Item 5.6 Item # 5.6.
•
City of
Elk River MEMORANDUM
TO: Planning Commission •
FROM: Scott Harlicker, Senior Planner
DATE: December 27, 2000
SUBJECT: Case No. OA 00-9
Request by the City of Elk River for Ordinance Amendment
Regarding Landscaping Contractor Yards
Request
Consider a request by the City of Elk River to amend the Zoning Code to create a
definition for landscaping contractor yards and to allow landscaping contractor
yards as a conditional use in the Al (Agricultural Conservation) District.
• Attachments
Uses allowed in the Al zoning district
Zoning map showing Al zoning district
Overview
Background
As a result of a recent request by a property owner to rezone certain property
from Agricultural to Highway Commercial, staff was asked to research the
possibility of amending the zoning code to allow landscaping businesses as a
conditional use in the Al (Agricultural Conservation) District.
Currently, landscaping businesses are allowed as a conditional use home
occupation, but are not allowed as a separate principle use in the Al district. A
review of our files indicated that there have been no conditional use permits
issued for landscaping businesses as a home occupation in the Al zoning
district. However, Best Yard Services was granted a conditional use permit in
1999 to operate a landscape business as a home occupation in the Ria district.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425
Memo to Planning Commission/OA 00-9
December 27,2000
Page 2
III
Analysis
As can be seen on the attached list of allowed uses, the zoning code does allow
a variety of low to medium impact commercial uses. Allowed, as permitted uses
are golf courses and licensed day care centers. Allowed, as conditional uses are
commercial recreation facilities, campgrounds, institutional uses, veterinary
clinics and feedlots. When compared to the uses allowed as a conditional use,
landscaping contractor yards would have fewer impacts than many of the other
uses allowed.
Traffic would be less of an impact than golf courses, commercial recreation
facilities, institutional uses and campgrounds. Traffic generated by this type of
use would be minimal. Employees arriving and departing the business would
generate most of the traffic. If some accessory retail sales were allowed, there
would be some traffic associated with that.
Limiting this use to unplatted property reduces the possibility for conflicts with
neighboring residences. Visual impacts, such as outdoor storage, could be
screened if it is an issue. However, outdoor storage of equipment and/or
materials is not unusual in an agricultural district. There would be no
environmental impacts like those associated with feedlots.
• Recommendation
Staff is proposing the following definition for landscaping contractor yard and
amendment to the zoning code to allow landscaping contractor yard as a
conditional use on unplatted property zoned Al:
Definition
Landscaping Contractor Yard —The use of land, buildings or structures for the
storage of equipment and materials, or as office space, in conjunction with the
operation of a landscaping business.
Permitted, Accessory, and Conditional Uses by District
4. Al —Agricultural Conservation District
C. Conditional Uses
iii. Landscaping Contractor Yard, provided:
a. That the use is on unplatted property
b. Screening of outdoor storage areas if the outdoor storage area is
within 50 feet of a property line.
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S:\PLANNING\S C OTT\OA00-9.D O C
•ermitted, conditional or accessory) for a use not expressly
•
co •
ed as permitted, conditional or accessory or which involves a
ion of uses . An application for a determination shall •
submitt o the Zoning and Building Administrator and refer
to the Pla g Commission for recommendation and the Cou• for
decision. U - •eterminations shall be based on substa. -1
similarity to e ting use classifications, become • " uture
binding force and ect and be maintained on fi •y the City
Clerk.
900.12 PERMITTED, ACCESS. AND CONDIT • 4 USES BY DISTRICT
1. FP - Floodplain Overlay ' st -
Special standards and criter' o e Floodplain Overlay
District shall be as set f• in Se, ' on 902 of the Code.
2 . SL - Shoreland •. ay District
Special standar. .nd criteria for the Shore • Overlay District
shall be as s- orth in Section 904 of the Co•-
3 . WSR ild and Scenic River Overlay District
Spe standards and criteria for the Wild and Scenic R
ay District shall be as set forth in Section 906 of th-
••e.
• 4 . A-1 - Agricultural Conservation District
STATEMENT OF PURPOSE: The Agricultural Conservation District is
established for the purpose of preserving, promoting,
maintaining, and enhancing the use of land for commercial
agricultural purposes, to prevent scattered and leap-frog nonfarm
growth, to protect expenditures for such public services as roads
and road maintenance, and police and fire protection.
A. Permitted Uses
i . Agricultural uses (5 acre minimum lot size)
ii . Public parks, playgrounds and open space
iii . Facilities for flood and erosion control
iv. Horticultural uses
v. Golf courses and Country Clubs
vi . Single family dwellings
vii . Model homes in compliance with Section 900 .20,
• Subsection 13
9.19
viii.Licensed day-care facilities for 12 or fewer
• children
ix. Permitted home occupations
x. Truck tractor and/or trailer parking (non-platted
parcels five (5) acres in size or greater)
xi . Open space preservation development plats
(residential clustering)
B. Accessory Uses
i. Accessory farm structures
ii . Public shelters and essential services
iii . Garages and sheds including metal skin buildings
iv. Private recreational facilities
v. Private kennels
C. Conditional Uses
i. Commercial recreational facilities
• ii . Campground
iii . Reserved
iv. Feed lots
v. Institutional Uses
vi . Roadside sales stands
vii . Veterinary clinics and commercial kennels
viii. Cemeteries and memorial gardens
ix. Conditional home occupations
x. Airports
xi . Governmental buildings and facilities
xii . Temporary mobile homes consistent with Section
900 .20
xiii.Reserved
• xiv. Licensed day-care facilities for 13 or more
children in institutional buildings
9.20
• xv. Agricultural uses (less than 5 acre lot size)
xvi. Truck tractor and/or trailer parking (platted
parcels or parcels less than five (5) acres in
size)
xvii . Wind generators
xviii . Cooperative gardening in preserved open space
xix. Horticulture and floriculture services in
preserved open space
xx. Private stables in preserved open space
xxi . Wayside stand in preserved open space
. - . ' -
STAT I• OF PURPOSE: The Residential Districts are - ablished
to acco ish the general purposes of this Ordinanc- -nd for the
following •ecific purposes:
A. To eserve living qualities of res ' -ntial
neighbor ,ds .
•
B. To ensu. future high quality enities including, but
not limited t• the provision of equate light, air,
privacy, and co -nience of acc- to property.
C. To increase c• enienc= =nd comfort by providing usable
open space and recre. ion •ace on or near the housing units
they serve.
D. To prevent addi •n- •r alterations of structures which
would damage the c acter r desirability of existing
residential areas
E. To prote residential ar_ to the extent possible
and appropri e in each area, a.• st unduly heavy motor
vehicle tr- ic.
F. To courage a variety and rang; •f dwelling types and
a wid- ange of population densities h emphasis on home
owne• ip.
R-la - ngle Family Rural Residential
STAT' ' OF PURPOSE: The Rural Residential Distr t is intended
to low for a "rural life-style" by permitting low -nsity
• r- •idential development in areas that are marginal o 'onfeasible
•r agriculture. The R-la district is intended to be . imarily a
9.21
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