8.8. SR 07-17-1995f ~ ITEM 8.8
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MEMORANDUM
ity of ~/
lk ~ TO: Mayor & City Council
River
FROM: Steven B. Ach, City Planner
DATE: July 17, 1995
SUBJECT: Request for a Conditional Use Permit
by Bob and Karen Dare, Public Hearing
Case No. CU 95-14.
Issue
Bob & Karen Dare (Dare's Funeral Home, Inc.) are requesting a Conditional
Use Permit to expand there existing funeral business.
Location
Southwest corner of Main Street & King Avenue.
• Zoning/Land Use
C 1 (Central Commercial) and C2 (Office District)/CB (Central Business)
Attachments
• Report to the Planning Commission dated June 27, 1995.
Overview
Dare's Funeral Home is requesting a Conditional Use Permit to add
approximately 2,700 square feet onto their existing 6,500 square-foot facility.
The expansion plans will also include interior remodeling of the existing
facility, as well as an exterior renovation of the building facade. In addition
to improvements to the building, there will also be some parking lot
improvements and additional landscaping.
Mississippi Riverfront Pathway
The Riverfront Corridor Committee has been meeting to discuss the
possibility of constructing a pathway along the Mississippi River between the
existing businesses along Main Street and the Mississippi River. The first
• phase of this pathway could extend as far west. as Dare's Funeral Home.
Therefore, with Mr. Dare's expansion plans and improvements to the parking
S:/Council/CU95-14
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo To City Council
July 17, 1995
Page 2
• area, it is recommended that the opportunities to extend the pathway be
retained and incorporated into the plans.
The exact design of the riverfront pathway has not been decided at this time.
However, it is important to retain the corridor for future construction. A
second important link of the pedestrian system in the downtown, which will
connect with the rivErfront pathway, is a sidewalk along King Avenue from
Main Street down toward the river. This connection along King Avenue
could consist of asix-foot-wide concrete sidewalk within the right-of--way
providing public access to the riverfront.
Site Plan Review
Staff has completed a site plan review of the plans submitted for Dare's
Funeral Home expansion. Included in the report to the Planning Commision
is a list of issues that should be included in the revised plans prior to
issuance of the building permit. Staff has met with Mr. Dare and his
architect to discuss these issues. At this point there are no problems with
meeting the issues outlined by staff.
Planning Commision Recommendations
• The Planning Commission recommended approval of the Conditional Use
Permit requests by Dare's Funeral Home to expand their existing facility
with the conditions outlined in the staff report.
Recommendation
It is recommended that the City Council approve 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 staffs memo to the Planning Commission dated
June 27, 1995, as well as comments contained in the City Engineers
memo dated June 22, 1995, be incorporated into revised plans.
2. Prior to issuance of the building permit, four complete sets of revised
plans be provided for review and approval by city staff.
•
S:/Council/CU95-14
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Request
~~
ITEM 5. $.
MEMORANDUM ~~ p
p~
ver
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
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.
Zonin~/Land Use
C1 (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.
P.O. Box 490 ~ 1306 Orono Parkway • Elk Ri~~er. MN ~j~3(} • t61?) 441-74?0 • Fax: {612} 441-74?
Dare Conditional Usc Permit Request Page 2
June 27, 1995
_______ .w________ _ ~ ._
• 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 ProAerty
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 C1 and C2 districts and therefore, there is no discrepancy
on the allowable use of the property.
MississioAi Riverfront Pathway
The Riverfront Corridor Committee has been given the charge to examine
opportunities for a rverfront 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 rverfront 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 pathwa}T
which would include their property. However, with the addition tot e
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 i. iuest 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. Daze'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 Horne expansion. The following are a
list of comments from staff regazding the proposed plans:
1. The existing funeral home is located within the. C1 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 reaz 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.
Tra fc 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.
Z. 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
Lune 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 azea 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 azea, as well as
providing further protection to the parked vehicles in the stalls adjacent to the
driveway entrance.
Landsca inQ
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 towazds required
landscaping. If the trees survive during construction and given the size of the
trees, it appears as though 8 - 1 Q additional trees would be required on site. Staff
would like to discuss this further with Mr. Daze to work out the landscaping
arrangements and the amount. of credit.
• 3. In accordance with the Cit~~'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 pazking 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 re~~iewed 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:planning:pc:cu9~-14
_1
Dare Conditional Use Permit ...:quest Page 5
June 27, 1995
Recommendation
It is recommended that the Plannin Commissio re
g n commend approval of the conditional
use. permit request by Dare's Funeral Horne 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, 2995, 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..
•
s:plannine:pc:cu95-14
I
•~ 1 ` June 22, 1995
.File: 230-276-11
(~ISC~TI6G EM1CI1E~tS
1326 Energy Pork Qrive
St. Poul, MN 55108
6t2.6d4-4389
1.800.888.2923
Pax:612.644.9d46
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
EIk 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,
avaENcINEERIr~ we would offer the following comments.
ENVIRONMENTAL
UNICIPAL 1, The major component of this expansion is the redefining and modifying of the
~`~""I"~ existing parking area located behind the Funeral Home. The Site Plan shows the
SOLID WASTF p~~g ~~ to be squared off and parking to be defined along., the perimeter and ]77
STRUCTURAL the center. There are no existing or proposed elevations shown; therefore, it is
suevErlN~ 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
EIECTRICAUMECFiANICAI
ENCINEERINC: improvements, a Grading and Drainage Plan should be submitted showing the
HvAc proposed and existing elevations.
POwEP, DISTRIBUTION
scADA We understand that the proposed improvements to the parking lot include concrete
svsTEMcoNTROis 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
FFicES w: south end of King Street needs to be verified. Also, the Grading and Drainage Plan
~INN[APOLIS should reflect appropriate elevations that will get the runoff from the parking area
PRIOR SAKE and the building to the existing stone sewer facility.
5T. PAU!
WAS~CA
Mr. Steve Ach
June 22, 1995
Page Two
}
4. Anew sidewalk is sha~vn along Icing 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
-------- G~~~~/
~C~~'~y ~G~~~J
Terry J. Maurer, P.E.
TJM: tw
276-2203jun
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