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HomeMy WebLinkAbout2013-02-25 PACKET 06.2.STAFF REPORT CASE: SP13 -005 and V13 -006 ITEM: 6.2 PUBLIC MEETING DATE: 2/25/13 TENTATIVE COUNCIL REVIEW DATE: 3/20/13 APPLICATION APPLICANT: KOK Funeral Home REQUEST: A site plan review to allow a 3,400 square foot addition to the existing structure for a new multi - purpose room and a variance to allow for 79 on -site parking spaces 102 spaces are required. SITE DATA LOCATION: 7676 80th Street South ZONING: B -1, Limited Business CONTIGUOUS LAND USE: NORTH: Commercial EAST: Commercial SOUTH: Residential WEST: Commercial SIZE: Addition = 3,400 square feet DENSITY: NIA RECOMMENDATION Approval, based on the findings of fact and subject to the conditions of approval stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner, 651 - 458 -2825, Iburbank(cDcottage- g rove. org G:\CITYFILES \13 CITYFILES\005SP Kok Addition 2013 -02 -25 \P1ann1ng \SP13 -005 Kok Addition SR cover 2- 25- 13.docx Planning Staff Report KOK Funeral Home — 7676 80th Street Case No. SP13 -005 and V13 -06 February 25, 2013 Proposal KOK Funeral Home has applied for a site plan review for the property located at 7676 80th Street South to allow for a 3,400 square foot addition to the existing structure, and a variance to allow for 79 on -site parking spaces when 102 spaces are required. The proposed addition is for a new multi - purpose room. Location Map .. ]9M k. D 7663 7729 7791 7606 * 7676 SITE 770$ BaN 4rea Location Map Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 2 of 10 Property Characteristics The 1.389 -acre site currently has one principal structure, a trash enclosure, and associated parking. The property was originally developed in 1992, so there is a variety of mature trees and shrubs on the site. The applicant is working with staff to update the landscaping on the site in areas disturbed by the project and in accordance with ordinance criteria. The site currently has a full access driveway onto 80th Street. An additional right -in /right out access drive is proposed as a part of this application. - _____ -- - -' etc: b' OFAIW.6C 1 l l III SIMYAKD � VWLIIY EA9EhBif I 1 u cecnEre I IH D' oRAMAX' . 1 1 1 I xiMGK cdiGR2lE f.UltO IA] MAW MAGEW I Olo U PRA EMEL 4 1 1 1 1 8 1 1 I I I LL I Il - J I !/5TM I flp � ,`y I YILNGK 1 11 11 ' I d II WALL �� V I I � kK I.Ih lC I C 11 1 w ry Inen o-- r L _--- ___________ T is ea wPkaVl - -- a1 N (4.d11 �i' N' fW f Q EXISTING SITE PLAN �1 ,— —_— n 9GME- I' • 9p''C , Existing Site Plan Site Plan The proposed 3,400 foot addition and parking are detailed below: Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 3 of 10 un�rcr E.ese�. w I. 1 Proposed Site Plan Background The property is currently developed and operating as a funeral home, which is a permitted use within in the B -1, Limited Business Zoning District. Planning Considerations Site Layout and Operation The proposed expansion is located on the western side of the existing building and includes the use of a vacant parcel of property that the Applicant acquired in 1999 (Res. No. 99 -193) as the result of a lot split of the Century Link property. The multi - purpose room is being designed to serve as a gathering /luncheon /overflow area during and after funerals. The Applicant reports that it is expected that the same visitors to the chapel area would be the ones using the new addition area, negating the need for an overabundance of redundant on -site parking. Current Building Architecture The following photos show several views of the structures currently located on the property. Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 4 of 10 Building Architecture The Applicant has indicated that the construction material proposed for the addition will be de- signed to be in compliance with the City's architectural control standards required in the ordin- ance. The intent was to get the site plan approved prior to focusing on the building addition design. The current structure was designed and constructed prior to the City updating the architectural finish performance standards requirements. It is not 100 percent in conformance, but it is significantly in compliance with the City ordinance criteria. The details below are of some design examples the Applicant is seeking input on as they look for the best way to integrate the building addition with the existing facility. Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 5 of 10 Example z Example 3 Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 6 of 10 Example 4 Based on direction from the Planning Commission, the final designs will be revised by the Appli- cant and reviewed against the ordinance criteria. The resultant draft documents will be included in the City Council packet for review. Land Use and Zoning The property is guided commercial and zoned B -1, Limited Business. The current and proposed expanded use is consistent with permitted and conditioned uses within these classifications. Hours of Operation /Noise The City has historically found that the daily activities of this permitted use have not negatively impacted the adjacent commercial and residential neighborhoods, and it is expected to continue operating in a similar fashion. If there were to be any nuisance issues, the standard City and State noise rules will be applicable to the site. Parking There are currently 55 parking spaces on the site, one of which is handicap accessible. The proposed expanded parking area would increase parking on the site by 24 spaces for a total of 79 spaces. The ordinance criteria require a minimum of 102 spaces based on the formulas of 1 space per 35 square feet of chapel area and multi - purpose room and 1 space per 250 square feet of remaining floor area. A breakdown of that calculation as applied to the ratio of internal uses is as follows: • Chapel = 48 Spaces • Multi- purpose room = 38 spaces • Remaining Floor area = 16 Based on a comparison of the proposed parking to the ordinance criteria, the applicant is re- questing a variance to allow for 79 parking spaces when 102 spaces are required. The parking aisle and drive aisle dimensions for the new parking areas exceed the City ordinance criteria. Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 7 of 10 The City's Technical Review Committee reviewed the proposal and considered the Appli- cant's reasoning that the site will continue to serve only one funeral at a time and that the multi - purpose room is designed primarily to service the same visitors as the chapel area, and recommended support of the variance. The findings for approval of the variance are included in second recommended action below. Transportation Access The proposed site plan includes the addition of a right -in /right -out access onto 80th Street. The City's Technical Review Committee supports this request, as it decreases the amount of traffic having to funnel past the main entrance to the facility. Pedestrian Access The current proposed site plan does not include additional pedestrian access to 80th Street. It is recommended that a sidewalk be extended between the funeral home and the 80th Street side- walk. Surface Water Management The existing surface water management from the site is handled in the pond located to the northeast of the site, which was created during the platting of the property. The additional runoff created by the increase in on -site impervious surface will be required to be managed on site. If on -site treatment is not feasible, an off -site off site ponding fee that is calculated at the time of building permit shall be paid. The current calculation for off -site ponding is $11,750.00. Landscaping The existing vegetation on the site can be viewed on the existing site photo included above. Ad- ditional landscaping is required and proposed for the site. The Applicant is working on adding additional landscaping along the east side of the building perimeter. These drawings will be included in the City council Packet. Screening The only screening that is required as a result of this application will be for any mechanical equipment. The applicant has indicated that they will work with the Building staff during the building permit process to ensure that all mechanical equipment is screened in accordance with ordinance criteria. Waste Management The Applicant has indicated that the trash containers for the site will be stored in the relocated trash enclosure structure, and that waste and recycling removal from the site would be con- tracted with a commercial refuse hauler. City ordinance requires that trash containers to be hidden from public view. Utilities The property is in the Metropolitan Urban Service Area (MUSA). City water and sanitary sewer services were extended to the existing structure at the time this particular neighborhood devel- oped. The services to the site are adequate to support the proposed addition. Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 8 of 10 Public Safety Commission The Public Safety Commission made no comments on this application at their February 19, 2013, meeting. Variance Standards The Planning Commission may recommend a variance from the strict application of the provi- sion of this title, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. 3. The proposal puts the property to a reasonable use. 4. There are unique circumstances to the property not created by the landowner. 