MINNETONKA PLANNING COMMISSION June 11, 2015 Brief Description Conditional use permit for at 2806 Hedberg Drive Recommendation Recommend the city council approve the request Project No. 15010.15a Property Applicant Proposal 2806 Hedberg Drive Shubham Panwar, CrossFit VHP The applicant is proposing to locate a within the existing industrial building at 2806 Hedberg Drive. The fitness facility would occupy an existing vacant tenant space. There would be no changes to the site or exterior of the building. (See narrative and plans on pages A1-A8.) Proposal Requirements The proposal requires: Conditional use permit: Retail or service uses occupying between 25 and 50 percent of the area of an industrial building are a conditional use in the industrial zoning district. Given the existing tenant mix in the building, the proposed service commercial use requires a conditional use permit. Approving Body The planning commission makes a recommendation to the city council, which has final authority to approve or deny the request. (City Code 300.06 Subd. 4) Site Features Proposed Use The building is part of the Cedar-73 Business Park, which is located at the intersection of Hopkins Crossroad and Greenbrier Road. The building is 28,000 square feet in size and contains a mix of industrial and service commercial uses. The proposed would occupy an existing vacant tenant space within the building. The fitness facility would be 3,600 square feet in size. CrossFit is a strength and conditioning program that involves small group work-outs lead by one or two coaches. Due to the nature of the facility, very few improvements would be required to the tenant space. There would be a small
Meeting of June 11, 20115 Page 2 Subject:, lobby and office at the front of the tenant space. The remainder would be left as an open work-out area, and weight and exercise equipment would be added. There would be no changes to the site or exterior of the building. The applicant estimates that there would be one small group class occurring at a time, consisting of five to ten clients per class. The main facility hours would be weekdays from 5:00 a.m. to 9:00 a.m., and 4:00 p.m. to 9:00 p.m. The facility hours on weekends would be 6:00 a.m. to 11:00 a.m. Proposed Parking Staff Analysis The site shares access and parking with the property to the west, 2828 Hedberg Drive. The properties are owned by the same entity and have a parking easement that allows the properties to share parking. There are currently 104 parking stalls provided on the two properties. The site would require 107 parking stalls for the existing tenants and proposed fitness facility. The three additional stalls could easily be added to the rear parking lot of 2828 Hedberg Drive by striping additional stalls, without having to expand the parking lot. The proposal would therefore meet the city s parking requirements. (See page A6.) Staff finds that the applicant s proposal is reasonable. Staff Recommendation The proposal is an appropriate use of the property. The building contains a mix of industrial, office, and service commercial uses. The proposed fitness facility is complementary to the existing uses and is consistent with uses allowed in the industrial zoning district. Between the two properties, there is sufficient parking available to accommodate the proposed fitness facility and meet the parking requirements of the ordinance. The proposal meets the conditional use permit standards. Recommend that the city council adopt the resolution on pages A9-A11. This resolution approves a conditional use permit for a fitness facility within the existing industrial building at 2806 Hedberg Drive. Originator: Jeff Thomson, Associate Planner Through: Loren Gordon, AICP, City Planner
Meeting of June 11, 20115 Page 3 Subject:, Supporting Information Surrounding Land Uses Northerly: Greenbrier Shopping Center, zoned B-2, limited business and guided for commercial uses Easterly: Wallace Carlson Printing, zoned I-1 and guided for mixed use Southerly: Public Storage, zoned I-1 and guided for industrial use Westerly: Industrial building, zoned I-1 and guided for mix use Planning CUP Standards Guide Plan designation: Mixed Use Zoning: I-1/Industrial The proposal would meet the general conditional use permit standards as outlined in City Code 300.21 Subd.2: 1. The use is consistent with the intent of this ordinance; 2. The use is consistent with the goals, policies and objectives of the comprehensive plan; 3. The use does not have an undue adverse impact on governmental facilities, utilities, services or existing or proposed improvements; 4. The use is consistent with the city's water resources management plan; 5. The use is in compliance with the performance standards specified in section 300.28 of this ordinance; and 6. The use does not have an undue adverse impact on the public health, safety or welfare. The proposal would meet the specific conditional use permit standards for retail or service uses in an industrial building as outlined in City Code 300.21 Subd. 6 (b): 1. Shall be no exterior modifications to the building; Finding: There would be no changes to the site or exterior of the building. The fitness facility would occupy an existing vacant tenant space within the building.
