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Item 5.3 Item # 5.3. 11111 City of Elk -�-� River MEMORANDUM TO: Planning Commission FROM: Michele McPhersor't;`Director of Planning DATE: September 23, 2003 SUBJECT: Case No. CU 03-27 Request by Karla Donner for Interim Use Permit for Fitness Facility Request • The applicant requests that the Planning Commission consider an Interim Use Permit to allow a fitness facility in the Business Park District. Attachments • Location Map • Applicant's Narrative • Site Plan • Floor Plan • Permitted and Conditional Uses - Business Park District • Draft September 8, 2003 EDA Minutes Location Great River Energy Industrial Building- Elk River Business Park 17834 Industrial Circle Zoning/Land Use BP, Business Park District/ LI, Light Industrial • Memo to Planning Commission/CU 03-27 September 23,2003 Page 2 • Overview The applicant is proposing to lease 5,000 square feet within the Great River Energy industrial building located within the Elk River Business Park south of Home Depot for a 24/7 fitness center. Fitness centers are not a permitted or a conditional use when the zoning is Business Park and the underlying land use is Light Industrial. They are, however, a conditional use if the zoning is Business Park and the underlying land use is Highway Commercial. As the Commission is aware,this scenario does not exist within the Business Park Zoning Districts scattered throughout the City. In order for this use to be considered,we have determined that it could be allowed as an Interim Use,provided there is an end date and it does not create adverse impacts to adjacent uses. This process was used to allow the gymnastics facility that is also located within this building. Analysis Fitness centers typically are located in commercial areas; hence the provision in the Business Park District to allow fitness centers when the underlying land use is Highway Business. The Commission has in the past discussed the purpose of the Business Park District,which is, of course,to attract higher paying industrial jobs. If the Interim Use Permit is granted, the fitness center will occupy space that could have potentially occupied by an industrial or • manufacturing companies providing jobs consistent with the goals of the Business Park District. As with the gymnastics facility,this use is neither compatible nor consistent with the goals of the Business Park District. Staff would therefore,recommend against granting approval of the Interim Use Permit to locate the fitness center within the Business Park District. An alternative to the Interim Use Permit request, considering the types of uses the property owner desires to locate within the building,would be to rezone the northerly portion of the Business Park area to Highway Commercial and to re-guide it as Highway Business. This would resolve the conflicts that the owner and the City are having with the types of tenants the owner is attempting to locate within the building. Economic Development Authority Review This request was reviewed by the Economic Development Authority at their September 8, 2003 meeting. The Authority recommended denial of the interim use, but did not agree with staff's recommendation that the owner consider a land use and zone change for the north half of the business park area. Recommendation Staff recommends that the Planning Commission recommend that the City Council deny the Interim Use Permit request for the fitness center. • S:\PL.ANNING\Case Files\2003\CU 03-27 Donner\9-23 PC memo.doc G. \ U \'0 -i 7')I — v 11 v -`•<,// 7 3` 1a,T-A 10 ' �`9'6,T i s 'g I friA• c ' 2 Q_ 1111 ��� Igo ©�UJm i O !� 0 u.) 8 7 r40T V W cn/ 3RD STVOA 0 y 1 4 pow 4 0 ‘..t. 5\ I'Q/ 0.L B Ov I TION �TREQT U / �S .-L 41 �4 ' ' - ‘ is Row k „ )11, ii OUTLOT B �,�' riga 01 410 s, O.L A z I �I ��i� \\ AGU 18 • 'Oil° Mal •' APWt O 0 7 �� OUTLOT 1 ♦ CI PARCE �'/N0. •tHOOHLE 'I. UPA _ D a a a ..� ��r��o I • 4 ; 0Lf,j) Tim, 01-44> 00 \ v2 w N Q o fs1i II m LI 2 Z o Z �� i° i ri. y ° I °■ T * ME11l � C 9th AVENUE NW GDOE l 4-a I ,' 6. re L� 11 B L O C K 3 L O T 1 9�Z / i °moi DUSTRIAL CIRC OO ED- "'� CIT EA 411 I N o o � !' I SITE _ is Ilia ' , . :1411 teitTi . 4* woOl 4 i k. ,. 5 4.\. ■ I , \ =4.t.14 / • 1/ Location Map if _ N RiverCase Number: CU 03-27 DONNER • ...____ _ __._ _ _._..