.3. SR 10-17-2016Request for Action
To Item Number
Mayor and City Council 7.3
Agenda Section Meeting Date Prepared by
Public Hearings October 17, 2016 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Conditional Use Permit for a Commercial Zack Carlton, Planning Manager
Recreational Facility, UNA Stamus Fitness – 13467
Reviewed by
Business Center Drive NW
Cal Portner, City Administrator
Action Requested
Approve, by motion, the Conditional Use Permit to operate a commercial recreational facility at 13467
Business Center Drive with the following conditions:
1. Prior to recording the Conditional Use Permit, the city’s Building Official and Fire Marshal
shall inspect the building for compliance with all state and local building codes. The inspection
and abatement of all concerns must be completed by December 17, 2016.
2. The authorized use shall not begin until the Conditional Use Permit is recorded.
3. If the proposed work described in the application and Conditional Use Permit has not been
substantially completed within two years of the Conditional Use Permits date of approval, the
permit shall expire and become void.
4. The Conditional Use Permit shall expire if the authorized use ceases for more than six months.
5. The applicant must apply for and receive approval of all required permits before any
construction may begin.
Background/Discussion
Case No. CU 16-26
The subject property is located within the commercial area at the southwest corner of Highway 10 and
Joplin Ave. The property is zoned Highway Commercial (C3) where commercial recreational facilities
require a Conditional Use Permit (CUP). The proposed use, a fitness facility, requires a CUP application
and review from both the Planning Commission and City Council.
The use is consistent with the comprehensive plan, which guides the property as Highway Business. The
Highway Business land use ranges from moderate to high intensity forms of commercial development in
Elk River. Businesses in this category may be the largest both in terms of size and traffic generation
while also providing services and convenience types of business. The Highway Business land use follows
the Highway 169 and Highway 10 corridors. An important planning issue is providing options to
accommodate increased demand for retail and service opportunities that meet access, visibility and size
requirements.
Una Stamus Fitness, LLC is proposing to open CrossFit Una Stamus, a CrossFit facility. The business is a
fitness, health, and wellness coaching provider that focuses on individual programming, customized
training plans, and high-level nutritional guidance.
Building
The facility consists of a 3,960 square foot facility spanning three vacant spaces on the subject property.
No renovations, alternations, or modifications are planned to the exterior of the building. Further, no
modifications to the parking lot, building elevations, current utilities, landscaping, grading/drainage, or
wetlands are being proposed or will take place.
Signage
The applicant intends to put one wall sign on the front and back of the building as well as signage on the
existing freestanding sign. Sign permits are required for all signage.
Parking
The facility is 3,960 square feet in size and requires 20 parking spaces per city ordinance (1 space per 200
square feet of floor area). The parking lot is adequately sized to accommodate the required parking for
the proposed use as well as all other uses in the development.
Hours of Operation
The hours of operation will be 5:30 a.m. – 7:30 p.m. Monday through Saturday. If future demand
dictates, they may add more classes and open on Sundays. Course times can be viewed in the applicant’s
narrative.
Employees
The business will have one full-time employee, who is one of the two co-owners of the business. He will
be the primary coach and run day-to-day operations of the fitness center. CrossFit Una Stamus will
employ an additional part-time coach for approximately the first year of operation (the second co-owner),
and will potentially add additional part-time coaches as the business grows into the second and third years
of operation.
Applicable Regulation
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or
the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The proposed use will not detrimentally affect nearby property as the use fits with the intended use
of the development and is surrounded by other commercial establishments.
2. Will be consistent with the comprehensive plan.
The use is consistent with the comprehensive plan. The proposed use fits the highway commercial
guidance for the property.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The surrounding area is nearly fully developed, and the proposed use will not affect the remaining
vacant lots.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police
and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular,
create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The facility will be served by city services and there does not appear to be any other potential impacts
to public facilities or services.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to
any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
The proposed use does not involve hazardous materials or activities that may detrimentally affect
nearby properties or residents.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The facility will be locating in an existing building and the proposal does not include exterior site
modifications that may damage natural or historic features in the area.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and Standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The applicant is required to comply with all other sections of the code and must apply for all required
building permits in addition to the Conditional Use Permit.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
In the review of the standards for CUP as outlined, it appears that the request is consistent with all of
these standards.
Planning Commission Meeting Summary
The Planning Commission had no comments or concerns. During the public hearing, no one spoke for
or against the request and staff has not received any comments since the Planning Commission meeting.
The applicant has no issues with the recommended conditions.
The Planning Commission unanimously recommended approval of the request.
Financial Impact
None
Statutory Review Period
Per State Statute §15.99 the required 60-day review period ends on October 28, 2017.
