6.4. EDSR 07-08-2002 • \ ( Item # 6.4
•
of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: June 25, 2002
SUBJECT: Case No. OA 02-03
Amend Business Park Conditional Uses to Allow Fitness
And Training Facilities
Request
The Commission is asked to consider an ordinance amendment allowing fitness and training
• facilities as a conditional use within the Business Park District.
Attachments
• Existing Ordinance Language
• Proposed Ordinance Language
Background
The Commission may recall that it reviewed a request to allow a gymnastics training facility
in the East Business Park in April. The Commission at that time recommended denial of the
request to the City Council. The Council,however,voted to allow it as an interim use until
an ordinance amendment to allow fitness and athletic training centers as a conditional use in
the Business Park District could be considered and reviewed. The Council directed staff to
prepare an ordinance amendment for review by the Planning Commission and the
Economic Development Authority.
Analysis
Staff recommended denial of the gymnastics training facility,as a logical connection could
not be made between vocational, technical and trade schools and a gymnastics training
facility. The purpose of the Business Park District,as noted in the attached ordinance,is to
✓ generate jobs and expand the City's employment base. It is unclear as to how a fitness and
athletic training center can meet this purpose. They do serve to provide some level of
Memo to Planning Commission/0A02-03
June 25,2002
Page 2
. employment and provide a tenant to fill multi-tenant facilities that may be constructed in
either the West or East Business Park.
Recommendation
The Commission is asked to review the attached language,evaluate the appropriateness of
this proposed ordinance amendment and make a recommendation to the City Council.
S:\PLANNING\Case Files\OA 02-03 Fitness\6-25PC memo.doc
Existing Language
ifinds it necessary to do so for the protection of ,
the health, safety and welfare of persons who m..
occupy the proposed dwelling unit, impose
additional reasonable requirements or cond. ions
on the construction and use of the dwel ,;hg unit.
(8) That the conditional use allow', g such a
dwelling unit in an industrial z. e is deemed to
be unique to the principal use of the property
and the ownership of the pr• erty and the
principal use. Any condi onal use permits
granted under this Sec ' on shall therefore
automatically expire f the principal use of the
property changes • the ownership of either the
property or the •rincipal use of the property
changes .
xiii . Tempora structures
xix. Gov-rnment buildings and facilities
xx. Mini storage
xxi . All uses 'allowed as a conditional use in the I1
411 zone
17 . B-P Business Park District
STATEMENT OF PURPOSE: The Business Park District is established
to encourage a planned, integrated environment for certain
industrial, office, and commercial uses which are compatible
with, and compliment each other as well as the surrounding land
uses . The underlying land use designation within the district
may vary, either light- industrial or highway business .
Development within the Business Park district will correspond
with the land use designation. Industrial and office uses
allowed where the land use designation is light industrial, and
commercial uses allowed where the land use designation is highway
business .
It is the intent of this ordinance that development reflects
common themes using compatible architectural design and
consistency in signage, landscaping, and lighting. It is also
the intent to encourage businesses which generate a high number
of jobs per square foot rather than predominately warehouse type
uses .
A. Permitted Uses
i . Permitted uses allowed when the underlying land
use is light industrial:
9. 51
• a. Light Manufacturing
b. Research and development laboratories
c. Government, business, and professional
offices
d. Mail order operations
e . Telecommunication operations
f. Sherburne County fair
g. Warehouse space not exceeding fifty percent
(50%) of the entire building
h. Showroom space
i . Repair and maintenance excluding auto
repair
ii . Permitted uses allowed when the underlying land
use is highway business :
• a. Health athletic clubs
b. Personal service establishments
c. Financial institutions
B. Accessory Uses :
i . Off-street parking lots or facilities
ii. Private recreational facilities
iii . Public shelters and essential services
iv. Retail Sales provided the following conditions
are met:
a. The retail sales activity is not located in
an administrative office facility, but is located
within a business, the principle use of which is
not commercial sales .
b. The retail sales activity shall not occupy
more than fifteen (15%) of the gross floor area,
111 or a maximum of 5, 000 square feet of the occupied
quarters, whichever is less .
9. 52
• c. The retail sales activity is related and
subordinate to the principle use .
d. No sign identifying or promoting that
retail sales occur within the building shall be
visible from outside the building:
C. Conditional Uses:
i . Conditional uses allowed when the underlying land
use is light industrial :
a. Warehouse space exceeding fifty percent
(50%) of the total building floor area up to a
maximum of sixty-five (65%)
b. Vocational, technical and trade schools
c. Loading areas/overhead doors when located
in front yards
d. Above ground storage tanks
e. Government buildings and facilities
ii . Conditional uses allowed when the underlying land
use is highway business :
a. Hotels and motels
b. Licensed day care facilities
c. Retail shops .and stores which compliment
and serve the Business Park subject to the
standards set forth in 2 (j ) below.
d. Motor vehicle specialty service stations
e. Loading areas/overhead doors when located
in front yards
f. Multiple tenant buildings
g. Restaurants (Class I)
STANDARDS:
• A. Minimum lot size - one and one-half (1 1/2) acres
B. Building setbacks (minimum)
9. 53
Proposed Language
110 C. Conditional Uses:
i. Conditional uses allowed when the underlying land
use is light industrial:
a. Warehouse space exceeding fifty percent (50%) of
the total building floor area up to a maximum of
sixty-five (65%)
b. Vocational, technical and trade schools
c. Loading areas/overhead doors when located in
front yards
d. Above ground storage tanks
e. Government buildings and facilities
f. Fitness or athletic training facilities meeting
the following standards:
1) . The training facility is located in a
multi-tenant building,
S 2) . The floor area does not exceed 10% of the
gross floor area, and
3) . The training facility demonstrates that
their space needs cannot be met by a structure
located within another zoning district.
ii. Conditional uses allowed when the underlying land
use is highway business:
a. Hotels and motels
b. Licensed day care facilities
c. Retail shops and stores which compliment and
serve the Business Park subject to the standards set
forth in 2 (j ) below.
d. Motor vehicle specialty service stations
e. Loading areas/overhead doors when located
in front yards
f. Multiple tenant buildings
• g. Restaurants (Class I)