CY23-25

Request of Jay Sallstrom for a conditional use permit to allow gym/fitness center/health club use in the B-2, General Business District. The subject property is described as Unit 100 and 73% interest in the common element A, Common Interest Community Plat Number 118, Riverfront Commercial Properties (1215 N. Riverfront Drive).

The anticipated date of City Council action is June 9, 2025. 

The applicant is Jay Salstrom.

The request is for a conditional use permit to allow for a gym/fitness center/health club use in the B-2, General Business District.

 The subject property is described as Unit 100 and 73% interest in the common element A, Common Interest Community Plat Number 118, Riverfront Commercial Properties (1215 N. Riverfront Drive).

The current land use is commercial. 

The property is located in the B-2, Community Business District. 

There are no known environmentally tensive areas on site. 

The site is currently served by public utilities. 

Section 10.46 B-2, Community Business District, in Mankato City Code can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTVCODI_S10.46GEBUDI

The site plan review committee reviewed the request on May 13, 2025 and submitted the following comments: 

1. Applicant shall ensure there is ample parking for future use.
2. Applicant shall clarify what the back 3 spaces/garages are going to be used for.
3. Applicant shall be aware that 1215 N Riverfront Dr. has a 1-inch water meter. The water meter has been pulled from 1217 N Riverfront Dr. Applicant shall clarify if the service is capped because no meter is present.
4. City staff will check with Kurt Klinder on addresses for this location.
5. Applicant shall be aware storm water charges will be recalculated based on 73% of the common element.
6. Applicant shall provide an updated floor plan that verifies where the proposed uses will be located in the building along with the uses within the garage storage units.
7. Given the multi-tenant building, a site signage plan shall be submitted for review and approval prior to, or in conjunction with, the issuance of the first signage permit for the property.

The applicant is requesting a Conditional Use Permit to allow gym/fitness center/health club use in the B-2, General Business District.  The subject property is described as Unit 100 and 73% interest in the common element A, Common Interest Community Plat Number 118, Riverfront Commercial Properties (1215 N. Riverfront Drive).

The Conditional Use Permit is being applied for under the premise of other commercial uses determined by the Planning Agency to be of the same general character as the permitted and conditional uses above and found not to be detrimental to existing uses and to the general public health, safety, and welfare allowed. 

Kato Karate 
Kato Karate offers karate classes for ages 3 and up. Their operation hours will be 10 am to 8pm, teaching classes in 40-minute increments. In the afternoon, they offer home school, parents-and-me, and traditional martial arts classes.  

In the narrative provided with the application, the applicant provides similarities between their request and permitted uses within the B-2, Community Business District. The two requests are a karate training center and a cycle studio. 

On the floor plan, Kato Karate will be located in Suite 1, which is an 1,800 square foot space. 

Spin Studio 
The cycle studio will be solely instructor-led classes specializing in indoor cycling classes with stationary bikes. The classes will vary in length from 30 to 45 minutes. The hours of operation for classes are Monday through Friday, with scheduled classes ranging from 5:15 am to 5:30pm. Saturday classes are 9:30 am and 12 pm, and Sunday classes are 10 am and 12 pm. The studio will be open 15 minutes prior to class times and remain open for approximately 15 minutes at the conclusion of class times. 

On the floor plan, the spin studio will be in suite 3, which is 515 square feet. 

According to the site plan, there are no proposed changes to the building. The two requests will be located in existing units in the building. The uses will require 7-off-street parking stalls, of which the site provides 23. The parking lot will need to be striped to delineate these parking stalls, a condition has been included herein. There shall be no outside storage of any materials from any of the uses within this building, a condition that is included herein. A conditional use permit was approved in 2024, in which the conditions and recommendations that were approved for the use remain for the new uses. 

Analysis of the applicant's proposal within the B-2, General Business District

The city code states that the purpose of the B-2, General Business District, is designed and intended to provide for a broad range of commercial and light industrial developments. The land use plan for the community business commercial area's goal is to re-design to provide for a broad range of retail developments which are adjacent to residential areas. The district will also accommodate office and institutional uses as well as limited light industry. The standards for this district shall take into consideration performance standards that minimize noise and activities because of the proximity to adjacent residential properties.

