HomeMy WebLinkAboutItem 06.hJuly 14, 2011 Item No.
JULY 18, 2011 CITY COUNCIL MEETING
LIFE TIME FITNESS PUD AMENDMENT
Proposed Action
Staff recommends adoption of the following motion: Move to approve the Second Amendment
to Planned Unit Development Agreement and Development Contract for Life Time Fitness and
adopt the findings of fact.
Adoption of this motion will allow Life Time Fitness to install a wall sign for their tennis facility.
Overview
Life Time Fitness representatives have submitted an application to amend their planned unit
development (PUD) to allow an additional wall sign to bring more awareness of their tennis
facility and programs. Life Time Fitness is a 223,000 square foot fitness and tennis facility with
an outdoor pool located at 18425 Dodd Boulevard. Life Time Fitness currently has two wall
signs — on the east facade oriented toward Dodd Boulevard and on the south facade oriented
toward 185 Street. They also have two small monument signs — at the Dodd Boulevard
driveway entrance and at the 183 Street driveway entrance.
The Life Time Fitness property was platted and rezoned to PUD in 2006. The underlying zoning
for the PUD was CC, Corporate Campus District which has since become the OP, Office Park
District. Planning Department staffs analysis of the PUD amendment application recommends
consideration of C -3 District requirements for signage given the multifaceted component to its
use and similarity to existing and proposed large box retail users in the city.
The Planning Commission held a public hearing on the PUD amendment at their July 7, 2011
meeting. There was no public comment. The Planning Commission unanimously
recommended approval subject to three stipulations. Planning Department staff also
recommends approval.
Primary Issues to Consider
• Is there justification for the proposed third wall sign?
Supporting Information
• Staff analysis of issues
• Second Amendment to PUD Agreement and Development Contract for Life Time Fitness
• Findings of fact
• July 7, 2011 draft Planning Commission meeting minutes
Ju - 292011 planning memo
Daryl rey, ' . g Director
Financia Impact: $ None Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.): Zoning Ordinance, Life Time Fitness PUD
Notes:
Staff Analysis of Issues
• Is there justification for the proposed third wall sign?
The size of the Life Time Fitness building (223, 000 square feet) and multifaceted use
component (fitness center, tennis center, indoor and outdoor pools, and accessory cafe and
spa) make it similar to existing and proposed large box retail users in Lakeville such as
Super Target, Wal -Mart, Cub Foods, Rainbow Foods, HOM Furniture, and Gander
Mountain. These retail users utilize additional secondary wall signs allowed by the Zoning
Ordinance for the C -3 District, such as that proposed by Life Time Fitness. In addition, Life
Time Fitness has frontage on three public streets — Dodd Boulevard (CSAH 9), 185 Street
(CSAH 60), and 183 Street.
2
158645v01
SRN:07 /14/2011
SECOND AMENDMENT TO
PLANNED UNIT DEVELOPMENT AGREEMENT
AND DEVELOPMENT CONTRACT
FOR
LIFE TIME FITNESS FACILITY
AGREEMENT dated , 2011, by and between the CITY OF
LAKEVILLE, a Minnesota municipal corporation ( "City "), and LTF REAL ESTATE COMPANY,
INC., a Minnesota corporation (the "Developer ").
1. EXISTING AGREEMENT. The parties have previously entered into a Planned Unit
Development Agreement and Development Contract for the Life Time Fitness Facility dated June
5, 2006, and recorded with the office of the Dakota County Recorder on June 23, 2006, as
Abstract Document No. 2440099 (the "Development Contract "). The parties have also entered
into a First Amendment to Planned Unit Development Agreement and Development Contract for
Life Time Fitness Facility dated March 19, 2007, and recorded with the office of the Dakota
County Recorder on March 23, 2007 as Abstract Document No. 2504858 (the "First
Amendment "). The Development Contract and First Amendment which are incorporated herein
by this reference shall remain in full force and effect except as specifically modified by this
Second Amendment.
2. REQUESTED AMENDMENT. The Developer has submitted a Planned Unit
Development ( "PUD ") amendment application to allow an additional wall sign for its tennis center.
