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Planning Commission Minutes April 23, 2002 Page 4 e Commissioner Baker concurred with Chair Pederson and stated that this type of use would not create jobs, since they did not even expect to turn a profit for a number of years. He felt that the only way the use could be allowed is by an ordinance amendment. He also did not feel the use qualified as a vocational, trade or technical school. Commissioner Franz stated that he understood why the use did not fit in the commercial district due to the high rents and ceiling height requirements. He felt there are reasons why it could be approved but that there are <<gray areas", and he suggested forwarding the request on to the City Council. Commissioner Anderson stated that he was not in favor of approving the request as presented. He felt that vocational, trade and technical schools are intended to help students earn a living wage and that a training school would better describe the gymnastics facility. COMMISSIONER BAKER MOVED TO RECOMMEND DENIAL OF THE REQUEST BY TWISTMASTERS GYMNASTICS, INC. FOR A CONDITIONAL USE PERMIT TO AllOW A GYMNASTICS TRAINING FACILITY WITHIN THE BUSINESS PARK DISTRICT, CASE NO. CU 02-12, BASED ON THE FOllOWING FINDINGS: e 1. A GYMNASTICS FACILITY DOES NOT MEET THE ORDINANCE REQUIREMENTS OF A VOCATIONAL, TECHNICAL, OR TRADE SCHOOL. 2. THE GYMNASTICS FACILITY IS NOT PROPOSED TO BE AN INTERIM USE AND WOULD BE CONSIDERED A NONCONFORMING PERMANENT USE. COMMISSIONER JENSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. 5.3. Request by John Alfords for Amendment to the Land Use Map to Change the Land Use from MR to HR. Public Hearing - Case No. LU 02-02 5.4. Request by John Alfords for Rezoning from R1c to R4. Public Hearing - Case No. ZC 02- 03 Staff report by Chris Leeseberg. John Alfords requests a land use amendment to HR (High Density Residential) and rezoning to R4 (Multiple Family Residential), for property located at 423 and 433 Irving Avenue. The applicant currently owns an 8-unit apartment building at 433 Irving A venue which is nonconforming. He currently has a purchase agreement for the single-family property to the south (423 Irving) on which he proposes to construct an 8-12 unit apartment building. Mr. Leeseberg reviewed the surrounding land uses. Staff recommends approval of the request as presented. Chair Pederson opened the public hearing. John Alfords, applicant, stated that he has owned apartments in the Elk River area for 15 years and he feels that the new building will be a positive addition to the area. e Commissioner Franz asked if construction would begin during the school year, noting the close proximity to St. Andrew's School. Mr. Alfords stated that the site would be cleaned up and the existing building torn down this summer when school is out, and construction