5.5 J J ITEM 5.5.
\4
lky of � MEMORANDUM
lkRi•
ver TO: Planning Commission
FROM: Steve Ach, City Planner
DATE: March 25, 1997
SUBJECT: 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 liquor 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
IIIdistrict, 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 4-10
• 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
III
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 alignment).
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:
III 1. The existing septic system be inspected and repaired to meet all of the
state requirements prior to the issuance of any building permits.
Bridgemans CUP
March 25, 1997
Page 4
•
2. 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 173rd Avenue northwesterly to
the north property line.
3. The improvements proposed by the applicant be completed within a
two year time period.
4. 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.
5. 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.
6. 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
•
• I
1
•
.
•
\
\ '
UNDERGROUND
T ANNS REMOVED
PER CLIENT——
\ -...
..\� fP EMO 0 J
3
•
\ 9500 .� '
I
/90' /
I
1 w
Z
0
o n.
\ 70
n 1
• / j .?,`'.1
N
O
I %n 7
I Mod POSER,, ,N R O
cl S O O t
o yU
' n
O V
0, O 7
•= . z \
Os n a o r
N .14
S
0 "S
rlsT% r/ I
1. SIGN 'S I
4 IGScr
. EIRE I
j
a a
. f v
J F•
o'
o`
•
e..c
\ N
P- V
a�
STREET
SIGN STOR
Y
S
w y
o &c,of
'',5
s4
1 \ \ )t-------.--'------:•:1
PCiC°0 `
•11 TV^°P D• p1 r�^•`°LP.P
P•.N o`\J
jO� R 'o.•
rt
PED wa°.
o° q... \2''- 1\ 9-
C
Ti' \ 00` F
I
Vhf'`, x '"Hr•it" k,PP'°. „ 0.pgi 11
\ O^ ON WN a
4
I.
12.t
// \ + 9
.°C)
POLE \o 0 OE+urD)T
---\\* '300 \ \. /
`, 0,00 C.
\ \; pl•. SAN
`` \ --/ \RE
\ / SAN
\: /---
/ un 0 SAN
L. IAN
_ TIED
\ w'OOp .NCC POLE 1/ PED
W000 WALL
TED
PED
VrA \ N.GyIli :'.\
.73 0
2. ei O-q J
o
� A ; e 1'
N�A 72. 'PVC S -,
LP .. N • VENTS7.5
t se 11
Z ^TT, ROOF �^
4 N� • DRAIN 4' 4 Z.
O O 7371 n ` o
'-i- $ w 29 R
C
o D
Cross: 1.37 Ac,+/- Aa // • (
0
/// o•
01 TA•I- O
/
S. N
/
O
RLOf °'\-- o
_ DRAIM g 1
DRAW
4
S.
llWli *430 RAAROAO ylE EANDSCAPING WO LS
POLE
LIWII .3
PORE
e
0 S
w000�
POST
T.'''''' 1,•uPl
C(WUENCIAI
PR W LING
•VENIIRE
CR APnICS. w000 t7 w((O
POST n POST
SIGN
Pow(R
POLE
\ N89 4829"W 317.95 rneos (no -deed- distance) woad -
wooD
-
--POST p// ——— --—-
\
Post WIRE• , .. ---a.
No. line of "Township Rood", oleo north line of So. 66 feet o J
- 173RD AVE. - - ----
�IF�: !MIi13MaW�j .
`,\ ,11111'A Iiaev�d
c
ey
fA
nano �
\1
S
175TH
z
1741
173RD
8 p
172ND 1�
5
N
�
171ST
1
1
170TH
I
169TH
I
168TH
1
167TH
>I 166T
1e5n+
City of �/ •
Elk River
13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
0
gm HILLSIDE
Rid
CIiY >AFN
VA
F
tr
1
1
i
71
1
1
1
1
I
LOCATION
MAP
CASE:
c u ql-7
1�u