Meeting of June 11, 20115 Page 4 Subject:, 2. Shall have no outside storage or display and no accessory structures; and Finding: The proposed use would not include any outside storage or display, and no accessory building would be constructed. The use would occur entirely within the existing building. 3. Shall have sufficient parking, consistent with the standards specified in section 300.28 of this ordinance. Finding: Between the two properties, there is sufficient parking available to accommodate the proposed fitness facility and meet the parking requirements of the ordinance. The proposal would require 107 parking stalls for the properties, and there are 104 parking stalls available, with the ability to strip additional stalls within the rear parking lot of 2828 Hedberg Drive. Neighborhood Comments The city sent notices to 56 area property owners and received no comments. Deadline for Decision August 11, 2015
HEDBERG DR ATWATER ST LINDBERGH DR CEDAR HILLS DR CEDAR PASS TELLURIDE TRL CEDAR HILLS BLVD CEDAR LAKE RD DOROTHEA LN CEDAR XING CREEK LN CEDAR POINTE DR N CEDAR POINTE DR S GREENBRIER RD Subject Property HOPKINS XRD Project: Applicant:Shubham Panwar Address: 2806 Hedberg Dr (15010.15a) Location Map ± A1 This map is for illustrative purposes only.
A2 Received 4/13/2015
A3
A4
A5 CrossFit Received Gym 4/13/2015
Received 4/13/2015 A6
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A8
Resolution No. 2015- Resolution approving a conditional use permit for a fitness facility within the existing industrial building at 2806 Hedberg Drive Be it resolved by the City Council of the City of Minnetonka, Minnesota, as follows: Section 1. Background. 1.01 Shubham Panwar, CrossFit VHP has requested a conditional use permit to locate a fitness facility within the existing industrial building. (Project 15010.15a) 1.02 The property is located at 2806 Hedberg Drive. It is legally described as: Lot 2, Block 3, Hedberg s Minnetonka Addition, Hennepin County, Minnesota 1.03 On June 11, 2015, the planning commission held a hearing on the proposal. The applicant was provided the opportunity to present information to the planning commission. The planning commission considered all of the comments received and the staff report, which are incorporated by reference into this resolution. The commission recommended that the city council approve the permit. Section 2. General Standards. 2.01 City Code 300.21 Subd. 2 lists the following general standards that must be met for granting a conditional use permit: 1. The use is consistent with the intent of the ordinance; 2. The use is consistent with the goals, policies and objectives of the comprehensive plan; 3. The use does not have an undue adverse impact on governmental A9
Resolution No. 2015- Page 2 facilities, utilities, services or existing or proposed improvements; 4. The use is consistent with the city's water resources management plan; 5. The use is in compliance with the performance standards specified in 300.28 of the ordinance; and 6. The use does not have an undue adverse impact on the public health, safety or welfare. Section 3. Specific Standards. 3.01 City Code 300.12 Subd. 6(b) lists the following specific standards that must be met for granting a conditional use permit for retail or services uses within an industrial building: 1. Shall be no exterior modifications to the building; 2. Shall have no outside storage or display and no accessory structures; and 3. Shall have sufficient parking, consistent with the standards specified in section 300.28 of this ordinance. Section 4. Findings. 4.02 The proposal meets the conditional use permit standards. Section 5. Council Action. 5.01 The above-described conditional use permit is approved, subject to the following conditions: 1. Subject to staff approval, the property must be developed and maintained in substantial conformance with the following plans: Survey received April 13, 2015 Floor plan received April 13, 2015 Application narrative received April 13, 2015 2. Prior to issuance of a building permit or occupancy of the tenant space, this resolution must be recorded with Hennepin County. A10
Resolution No. 2015- Page 3 3. The city council may reasonably add or revise conditions to address any future unforeseen problems. 4. Any change to the approved use that results in a significant increase in traffic or a significant change in character would require a revised conditional use permit. Adopted by the City Council of the City of Minnetonka, Minnesota, on June 11, 2015. Terry Schneider, Mayor Attest: David E. Maeda, City Clerk Action on this resolution: Motion for adoption: Seconded by: Voted in favor of Voted against: Abstained: Absent: Resolution adopted. I hereby certify that the foregoing is a true and correct copy of a resolution adopted by the City Council of the City of Minnetonka, Minnesota, at a meeting held on June 11, 2015. David E. Maeda, City Clerk A11