7.5. SR 04-21-1997ITEM ~. 5.
,ty of
iver
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steve Ach, City Planner.~v~~
April 21, 1997
Conditional Use Permit Request
by Greg Karnis, Public Hearing
Case No. CU 97-7
Issue
Greg Karnis is requesting a conditional use permit to operate a Class I
restaurant and have on-sale liquor.
Location
The northeast corner of Highway 10 and 173rd (Bridgeman's Restaurant)
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
Report to the Planning Commission dated March 25, 1997
Overview
Mr. Karnis is requesting a conditional use permit to operate a Class I
restaurant (sit-down) and have on-sale liquor. At this time Mr. Karnis is not
proposing any exterior expansions to the building, however, will be making
changes to the inside of the building to accommodate his restaurant plans.
Attached is a survey illustrating the existing Bridgeman's parcel with
current improvements to the site. The restaurant was originally constructed
in the mid 1980's and therefore, does not meet several of the city's
performance standards. Typically, a conditional use permit request triggers
upgrading the site to meet the city's current standards; such as curbing,
landscaping and setbacks. However, in this particular case staff has
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council Page 2
April 21, 1997
suggested that making any site improvements may be deferred based on the
following:
· The use of the building is not changing and will be maintained as a
restaurant
· No expansions to the existing building are proposed at this time
· Long range plans for this area have not been fully analyzed and therefore,
would not want the applicant to make any improvements to the site that
may affect future sewer alignments, frontage roads, etc.
Hours of Operation
At this time Mr. Karnis is proposing to operate the restaurant seven days a
week with the following hours:
· Sunday through Thursday - 4 p.m. to 10:00 p.m.
· Fridays and Saturdays - 4 p.m. to 11:00 p.m.
The restaurant will initially be open for dinner only with the possibility of
including lunches at a later date.
Access off of 173rd
Currently the Bridgeman's facility has a driveway access almost at the
intersection of 173rd Avenue and Highway 10. This location is too close to
Highway 10 and should eventually be relocated. The Planning Commission
had recommended a condition be added to this permit which stipulates the
appropriate time to close and/or relocate this access point.
Long Range Plans
As the City Council continues discussing the extension of water and sewer
down the east Highway 10 corridor, staff is also analyzing other
improvements eventually needed for this corridor; such as future frontage
roads to serve commercial areas along Highway 10. Although nothing has
been finalized, a quick analysis of this area may suggest that a frontage road
be placed somewhere between Bridgeman's Restaurant and the existing
buildings immediately to the east (Deano's Star Car Collision Center). In
order to preserve this corridor, staff has recommended no "structures" be
placed in a 35' strip along the northeast property line.
Memo to the Mayor and City Council
April 21, 1997
Well and Septic
Page 3
The restaurant facility currently has a septic location in the northeast corner
of the site. The system has two drainfields - one extending onto the adjacent
property, and the second, paralleling the eastern property line.
The building official has indicated concerns with the operation of the septic
system. The building official has observed the drainfield in a failing
condition and would recommend this system be corrected and made
operational to meet all the state's requirements (Chapter 7080) prior to any
building permits being issued to remodel the facility.
Planning Commission Recommendation
The Planning Commission recommends approval of the conditional use
permit request by Greg Karnis to operate a Class I restaurant and have on-
sale liquor with the conditions outlined in the staff report and including the
following condition:
o
The access point closest to Highway 10 shall be removed at the time of
upgrading of 173ra Avenue, or, at the time an application is submitted
to expand the building, whichever occurs first.
Recommendation
It is recommended the City Council approve the conditional use permit
request by Greg Karnis to operate a Class I restaurant and have on-sale
liquor with the following conditions:
The existing septic system be inspected and repaired to meet all of the
state requirements prior to the issuance of any building permits.
°
In order to preserve the opportunities for a future frontage road or
utility corridor, no building construction shall occur within the
northeasterly 35 feet extending from 173ra Avenue northwesterly to
the north property line.
At the time any building expansion plans are proposed, the entire site
shall be reviewed for site improvements which meet the city's current
ordinances.
Any modifications to the existing signage shall meet the city's setback
requirements for freestanding signs and consist of a monument style
with a maximum height of 20 feet and sign area of 100 square feet.
Memo to the Mayor and City Council
April 21, 1997
Page 4
A site plan be submitted illustrating how the parking area will be
striped. All drive aisle and parking stall dimensions shall conform to
city standards.
The access point closest to Highway 10 shall be removed at the time of
upgrading of 173rd Avenue, or, at the time an application is submitted
to expand the building, whichever occurs first.
'ty of
'Vel'
ITEM 5.5.
MEMORANDUM
FROM:
DATE:
SUBJECT:
Planning Commission
Steve Ach, City Planner~~.~
March 25, 1997
Conditional Use Permit Request by
Greg Karnis, Public Hearing
Case No. CU 97-7
Request
Greg Karnis is requesting a conditional use permit to operate a Class I
restaurant and have on-sale liquor.
Location
The northeast corner of Highway 10 and 173rd (Bridgeman's restaurant).
