6.3. SR 01-21-2003MEMORANDUM
Item #6.3
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Chris Leeseberg, Planner
January 2 I, 2003
CU 02-33
Request by Christopher Stokke for an Amendment to a
Conditional Use Permit for a Landscape Contractor's Yard
Request
Christopher Stokke requests an Amendment to a Conditional Use Permit for a Landscape
Contractor's Yard.
Location
Southeast corner of 219th Avenue and Highway 169
Zoning/Land Use
A1 (Agricultural Conservation) / A (Agricultural)
Attachments
· Location Map
· Letter from Applicant
· Memo from the City Engineer
· Images of Site
· Existing Site Plan
· Proposed Site Plan & Landscape Plan
Overview
The applicant was granted a Conditional Use Permit in April 2001 for a landscape
contractor's yard (CU 01-12). The applicant would like to amend this permit in order to
build a 60-foot by 80-foot building with an office and storage area. He would like to move
Memo to City Council
January 21,~, 2003
Page 2
the existing building and change the storage area to look more appealing from the road. The
business has grown and the planned changes are essential to the future of the business.
The western portion of the site is developed while the eastern portion is undeveloped fields.
To the north, on the other side of 219th Avenue, are a single family residence and a
commercial kennel. The other surrounding properties are vacant. The surrounding
properties are zoned A1 and are, with the exception of the single family
residence/commercial kennel on the north side of 2182 Avenue, included in the Mining
Overlay District.
Analysis
Located on the property are a 30 x 40 foot shop and a large outdoor equipment and material
storage area. The proposal would move the current storage area more to the east (further
away from Highway 169) as well as relocate the existing shop. A new 60-foot by 80-foot
shop with a 30-foot by 30-foot attached office would be built in the approximate location of
the current shop.
Based on the parking requirements for a garden supply store, 11 parking spaces are required.
The proposed site plan shows 16 spaces.
The landscape ordinance requires that 21 trees be included on the site. There are
approximately 15 existing trees on site. The applicant's proposal shows two rows of
Austrian pines along the north property line. This will meet the requirements of the
ordinance.
Grading/Drainage
The City Engineer has addressed grading and drainage in his memo.
Planning Commission Actions
The Commission was in favor of the improvements and thought that they would help the
aesthetics of the business. There was discussion regarding vehicular drculation. Staff
confirmed that there would be two entrances, one into the public parking area and a second
into the storage yard, both of which would be dearly defined by landscaping.
The Planning Commission unanimously recommended approval of the Conditional Use
Permit.
S:kPLANNING\Case Files\2002\CU 02-33 Stokke\CU02-33 CC.doc
Memo to City Council
January 21St, 2003
Page 3
Recommendation
Staff and the Planning Commission recommend that the City Council approve Christopher
Stokke's request for an amendment to a Conditional Use Permit with the following
conditions:
1. THE OUTDOOR STORAGE AREA CONSIST OF CLASS V
MATERIAL AND THE PERIMETER BE BOUNDED WITH
RAILROAD TIES OR SOME OTHER BARRIER TO PREVENT THE
AREA FROM GRADUALLY EXPANDING.
2. ALL LANDSCAPING SHALL BE INSTALLED AS INDICATED BY
THE PROPOSED LANDSCAPE PLAN. DATED 11/23/02
3. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
4. THE ENTRANCES SHALL BE NO WIDER THAN 30 FEET.
5. NO RETAIL SALES ARE ALLOWED.
6. THE BUILDINGS SHALL COMPLY WITH ALL APPICABLE
BUILDING AND FIRE CODES.
S:kPLANNING\Case Files\2002\CU 02-33 Stokke\CU02-33 CC.doc
~1~ ~.~ 21 3TH AVENUE
lXlver
Case Number:
Location Map
CU 02-33 CHRISTOPHER STOKKE
N
Greenscape Landscaping
11684 219 AVE NW
Elk River Mn 55330
Chris Stokke
763-441-2141
To:
From:
Date:
Planning Commission and City Council
Chris Stokke, Greenscape Landscaping
November 15, 2002
I would like to start out by thanking all of you for taking the time to look into our
plans at CJreenscape. In the past you have been very helpful in working with us and I
appreciate that very much. In March of 2001 you approved a condition use permit to use
our existing shop the way it was when I purchased it in 1997 with some minor changes.
At that time we knew that the existing shop would be replaced with a new shop in the
near future. We are at the point as a company where we are ready to build a new shop to
create more inside storage and work area. Our Plans also include an attached office. Our
existing shop would be moved to the side behind the new shop. We would add a tar
parking lot in front and expand our equipment and storage area behind the new building
to the rear oftbe lot. This will give a cleaner more organized appearance from the road.
We would plant several Austrian Pines on the north property line as a buffer for adjacent
properties. In closing I think that you will see that this is an improvement that will
benefit all parties affected by the change. Once again I thank you all for your interest in
working with us on this issue.
Sincerely,
Christopher J. Stokke
Greenscape Landscaping
Howard R, Green Company
December 9, 2002
File: 619960J-0240
Mr. Chris Leesburg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE:
GREENSCAPE LANDSCAPING
AMENDMENT TO CONDITIONAL USE PERMIT
Dear Mr. Leesburg:
As requested, we have reviewed the information provided by Chris Stokke of Greenscape
Landscaping regarding the expansion of the landscaping business and proposed amendment to the
conditional use permit. A site plan submitted also provided proposed contours and a location of a
storm retention pond. Although no drainage calculations were provided, the pond is approximately
120 feet long by 50 feet wide and should provide sufficient capacity for the entire site. As you are
aware, this site is very close to the gravel mining area of the City of Elk River. Therefore, the soils in
the area are rather pervious. Given the rural nature of the site and the small development, it is my
opinion that the proposed grading plan, including the retention pond, is sufficient, and detailed
drainage calculations are not required to fully review this site. We would recommend approval of the
site plan/grading plan for the proposed expanded business.
If you have any questions regarding this information, please call.
Sincerely,
Howard R. Green Company
TJM:sw
Ltr-120902-Leesburg
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
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