HomeMy WebLinkAbout9A - Gymnastics School
MEETING DATE:
AGENDA #:
PREPARED BY:
REVIEWED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
SEPTEMBER 3, 2002
9A
CYNTHIA KIRCHOFF, PLANNER
JANE KANSIER, PLANNING COORDINATOR
CONSIDER APPROVAL OF A RESOLUTION APPROVING A
CONDITIONAL USE PERMIT TO ALLOW A GYMNASTICS
SCHOOL ON PROPERTY LOCATED AT 5500
COTTONWOOD LANE (CASE FILE #02-085)
History: Larry Gleason has filed an application for a Conditional Use
Permit (CUP) to allow a 5,000 square foot gymnastics school
(Gleason's Gymnastic School) on property located at 5500
Cottonwood Lane. This site is zoned C-5 (Business Park). No
variances are required in conjunction with this request.
The Zoning Ordinance permits a gymnastics school as a conditional
use within the C-5 zoning district.
Current Circumstances: Section 1101.1403 (6) of the Zoning
Ordinance states the following:
Gymnastic Schools. Conditions:
a. The use occupies no more than 10,000 square feet of floor area in
the principal structure.
b. A minimum of one parking space per 300 square feet of floor area
or 1 stall per 2 students shall be provided, whichever is greater.
c. The use shall provide a designated drop-off/pick-up area for
students that is physically separated from truck loading and
unloading areas.
Mr. Gleason is requesting a conditional use permit in order to operate a
5,000 square foot gymnastics school with an additional 5,000 square
feet of related warehouse space within a multi-tenant building (which
houses office and warehouses uses) on the subject property. The
warehouse portion is a permitted use within the C-5 zoning district.
On August 26, 2002, the Planning Commission held a public hearing
on this request. John Muench, of Norex Corporation, questioned the
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
hours of operation of the school and expressed concern regarding
additional traffic. The applicant responded that the majority of the
students attend school during the day, thus the peak hours of lessons
are from 4:00 to 9:00 p.m., which is generally opposite of the office
and warehouse occupants of the multi-tenant building. The Planning
Commission unanimously recommended approval of this amendment
subject to the following conditions:
1. The applicant has 60 days from the adoption of the resolution by
the City Council to complete the required improvements and
record the conditional use permit at the Scott County Recorder's
office. A building permit will not be issued until proof of
recording of the permit has been submitted to the City.
2. The gymnastics school shall be limited to 5,000 square feet in floor
area.
3. Twenty parking spaces shall be designated for the gymnastics
school.
4. Signage shall be installed that identifies the loading/unloading area
and designated parking stalls.
The Issues: The proposed Conditional Use Permit should be reviewed
in accordance with the criteria found in Section 1108 of the City Code.
These criteria along with staff suggested findings are listed below.
(1) The use is consistent with and supportive of the goals and
policies of the Comprehensive Plan.
One of the objectives of the Comprehensive Plan is to "encourage
of diversified economic base and a broad range of employment
opportunities." Furthermore, a goal of the Comprehensive Plan is
to "create an environment in which all citizens have the opportunity
to develop their full potential." The proposed use is consistent with
the objectives and goals of the Comprehensive Plan.
(2) The use will not be detrimental to the health, safety, morals
and general welfare of the community as a whole.
This proposal will not be detrimental to the health, safety and
general welfare of the community. The use complies with the
standards in the Zoning Ordinance as they pertain to parking and
separation from loading zones.
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Page 2
(3) The use is consistent with the intent and purpose of the
Zoning Ordinance and the Use District in which the
Conditional Use is located.
The proposed school is consistent with applicable provisions of the
Zoning Ordinance and intent of the C-5 (Business Park) use district,
which is to promote high standards of design and construction for
business park uses in the City.
(4) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing
or proposed.
The proposed gymnastics school has adequate public facilities
available, including streets and utilities.
(5) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional
use.
The proposed use will not have an undue adverse impact on
adjacent uses, provided the standards in the Zoning Ordinance are
complied with and all conditions of approval are met.
(6) The use is subject to the design and other requirements of site
and landscape plans prepared by or under the direction of a
professional landscape architect, or civil engineer registered in
the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by
the City Council.
Not applicable in this case. Site alteration is not proposed with this
request.
(7) The use is subject to drainage and utility plans prepared by a
professional civil engineer registered in the State of Minnesota
which illustrate locations of city water, city sewer, fire hydrants,
manholes, power, telephone and cable lines, natural gas mains,
and other service facilities. The plans shall be included as part
of the conditions set forth in the CUP approved by the City
Council.
Not applicable in this case. Utilities are currently in place for the
site.