Zoning/Land Use
C3 (Highway Commercial)/HB (Highway Business)
Attachments
Location Map
Site Survey
Overview
Mr. Karnis is considering purchasing Bridgemans Restaurant and converting
it to an Italian style restaurant which would be operated as a Class I (sit
down) restaurant. Mr. Karnis is also proposing to offer hquor which is also a
conditional use. At this time Mr. Karnis is not proposing any exterior
expansions to the building, however will be making several interior changes.
Attached is a survey illustrating the existing conditions on site. The
Bridgemans Restaurant was constructed in the mid 1980's, therefore a lot of
the site improvements do not meet the city's current standards. For example,
the parking lot does not have curb and gutter as required in the commercial
13065 Orono Parkway · P.O. Box 490 ° Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Bridgemans CUP
March 25, 1997
Page 2
district, nor are the landscaping requirements satisfied. Also, the two
existing signs identifying Bridgemans and Commercial Printing Venture
Graphics are within the required ten foot setback from property lines.
Hours of Operation
Mr. Karnis is proposing to operate the restaurant seven days a week with the
following hours:
· Sunday- Thursday 4-i0
· Friday - Saturday 4-11
The restaurant initially will be open for dinner only with the possibility of
including lunches at a later date.
Driveway Easement
According to the property's legal description, a private easement for driveway
purposes exists along the westerly 24 feet of the property and extends from
173rd Avenue parallel along Highway 10 to the next entrance off of Highway
10. This private easement allows the property owners along this stretch of
Highway 10 to cross each other's property to gain access to and from each
other's site. In actuality, the 24 feet that has been designated for the
driveway easement is not being used, at least on the Bridgeman's site,
because the sign is located in the middle of this easement.
Access off of 173rd Avenue
The first driveway off of 173rd Avenue into the Bridgeman's site is located too
close to the intersection of Highway 10 and 173rd Avenue. Although this may
not present a problem today, the driveway will eventually have to be either
relocated or closed to allow for safer traffic maneuvers in this area.
Depending upon the amount of traffic that is generated by this restaurant,
the issue of closing or relocating the driveway may come up sooner than later.
Long Range Plans
As the City Council continues their discussions of extending sewer and water
along the east Highway 10 corridor, staff is trying to plan for future
improvements that will accompany further development of the east Highway
10 corridor. For example, eventually, some resemblance of a frontage road
system will need to be put into place to serve the properties along Highway
10. A quick analysis of this area suggests that a frontage road may need to
be placed between the Bridgemans Restaurant and the existing building
Bridgemans CUP
March 25, 1997
Page 3
immediately to the east (Deano's Carstar Collision Center). It is not
necessary to begin constructing this type of road at this time; however, the
corridor to construct a road should be preserved for future considerations.
Staff will recommend no "structures" be placed in a 35 foot strip along the
northeast property line to preserve options across this property.
Well and Septic
The restaurant has a well located in the front of the building. This well is
over 100 feet from the existing septic location. The septic location is in the
northeast corner of the site. There are actually two drainfields that comprise
this septic system. The first drainfield extends northeasterly onto the
adjacent property for a distance of about 170 feet. Apparently there is a
drainfield easement from the adjacent property owner to allow this drainfield
to be in place. The second drainfield parallels the easterly property line
(behind the building) underneath the overhead electric lines.
The Building Official has indicated he has concerns with the operation of the
septic system. The Building Official has observed the drainfield in a failing
condition and would recommend this system be corrected and made
operational to meet all of the state requirements (Chapter 7080) prior to any
building permits being issued to remodel the facility.
On Site Improvements
Since Mr. Karnis is not making an expansion to the building, requiring on
site improvements at this time may be an issue the Planning Commission
may want to defer. Staff suggests this for the following reasons:
· Mr. Karnis is not changing the use of the building rather,
maintaining the same type of business (restaurant).
· No expansions to the building are proposed.
· Staff has not had enough time to fully analyze this area to make a
firm recommendation on long range plans/improvements (i.e.,
frontage road, sewer ahgnment).
Recommendation
It is recommended the Planning Commission recommend approval of the
conditional use permit request by Greg Karnis to operate a Class I restaurant
and have on-sale liquor with the following conditions:
The existing septic system be inspected and repaired to meet all of the
state requirements prior to the issuance of any building permits.
Bridgem ans CUP
March 25, 1997
Page 4
In order to preserve the opportunities for a future frontage road or
utility corridor, no building construction shall occur within the
northeasterly 35 feet extending from 173~a Avenue northwesterly to
the north property line.
The improvements proposed by the applicant be completed within a
two year time period.
At the time any building expansion plans are proposed, the entire site
shall be reviewed for site improvements which meet the city's current
ordinances.
Any modifications to the existing signage shall meet the city's setback
requirements for freestanding signs and consist of a monument style.
The sign standards shall be consistent with Elk Park Center and
Hillside Crossing.
o
A site plan be submitted illustrating how the parking area will be
striped. All drive aisle and parking stall dimensions shall conform to
city standards.
\\elkriver\sys\shrdoc\planning\pc\cu97-7.doc
178'~
\
x,
176TH
175TH
173RD ~
172N0
171ST
169TH
~68TH
PUO/
LOCATION
.ILLSIOE
I1
LOCATION
!
/