1
LKVL:LIFE TIME FITNESS FACILITY
(Second Amendment to PUD/DevK)
The proposed tennis center wall sign is 110 square feet in area and is proposed to be placed on
the east facade of the tennis center portion of the building in order to raise awareness of the
tennis facility to the general public.
3. AMENDMENT APPROVAL. The City hereby approves this Second Amendment
to the Life Time Fitness PUD to allow a third wall sign for the tennis facility subject to the
following:
a. This PUD amendment shall pertain only to the C -3 District requirements for
signage.
b. The sign shall be located on the east or north walls of the tennis center only.
c. A sign permit must be obtained from the City prior to installation of the
proposed third wall sign.
4. PLAN AMENDMENTS. The plans approved in paragraph 3 of the Development
Contract shall be amended as follows:
158645v01
SRN:07 /14/2011
• Plan "A" shall be amended to include Site Plan dated 06/10/11.
• Plan "H" shall be amended to include Exterior Elevation Plan dated 06/13/11.
• Plan J" shall be amended to include Signage Details Plan dated 06/10/11.
2
LKVL:LIFE TIME FITNESS FACILITY
(Second Amendment to PUD/DevK)
STATE OF MINNESOTA )
( ss.
COUNTY OF DAKOTA )
158645v01
SRN:07 /14/2011
CITY OF LAKEVILLE
BY:
(SEAL) Mark Bellows, Mayor
AND
3
Charlene Friedges, City Clerk
The foregoing instrument was acknowledged before me this day of ,
2011, by Mark Bellows, Mayor, and by Charlene Friedges, City Clerk, of the City of Lakeville, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority
granted by its City Council.
NOTARY PUBLIC
LKVL:LIFE TIME FITNESS FACILITY
(Second Amendment to PUD/DevK)
STATE OF MINNESOTA
( ss.
COUNTY OF )
158645v01
SRN:07 /14/2011
DRAFTED BY:
CAMPBELL KNUTSON
ProfrsienatAssociation
1380 Corporate Center Curve, Suite #317
Eagan, Minnesota 55121
Telephone: (651) 452 -5000
SRN
DEVELOPER:
LTF REAL ESTATE COMPANY, INC.
BY:
N TA
-�^ The foregoing instrument was acknowledged before me this )4 day '' da of
V U I y 2011, by Ma ViG 7 b ,51 the
vP p4' 1 'a.(., Esi of LTF Rea Estate Company, Inc. a Minnesota
corporation, on its behalf.
4
PU
Lic K,Spe r ,6
NICOLE KRISTINE SJOQUIST
Notary Public
Minnesota
My Commlesten Expires January 31, 2013
LKVL:LIFE TIME FITNESS FACILITY
(Second Amendment to PUD /DevK)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
LIFE TIME FITNESS
PLANNED UNIT DEVELOPMENT AMENDMENT
FINDINGS OF FACT
On July 7, 2011 the Lakeville Planning Commission met at its regularly scheduled meeting to
consider a planned unit development amendment to allow an additional wall sign for the Life
Time Fitness tennis center located at 18425 Dodd Boulevard. The Planning Commission
conducted a public hearing on the proposed planned unit development amendment preceded by
published and mailed notice. The applicant was present and the Planning Commission heard
testimony from all interested persons wishing to speak. The City Council hereby adopts the
following:
FINDINGS OF FACT
1. The property is currently zoned PUD, Planned Unit Development District. The OP, Office
Park District requirements currently apply to this property.
2. The property is located in Comprehensive Planning District 2, North Ipava Corridor.
3. Legal description of the property is:
Lot 3, Block 1, King Creek Greenway Addition
4. The Planned Unit Development zoning district application, including amendments, are
processed according to the evaluation criteria listed in Chapter 3 of the City of Lakeville
Zoning Ordinance. The criteria listed in Chapter 11 -3 -3E of the Zoning Ordinance and our
findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
The PUD amendment will allow wall signage consistent with C -3, General Commercial
District requirements. This is appropriate given the similarity to other large box retail
uses in Lakeville. The Life Time Fitness building and proposed wall sign are oriented
toward King Park, a large City baseball complex, and away from existing residential
neighborhoods to the north and west.
b. The proposed use is or will be compatible with present and future land uses of the
area.
