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Northwest Associated Consultants, Inc. <br />U R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H <br />PLANNING REPORT <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: 7 December 1992 <br />RE: Little Canada - Mogren Fill Permit/ <br />Conditional Use Permit <br />FILE NO: 758.09 - 92.32 <br />BACKGROUND <br />The property at Spruce Street and South Owasso Boulevard is being <br />utilized as a soil stockpile site by Mogren Brothers Landscape. <br />The City has directed the owners to initiate the removal of the <br />material, which was placed without a fill permit. The applicant is <br />seeking a fill permit, and a conditional use permit to utilize the <br />site as a stockpile location. <br />ANALYSIS <br />The storage of materials is a permitted use in the I -1, Light <br />Industrial and I -P, Industrial Park Districts. This property is <br />zoned I -P. However, no property may be put to use without a <br />building of at least 1,000 square feet, unless a conditional use <br />permit is approved exempting it from that requirement. Without the <br />CUP, the site may not be utilized for stockpiling of materials. <br />This issue has been treated as an enforcement concern over the lack <br />of a fill permit, until the conditional use permit was requested. <br />Conditional use permits run with the land and are permanent as long <br />as the conditions are adhered to. In this case, we do not believe <br />that the CUP allowing no principal structure on the site to be in <br />the interest of the City. Instead, the site should be cleared of <br />the unpermitted fill and prepared for development. <br />Page 42 <br />5775 Wayzata Blvd. • Suite 555 St. Louis Park, MN 55416 (612) 595- 9636•Fax. 595 -9837 <br />