5.2. PCSR 06-13-2006Item #~ 5.2.
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MEMORANDUM
TO: Planning Commission
FROM: Jeremy Barnhart, Planning Manager
DATE: June 13, 2006
SUBJECT: Case No. CU 06-14
Request by: Tamela Thompson to permit a home salon.
Zoning: R1a SF residential Land Use: Low density residential
Adjacent N - R1a Adjacent N -LDR
Zoning: E - R1a Land Use: E -LDR
S-R1a S-LDR
W-R1a W-LDR
60 Day Rule: Action must be taken on this request by June 24, 2006
Recommendation
Staff is recommending that the Planning Commission recommend approval of the request,
subject to conditions.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
Planning Commission / CU OG-13
May 9, ?006
Page 2
Attachments
• Location Map
• Applicants Narrative, Apri121, 2006
• Site Plan
Proposal
The applicant is proposing opening a cosmetology salon in the existing home. The applicant
states that the salon will be open by appointment only. Typical hours 9-8 M-F, with
occasional Saturdays.
Exterior modifications include construction of a separate entrance door on the south side of
the house. A sidewalk is proposed to lead from this door to a new 2 stall parking area off of
208th avenue.
The applicant has provided a short narrative of her request for further information.
No signage is proposed.
Analysis
Home Occupations are regulated by section 30-$01 of the Elk River Code. To paraphrase,
Home Occupations are generally permitted, provided there is no visual, odor, noise, or
traffic impact on adjacent properties.
The Conditional Use permit is necessary because the applicant is exceeding the permitted
home occupation criteria:
• is proposing minor exterior modifications, addition of a separate door
• is providing additional off street parking
• the business will include the use of equipment not generally found in the
home.
The proposed home occupation is consistent with the employment, hours of operation, and
all other aspects of the home occupation criteria.
In staff s opinion, the addition of the door is a minor modification, with a negligible impact
on surrounding properties and on the character of the residential structure. The equipment
used, (specialty chairs, dryers, specialty sinks, etc.) while not commonly found in a home, is
not likely to be detrimental to surrounding properties. However, all building codes must be
addressed through the permitting process.
Access, Parking and Circulation
A cosmetology salon is typically not an uncommon home occupation, although the most
common complaint is the traffic generated and the need for off street parking. The use of
appointments and the plan to provide additional parking should offset that concern.
However, staff has some concerns with the parking lot location as proposed.
S:\PLANNING\Case Files\2(106\CUP\CU 06-14 Tamela Thompson\Staff report.doc
Planning Commission / CU 06-13
May 9, 2006
Page 3
The minimum setback for off street parking for non residential uses in residential zones is 10
feet.. The parking area should be setback a minimum of 10 feet from the property line.
While two drives are permitted, the total width must not exceed 40 feet at the property line.
Additionally, the parking area should not impose on any existing or future septic areas.
Standards for Issuance of a Conditional Use Permit Section 30-6541
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
7. lYlill not endanger, injure or detrimentally affect the use and enjoyment of other property in the
immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the
neighborhood or the city.
2. lY/ill be consistent with the comprehensive plan.
3. lY/ill not impede the normal and orderly development and improvement of surrounding vacant
proper y.
4. mill be served adequately by and will not adversely affect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks
and schools; and will not, in particular, create tra~c congestion or interference with tra~c on
adjacent and neighboring public thoroughfares.
5. lYlill not involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to any persons or property because of excessive tra~c, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Dill not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
7. lYlill fully comply with all other requirements of this Code, including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the
~iy.
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. Parking be setback a minimum of 10 feet from the property line
2. Maximum width of driveways at property line shall not exceed 40 feet.
3. Parking area, drive, or walks shall not encroach into existing or future septic
locations.
4. The building shall meet all building codes.
5. The building shall meet all fire codes.
6. The hours of operation shall not be between the hours of 10 p.m. and 7 a.m.
S:\PLANNING\Case Files\2006\CUP\CU 06-14 Tamela Thompson\Staff report.doc
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Location Map
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R1VeP Case Number: CU 06- 16 TAMELA THOMPSON
Apri121, 2006
Project narrative
I would like to open a Cosmetology salon in my home. The hours of operation would be
by appointment only, mainly between the hours of 9:00 a.m. - 8:00 p.m. Monday
through Friday, with an occasional Saturday. I will be the only Cosmetologist in the
salon. I am purposing to install an additional driveway/parking area to accommodate up
to two vehicles. Currently, our driveway has adequate parking. The only needed building
material for this project will be an entry door, which will be code. I will not have signage
out in front of the house, or anywhere else. It will be by appointment only, and referrals,
signs not needed. There will be some dirt needed to be hauled in for the purposed
parking stalls as well as a culvert for drainage. I believe this is everything.
