5.1. PCSR 01-25-2005
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Item #5.1.
MEMORANDUM
TO: Planning Commission
FROM:
Chris leeseberg, Planner ~
DATE: January 25 2005
SUBJECT: Case No. CU 04-41
Request by Angie Westermeyer for a Conditional Use Permit
to Operate a Hair Salon
Request
The applicant is requesting a Conditional Use Permit to operate a hair salon out of her
home.
location
13808 213th Ave
Lot 6, Block 2, Windsor Park 3rd Addition
Zoningl land Use
Ria (Single Family Residential) / RR (Rural Residential)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by February 26, 2005.
Attachments
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Location Map
Applicant's Narrative
Letter from Bogart, Pederson & Associates, Inc.
Survey
Floor Plans
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Planning Commission / CU 04-41
January 25, 2005
Page 2
Overview
The planned hair salon will be for a single station providing hair services to an established
clientele numbering around 150 persons.
There will also be an area for an aesthetician to provide such skin services as: facials, waxing,
and micro dermabrasion. This person will be working as an independent contractor on a
part-time basis with current and outside clients.
The applicant will be selling retail items such as shampoo, conditioner, styling products, and
styling tools.
Analysis
The home is located on an approximately 18,000 square foot lot. The property is within a
cluster development that has a shared septic system.
The proposed salon will be located in the applicant's basement and will be separated into
three areas consisting of the salon, a supply/work area and an aesthetician room. The salon
will have a separate entrance at a walk-out patio door.
The hours of operation, by appointment only, will be:
Tuesday - 12:00-8:30 p.m.
Wednesday -12:00-8:30 p.m.
Friday - 9:00-5:00 p.m.
Saturday - 8:00-2:00 p.m.
It is anticipated that no more than two client vehicles will be on the premises at anyone time
and clients will park in the driveway. There is sufficient parking available in the driveway to
meet the parking needs of the business and the residents. Parking for the business shall not
be allowed on the street.
No signage is proposed.
Staff Site Plan Review Meeting
At the staff site plan review meeting, the concern was raised that the home is part of a
cluster development with a shared septic field. The concern was that this request could
adversely affect the other residence in the development. If the septic system were to be
contaminated/ destroyed by the chemicals, it would be a problem for the entire
development, not just the applicant.
Staff asked the applicant to obtain a letter from the Windsor Park Third Home Owners
Association in regards to the request. A letter from Jon Bogart, of Bogart, Pederson &
Associates, was provided which recommended that a separate holding tank be installed with
direct connections to the sinks and basins which would be utilized exclusively for the salon
S:\PLANNING\Case Files\2004\CU 04-41 Westermeyer\CU 04-4CPC.doc
Planning Commission / CU 04-41
January 25, 2005
Page 3
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operations. This holding tank would not be connected to the shared drain field and would
need to be pumped on a regular basis. This recommendation was made considering the
potential for the release of toxic, hazardous waste into the community septic system above
and beyond the normal concentrations of wastewater produced in a typical household.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
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1. Will not endanger, irgure or detrimentallY ciffect the use and er!fqyment if other properry in the
immediate viciniry or the public health, sq[ery, morals, comfort, convenience or general welfare if the
neighborhood or the ciry.
2. Wzll be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement if surrounding vacant
properry.
4. Will be served adequatelY ry and zvill not adverselY ciffect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer .[)1st ems, parks
and schools; and will not, in particular, create trqffic congestion or inteiference zvith trqffic on
acfjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions if operation that will
be detrimental to atry persons or properry because if excessive trqffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage if a natural, scenic or historic feature if mqjor
importance.
7. Will fullY complY with all other requirements if this Code, including atry applicable requirements
and standards for the issuance if a license or permit to establish and operate the proposed use in the
ciry.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following conditions:
1. All recommendations of Jon Bogart, of Bogart, Pederson & Associates, on
behalf of the Windsor Park Third Home Owners Association, shall be
completed, specifically providing a separate holding tank.
2. The salon shall comply with all Building Code requirements.
3. The applicant shall meet all state licensing requirements.
4. If additional work stations or equipment are to be added, the applicant shall
apply for an amendment to the Conditional Use Permit.