___ ANYTIME FITNESS August 20, 2003 City of Elk River 13880 Highway 10 Elk River MN 55330 I would like to review and summarize the benefits to the community, area businesses and the current and future tenants of the Elk River Business Park in opening an Anytime Fitness Center at 10734 Industrial Circle, Elk River. Our research indicates that the local fitness clubs are gender specific and do not have the variety of services that the health minded public demands. The closest full service fitness center is a minimum of eight miles away and fitness centers that offer 24-hour availability are up to 20 miles away. Due to this lack of availability in Elk River of fitness centers that cater to all ages and genders, it is our intent to offer a full service center that provides 24-hour availability and the supporting services for the families in the surrounding community and employees of the Elk River Business Park. The club will become an integral part of the Community's healthy life style. We will provide a web site to the membership with additional information about lifestyle choices, member services, and fitness center programs and events. We will also work closely with community organizations and businesses to create custom programs that will support Senior Citizens, area families, and local business employees in staying physically active. With our enormous wealth of experience • and training we will provide services that will make Elk River a healthier place to live and work. Our major goals are to provide a safe and fun environment for our membership. State of the art security employing a digital camera system and 24-hour secure access will provide a safe environment and the employment of a variety of work out equipment and programs will provide the fun. A sampling of the equipment we will have available follows: • Free Weights • Treadmills • Stationary Bikes • EXF Cross-Trainers • Cardio-Theatre • Strength Equipment • FREE Fitness Orientation • Locker Room Facilities It is our intention to develop an active membership in this location and at a later time to open a larger more comprehensive center to serve Elk River and surrounding communities. Sincerely, Karla Donner, Franchise Owner • 812 Marion St. Isanti MN 55040 • - - - . _ _ __.. . _ __ ..____ ______ ________ _____, _ _ ,_ ,_ i 4-- I'lli:'i 777: viosamor.6sAtu x-G 1 Nii;; i 1 I 1 1 4111:,:g pr,,ez g Ill gi‘ . ii; ii !„ ;.-- AZ-Idd SSIT 3NIS8 2:13Al2:1 >113 ri I'll< :•.4! Hi 0 1 1 i ! ! , 1 I i I • J iq FM - S ;64 . • i ! I E. . i 1 5 -/ 111111IJ / k I 1 11 - /..// • _7-7: r /- _ co .:,. i , I 1 1 1 1 0 • .,;. f • rt f:, f 111 ' y i g 6 t r 4. • I��4 ' f {r... ,� 3 f - ,4iir ji,,,,./.1, . / ,.... A <11/4(.4 ':ti f :f F f 4iiI • 11\j'a JIULU • f ..-i �r• 11111111111: _ , ir ,,••• ::,moi;(. : I. FDI-4:,rIOh— .011 IMI INN V.=MIN RIMM 1=IM �i.. 1MII.0.1MY—_SMP_. EP� ' I___IIle Ell 1•I ivimon ■MI. .!'+1■ .. '—MN MIME N a Lamaa • ;1 . ' a IMPliiMil iimaamma—I.' f 0 § 30-1293 ELK RIVER CODE III (19) Ministorage. d. Mail order operations. (20) All uses allowed as a conditional use in e. Telecommunication operations. the I-1 zone. f. Sherburne County fair. (e) Architectural standards. No provisions of g. Warehouse space not exceeding 50 section 30-938 except subsection 30-938(2) per- percent of the entire building. taming to exterior building finish and subsection 30-938(3)pertaining to roofing standards applies h. Showroom space. to this district. i. Repair and maintenance, excluding (Code 1982, § 900.12(15)) auto repair. Sec. 30-1294. BP business park district. (2) Permitted uses allowed when the under- lying land use is highway business are as (a) Purpose. follows: (1) The business park district is established C) Health athletic clubs. to encourage a planned, integrated envi- ronment for certain industrial, office, and b. Personal service establishments. commercial uses which are compatible c. Financial institutions. with and complement each other as well as the surrounding land uses. The under- (c) Accessory uses. Accessory uses in the BP lying land use designation within the dis- district are as follows: trict may vary and may be either light industrial or highway business. Develop- (1) Off-street parking lots or facilities. ment within the business park district (2) Private recreational facilities. III will correspond with the land use desig- nation. Industrial and office uses are al- (3) Public shelters and essential services. lowed where the land use designation is (4) Retail sales, provided the following condi- light industrial, and commercial uses are tions are met: allowed where the land use designation is highway business. a. The retail sales activity shall not be located in an administrative office (2) It is the intent of this section that devel- facility, but shall be located within a opment reflect common themes using corn- business, the principal use of which patible architectural design and consis- is not commercial sales. tency in signage,landscaping,and lighting. It is also the intent to encourage busi- b. The retail sales activity shall not nesses which generate a high number of occupy more than 15 percent of the jobs per square foot rather than predom- gross floor area, or a maximum of inantly warehouse type uses. 5,000 square feet of the occupied quarters, whichever is less. (b) Permitted uses. Permitted uses in the BP district are as follows: c. The retail sales activity shall be re- lated and subordinate to the princi- (1) Permitted