6.1. SR 02-18-2003City ~
R iv l'
Item # 6. I
MEMORANDUM
TO:
FROM:
DATE:
Mayor and City Council
Chris Leeseberg, Planner
February 18, 2003
SUBJECT:
Case No. CU 03-01
Janeth Harpster - Conditional Use Permit Request for a Home
Occupation (Beauty Salon), Public Hearing
Request
Janeth Harpster requests a Conditional Use Permit for a Home Occupation (Beauty Salon).
Location
20895 Hoover Street NW
Lot-2, Block-1 Pheasant Run
Attachments
· Location Map
· Site Plan
· Floor Plan
· Septic Impact Agreement
Zoning/Land Use
Rla, Single Family Residential / LR, Low Density Residential
Analysis
Located on the 2 ~ acre site is the home that will contain the salon. The site has little or no
trees and is basically flat. The home salon will be nm out of a converted den and laundry
room on the main floor. The area will be separated into two general areas. The first area
will contain the hair washing area while the second area will be devoted to the hair and nail
salon.
City Council / CU 03-01
Februar7 18, 2003
Page 2
The number of clients expected to be using the salon at any one time will be one patron.
The applicant has a client base of around ten people and is not looking to expand the
business.
The hours of operation, by appointment only, will be Monday through Saturday 8:00 a.m. to
8:00 p.m.
Access to the salon will be off of Hoover Street at the existing driveway. There is adequate
parking space in the existing driveway for both patrons and fmxtily members.
Planning Commission Action
An issue that has been brought up with past Conditional Use Permits for Home Occupation
(Beauty Salons) is if the use of chemicals poses any contamination concerns to ground water
and on-site septic systems. The City Engineer drafted a standard letter that would be for any
applicant seeking a Conditional Use Permit for a salon. The Septic Impact Agreement states
that if high levels of chemicals are used, they could pose a negative impact on on-site sewage
treatment systems. It also states that the applicant shall try to use environmentally friendly
chemicals when possible. The Planning Commission agreed that this letter is a good idea
and recommended that it be included as a condition for this request as well as all furore
requests.
The Planning Commission voted unanimously to recommend approval of the Conditional
Use for a Home Occupation (Beauty Salon).
Recommendation
Staff and the Planning Commission recommend that the City Council approve the request
for a conditional use permit for a Home Occupation (Beauty Salon) with the following
conditions:
1. THE SALON SHALL COMPLY WITH THE BUILDING CODE
REQUIREMENTS.
2. THE APPLICANT SHALL MEET ALL STATE LICENSING
REQUIREMENTS.
3. IF ADDITONAL WORKSTATIONS OR EQUIPMENT ARE TO BE
ADDED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO
THE CONDITIONAL USE PERMIT.
4. THE APPLICANT SHALL SIGN THE SEPTIC IMPACT AGREEMENT
PRIOR TO BEING ISSUED THE CONDITIONAL USE PERMIT.
S:M~LANNING\Case Files\2003\CU 03-01 Harpster\CU03-0 I_CC.DOC
SITE
River
Case Number.
Location Map
CU 03-01 Janeth Harpster
SALON FLOOR PLAN
NAME OF SALON
Total Floor Space (from salon floor plan below)
Total Reductions (from calculation at right)
Total Work Space (TotalFIoorSpace)minus ('1-o~ Reduclions)
square feet
~. ~square feet
r~.~sq uare feet
Calculate any Reception. Restroom and Supply areas
which are part of the salon floor space:
Reception Area = ~ square feet
Restroom Area = ~-:-, '-/_ square feet
Supply Area = .~.?_~ square feet
Total Reductions =~'_~.~ square feet
Prepare a diagram of the salon floor.plan, using the Sample Floor Plan and the Code Letters attached.
Each square below equals five square feet. If your salon is larger than 50 feet by 50 feet, attach additional pages to show complete floor plan.
_c-;I .- u,
CODES TO BE USED
~~ M. Ventilation (~i~ate
~ C. Covered Meal ~n~in~ (~d lowels) O. H~r ~t ~
D, Counter (s~fi~n) P. ~k
E. D~er ~. Fire ~inguisher
F. Cabinet (~n lin~) W~e Recep~e
G. Cabinet (s~p~) C~t ~ck or ~oset
H. Chair (~iang) D~en~ wi~
I. Table U. Toilet Facilities
J. Table (m~nic,m) V. Fu'st Aid Kit
K. Toilet W. Large Covered Metal Container
L Ent~ance/F_xit (specify the area that for Disposal of Garbage
~ d~r leads to)
City ~
13065 Orono Parkway
Elk River, MN 55330
SEPTIC IMPACT AGREEMENT
Applicant: Janeth Harpster
Address: 20895 Hoover Street NW
Legal Description: Lot 2, Block 1 Pheasant Run
Case No.: CU 03-01
The above applicant has applied to the City of Elk River for a Conditional Use Permit to operate
a home occupation. The subject property is located outside the City's current urban services
area and relies on a private well and an on-site sewage system. Operation of the requested
home occupation may involve the use of chemicals and other items that, in sufficient quantity,
could be harmful to an on-site sewage treatment system.
The applicant agrees that if the Conditional Use Permit is granted, he/she will endeavor to use
environmentally friendly products, minimize or eliminate his/her use wherever possible, and
continually monitor his/her on-site sewage treatment facility for signs of stress and/or failure. It
is understood that failure of the on-site sewage treatment system is sufficient grounds for
revoking the Conditional Use Permit.
Applicant Date
Phone: 763.441.7420
Fax: 763.441.7425
www. ci.elk-river, mn.us
S:\PLANNING\Case Files~003\CU 03-01 Harpster\Septic Impact Agreement.doc