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Item 5.2 • Item # 5.2. Crty of Elk .............. River MEMORANDUM TO: Planning Commission FROM: Michele McPhersbw,Director of Planning DATE: April 23, 2002 SUBJECT: Case No. CU 02-12 Request by Twistmasters Gymnastics, Inc. for Conditional Use Permit Request The Commission is asked to approve a conditional use permit to allow establishment of a IIgymnastics 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 Zoning/Land Use BP - Business Park/ LI Light Industrial Analysis The Commission may recall that this item was discussed at the March workshop meeting in regards to allowing a gymnastics training facility within the Elk River Crossing Industrial • Memo to Planning Commission/CU 02-12 April 23,2002 Page 2 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 understanding 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 logical link 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. Recommendation As there is no logical link between vocational,technical,and trade schools and the proposed gymnastics training facility,staff recommends that the Planning Commission recommend . denial of the request to the City Council. • S:\PLANNING\Case Files\CU 02-12 Twistmasters\4-23PCmemo.doc liET o s Wlielli �� G ■,�p,i Ct 3 Iii_ y kokHii !11mAb?JIN a� 11 !II Ikkaii 0ii111 �'��i T�11 \ ge /6>e\ � , OUTLOT B .2?i iii .0;,...A4 NI, ilik liVil tijirj "lirlinEEriiff'''..1.1.1111.11113.114 Awl lj o 000v 1 NO. , PARCE \ 3 L cn HOHLE O a ���`�� 111\ g TO1111 \ 0:670 W UP �6 . . �����©v� 4 I "0 "' • 1vE1 4 Ww BLOCK 2 C •ZW I N ••"1 0 90 1 i S1`� ■ 9 N C • AVENUE NW 0 T L 0 T -I B L 0 C K 3 L 0 T 1 ik TEi •USTRIALSICIRCLE \ 61 if . _- 1 ER 1 \ \ \ II ss: 5\ 044# Op+ . .s , I Ala l\\\\ liNN. ilk vie /l o1/ y I 1 hl J' • Location Map N River Case Number: CU 02-12 Twistmasters Gymnastics BROOKSTONE,INC ._ 1 CSI\ • l; � 7400 Metro Blvd.,Suite 212 Edina,Minnesota 55439 612.837.9167 phone March 26, 2002 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 afford 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 40 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. The 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 from 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 of a 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. After 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 gymnasts and/or recent grads. 6. Exposure from this particular site is critical to the success of the business. 4110 • 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, - z ://4 Timothy G. 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W Wastral Q] 171iu Or Qh Rpm Jenny Bartlett: Former local High School Gymnast. 6 years aommwitty education teacher,Jr High coaching 1 year,5 years High school coaching(4 of them head coach)1 year staff advisor to High School Program,Coaches Associate 7 AA section representative 1999-2000, eroaches Associate member 1997-2002. Sherilamariee 1 Kramer Former High School gymnast,United Stares Gymnastics Federation Gymnast(USAG)now named USAG,United States Association of Tramp and Tumbling Gymnasts, 8 years community education readier,4 years High School coaching,3 years Jr high coaching,USAG professional member 1987-2002 Both have unique backwoods in coaching styles for all ages Progressions shared from local experience to out of counhy experience.Have coached together for 3 years,in high school training for local Elk River High School Program- Have coached gymnasts at all levels of the spectrum in this field,pre-school aged gymnasts ro state performers in high school and USGA levels. 0 hill 1 liN �� : ! � �1D1NDO SS3NISf18 �lDnlLl X13 'iii a N • ttiail` .44-:1.1.U.1,14 ! !!1;1� '� i+ i i vi 1/(-�l- 0 C21 0 T I.J..11 0_ `71 to o 1:1 ©1) Q . 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ELK RIVER INDUSTRIALP PARK . i 400A _______) \ . it \ ts G. 1/ TE0 OM – 1 I : °O OELINIA160 WETLAND z'r.g7it'\ 1 law Ave/41V : illi : '111.' It ow ‘‘..1111 1 NONSIONS 1,61 ' 12 I A— % . '1 1 I ' I ii---\ EL RNER\ % \:\s..' - — Sq,K I 4.`‘ I 2 .0001 RUSINEEM CENTER •MOS Yll.MO O. :4. ' stA a , . , .: , v , TWIST64ASTER : ------\ -------- \ \ k _\„\ , ditIIRI-V 44' GYMNASTICS \ \ --.: Apia, it ). I\:Vk. o o o_ .__. ' Oil “..11:n.....ko2r'•' ./ VeL-'"".•:•".=.'-4 ' . CC _........dh , 1•04...!,Alikr_,Miklpry 1 0 i 1 ..S..,__,..._..___._.—,-1..., 1 : ":„. .!rri................•,e' / 693., " 4114 / I- --...., /-- Z No Scold ,qighgit,,,dgAlk,EFit:T4T4 ' .. • . SecUon 2, Township 32, Reno. 26 • , -glii:411Agigkiiiirr4,,Iam'' __,,Zr,' `.. 414i; : '''''......_......-,.m.s.iPE...--y '''. 7‘ •'4. -,..,-.. ." . • f , / / / / / L 2'2' ;CN Z N.I , / ... •' D • - ",',./ ••• I , M < ,. • 1 I ( 1 / / n CC . . .,. it . . : . . \ . . , .. . A• i --," CT ri . , . , :Nowe I 1 , . CERTIFICATION _–.i-------- I DELINIATE0 WETLAND -- I ;i i I , - .... 1 I i I .... ....J . L N.1.6.SOWN I _ SITE PLAN OM 3 25 02 , . (--)SITE PLAN Al \--;1' 3O' 1,1 r MOW AO v, • finds it necessary to do so for the protection of the health, safety and welfare of persons who p:y occupy the proposed dwelling unit, impose additional reasonable requirements or con. . tions on the construction and use of the 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-ional use permits granted under this Sec * on shall therefore automatically expire f the principal use of the property changes • the ownership of either the property or the .rincipal use of the property changes . xiii. Temporar structures xix. Gov- nment buildings and facilities xx. ini storage .xi . All uses allowed as a conditional use in the I1 • zone 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 lighting. 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 • i . Permitted uses allowed when the underlying land use is light industrial : 9. 51 • a. Light Manufacturing b. Research and development laboratories c. Government, business, and professional offices d. Mail order operations e . Telecommunication operations f. Sherburne County fair g. Warehouse space not exceeding fifty percent (50%) of the entire building h. Showroom space i . Repair and maintenance 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 B. 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 conditions are met: a . The retail sales activity is not located in an administrative office facility, but is located within a business, 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 feet of the occupied quarters, whichever is less . 9. 52 • c. The retail sales activity is related and subordinate to the principle use. d. No sign identifying or promoting that retail sales occur within the building shall be visible from outside the building. C. 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 the 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 size - one and one-•- 1 1/2) acres • B. 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Z g n f iiB 0 n n n `_ ` c ara14 rn 01 nII 41 0 I , II II 11 .:.6 -- 1 - i 71 41 41 14 II II ; 41 64 r u u u 1 8 \[ r 9 'U r a r} � I{i hi7D- I - '^ - ! 1 ce - PROPOSED TENANT BUILD-OUT FOR - - - �e�t ° ' 104>13001344>13,00 �' � ��, IttitttttUg g1� � TWISTMASTER GYMNASTICS a II!IUA i ;;I:f E-- I .„-.„„ Z ELK RIVER , MINNESOTA / ELK RIVER BUSINESS CENTER �� 8 •