(8) The use is subject to such other additional conditions which
the City Council may find necessary to protect the general
welfare, public safety and neighborhood character. Such
additional conditions may be imposed in those situations
where the other dimensional standards, performance
standards, conditions or requirements in this Ordinance are
insufficient to achieve the objectives contained in subsection
1108.202. In these circumstances, the City Council may
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Page 3
impose restrictions and conditions on the CUP which are more
stringent than those set forth in the Ordinance and which are
consistent with the general conditions above. The additional
conditions shall be set forth in the CUP approved by the City
Council.
The proposed use will have to proceed through the building pennit
approval process, which will ensure that all requirements of the
Zoning Ordinance and Building code are met.
The existing building was constructed with Tax Increment Financing
(TIF) assistance from the City. Under state law, the property owner
may not utilize more than 15 percent of the floor area of the building
for uses that do not qualify for TIP assistance. In order to meet this
requirement, the applicant is limiting the size of the school to 5,000
square feet.
Some concern has been expressed that the use could grow outside the
current limits and jeopardize the TIP status. To prevent this, staff
would suggest a condition limiting the area to 5,000 square feet as
shown on the plan. The TIF district is scheduled to expire in 2006.
After that date, the applicant could potentially amend the CUP to
increase the size of the gymnastics school.
Conclusion:
The Planning Commission and the staff recommend approval of the
CUP with the following conditions:
1. The applicant has 60 days from the adoption of the resolution
by the City Council to complete the required improvements
and record the conditional use permit at the Scott County
Recorder's office. A building permit will not be issued until
proof of recording of the permit has been submitted to the City.
2. The gymnastics school shall be limited to 5,000 square feet in
floor area.
3. Twenty parking spaces shall be designated for the gymnastics
school.
4. Signage shall be installed that identifies the loading/unloading
area and designated parking stalls
FISCAL IMPACT:
Budget Impact: There is no immediate budget impact as a result of
this request.
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Page 4
AL TERNA TIVES:
RECOMMENDED
MOTION:
REVIEWED BY:
The City Council has three alternatives:
1. Adopt a resolution approving Larry Gleason's Conditional Use
Permit, subject to the suggested conditions.
2. Deny the proposed amendment. In this case, the Council should
direct the staff to prepare a resolution with findings of fact for the
denial of these requests.
3. Defer consideration of this item for specific reasons.
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Page 5
RESOLUTION 02-~ 6' /]3
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW A GYMNASTICS
SCHOOL IN THE C-5 ZONING DISTRICT ON THE PROPERTY AT 5500 COTTONWOOD LANE
MOTION BY:
SECOND BY:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on August 26,2002,
to consider an application from the Larry Gleason for a Conditional Use Permit (CUP)
to allow a gymnastics school in the C-5 Zoning District on the property located at 5500
Cottonwood Lane and legally described as follows:
That part of Lot One (1), Block One (1), Waterfront Passage Addition, Scott County,
Minnesota, described as follows:
Commencing at the Northeasterly corner of said Lot 1, Block 1, thence North 62052'03"
West (record bearing) along the Northeasterly line of said Lot 1, Block 1, a distance of
309.07 feet to the point of beginning of the land to be described; thence continuing
North 62052'03" West a distance of 369.75 feet; thence South 31035'50" West a
distance of 294.99 feet to the Southwesterly line of said Lot 1, Block 1 ; thence South
54014'04" East along said Southwesterly line a distance of 402.15 feet; thence North
33045'56" East a distance of 155.00 feet; thence North 59045'56" East a distance of
76.00 feet; thence North 29045'56" East a distance of 64.00 feet; thence Northwesterly
a distance of 98.6 feet more or less, to the point of beginning, according to the U.S.
Government Survey thereof, Scott County, Minnesota.
WHEREAS, Notice of the public hearing on said CUP has been duly published in accordance with
the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this issue and
persons interested were afforded the opportunity to present their views and objections
related to the proposed CUP; and
WHEREAS, The City Council considered the application for a CUP on September 3, 2002; and
WHEREAS, The Planning Commission and City Council find the CUP in harmony with both existing
and proposed development in the area surrounding the project; and
WHEREAS, The Planning Commission and City Council find the proposed CUP is compatible with
the stated purposes and intent of the Zoning Ordinance as they relate to conditionally
permitted uses, and further, that the proposed CUP meets the criteria for approval of
CUP as contained in Section 1108 of the Zoning Ordinance.
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE,
MINNESOTA:
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The City Council hereby adopts the following findings:
a. The use is consistent with and supportive of the goals and policies of the Comprehensive
Plan.