The existing fitness center and the proposed wall signage are compatible with the
adjacent institutional uses.
1
c. The proposed use conforms to all performance standards contained in the Zoning
Ordinance and the City Code.
The proposed wall sign meets Zoning Ordinance requirements for the C -3 District as
proposed by this PUD amendment.
d. The proposed use can be accommodated with existing public services and will
not overburden the City's service capacity.
The proposed wall sign will have no impact on City services.
e. Traffic generated by the proposed use is within capabilities of streets serving the
property.
The proposed wall sign will have no impact on the streets serving the property.
5. The planning report dated June 29, 2011 prepared by Planning Director Daryl Morey is
incorporated herein.
DATED: July 18, 2011
2
CITY OF LAKEVILLE
BY:
BY:
Mark Bellows, Mayor
Charlene Friedges, City Clerk
Morey asked that if any of these four Commissioners were unable t .. - • please contact either himself or th e - - : .. .on as possible prior to
ITEM 5. LIFE TIME FITNESS
Chair Davis opened the public hearing to consider the application of Life Time
Fitness for an amendment to the Life Time Fitness Planned Unit Development to
allow additional wall signs, located at 18425 Dodd Bouleivard. The Recording
Secretary attested that the legal notice had been duly pub fished in accordance with
State Statutes and City Code. _
Parham Javaheri from Life Time Fitness presented -a brief overview_ of the project.
He commented that Life Time Fitness is currently in a tennis branding process and
they want to bring more awareness to their tennis facility and programs., He stated
that Lakeville has the largest tennis facility within a Lik Time Fitness arid they
want to differentiate the tennis business from their amore business. The additional
wall sign will help with branding their tennis facility.
Planning Director Daryl Morey presented the planning report. Mr. Morey
presented a short history of the development acid zoning "of the subject site
Mr. Morey reviewed the existing and proposed Life Time Fitness signage with the
CC District sign_ requirements" in place "at the time the PUD was approved, the
current OP District sign requirements, and the current C -3 District sign
requirements allowed for large box retail: uses.
He stated that staff supports. this PUD amendment request because Life Time
Fitness, has a multifaceted component to its use and is similar to and compatible
with oche large box retail,users in Lakeville.
Mr. Morey stated that should the Planning Commission recommend approval of
the Life Time` Fitness_T,UD amendment, Planning Department staff recommends
approval subject to tlie'2 stipulations listed in the June 29, 2011 planning report.
Chair Davis opened the hearing to the public for comment.
There were no comments from the audience.
Planning Commission Meeting
July 7, 2011
Page 2
11.36 Motion was made and seconded to close the public hearing at 6:12 p.m.
Ayes: Boerschel, Maguire, Lillehei, Davis, Adler, Grenz, Drotning.
Nays: 0
3. The sign shall be'Iocated on the 'east or north walls of the tennis
center only.
Chair Davis asked for comments from the Planning Commission. Discussion points
were:
• Commissioner Grenz wanted to confirm that he did not have to abstain from
this vote due to him being a current member of Life Time Fitness. Mr. Morey
indicated that if Commissioner Grenz would have no financial gain from the
approval of this request he would not have to abstain from the vote.
• Commissioner Lillehei wanted a clarification regarding signs being content
neutral. Mr. Morey explained that this would be :tie third wall sign for the
facility and by ordinance the wording for this si ,does not have to identify
the tennis facility. Staff is recommending the third'vwall sign be allowed
consistent with the secondary wall sign all iwance in the G3 District.