Attachments
Location Map
Applicant’s Narrative
Site Plan
Building Plan
Conditional Use Permit (CUP) Application
Description of Project Narrative
Una Stamus Fitness, LLC – DBA CrossFit Una Stamus
Matthew & Tanya Petz
August 29, 2016
Table of Contents
I. Executive Summary ............................................................................................ 1
Vision
II. Scope of Project .................................................................................................. 1
Overview
Building Renovation Plans
III. Hours of Operation ............................................................................................ 3
IV. Number of Employees ........................................................................................ 3
V. Number of Parking Stalls ................................................................................... 3
VI. Proposed Screening of the Site ........................................................................... 4
VII. Proposed Building Materials .............................................................................. 4
VIII. Signage ............................................................................................................... 4
IX. Outdoor Storage ................................................................................................. 5
CUP APPLICATION – UNA STAMUS FITNESS LLC 1
Executive Summary
Una Stamus Fitness, LLC is proud to propose establishment of a new CrossFit fitness facility on the west
edge of the City of Elk River, to be located at the Country Crossings Center, 13467 Business Center Drive
NW, Elk River.
The new facility, “CrossFit Una Stamus,” will formally be located at 13469 Business Center Drive (the
former “Curves” location), and will consist of three units in the Country Crossings building: 13465, 13469,
and 13471, which will be merged into one 3,960 square foot fitness center space. By locating our new fitness
facility in a former fitness center (Curves), Una Stamus Fitness believes the new operation will be in keeping
with past uses and will provide a positive impact to the area.
In establishing a new CrossFit-based fitness experience in Elk River, CrossFit Una Stamus – “CFUS” – will
be founded on a unique combination of product, value, ambiance, and brand experience. CFUS will build on
the success and momentum of the CrossFit brand, leverage a non-saturated market, and differentiate through
niche programming and client-focused services model. The fitness center will position itself within the local
fitness industry as a niche provider of health, wellness, functional fitness, exceptional coaching, and a strong
social network for Elk River and surrounding areas. Ultimately, CrossFit Una Stamus will deliver exceptional
client results to achieve sustainable business growth while furthering the public good.
Vision
Una Stamus: “Together We Stand.”
With a vision for enhancing functional fitness, health, and healthy living for all ages and backgrounds,
CrossFit Una Stamus takes an approach that produces results: strength and conditioning training with
everyday, functional movement that, when combined with healthy living and nutritional guidance -
maximized by exceptional coaching, a unified and supportive approach of its membership, and owners who
truly care - enhances quality of life and makes people with real lives and real demands better at what they
want to do every day:
Work. Play. Live.
CrossFit Una Stamus: Together We Stand. Strong.
Scope of Project
Overview
Una Stamus Fitness, LLC (“USF”) was established in Elk River in 2016 as a fitness, health, and wellness
coaching provider that focuses on individual programming, customized training plans, high-level nutritional
guidance, and exceptional client service. In keeping with USF’s vision of improving health and wellness for
more people, USF has secured the necessary training, funding, lease, and national affiliation agreements
necessary to expand its personal training service into a full-fledged fitness center offering, operating as an
independent CrossFit Affiliate under the CrossFit brand halo.
CUP APPLICATION – UNA STAMUS FITNESS LLC 2
Operating as a CrossFit provider requires a number of things, including trainer certificates for coaches, a
workout space capable of supporting CrossFit-style workouts (the purpose of this application and narrative),
necessary training equipment, etc.
Una Stamus Fitness has made significant progress toward the goal of opening as a fitness center, and is now
submitting application to the City of Elk River for conditional use of the space. Approval of this application
will provide CrossFit Una Stamus with the necessary space for operation. Upon approval from the City of
Elk River, Una Stamus Fitness will begin doing business as “CrossFit Una Stamus” at 13469 Business Center
Drive Northwest.
Building Renovation Plans
The Country Crossings Center is a currently existing structure, and no renovations, alternations, or
modifications are planned to the exterior of the building (aside from putting up a sign for the business).
Further, no modifications to the parking lot, building elevation, current utilities, landscaping,
grading/drainage, or wetlands are being proposed or will take place.
The new location of CrossFit Una Stamus will consist of a 3,960 square foot facility spanning what is
currently three smaller spaces inside the Country Crossings center: 13465 (former “Ship ‘n’ Mail” business;
1,560 square feet), 13469 (former “Curves” fitness center; 1,200 square feet), and 13471 (former “All-State
Insurance” office; 1,200 square feet). None of these businesses has been in operation for some time; this
proposal will bring renewed activity to the Center.
The three former businesses are located next to each other in the Center, with internal walls built as
partitions. Renovation of the spaces will involve clearing the walls to open the space into one larger facility:
The former Ship ‘n’ Mail location will require minimal renovation; the dividing wall between Ship ‘n’
Mail and Curves will be removed and the space opened up for workouts.
The former Curves location was previously a fitness-style facility, and so is nearly ready for our
operation. Dividing walls between Curves and the other two spaces will be removed to provide an
open workout area utilizing all three spaces.
The former All-State Insurance office has a number of internal offices built into the space that will
be removed to accommodate an open workout space. The dividing wall between the Curves space
and the All-State Insurance office will also be removed.
The end result will be an open space consisting of all three former businesses, with the majority of the
building renovation being removal of internal materials. No significant build-out will need to be undertaken.
