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Elk River Business Park - P 04-22 November 1, 2004 Page 3 The applicant, at the Economic Development Authority meeting, noted that they have had a difficult time marketing the Business Park and had always intended that Lot 1, Block 1 of Elk River Business Park would be reserved for "higher value showroom warehouse-type uses". While showroom warehouse-type uses are allowed in some industrial districts throughout the metropolitan region, the City's zoning district limits the use of warehousing and retail in the Business Park District. The lots in this business park are the only lots currently readily available with infrastructure. All other areas zoned business park or industrial have not been subdivided nor do they have infrastructure in place to support a prospect on a short timeline. The Economic Development Authority, after much discussion, voted 6-1 to recommend that the land use remain as is (see attached minutes). Given the recent adoption of the Comprehensive Plan, the City's strategic industrial marketing goal of becoming the "Light Industrial Hub of the Northwest Metro", and the standing Contract for Private Redevelopment that requires industrial development and build out (see Director of Economic Development memo of October 11,2004), staff recommends that the land use amendment not be approved and that the parcel in question remain guided for Light Industrial development. Zone Change If the City Council chooses to change the land use to Highway Business, then it can consider the zone change to PUD. Planned Unit Development zoning is consistent with the zoning of Elk River Crossing, which is the zoning of Lot 1, Block 3 of Elk River Crossing. The proposed uses of a furniture store and tractor supply store are consistent with commercial zoning versus light industrial or business park zoning. The purpose of the Business Park District is defined: "The Business Park District is established to encourage a planned integrated environment for certain industrial office and commercial uses which are compatible with and complement each other, as well as the surrounding land uses. The underlying land use designation within the District may vary and may be either Light Industrial or Highway Business. Development with the Business Park District will correspond with the land use designation. Industrial and office uses are allowed where the land use designation is light industrial and commercial uses are allowed where the land use designation is Highway Business." Highway Business uses are limited to health athletic clubs, person service establishments and financial institutions. True retail facilities such as what is being proposed are considered accessory and are limited to a maximum of 5,000 square feet of the occupied quarters, or 15% of the gross floor area, whichever is less. In summary, if the land use designation is changed, then the zone change to Planned Unit Development is consistent with the land use and adjacent uses. S:\PLANNING\Case Files\2004\P 04-22 E R Crossing6th\11 01 04 cc memo.doc