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5.8 PCSR 06-27-1995 ek/ AK. ITEM 5.8. y of MEMORANDUM .lk • River TO: Planning Commission FROM: Steven B. Ach, City Planner_ DATE: June 27, 1995 SUBJECT: Request for a Conditional Use Permit by Bob and Karen Dare, Public Hearing Case No. CU 95-14 Request Bob and Karen Dare (Dare's Funeral Home, Inc.) are requesting a conditional use permit to expand their existing funeral business. Location The southwest corner of Main Street and King Avenue. Zoning/Land Use Cl (Central Commercial) and C2 (Office District) / CB (Central Business) Attachments • Memo from City Engineer • Location Map • Zoning Map • Development Plans Overview The conditional use permit request involves the addition of approximately 2,700 square feet onto the existing 6,500 square foot facility. Along with the additional building space, there will also be interior remodeling of the funeral home and an exterior renovation. The interior remodeling and additional space will allow for the expansion of the business as well as complying with OSHA and ADA requirements. 411 P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Dare Conditional Use Permit Request Page 2 June 27, 1995 411 Besides the improvements associated with the building, there is also proposed improvements to the existing parking facilities in addition to the landscaping improvements throughout the site. Zoning of the Property Currently, the property has a "split zoning". The front half of the property toward Main Street where the existing funeral home is located is currently zoned C-1 (Central Commercial). The rear half of the property is zoned C2 (Office District). Both of these zoning districts allow funeral homes as a conditional use. Ideally, properties under single ownership and used for one business should have one zoning associated with the property. However, the split zoning in this instance is no cause for alarm since a funeral home is allowed in both the Cl and C2 districts and therefore, there is no discrepancy on the allowable use of the property. Mississippi Riverfront Pathway The Riverfront Corridor Committee has been given the charge to examine opportunities for a riverfront pathway between the existing businesses along Main Street and the Mississippi River. At this time, there is not a specific design for this pathway; however, through previous meetings it is envisioned . that the first phase of the pathway has the opportunity to extend as far west as the southwest corner of the Dare property. Therefore, as a result of this conditional use permit request, the landscape architects from Hoisington Koegler Group, Inc. that have been selected to assist the Riverfront Corridor Committee in designing a pathway have been asked to pay immediate attention to this segment of the pathway so any improvements made on the Dare property would not infringe upon possible pathway improvements. The concept of a riverfront pathway has been discussed with Mr. Dare and how that pathway may be incorporated into his property. At this point, there appears not to be any reluctance on the Dares part in establishing a pathway which would include their property. However, with the addition to the funeral home in this conditional use permit request, it is the appropriate time to begin planning and possibly implementing segments to the ultimate pathway system. Two of the important legs to be considered at this point are as follows: • A segment of the pathway that would parallel the river at the rear portion of Mr. Dare's property. • A pedestrian connection from the river along King Avenue up to Main Street, to • provide additional access down to the ultimate pathway. This connection along King s:planning:pc:cu95-14 Dare Conditional Use Permit Request Page 3 June 27, 1995 • Avenue could possibly consist of a six-foot wide sidewalk within King Avenue right- of-way. Locating the sidewalk within the right-of-way would not impact Mr. Dare's expansion plans; however, it should be incorporated with any design improvements. Site Plan Review In reviewing the conditional use permit request, staff has conducted a complete site plan review of the submitted plans for Dare's Funeral Home expansion. The following are a list of comments from staff regarding the proposed plans: Site Plan 1. The existing funeral home is located within the C 1 zoning district which has no building setbacks from the property line. However, the proposed addition would remain 7-1/2 feet off the property line adjacent to King Avenue and no further expansion towards Main Street is planned. Pedestrian Circulation 1. Provisions should be made in the proposed plans to allow for the improvements of a riverfront pathway along the rear portion of the property. Ideally, an easement for trail purposes should be granted by the property owner to the City to allow for the construction of this pathway and long-term use. This will need to be discussed further with the property owner upon determining the exact location of the pathway. 2. The plan should also take into consideration the possibility of a six-foot wide sidewalk within the right-of-way of King Avenue extending from Main Street to the river, connecting up with the riverfront pathway. Since the sidewalk may be necessary to facilitate the movement of pedestrians from Dare's rear parking area to the front entrance, a cost sharing in constructing the sidewalk may be appropriate. Trac Circulation 1. According to City ordinance, all the required parking has been provided on site, however, the architect has indicated that the City's ordinance is a little light, and during peak periods the business will more than likely demand additional parking. This parking will have to occur on-street or in one of the City's parking lots. 2. The parking area to the rear of the building will be slightly reconfigured and expanded from its existing condition. In the past this has been the appropriate time to have this parking area completed with curb and gutter as required in the • City ordinance. Not only will this enhance the appearance of the site, but will s:planning:pc:cu95-14 Dare Conditional Use Permit Request Page 4 June 27, 1995 • help facilitate drainage and protect all landscaped areas from vehicle encroachments. This protection of landscaped areas will certainly be critical along the west portion of the site where the grades drop off dramatically, as well as the parking area facing where the river pathway may ultimately be constructed. 