To ready the newly renovated space for CrossFit classes, rubber flooring will be installed in the majority of
the workout space and a variety of workout equipment (e.g., barbells, weight plates, rowing machines, pull-up
bars, kettle bells, etc.) will be moved in; a single shower stall will be added (and will likely be the largest build-
out project for the facility that is undertaken).
CUP APPLICATION – UNA STAMUS FITNESS LLC 3
Hours of Operation
CrossFit Una Stamus, focused primarily on group fitness designed to cater to the functional fitness needs of
the community, will offer classes each day at a variety of times. Class times were determined through market
research, and based on what most common course times are viable for the Elk River community (e.g.,
commute data as published by the US Census Bureau).
Number of Employees
CrossFit Una Stamus will have one full-time employee, who is one of the two co-owners of the business. He
will be the primary coach and run day-to-day operations of the fitness center. CrossFit Una Stamus will
employ an additional part-time coach for approximately the first year of operation (the second co-owner), and
will potentially add additional part-time coaches as the business grows into the second and third years of
operation.
Number of Parking Stalls
As illustrated in the aerial photographs included with the CUP application, the facility has adequate parking to
support the CrossFit Una Stamus operation. There are approximately 50 parking spaces at the Center, not
including spaces in front of the Holiday Gas Station that is located on the east end of the building complex.
MON TUES WED THURS FRI SAT
5:00
5:30
6:00
6:30
7:00
7:30
8:00
8:30
9:00
9:30
10:00
10:30
11:00
11:30
12:00
12:30
1:00
1:30
2:00
2:30
3:00
3:30
4:00
4:30
5:00
5:30
6:00
6:30
7:00
7:30
CrossFit CrossFit CrossFit
CrossFit CrossFit CrossFit CrossFit CrossFit
Hero WODOpen Gym
CrossFit CrossFit CrossFit CrossFit CrossFit
CrossFit Boot Camp CrossFit Boot Camp CrossFit
CrossFit
CrossFit CrossFit CrossFit
CrossFit CrossFit CrossFit CrossFit
CrossFit CrossFit
CrossFit CrossFit
Boot Camp CrossFit Boot CampCrossFit CrossFit
CUP APPLICATION – UNA STAMUS FITNESS LLC 4
While these spaces will be shared with all the businesses at the Center, CrossFit Una Stamus will have the
majority of its hours of operation outside typical business hours (e.g., 5:30-7:30am & 4:30-7:30pm), and will
operate during different hours that many of the other businesses currently located in the Center (e.g., the
Tattoo shop next to the proposed site operates 9am-5pm according to a conversation with the
owner/operator; the Subway restaurant is on the opposite end of the Center and does not open as early as
CFUS will run classes; etc.).
Further, class sizes at CrossFit Una Stamus are typically small (8-12 people per average class, with maximum
class sizes 18-20) which will reduce the number of spaces needed for operation during any given class time.
Based on this analysis, there is currently adequate parking for CrossFit Una Stamus members and other
business patrons at the Center, and no additional parking is needed.
Proposed Screening of the Site
There is no proposed screening of the site.
Proposed Building Materials
The Country Crossings Center is a currently existing structure, and no renovations, alternations, or
modifications are planned to the exterior of the building (aside from putting up a sign for the business).
Further, no modifications to the parking lot, building elevation, current utilities, landscaping,
grading/drainage, or wetlands will take place.
Renovations to the interior of the building will primarily be removal of internal walls and opening of space;
there will be very limited construction inside the facility. As such, there are very few proposed building
materials needed as part of the proposal. Construction will be likely be limited to putting down rubber mats
over the existing flooring, and installation of a shower (with the shower addition being likely the biggest
build-out inside the new facility).
Construction of the shower, and any other internal build-outs that will need to be completed (none others are
anticipated), will be completed fully in compliance with applicable design standards.
Signage
CrossFit Una Stamus intends to put one sign on the front (north) of the building (one of the three spaces
being rented, not all three), one sign on the back (south) of the building, and 1-2 small signs on the currently
established Country Crossings marquee that hosts signs for the other businesses in the Center. The signs on
the front and back of the building will include the CrossFit Una Stamus logo:
CUP APPLICATION – UNA STAMUS FITNESS LLC 5
Sign criteria will adhere to City of Elk River sign requirements, and the owners of CrossFit Una Stamus have
agreed to additional sign restrictions with the owner of the property. Key considerations for signage as
outlined in that agreement include:
Average height of sign letters or components shall not exceed 30”. Capital letters shall not exceed
36”.
Sign letters will be constructed with internally illuminated letters.
Letters shall not project beyond brick face more than five (5) inches
No moving or rotating signs, back-illuminated signs, signs with moving or flashing lights, signs with
transparent or translucent background panels, freestanding signs, or rooftop signs will be used.
A copy of the sign requirements stipulated in the lease agreement are attached for review.
Outdoor Storage
There will be no outdoor storage at the site.
L:=:=~I Office Area(to remain as is)
==1 Open Space - Workout Area (to be demo'd)
D Bathrooms (to remain)
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13445-1350 l' Business C'enter Drive