Grand Marais city councilors held a spirited one-hour debate May 12 concerning the pros and cons of allowing a home-based business in a residentially zoned neighborhood on the west end of town. In the end, council passed a motion directing city staff to prepare a conditional use permit with a number of stipulations, and to present the revised version to them May 26 for a vote.
At issue is a conditional use permit application submitted by Greg Nichols and Kirsten van den Berg, who want to build and operate a personal fitness training studio at their 921 W. First St. residence. The application was recommended for approval by the planning commission May 5, but with similar conditions as those decided on by council. The planning commission also discussed the matter for over an hour and considered more than a dozen opinions, both written and oral, for and against, offered by neighbors and clients.
Nichols, a personal trainer, told council that he plans to tear down an existing 16-foot-by-24- foot garage and replace it with a 31-foot-by-28-foot fitness studio with soundproofed walls. The proposed building meets all setback and
” height requirements, and would be used intermittently throughout the day to host fitness classes (primarily kettlebell) and private consultations. Nichols said his plan to build the studio at his residence is not his preferred option, but he has lost his lease at the Sue Hakes Realty Building on Highway 61 and has been unable to find another suitable location that is commercially zoned.
Questions and comments arose about the hours of operation, lighting and signage, size of the classes, traffic, parking, and general effect on the neighborhood. Most of the opposition before council was voiced by Ron Lund, who gave councilors a letter outlining his concerns.
In a nutshell, Lund said he believed the project to be “a very worthy one,” but that it pushed the envelope and was beyond the scope of what could and should be accepted as a “home occupation” under the city’s zoning ordinances. Lund said the fitness studio is very different than an insurance agency or hair salon—both of which have been approved as home-based businesses— in that the latter tend to usually have only one or two clients at a time, and do not generate much traffic and vehicle noise. Lund, a former councilor and city planning commissioner, said he wanted to see the city’s residential neighborhoods remain residential, and the rights of those who live there respected.
Councilor and planning commission member Tim Kennedy agreed that the application posed a dilemma. “We need to draw the line of what’s a home business, and what’s a commercial use,” he said, pointing out that there’s already discussion about using the street for parking and excessive comings and goings. “Thatconcerns me…the scope of this may be a little larger than a home-based business.”
Kennedy said another challenge lies in the regulations placed on the site. “It may work in its infancy. But what happens if it evolves and grows, and becomes a successful business?”
Councilor Kay Costello said she had some misgivings about changing the character of the neighborhood by allowing such uses. She asked what would happen if others on the block asked for similar exceptions, after a precedent had been set? She also observed that the city would have very little recourse by way of enforcement if the terms of the permit were not adhered to.
On the other side of the argument, Councilor Jan Sivertson noted that a single family occupying the same property could “easily” have five vehicles parked on the street near the site at all times. “That’s very American,” she said. “[With this] we’re talking three extra cars, three hours a day, three days a week—at the most.”
City Administrator Mike Roth urged councilors to think the matter through before casting their votes in two weeks. He said parking is “always the
issue” with requests for home businesses, because that’s the most noticeable impact on the neighborhood. Yet, said Roth, Nichols’ request is unusual in that it has generated so much feedback— both for and against—the project. “That there have been so many comments is notable,” he said. “Typically, there are none.”
Council’s conditions include: no outside employees; maximum class size of eight; maximum three hours per day during which classes may be held; three off-street parking spaces must be provided; classes limited to the hours between 6 a.m. and 7:30 p.m.; and all signage must conform to the sign ordinance (no larger than 4 square feet).
In other business:
.Diane Brostrom, speaking on behalf of the Grand Marais Playhouse, said she was disappointed with negative publicity leveled at the old theater building during the previous council meeting in connection with the Playhouse’s plans to display advertising posters there to celebrate the Playhouse’s 40th anniversary this summer. Brostrom said the Playhouse’s board of directors didn’t want to be “connected with controversy,” and may decide to abandon the poster plan, which she called “an opportunity for education.”
Councilor Jan Sivertson, who brought up the subject of what could be done about dilapidated buildings around town April 28, said there was certainly no negativity intended toward the Playhouse. But, she said, Brostrom’s plan to place posters on the building and thereby attract passersby, is “even more of a reason for it to be safe.” .The Garden Club was granted its request for $1,000 for flowers and fertilizer for the annual town plantings. Roth said the funds are included in the city budget, and the city crews will again assist with watering the plants. .City Attorney Chris Hood said he has not yet had time to discuss the matter of dealing with dilapidated buildings with Roth, but he expected to have some information ready for the next meeting. Council asked Hood to look into what could be done about run-down buildings, including the old theater, after Sivertson raised the issue. The former theater on Wisconsin Street is of particular concern because of its deteriorating condition; in the no-so-distant past a piece of concrete fell from the top, damaging a parked car. “Safety is a priority,” said Mayor Sue Hakes. . Grand Marais Fire Chief Ben Silence presented a proposed firefighter job description and announced his intention to hire five more firefighters to bring the membership to 30. Silence said he has already received about five applications. Council approved the job description and gave the chief the go-ahead to begin the hiring process.
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