Lake Elmo approves landscape supply business expansion unanimously
The Lake Elmo City Council unanimously approved zoning changes and a permit expansion for a landscape supply business at 9591 60th Street on July 14, clearing the way for the company to nearly double its operational footprint from 2.95 to 6.21 acres.
The council voted 7-0 to approve both a zoning text amendment that formally defines "landscape supply sales" in city code and a conditional use permit amendment allowing the expansion of the existing business. The votes came after staff determined the proposal was consistent with the property's agricultural zoning and the city's 2040 comprehensive plan.
The expansion involves adding a tree nursery and storage area but includes no new buildings and maintains existing operating hours. The business will be limited to 30 parking spaces and must sit on a minimum 15-acre lot. According to applicant Jamele Gonzalez, employees will park personal vehicles on-site and depart in work trucks, staying within the parking limit.
Public comments raised several concerns. Resident Harvey Taipel worried that the broad definition of "property maintenance services" could allow previously rejected activities in the future. A commissioner responded by explaining the city would keep the zoning text general and narrow down specifics through individual permit conditions. Resident Pat Barrett expressed concern about potential runoff from fertilizers or other materials affecting nearby Cowwater Pond's water quality, which he said is already declining. Gonzalez clarified the business uses organic practices and has no plans to store fertilizers or pesticides on-site.
Highway 36 traffic safety and impacts on a residential parcel at 9597 60th Street that is surrounded by the applicant's property also came up during discussion. The city engineer and watershed district provided agency review comments on stormwater management and access, which staff incorporated into the permit conditions. The landscape ordinance requires 6-foot-tall screening that is 90% opaque year-round to protect neighboring properties.
One commissioner noted the expansion was "pretty modest" and praised the applicants for "trying to do it the right way," acknowledging this was their second attempt at the approval process. The permits are now approved and the business can proceed with its expansion plans.
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Votes (2)
Recommendation for Zoning Text Amendments for Landscape Supply Sales
Dissent: None
Moved by Commissioner [0:28:15] · Seconded by Commissioner [0:28:22]
Staff presented proposed amendments to City Code sections 105.12.110 (definition of landscape supply), 105.12.620 (adding 'C' to Table 9-1 for permitted conditional use), and 105.12.650K (performance standards). Discussion included the consistency of the use with agricultural zoning and the 2040 Comp Plan, hours of operation, parking limits (30 cars), minimum lot area (15 acres), traffic generation, exterior storage, stormwater, and noise/light standards. Public comments raised concerns about the broad definition of 'property maintenance services' and its potential for future unapproved activities, leading to a commissioner noting the intent to keep text broad and define specifics through CUP conditions.
Recommendation for Conditional Use Permit Amendment for Expansion of Landscape Supply Sales Business
Dissent: None
Moved by Commissioner [0:31:00] · Seconded by Commissioner [0:31:07]
The discussion focused on the proposed expansion of the existing landscape supply business, including an increase in the CUP footprint from 2.95 to 6.21 acres for a tree nursery and storage. Commissioners noted the modest nature of the expansion, which involved no new buildings and maintained existing hours. Concerns raised by the public included Highway 36 traffic safety, potential environmental impacts on Cowwater Pond from runoff (specifically fertilizers/pesticides, though applicant denied intent to use them), and the storage/use of vehicles for 'property maintenance services'. The applicant clarified that employees would park personal vehicles on-site and depart in work trucks, contributing to the 30-car limit, and emphasized their organic practices.
Notable Quotes (8)
So staff finds this request to be consistent with the past use of the property. Staff also finds the proposed use with conditions and performance standards consistent with the intent of the egg zoning district.
Property maintenance services is sufficiently broad to include the previously unacceptable activities. Property maintenance services are not normal components of sales operation. Given the proposed language, a future further revision of the cup to include these type of activities would be difficult to deny. This back door must be closed.
I am not planning on bringing any extra equipment. The equipment that we do have on site is because it's um basically assisting MIP lines supply to load or unload um the product and um if we have to do any sort of delivery for a customer but that's the only reason why we have equipment there.
I like the idea of keeping the general text somewhat broad and then with the cup requirement and then when the cups come through then you can narrow that down for the specific requirements and concerns that are existing.
I think the the expansion details seem pretty modest. Um with no additional buildings and things like that, I I think um the hours of operation I I believe are unchanged.
The quality is getting worse and worse and I'm really concerned with this project that there's a potential for drainage whether it's from fertilizer if you do that or other things runoff. I'm concerned that it's going to be even worse.
I'm in favor of this proposal and the the applicants are are trying to do it the right way. You know, this is their second time back around going through all this and it's not an easy task.
So, would my employees will be able to come in their personal vehicle, leave it there, which will be under that 30 cars that we are requesting. Yep. And then leave in a work truck.
Ordinances & Resolutions (10)
City's comprehensive plan, referenced for consistency with rural area development guidance
Previous governing conditional use permit for the property, conditions used as baseline for new application
Section of City Code proposed for amendment to add 'landscape supply' definition
Section of City Code proposed for amendment to add 'C' in Table 9-1 for landscape supply as a permitted conditional use
Section of City Code proposed for amendment to add specific performance standards for landscape supply use
Zoning use types and classifications table within City Code
Agency review comments regarding stormwater management and access management
Agency review comments regarding Cowwater Pond and access feasibility
Provides requirements for screening (e.g., 6 feet in height, 90% opaque year-round)
Required for impervious surfaces exceeding 6,000 sq ft or related to stormwater management
Source document
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