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance is not based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. The Applicant's response to the variance ordinance criteria is attached. The findings of fact for the requested parking variance are included in the recommenda- tion below. Public Hearing Notices A public hearing has been scheduled for the Planning Commission meeting on February 25, 2013. The notice announcing this public hearing was published in the South Washington County Bulletin and mailed to 104 property owners within 500 feet of the property on February 20th, 2013. Recommendation That the Planning Commission recommends that the City Council take the following two actions related to the property located at 7676 80th Street South: 1) Approve a site plan to allow for a 3,400 square foot addition to the existing structure subject to the following conditions: Recommendation #1 — Conditions of Approval: 1. All applicable permits (i.e., building, electrical, grading, mechanical) must be com- pleted, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official. Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 9 of 10 2. The exterior construction materials shall be in conformance with the ordinance criteria established in Cottage Grove City Code Title 11 -6 -13. 3. Prior to issuance of a building permit, a final material detail board /packet must be sub- mitted for review and approval by the Community Development Department. 4. Prior to issuance of a building permit, a comprehensive sign package must be submit- ted for review and approval by the Community Development Department. 5. All mechanical equipment shall be screened from public view as reviewed and approved by the Community Development Department. 6. . Any fencing on the site shall be constructed from wood or vinyl composite material. 7. Prior to building permit application a detailed landscaping plan shall be submitted which meets the approval of the Community Development Department. 8. Prior to building permit application, a bona fide cost estimate of the landscaping im- provements must be submitted in conjunction with a letter of credit approved by the City in the amount of 150 percent of such estimate. Upon completion of the landscaping requirements, the applicant must in writing inform the City that said improvements have been completed. The City will retain the financial guarantee for a period of one year from the date of notice to insure the survival of the plantings and the required as -built survey has been submitted. No building permits will be issued until the required financial guarantee has been received and accepted by the City. 9. Trash containers must be stored in accordance with ordinance criteria. 10. All outdoor lighting shall be downward directed and installed in accordance with City ordinance criteria. 11. The surface water management for the proposed additional impervious surface on the site shall be addressed on site in accordance with plans approved by the City Engi- neer. An off -site ponding fee that is calculated at the time of building permit shall be paid if on -site treatment is not feasible. 12. A sidewalk shall be extended between the funeral home and the 80th Street sidewalk. 2) Approve a variance to allow for 79 parking spaces when 102 spaces are required, sub- ject to the following findings of fact and conditions of approval: Recommendation #2 — Findings of Fact: A. The expanded structure on the site serves the same visitors as currently utilizing the site. B. The on -site parking of the property is being increased by 24 spaces. Planning Staff Report KOK Funeral Home — Case No. CUP13 -005 and V13 -006 February 25, 2013 Page 10 of 10 C. The additional construction and parking improvements will increase the accessible parking ratio on the site. D. Additional services or other changes in site operations could be completed to accommo- date any parking issues. Recommendation #2 — Conditions of Approval: 1. Off - street parking is prohibited on 80th Street. 2. If parking on the site becomes a nuisance, the site variance could be subject to addi- tional review and action by the City Council. 3. Only one funeral can be help on the property at a time. Prepared by John M. Burbank, AICP Senior Planner z I i VIU O -6 - O In Im I I I ,I b h h PLANNERS /ARCHITECTS P.O. BOX 185, 6503RD AVE SE, SUITE #10, PERHAM, MN 56573 (218) 346 -0505 KOK FUNERAL HOME ADDITION COTTAGE GROVE, MINNESOTA , JOB NO: 406 DATE: 01/25/15 ©2013 ixls vcaruxs �s ' COP(W6M ®P1ID sIW.L iur � vs�ax® wuiretFBennsslox Elozg GI /GVIO . EzsOb :ON 00f Vl0S3NNIA 3AOH030V1100 NOIIIOdd 3WOH 1V�:13W=i >imi sort- 4E F h J Noi�wadlawaa s�wxv irolwM 61'JNIMbL:1511LL elozQ 61 /EL/I31V4 sceob :ON SOf 0 'm tl10S5NNIA'3AOTJ0 30tl1L00 l NOIlIOaV 31NOH W` JgNn=i Nmi J EOSh96E( 81L ) ELS95NW'WVHN3d'01 #311f1S'3S3Atl ONE059'S81XOB'Od E10311HOW /SN3NNtld i - OS � I \k I� - -- —) I 1 00'09 2 �O VY m 1 L{ --------- - - - - -- —� - -- -------- ----- - - - -- ------ --- ------ - - -- Q r - - - - -- - - -- oo a,�zb�osoos a� I I I I I I 1' I wi II