The applicant's proposed use for a gym/fitness center/health club is located within the B-2, General Business District. Permitted and conditional uses within the B-2, General Business District can be found here.  A gym/fitness center/health club are not specifically listed as a permitted or conditional use. However, "other commercial uses determined by the Planning Agency to be of the same general character as permitted and conditional uses above..." maybe, depending on the determination of the City, conditional uses. 

In reviewing the proposed uses, it has elements of numerous conditional uses and permitted used which support a determination by the City that it is a conditional use within the B-2, General Business Zoning District. Other uses with the same general character include: 

• "Dance Halls" generally host classes that are instructor-run and in a group setting and are structured. The applicant is proposing a similar use. 
• "Health equipment and sporting goods store" The proposed use remains consistent with a retail space in nature, as it involves regular customer traffic for scheduled classes and group exercise sessions. The use includes health and fitness equipment, such as stationary bikes for cycling classes and appropriate sporting goods for karate instruction. 
• "Meeting halls" which are designed for people to gather for a common purpose. The proposed use is similar as it involves groups gathering for a shared activity.
• "Professional service offices" The proposed uses are led by trained professionals in their respective fields, similar to the operation of professional service offices. Professional offices provide specialized expertise, such as the class instructors provide for group exercise classes. 
• "Dental, Medical, and Scientific clinics and laboratories" Similar to these uses, customers will arrive at the site by appointment for scheduled classes or sessions. As a result, traffic patterns will consist of multiple vehicles arriving and departing throughout the hours of operation, rather than constant high-volume traffic typical of traditional retail.

Staff submit the following findings of fact for other uses that are allowed within the B-2, General Business District, which are of the same character as the applicant's proposal: 

• "Dance Halls" generally host classes that are instructor-run and in a group setting and are structured. The applicant is proposing a similar use. 
• "Health equipment and sporting goods store" The proposed use remains consistent with a retail space in nature, as it involves regular customer traffic for scheduled classes and group exercise sessions. The use includes health and fitness equipment, such as stationary bikes for cycling classes and appropriate sporting goods for karate instruction. 
• "Meeting halls", which are designed for people to gather for a common purpose. The proposed use is similar as it involves groups gathering for a shared activity.
• "Professional service offices" The proposed uses are led by trained professionals in their respective fields, similar to the operation of professional service offices. Professional offices provide specialized expertise, such as the class instructors provide for group exercise classes. 
• "Dental, Medical, and Scientific clinics and laboratories". Similar to these uses, customers will arrive at the site by appointment for scheduled classes or sessions. As a result, traffic patterns will consist of multiple vehicles arriving and departing throughout the hours of operation, rather than the high-volume traffic typical of traditional retail stores.

The proposed development’s overall intensity is not greater than the intensity characteristic of other uses allowed within the B-2, General Business District. 

Staff respectfully submit the following findings of fact for the Conditional Use Permit: 

1. The proposed use as a karate and spin studio has the same general character as the permitted and conditional uses found in Section 10.46, B-2, General Business District, which is a conditional use within the section. 
2. The request is in keeping with the comprehensive planning policies of the City as the underlying land use plan identifies this parcel as "commercial", which allows a wide variety of uses which may include: a spin studio and karate organization. 
3. The proposal does not interfere with or diminish the use of property in the immediate vicinity. The North Riverfront corridor has other commercial uses.
4. The proposal is served by public facilities and services. 
5. The proposal does not cause undue traffic congestion.   
6. There are no known historical or architectural resources on the site. 
7. There are no known natural or environmental features on the site. 
8. It will not cause a negative cumulative effect and effect on the City as a whole. 
9. To the extent known, the development conforms with all other applicable regulations of the district, and other applicable ordinances. 
10. The proposal will not jeopardize the public's health, safety, or general welfare. 

Staff recommends the approval of the Conditional Use Permit with the following conditions: 

1. There shall be no outside storage of any material. 
2. A master sign plan for the development shall be provided which provides for the total site signage. The master plan shall be submitted and approved prior to the submission, issuance, or installation of any signs upon development. 
3. Parking stalls shall be hard surfaced and striped. 
4. Uses in development shall conform to permitted uses in the B-2, General Business District uses and self-storage approved with a Conditional Use Permit. Prior to application for a building permit, future tenants shall confirm uses with city staff to determine if a conditional use permit is required.
5. Conditions and recommendations from the previously approved Conditional Use Permit for self-storage garages will continue to apply.