One of the objectives of the Comprehensive Plan is to "encourage of diversified economic base and
a broad range of employment opportunities." Furthermore, a goal of the Comprehensive Plan is to
"create an environment in which all citizens have the opportunity to develop their full potential." The
proposed use is consistent with the objectives and goals of the Comprehensive Plan.
b. The use will not be detrimental to the health, safety, morals and general welfare of the
community as a whole.
This proposal will not be detrimental to the health, safety and general welfare of the community.
The use complies with the standards in the Zoning Ordinance as they pertain to parking and
separation from loading zones.
c. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use
District in which the Conditional Use is located.
The proposed school is consistent with applicable provisions of the Zoning Ordinance and intent of
the C-5 (Business Park) use district, which is to promote high standards of design and construction
for business park uses in the City.
d. The use will not have undue adverse impacts on governmental facilities, services, or
improvements which are either existing or proposed.
The proposed gymnastics school has adequate public facilities available, including streets and
utilities.
e. The use will not have undue adverse impacts on the use and enjoyment of properties in
close proximity to the conditional use.
The proposed use will not have an undue adverse impact on adjacent uses, provided the standards
in the Zoning Ordinance are complied with and all conditions of approval are met.
f. The use is subject to the design and other requirements of site and landscape plans
prepared by or under the direction of a professional landscape architect, or civil engineer
registered in the State of Minnesota, approved by the City Council and incorporated as
part of the conditions imposed on the use by the City Council.
Not applicable in this case. Site alteration is not proposed with this request.
g. The use is subject to drainage and utility plans prepared by a professional civil engineer
registered in the State of Minnesota which illustrate locations of city water, city sewer, fire
hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service
facilities. The plans shall be included as part of the conditions set forth in the CUP
approved by the City Council.
Not applicable in this case. Utilities are currently in place for the site.
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Page 2
h. The use is subject to such other additional conditions which the City Council may find
necessary to protect the general welfare, public safety and neighborhood character. Such
additional conditions may be imposed in those situations where the other dimensional
standards, performance standards, conditions or requirements in this Ordinance are
insufficient to achieve the objectives contained in subsection 1108.202. In these
circumstances, the City Council may impose restrictions and conditions on the CUP
which are more stringent than those set forth in the Ordinance and which are consistent
with the general conditions above. The additional conditions shall be set forth in the CUP
approved by the City Council.
The proposed use will have to proceed through the building permit approval process, which will
ensure that all requirements of the Zoning Ordinance and Building code are met.
3. The Conditional Use Permit is hereby approved on the property legally described as follows:
That part of Lot One (1), Block One (1), Waterfront Passage Addition, Scott County, Minnesota,
described as follows:
Commencing at the Northeasterly corner of said Lot 1, Block 1, thence North 62052'03" West (record
bearing) along the Northeasterly line of said Lot 1, Block 1, a distance of 309.07 feet to the point of
beginning of the land to be described; thence continuing North 62052'03" West a distance of 369.75
feet; thence South 31035'50" West a distance of 294.99 feet to the Southwesterly line of said Lot 1,
Block 1; thence South 54014'04" East along said Southwesterly line a distance of 402.15 feet; thence
North 33045'56" East a distance of 155.00 feet; thence North 59045'56" East a distance of 76.00 feet;
thence North 29045'56" East a distance of 64.00 feet; thence Northwesterly a distance of 98.6 feet
more or less, to the point of beginning, according to the U.S. Government Survey thereof, Scott
County, Minnesota.
4. The Conditional Use Permit is hereby approved subject to the following conditions:
1. The applicant has 60 days from the adoption of the resolution by the City Council to complete the
required improvements and record the conditional use permit at the Scott County Recorder's
office. A building permit will not be issued until proof of recording of the permit has been
submitted to the City.
2. The gymnastics school shall be limited to 5,000 square feet in floor area.
3. An ungated fence six (6) feet in height shall separate the gymnastics school from the warehouse
space.
4. Twenty parking spaces shall be designated for the gymnastics school.
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Page 3
5. Signage shall be installed that identifies the loading/unloading area and designated parking stalls.
Passed and adopted this 3rd day of September, 2002.
YES NO
Haugen Haugen
Vacant Vacant
Gundlach Gundlach
Petersen Petersen
Zieska Zieska
{Seal}
Frank Boyles, City Manager
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Page 4
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BUSINESS DESCRIPTION FOR GLEASON'S GYMNASTICS SCHOOL
Gleason's Gymnastics School is in the business of teaching gymnastics to
children, ages 3 to 16. Hours of operation are Monday through Friday, 9 AM to 9
PM; Saturday, 9 AM to 4 PM. One to three classes per hour are held with 6-10
children per class, or a total of 30 children.
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