uses allowed when the under- pal use. lying land use is light industrial are as follows: d. No sign identifying or promoting that retail sales occur within the building a. Light manufacturing. shall be visible from outside the build- b. Research and development laborato- ing• ries. e. Freestanding retail shops and stores c. Government, business, and profes- shall be limited to those which corn- • sional offices. plement other uses within the busi- CD30:138 Economic Development Authority Minutes Page 2 September 8, 2003 u[a A • 5. Strategic Industrial Marketing Activities Update ..nomic Development Assistant Heidi Hall Ms. Hall reviewed the Product Of . ing, Competitive, Key Account/Lead Generation,Promotions&Advertising, Publi 'elations, Strategic Partnership, and Business Retention Strategies as outlined in her -mo the EDA dated September 8, 2003. Ms.Hall provided two corrections to the list . available industrial lease space. Commissione otin asked how the City became involved in promoting the Rogers School. Ms. ' g explained that the new school is being promoted through Energy City,beca e of the fact that it is considered a"high performance" or "sustainable" buildin; and incorporates energy efficient capabilities with a renewable energy sour•-. Ms.Hall noted that there are other projects promoted through Energy City suc as Hoglunds ?Farm, and the Livonia Township Hall. Ms.Mehelich noted that staff i ' orking with the Chamber of Commerce to schedule a tour of Cymbet and . ketech,which will be followed by a luncheon with keynote speak Mark Sheffert. ' e event is being planned in recognition of Manufacturers&Technology Week October 20-24). 6. Industrial Land Develo•ment Strate% U.'ate • Director of Economic Development Catherin. ehelich introduced Sid Inman of Ehlers&Associates. Mr.Inman discussed opti.•s outlined in the analysis of the industrial/business park development costs presen.-d to the EDA in the staff report dated September 8, 2003. Mr. Inman stated that if th. EDA was comfortable with his recommendations,that they then should meet with e two landowners to begin the process of evaluating their cost of the land and discu the process. He stated that the EDA should determine if they prefer having a mas,-r developer and if so, an RFP (Request for Proposals)would be appropriate. Mr. Inm. explained various strategies that may be required in negotiations, such as variance Ms.Mehelich noted that option would be left open to negotiate a "." cost when in direct competition with another city. COMMISSIONER DWYER MOVED TO CONTINUE DISCU .IONS WITH THE TWO LANDOWNERS WITHIN THE PARAME RS SET FORTH IN THE EHLERS & ASSOCIATES PROPOSAL. COMMISSIONER KOENIG SECONDED THE MOTION. TH MOTION CARRIED 6-0. 6.1. Case No. CU 03-27,Request for an Interim Use Permit for a Fitness Facility,Elk River Business Park S Economic Development Authority Minutes Page 3 September 8, 2003 Director of Economic Development Catherine Mehelich stated that the EDA has en requested to comment on a request for an Interim Use Permit for a fitness �t: 'ty in Elk River Business Park. She noted that staff recommends denial of the b request and suggests rezoning of the property to Highway Business,if the EDA wished to allow this type of use in this location. Discussion followed regarding whether fitness facilities should be allowed in the Business Park zoning districts. Commissioner Klinzing noted that having a fitness facility in a business park may be looked at as an amenity. COMMISSIONER DWYER MOVED TO RECOMMEND DENIAL OF THE INTERIM USE PERMIT REQUEST FOR A FITNESS FACILITY IN ELK RIVER BUSINESS PARK. COMMISSIONER MOTIN SECONDED THE MOTION. THE MOTION CARRIED 4-2. Commissioner Koenig and Kuester opposed. COMMISSIONER KLINZING MOVED TO RECOMMEND THAT THE CITY COUNCIL, PLANNING COMMISSION AND STAFF STUDY THE ISSUE OF WHICH ZONING DISTRICT WOULD BE MOST APPROPRIATE FOR THE LOCATION OF FITNESS FACILITIES. COMMIISSIONER MOTIN SECONDED THE MOTION. THE MOTION CARRIED 6-0. • COMMISSIONER KOENIG MOVED TO OPPOSE REZONING OF THE ELK RIVER BUSINESS PARK PROPERTY TO HIGHWAY BUSINESS. COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 6-0. Consider Year 2004 Economic Development Budget �'. -ctor Economic Development Catherine Mehelich reviewed the proposed revisio o the 2004 EDA Budget. COMMISSIO OTIN MOVED TO APPROVE THE 2004 BUDGET REVISIONS OUTL D IN THE MEMO TO THE ECONOMIC DEVELOPMENT AUT ► :ITY DATED SEPTEMBER 8,2003. COMMISSIONER DWYER S ••NDED THE MOTION. THE MOTION CARRIED 6-0. 8. Consider New Business Incubator Tenant-La.2 I olo 14 Co .oration Economic Development Assistant Heidi Hall introduced Mr. ' . . Henningsgard of Lap2 Technology Corporation,prospective Business Incubator ten. s.Hall noted that Mr.Henningsgard was interested in occupying the 1,041 squar- sot Suite 130 space. Mr.Henningsgard provided the Commission with information reg. . S