Adopt Resolution #26-078, Approving a Conditional Use Permit for Indoor Commercial Recreation for D-BAT Baseball & Softball Academy at 8252 147th Lane NW, Suite 700

BLIP II, LLC (the "Applicant") has submitted a Land Use Application on behalf of Rub Some Dirt on it Training LLC (the "Permittee", doing business as D-BAT Baseball and Softball Academy) for an indoor baseball and softball training facility at 8252 147th Lane NW, Suite 700 (the "Subject Property", also known as BLIP II). This type of business is classified as "Indoor Commercial Recreation," which is a conditional use in the I-1 zoning district. The business would occupy 16,000 square feet on the building's east end. It will feature 15 batting cages, a 983 square-foot retail pro shop, and an open area for a few parents, spectators, or students waiting for their scheduled time in the batting cage.

Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request and the Public Hearing held by the Planning Commission on March 26th, 2026. A notice of the Public Hearing was published in the Anoka County Union Herald, the City's official newspaper. A "proposed development" sign was placed on the property.

Parking
The Applicant and Permittee each prepared parking justification reports to outline the Subject Property's parking supply and demand. There is no defined parking standard for Indoor Commercial Recreation uses in the Zoning Code; therefore, a parking justification report is required. Per information provided by the Applicant, the BLIP II building is 56,000 square feet in area, and the site currently has 107 parking stalls (101 standard and 6 ADA accessible). Three other tenants occupy other parts of the BLIP II building:

• Mr. Pex, Inc., which consists of 20,000 square feet of offices and warehouse space. This business has 5 full-time employees and minimal visitors during business hours.
• Northwoods Machine, LLC, which consists of 12,000 square feet of manufacturing space. This business has 12 full-time employees and fill-in part-time employees that work across two shifts. There are minimal visitors during business hours.
• Midwest Construction Products, LLC, which will consist of 8,000 square feet of offices and warehouse space. This business will have 4 full-time employees and a light amount of will-call visitors picking up materials and products. This business is also new to the building, and these uses are permitted by-right, so they will go directly to an administratively-reviewed building permit application.

The three above-mentioned tenants typically close at 5:00 PM and will accommodate additional parking demand for D-BAT, which anticipates higher customer demand during after-school hours. D-BAT will occupy the remaining 16,000 square feet of the building. D-BAT has provided the following parking demand analysis for their peak occupancy:

• 15 batting cages, with an average (and a building code maximum occupancy) of 2 participants per cage = 30 people total
• 5-6 parents or spectators waiting for their children or waiting for their reservation time.
• 2 staff members on duty
• Additional allowance of 5 people
• TOTAL: 43 people at peak occupancy, based on the narrative provided by the Permittee.
• Maximum occupancy of 68 people, based on the building code analysis. This includes a maximum occupancy of 30 people in the batting cages, 16 people in the pro shop, 18 people in the flex room at the back of the tenant space, and 1 person each in the manager's office and three storage rooms.

The Permittee uses a scheduled reservation model, which limits loitering, customer overlap, and overall occupancy of the space at any given time. Additionally, whether 43 or 68 people drive individually to the Subject Property, there will be ample parking availability to accommodate the total demand for D-BAT and all other tenants in BLIP II. Should a problem result from insufficient parking supply, the Applicant has committed to striping additional parking stalls in the loading dock area on the north side of the building. This parking area would look similar to the Adrenaline Sports Center's north parking lot at BLIP I, which is directly west of the Subject Property. Overall, Staff agrees with the Applicant and Permittee that existing parking on-site will be sufficient for the proposed use.

Occupancy
The space was previously occupied by a manufacturing user. Since the use is changing, the Applicant will apply for a Change of Use permit, and a new SAC Determination Form will be required. All of these items are handled administratively by Staff. The space is being designed for the maximum number of occupants, which is reflected in the parking analysis attached to this staff report. Should the Applicant choose to have larger spectator events or tournaments that would bring in more people, changes to the building would be required to comply with Building Code requirements, mainly pertaining to the number of exits and restrooms.

Additional Information
The Planning Commission may recall In the Game Pickleball and Golf, a similar Indoor Commercial Recreation use that sought a Conditional Use Permit in the BLIP V building in 2025. The Permittee's proposal falls within the same use category in Ramsey's Zoning Code, but the proposed use is generally less intense for parking demand than the In the Game project.

Additionally, the proposed Conditional Use Permit is specifically written to address D-BAT's business model. If D-BAT ceases operations and is replaced by another type of Indoor Commercial Recreation use (for example: a gymnastics facility, a trampoline park, etc.), an amended Conditional Use Permit will be required. Alternately, if D-BAT expands into additional space in the BLIP II building, the Conditional Use Permit will need to be amended.

Alternatives
Alternative 1: Approve the Conditional Use Permit, as requested by the Applicant and recommended by Planning Commission and Staff.
Alternative 2: Approve the Conditional Use Permit with modifications, based on discussion and supporting findings of fact.
Alternative 3: Deny the Conditional Use Permit, based on supporting findings of fact.
 

All costs associated with this request are the Applicant's responsibility.

At their regular meeting on March 26th, 2026, the Planning Commission voted 4-0 (with 1 Commissioner absent and 2 vacant seats) to recommend approval of the Conditional Use Permit, as recommended by Staff.

Motion to adopt Resolution #26-078, Approving a Conditional Use Permit for Indoor Commercial Recreation at 8252 147th Lane NW, Suite 700.