• The Planning Commission had a discussion regarding which side of the
building the sign should be located; :They agreed :to the east or north walls of
the tennis center only The Planning: Commission agreed to the following
additional stipulation:
Planning Commission Meeting
July 7, 2011
Page 3
11.37 Motion was made and: seconded to recommend to City Council approval of the
Life Time Fitness Planned Unit Development amendment to allow additional wall
signs, located at 18425 Dodd Boulevard, subject to the following 3 stipulations, as
amended:
1. The PUD= amendment shall pertain to the C -3 District requirements only for
signage.
:A sign permit is required :prior to the installation of the proposed third wall
si
3. The sign shall be to ated on the east or north walls of the tennis center only.
Ayes: Maguire, Lillehei, Davis, Adler, Grenz, Drotning, Boerschel.
Nays: 0
ROFFE CONTAINER
Chair Davis opened e .. _ ' . aring to consider the application of Roffe
Container for a Conditional Use Permit .•.• _ . .uilding height greater than 45
feet in the I -2, General Industrial District, located a • Oth Street. The
Recording Secretary attested that the legal notice had been duly p
accordance with State Statutes and City Code.
Memorandum
To: Planning Commission
From: Daryl Morey, Planning DirectorINA
Date: June 29, 2011
Subject: Packet Material for the July 7, 2011 Planning Commission Meeting
Agenda Item: Life Time Fitness PUD Amendment
Application Action Deadline: August 9, 2011
INTRODUCTION
EXHIBITS
The following exhibits are attached for your reference:
Exhibit A — Location Map
Exhibit B — Life Time Fitness Site Plan
Exhibit C — Exterior Building Elevations
Exhibit D — Signage Details
Exhibit E — Tennis Center Wall Sign Perspective
Item No.
City of Lakeville
Planning Department
Life Time Fitness representatives have submitted a planned unit development (PUD)
amendment application to allow an additional wall sign for their tennis center. The proposed
tennis center wall sign is 110 square feet in area. Life Time Fitness currently has two wall
signs as allowed for a corner lot. Life Time Fitness is located at 18425 Dodd Boulevard in the
northwest quadrant of 185 Street (CSAH 60) and Dodd Boulevard (CSAH 9). The property is
zoned PUD, Planned Unit Development District.
The Life Time Fitness property was platted in 2006 as Lot 3, Block 1, King Creek Greenway
Addition. In conjunction with the preliminary and final plat, Lot 3 was rezoned to PUD to allow
flexibility with respect to building height, signage, and impervious surface coverage to allow the
construction of a 223,000 square foot fitness and tennis center with an outdoor pool. The base
zoning applied to the PUD at the time was the CC, Corporate Campus District which is now
known as the OP, Office Park District.
The staff analysis of this PUD amendment application will include a comparison of the Life
Time Fitness facility and their existing and proposed signage with the CC District sign
requirements in place at the time the PUD was approved, the current OP District sign
requirements, and the current C -3 District sign requirements allowed for large box retail uses.
Type
CC District (previous)
OP District (current)
Type
Wait
Freestanding
Wall
Freestanding
1
No. Allowed
2 (corner)
1
2 (corner)
Area
300 s.f. (total)*
100 s.f.
100 s.f. (each)
100 s.f.
Setback
N/A
15' (ROW)
N/A
15' (ROW); 5' (side)
Height
N/A
10'
N/A
10'
Type
Location
Area
Setback
Height
Wall
East facade
170 s.f.
N/A
N/A
Wall
South facade
120 s.f.
N/A
N/A
Freestanding
183 St. entrance
40 s.f.
15 feet
8 feet
Freestanding
Dodd Blvd. entrance
40 s.f.
15 feet
8 feet
APPLICATION ANALYSIS
Existing Signaqe — Life Time Fitness currently has the following on -site signage:
Below is a comparison of the CC District requirements in place when Life Time Fitness was
constructed with the current requirements of the OP District. The major difference being the
previous CC District allowed a larger total area for wall signs on buildings 100,000 square feet
or larger located on a corner lot (300 square feet) than the current OP District allows (200
square feet).
or bul ings 100,000 square feet or larger
The CC District sign requirements in place when Life Time Fitness was constructed allowed
two wall signs not to exceed 300 total square feet since the building is larger than 100,000
square feet and is located on a corner lot. One freestanding sign not to exceed 10 feet in
height with a setback of 15 feet from a public right -of -way was also allowed by ordinance.