5. There shall be no parking for the business allowed on the street.
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S:\PLANNING\Case Files\2004\CU 04-41 Westermeyer\CU 04-41_PC.doc
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Location Map
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Case Number: CU 04N41
ANGIE WESTERMEYER
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12/23/04
Home Occupation Narrative
The planned home occupation is a hair salon with a single station, providing hair
services to established clientele. My clientele base consists of over 150 persons, allowing
a small, successful business venture without encroaching on the activities of neighboring
residents of Windsor Park 3rd Addition. Clients will be seen on an appointment-only
basis.
The business plan also includes having room for an aesthetician to provide such
skin services as: facials, waxing, and microdermabrasion. She will be working as an
independent contractor on a part-time basis with current and outside clients.
I will be selling retail items in the salon. This retail will include shampoo,
conditioner, styling products, and styling tools.
Hours of Operation ~ Covers 33 hours per week, with the aesthetician working 2-3
business days.
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Tuesday - 12:00-8:30 p.m.
Wednesday - 12:00-8:30 p.m.
Friday - 9:00-5:00 p.m.
Saturday - 8:00-2:00 p.m.
Parking
Clients may park in the driveway of the home, or on the street as needed. As this
business will be by-appointment only, it is anticipated that no more than two vehicles will
be on the premises at anyone time.
Business Address
13808 21~th Ave. N.W.
Lot 6 Block 2
Windsor Park 3rd
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Jan.18.2005 9:13AM
Bogart, Pederson & Assoc.
No.6242 p. 2
Bogart, Pederson
& Associates, Inc.
LAND SURVEYING
CIVIL ENGINEERING
MAPPING
Becker
13076 First Street
Becker. MN 55308
Phone: 763/262-8822
ToU free: 8881210-a301
~ax: 7631262-a844
January 17, 2005
Angie Westermeyer
13808 2 13th Ave; NW
Elk River, MN 55330
RE: Windsor Park III Septic
Dear Mrs.. Westcnneyer
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It has come to our attention that you have applied for a conditional use permit for an in-home
salon at your residence serviced by an existing connection to the community septic system. of Windsor
Park 3rd Addition. At your request I have reviewed the effects that could stem from the introduction of
typiCal beauty salon supplies into the community septic system that not only services not only your
residence, but all of the residences within the plat of Windsor Park. Considering the potential for the
release oftox.ic. hazardous waste into the community septic system above and beyond the normal
congentrations ofwastewatcr produced in typical households, I recommend that a storage holding tank
be installed with a direct connection to the sinks and basins which will be used exclusively for salon
operations..
If you have any questions, please feelfi-ee to give me a call..
SIDV
Jon Bogart, P.E..
cc Chris Lecscberg
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08/18/2004 07:54
5124271020
PAGE 01
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CERTIFICATE OF SURVEY
SWENSON LAND SURVEYING, INC.
RONALD J. SWENSON
I\ECISTEREO (AND SURVEYOR
14980 Waco Street
Ramsey, Minnesota 55303
TELEPHONE
(163) 427-1020
SURVEY FOR:
f/E./!./v1A N 50 N
JJtJMES
. Denotes Iron Monuments Found
o Denotes Iron Monuments Set
Scalollneh equalS~feet
Book p.C. Page
Invoice No. 47 40
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PROPOS~D GRADES
TOP OF FOUNDATON ~ 954.5
GARAGE FLOOR 954.0
LOWEST FLOOR ~ 946.4
DENOTES EXISTING ELEVATION X900.DD
DENOTES PROPOSED l;\..EVATION (900.0)
DENOTES SURFACE 'DRAINAGE -------~
I hereby cert;fythat thi" ,all trUB and correct rl;lpresentation
of II' :flJrvey of the bOLJnder; es ot;
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Lot 6, Block 2, WiNDSOR PARK THIRD ADDITION, Snftrpurpe County.
Minna50t a..
It does purport to show improvements or ..pcrollChment". if .!lnY. As'
sur'l{."d by m..t~f August; 2004.
s"ens~ ~~YeYin9' Inc.
Ronald J. SIO..n"on. Prof.ss10na1 L.!lnd Sur'!eyor, MN. License 110. 13297
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