3. The driveway entrance to the rear parking area should be reduced in width to 30 feet. This width will still allow easy accessibility to the parking area, as well as providing further protection to the parked vehicles in the stalls adjacent to the driveway entrance. Landscaping 1. All required landscaping will need to be installed within the property lines. The plans have shown four trees along King Avenue planted within the City right-of- way. These four trees specifically should be relocated within the property limits. 2. There are currently existing trees on-site which will be credited towards required landscaping. If the trees survive during construction and given the size of the trees, it appears as though 8 - 10 additional trees would be required on site. Staff would like to discuss this further with Mr. Dare to work out the landscaping arrangements and the amount of credit. 3. In accordance with the City's landscaping requirements, staff is encouraging that underground irrigation be considered as part of an improvement to this site. Given the fact that this is an existing facility, it is not recommended that the underground irrigation be installed immediately; however, this improvement should be programmed and completed sometime in the future. 4. Immediately to the southwest of this facility, is an existing single family home. Given the parking lot improvements and their relationship to the single family home, there may need to be additional landscaping/screening provided along the south and west portion of the property to buffer the parking area from the single family home. Staff has asked that a detailed grading plan be provided showing the grade changes within this area of the site in order to accurately assess the impact of the parking area on the adjacent single family home. Grading and Drainage 1. A complete grading and drainage plan will need to be provided and reviewed by the City Engineer prior to issuance of a building permit. 2. Please refer to the attached memo from the City Engineer for additional information. • s:pl anning:pc:cu95-14 Dare Conditional Use Permit Request Page 5 June 27, 1995 • Recommendation It is recommended that the Planning Commission recommend approval of the conditional use permit request by Dare's Funeral Home to expand their existing facility and make various site improvements based on the following conditions: 1. Comments outlined in staff's memo to the Planning Commission dated June 27, 1995, as well as comments contained in the City Engineer's memo dated June 22, 1995. 2. Prior to issuance of a building permit, four complete sets of plans be provided for review and approval by City staff. IP • s:planning:pc:cu95-14 OM St June 22, 1995 File: 230-276-11 CONSULTING ENGINEERS 1326 Energy Park Drive Mr. Steve Ach St.Paul,MN 55108 City Planner 612-644-4389 City of Elk River 1-800-888-2923 13065 Orono Parkway Fax:612-644-9446 P.O. Box 490 Elk River, MN 55330 RE: DARE FUNERAL HOME EXPANSION SITE PLAN REVIEW Dear Mr. Ach: As you requested, we have reviewed the proposed expansion of the Dare Funeral Home located on Main Street. The Site Plan we reviewed was prepared by Miller Funeral Home Design and Construction. Based on our review and input from the concept review meeting, CIVIL ENGINEERING: we would offer the following comments. ENVIRONMENTAL NICIPAL 1. The major component of this expansion is the redefining and modifying of the NNING existing parking area located behind the Funeral Home. The Site Plan shows the SOLID WASTE parking area to be squared off and parking to be defined along the perimeter and in STRUCTURAL the center. There are no existing or proposed elevations shown; therefore, it is SURVEYING difficult to determine how the proposed parking lot improvements relate to the TRAFFIC surrounding area. There is an existing single family home just to the southwest of TRANSPORTATION this area, and it will be critical to determine how these proposed improvements may impact that property. Prior to any final approval of the proposed parking lot ELECTRICAL/MECHANICAL improvements, a Gradingand Drainage Plan should be submitted showingthe ENGINEERING: p > g HVAC proposed and existing elevations. POWER DISTRIBUTION SCADA We understand that the proposed improvements to the parking lot include concrete SYSTEM CONTROLS curb and gutter around the perimeter. This is not indicated by the Site Plan. The Grading and Drainage Plan should reflect the installation of this curb and gutter. 2. The driveway access to King Street is shown to be 32 feet wide. By City ordinance, the maximum width allowed is 30 feet. 3. The existing drainage in the area is shown by a catchbasin located outside the proposed driveway in King Street. There is some question whether or not it is shown in the proper location. The actual location of the catchbasin relative to the WFFICES IN: south end of King Street needs to be verified. Also, the Grading and Drainage Plan INNEAPOLIS should reflect appropriate elevations that will get the runoff from the parking area PRIOR LAKE and the building to the existing storm sewer facility. ST.PAUL WASECA Mr. Steve Ach June 22, 1995 Page Two 4. A new sidewalk is shown along King Street and is indicated to be by the City. It would seem to be reasonable that the owner of the Funeral Home be responsible for constructing a sidewalk from the northeast corner of his parking area to the front of his building. This would be the means for handicap access from the parking lot to the main floor of the building, since no inside elevator is proposed. Essentially, a person parking in the rear wanting to access the main floor would have to get around the building, and this sidewalk would provide the means for that movement. 5. It appears that there is a wide enough area at the south end of the site for the proposed City river walkway corridor. However, this should be verified before any construction activities take place. Prior to final approval of this Site Plan, the Grading and Drainage Plan needs to be submitted and reviewed. However, I do not believe that is such a significant issue that it should hold up the processing of this proposal. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS jOel.e.te,(7 Terry J. Maurer, P.E. TJM:tw 276-2203.jun • • • 77� - l � W. LAWO 1.Ilii I V w.1IUJU rA AAAI, t AND Min 1 . ' 1C . IL 12. KING AVE. • i s oro(.....-/4£1..1 C.Ib11-1/ .fir 1 - '1.- 0 . 1 ; 4 , / ,50.01 :, , e it ''''. .(:?. .,.......<2.-• . .: —I- i ..\.\ ILI ILI. __ / 111.4" IV-10 Lz.s,,_,, v�� -4 i m I&LDCa 1- - Hw o 1-I 7 5 i _ b - .0 . . • / I t - '�• 7. _ 10.01,1.fot 4' 1, I. .SU-4 ..J. .. • c, T ' . 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