I ,a I I I, I s I I I v " I I �1 1 I I I 111 X Q 1 L{ --------- - - - - -- —� - -- -------- ----- - - - -- ------ --- ------ - - -- Q r - - - - -- - - -- oo a,�zb�osoos a� I I I I I I 1' I wi II I ,a I I I, I s I I I v " I I �1 1 I I I 111 Grove Community Development Departrpen}-, 12800 Ravine Parkway South [�C 66 Cottage Grove, MN 55016 www.cottaae-grove.org b IU}Ce -2827 Fax: 651-458-2897 E -Mail: alanning0cottaae -grove ora VARIANCE APPLICATION — RESPONS TO OR DINANCE CRITERIA The Planning Commission and City Council may recommend a variance from the strict application of the zoning ordinance, if they find that your application meets the findings below. Please provide a DETAILED response to all of the following findings: 1. The variance is in harmony with the purposes and intent of this title. Please circle: No 2. The variance is consistent with the comprehensive plan. Please circle: M No 3. The proposal puts the property to a reasonable use. Please explain. Maximizes the available space on the site to increase the parking count by (24) new spaces for the proposed addition. 4. There are unique circumstances to the property not created by the landowner. Please Identify these circumstances. The parking ordinance requires tighter requirements for a Chapel & Multi- Purpose space, addressing them as separate congregating areas, when in reality, they work together towards the same funeral service, thus, the required number of parking spaces can be reduced. In addition, one of the two properties owned does not currently have a unique access point which creates an obstacle for efficient parking flow thru the combined site. 5. The conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally to other property within the same zoning classifications. Please list the conditions that are unique. Similar to that stated above, the specific function of this business (funeral home with a Chapel & proposed Multi- Purpose Room) does not warrant the required number of spaces per the ordinance due to fact that the two primary spaces, noted above, are shared In use, not separate, which limits the number of occupants within the building, thus lowers the parking count. In addition, there exists limited access to one of the properties owned, which restricts efficient flow /parking arrangements for the safety of the pedestrians on site. 6. The purpose of the variance is not based exclusively upon a financial hardship. Please circle: Yes 7. The granting of the variance will not be detrimental to the public welfare or Injurious to other land or improvements in the neighborhood in which the parcel of land is located. Please circle: Yes N 8. The proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Please identify any potential impact the requested variance may have. The variance will not negatively impact the adjacent property and if the proposed site plan is accepted, will actually decrease the concentrated congestion from a single point of entry to two points of entry entering /exiting the site to the adjoining public street. Economic hardship is not regarded by the Courts as a reason for approval. Neighborhood support or opposition, without any basis of facts, is not regarded by the Courts as reason for either approval or denial. Applicant Na KtJ l Case #: 5PI3 - OD- 5 5 1/13-06 ® �! /_/�_ z' h k i 'le-It25 )\ PLANNERS I ARCHITECTS PROJECT MEMO DATE: January 23 rd , 2013 TO: John Burbank (City of Cottage Grove -- Planning /Zoning) FROM: Chad Bormann (BHH Partners) RE: KOK Funeral Home John, attached to this project memo you will find (2) 11x17 plans pertaining to the KOK Funeral Home in Cottage Grove. Based on our past discussions you are aware of the project and the overall general scope, but at this time, I'm submitting these plans to your office for general feedback. We are looking to see if we can accomplish the building addition and parking lot improvements on the current tracks of land that KOK owns while still satisfying the requirements of the ordinance, or finding an option that would be agreeable to all parties if the ordinance requirements are out of reach for the amount of property is owned. I have broken out various components of the project as It pertains the ordinance for review below: Exlstlno Property /Site Site area Bldg/Walks /Pads /etc Parking Let (55 spaces provided) Total Green Space Green in Parking Proposed Property/Site 41,000 sf Impervious Surface 69.9% 7,174 sf Green Space (Site) 30.1% 21,478 sf Green Space (Parking) 3.7% 12,348 sf 786 sf Site area 60,198 sf Impervious Surface 71.9% Bldg/Walks /Pads/atc. 11,600 sf Green Space (Site) 281% Parking Lot 31,739 sf Green Space (Parking) 5.8% (79 spaces provided) Total Green Space 16,859 sf Green in Parking 1,846 sf Based on the ordinance and our discussions, we need to provide (1) space per 35 sf of Chapel & Multi- purpose rooms and (1) space per 250 sf of remaining floor area. Based on those figures, this facility is required to provide approximately 102 parking spaces. That number is simply not attainable on this property. In those figures, (48) spaces are attributed to the Chapel and (38) to the Multi- purpose room, which one could argue would not be used independently /simultaneously as the Chapel. Typically, the functions would go hand in hand for the same service. Based on the site calculations above, and the fact that the facility is adding (24) additional parking spaces, roughly an additional 50% to what they had previously, Is the attached proposed plan something that you feel could be accepted by the city? This is an important step in this project being KOK funeral home has contacted the Owner of the adjacent phone company property and their proposal to purchase the "back" portion of the property was denied. KOK funeral home has also been in discussions with the Owner of the adjacent chiropractor building but an agreement has not been reached due to multiple variables on the property, so at this time, we are proceeding on the assumption we are working with the land that KOK currently owns. Thank you, Chad Bormann, Project Manager END OF MEMO P.O. BOX 185 1650 3 AVE Sr, STE 10 P.O. BOX 931 1 160 E, ADAMS AVE. P.O. BOX 2113 / 560 E ADAMS AVE PERHAM, MN 56573 BRECKENRIDGE, CO 80424 J0. SILVERTHORNE, CO 50498 218.346.4505 PH 218.346.4507 FX 970.453.6880 PH 970,453.6888 FX 97O-5f3-1000 PH 970.513,0155 FX wwly.hhhpagnRS.wn • RESOLUTION NO. 99 -193 RESOLUTION APPROVING THE FINAL PLAT KNOWN AS US WEST SUBDIVISION WHEREAS, U.S. West Communications and Thomas M. Vertin have filed a final plat application to subdivide approximately 3.2 acres of land into two lots. Real estate properties participating in this platting process are legally described as: (Per Book 265 of Deeds, Page 268 and Page 270) All that part of the Southwest Quarter of the Southeast Quarter of Section • 8, Township 27, Range 21 West, Washington County, Minnesota, described as follows: Beginning at a point on the South line of said Southwest Quarter of the Southeast Quarter of Section 8, said point being 1,700 feet West from the Southeast corner of said Section 8; thence North at right angles to the south line of said Section Eight (8) 300 feet; thence West at right angles 300 feet; thence South at right angles 300 feet to the South line of said Section 8; thence East on said South line of said Section Eight (8) 300 feet to the point of beginning, subject to the public road over and across the South 60 feet of said Tract. I_R (Per Warranty Deed Doc, No. 786812, January 7, 1994) That part of the Southwest Quarter of the Southeast Quarter of Section 8 Township 27, Range 21, Washington County Minnesota described as beginning at a point on the South line thereof, distant 1,700 feet West from the Southeast corner of said Southeast Quarter; thence Northerly at right angles to said South line 300 feet; thence Easterly parallel with said south line 200 feet; thence Southerly at right angles 100 feet; thence Westerly parallel with said South line 50 feet; thence Southerly at right angles to 200 feet to said South line; thence Westerly along said South Resolution No. 99 -193 Page 2 • line 150 feet to the point of beginning. Subject to an easement for street purposes over the South 60 feet thereof. Commonly known as 7606 and 7676 — 80th Street South, City of Cottage Grove, Washington County, Minnesota. WHEREAS, the Planning Commission held a public hearing on April 26, 1999 to review the preliminary plat application filed U.S. West Communications. This approval was subject to certain conditions; and WHEREAS, the City Council subsequently accepted the Planning Commission's recommendation and approved the US West Subdivision preliminary plat (Res. No. 99- 80) on May 19, 1999; and WHEREAS, the final plat is substantially consistent with the preliminary plat approved by the City on May 19, 1999. NOW, THEREFORE, BE IT RESOLVED, that the City Council for the City of Cottage Grove, Washington County, Minnesota hereby approves the final plat known as US West Subdivision as requested by U.S. West Communications and Thomas M. Vertin. The City's approval is subject to the following conditions: • 1. The dimensions of each lot shall be verified on the final plat and a list containing the square footage for each lot shall be provided to the City. 2. A "STOP" sign shall be installed by the City for each private access drive intersecting 80th Street. Each landowner shall reimburse the City for the cost of these signs. 3. Should US West Communication's decide to have a dumpster, then it shall be enclosed per the requirements of Section 28 -39 of the City's Zoning Ordinance. Passed this 3rd day of November 1999. Attest= �° =