Thank-you,
Tammy Thompson
c~-1/Q(~
,' '" Lot Certificate for Scott and Thompson
Lot 12, Block 2, GREENHEAD 2ND ADDITION
~~ City of Elk River, Sherburne County, Minnesota
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Legend ~~~~~;~~- ~~;., ~,~, ~~7~ i i ~
Top of IP
~ ~ tat Lr~e )•~"~ '~1 ~ Elev. = 100.00
~~ t,~~,~~~~~- ~~-h~„~- 1--~- C ~~ - ~; - ,, " ~~OO.oo-
'~ Denotes Set 1~2 Iron Pipe ' ' ~~ ~. 2 ,d
with LS16095 Cap \ ~ ~`~~~' ~N~ .°~ - ~~ ~
• Denotes Found Iron Monument \ ~ ~ 1
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Denotes Soil Boring ~ ;;~~- o~Q \ ~ ~ ~ \
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(elevations are assumed) -~, j ~~(, ~~ ~'\ ~ , /~
\ Tp \ ~ - C- ~ ~~ S ~ ~ ~~~\ ~ / ~ I J ~ ~
'~'~''~~ ~-~~ ~ Soil Boring ~ ~ ,~ ' ~
Denotes Perk Test
Denotes Low Wet Area -~-\ J ~ s ~` ~ V i ~ \ ./ / ' ~~~
L~] Denotes Telephone Pedestal ~" -~ ~ {~`~~~ >' ~ it goring #3 '~ ' ! ~ V
~ -' °ts~ ~'/! Elevation=102.9 ~ ' ~ ~
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~ ~/ ~~ Denotes Elevation mark /S° o \~~-~ S
/ % E~eJ ~ '`~s TP I ~ 'ia oar
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~~- -.--- / -_ '/ // Soil ring #2 103.E /3 I ~ i~os~~s~e,.~~sro~
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/ / Elevati ~-101.7 ~ 4.0 0 ~ I ~8 6P so ro i~.
/ /~ _ / o / / u ~ v. - I O ~ ~ ° 2' ui ~ ova ~ O /~~~ o, °'~
/ 047 9' Garage ~ 00 ' ~~ °~' ~ L~r
/ ~ j Proposed House 11 20~ ~~ ~ ~~ (i~ Oso
/` / / ~~ o S ~ 11. 5 0 ~ `20`o EI,,,, to^. a r ~~
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/ j _.,. % l .~ f S ~~ c°j 1 ~ 20.00 ~ --~ ,ele,, = ur.~ a mss' s o
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/ / / / /, ~~e B Ins.; ~ t`~ I ~ ~~ ;
i / -Elev. = i35 g ~Ofj °~,~ / L ~~ (D ~ . ,
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N 87°02'08, E/~ i 255.33 / ~ /' .1~ - ~p ;,~,'„ „ „, 68 ' ~° ~ ~ ' ~ ~l
/ p~ " ~~ ~° ~, ~~ i Elev. -= 108 0
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Elev. - 81.4 ~
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/ /~ 2.63 acres /- ~ T ~ ~ o~
/ 1, ; °j ,/ 114,956.9 sgft+/- x' 1 zl
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„,, /~ ~ ,r Approximate Pond Shoreline---~ I T7/ ~ I
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q ~ ~~ ~ ml--_20 Drainage and Utility Easements are shown
~ ~. G~ r~y~/ ~ ~ ¢, \ ~ I ~ thus'
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~~ 10
~~C~ tt //~~~`°"`~..~a Pintail Pond ~ ~ ~
~ 1~V ~ ' ~ ~I rotected Wetland No. 71-009W ~ ' ~ j
,/ // / 1, Ii, ~j~~ i. C.~L~.~ `~^•nr~~a-J pJ ^, ~11\ ~/' ~,~ I
/ / r \ ~ I ~ I ~ ~I ~' Bein 10 feet in width
' / ~ I O C l 9 and adjoining
/ ~ ' ~ ( right-of-way lines, also being 10 feet in
/ / ~ width and adjoining lot lines, unless
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/ / \ I '~ (I otherwise indicated, as shown on the plot.
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/ / __ Proposed Low Floor Elevation Chart ~ `r
/ ! Eocr wall Top of Low lloor Garage floor
,~ Grade Elevation E3ock Elevation Elevation - ~ ~' ' - "
--- _ . .
~ i / ~ 106.7 ( ~ 0.7) = TOB 107.4 99.3 106.1 ' ' -""
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_ __ . - " BENCHMARK:
E rap of Iron Pipe located at the most
L. ' 27 2 _ -- northeasterly corner of Lot 12, Blocl< 2,
i ~ ~~ __8 ~ -- -- _
___ of GREENHEAD 2ND ADDITION.
~ _ Elev, = 100.00
._- _ _ _ ~ ,
___- -- (~ Elevations are assumed.
DATE: 7/7/99 I hereby certify that this plan was
(31C~PG. prepared by me or under my direct
DRAWN BY; CJW supervision and that I am a duly BOGART, PEDERSON
CHECKED E3Y: DDP I Registered Land Surveyor under the
laws of the State of Minnesota. & ASSOCIATES, INC.
REVISIONS:
LAND SURVEYING
1. Added Wall floor elev. on 8 16 99 CIVIL ENGINEERING
?_. 'Added Ond on 8 19 99. MAPPING
13076 FIRST STREET, BECKER, MN 55308
TEL: 612-261-2900 FAX: 612-261-2902
Signed: a
Date; ~ DRAWING FILE: FILE N0.
---~~~f=i--,<---- Reg. No. 16095 thomphouse dwg 99124.1