The two wall signs met the CC District sign requirements. The approved PUD allowed two
freestanding monument type signs, given that Life Time Fitness has frontage on three public
streets and given that the combined area of the two monument signs is less than the 100
square feet allowed for a single freestanding sign in the CC District. One monument sign is
located at the front driveway entrance to the site off of Dodd Boulevard and the second
monument sign is located at the 183` Street entrance on the north side of the site where there
is no existing or proposed wall signage.
Proposed Signaqe — Life Time Fitness is proposing an additional wall sign on the east facade
of the tennis center portion of the building in order to raise awareness of their tennis facility to
the general public. The size of the proposed third wall sign is 110 square feet (see Exhibits C
and D).
C -3 District Comparison — In evaluating the proposed third wall sign staff considered the
C -3 District requirements given the size and function of the building. Fitness centers and
health clubs are allowed by conditional use permit in the C -3 District.
Similar to Super Target, Cub Foods, Rainbow Foods, HOM Furniture, Gander Mountain and
other large retail buildings in Lakeville, Life Time Fitness has a multifaceted component to its
use. The Life Time Fitness facility includes indoor and outdoor pools and an accessory cafe
and spa. While the tennis center is attached to the main fitness center building, a special
membership is required to access the facility.
2
Type
Area
Setback
Height
Wall (primary)
440 s.f.
N/A
N/A
Wall (primary, corner)
200 s.f.
N/A
N/A
Wall (secondary)*
72 s.f.
N/A
N/A
Wall (secondary)*
72 s.f.
N/A
N/A
Freestanding
100 s.f.
15 feet
20 feet
Type
Life Time
C -3 District
Wall (primary)
170 s.f.
440 s.f.
Wall (primary, corner)
120 s.f.
200 s.f.
Wall (secondary)*
110 s.f.
72 s.f.
Wall (secondary)*
N/A
72 s.f.
Given the similarity to and compatibility with other large box retail uses, staff examined the Life
Time Fitness PUD amendment request with respect to the C -3 District sign requirements. The
following C -3 District sign requirements would pertain to the existing Life Time Fitness facility,
given that it is a building greater than 45,000 square feet in area and located on a corner lot:
The total area of secondary signs cannot exceed 144 s.f. One secondary sign up to 144
s.f. is allowed.
If the C -3 District sign requirements were applied to Life Time Fitness, all existing and
proposed wall signs would meet Zoning Ordinance requirements for the size of the building and
its location on a corner lot. The proposed third wall sign would be considered a secondary sign
and would be allowed up to 144 square feet in area. The following table compares the existing
and proposed Life Time Fitness wall signage with the signage allowed in the C -3 District:
*The total area of secondary signs cannot exceed 144 s.f. One secondary sign up to 144
s.f. is allowed.
The Life Time Fitness building and proposed wall sign are oriented toward King Park, a large
City baseball complex, and away from existing residential neighborhoods to the north and west.
RECOMMENDATION
Because Life Time Fitness has a multifaceted component to its use and is similar to and
compatible with other large box retail users in Lakeville, Planning Department staff
recommends approval of the Life Time Fitness PUD amendment to allow a third wall sign for
the tennis facility subject to the following stipulations:
1. The PUD amendment shall pertain to the C -3 District requirements only for signage.
2. A sign permit is required prior to the installation of the proposed third wall sign.
Findings of fact for approval of the PUD amendment are attached.
(plancomm - pudamendment)
3
Dakota County, MN
EXHIBIT A
PROJECT:
PROJECT ADDRESS:
SHEET INFO:
LIFE TIME FITNESS
2902 Corporate Place
Chanhassen, MN 55317
phone (952) 229 -7484
fax (952) 946-9794
CONSTRUCTION
FCA
LAKEVILLE TENNIS SIGNAGE
LAKEVILLE, MN 55044
LAKEVILLE, MN 55044
DATE:
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