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HomeMy WebLinkAbout2013-04-03 PACKET 08.D.REQUEST OF CITY COUNCIL ACTION COUNCIL MEETING DATE 4/3/13 PREPARED BY: Community Development ORIGINATING DEPARTMENT AGENDA ITEM # � � Jennifer Levitt STAFF AUTHOR ***********************************:�**�*�****�** COUNCIL ACTION REQUEST 1) Consider approving a site plan to allow for a 3,400 square foot addition to Kok Funeral Home, 7676 80th Street South. 2) Consider approving a variance to allow for 79 parking spaces when 102 spaces are required. STAFF RECOMMENDATION 1) Approve the site plan to allow for 3,400 square foot addition to Kok Funeral Home. 2) Approving the variance to allow for 79 parking spaces when 102 spaces are required. ADVISORY COMMISSION ACTION DATE � PLANNING 2/25/13 ❑ PUBLIC SAFETY ❑ PUBLIC WORKS ❑ PARKS AND RECREATION ❑ HUMAN SERVICES/RIGHTS ❑ ECONOMIC DEV. AUTHORITY ❑ SUPPORTING DOCUMENTS REVIEWED ❑ ❑ ❑ ❑ ❑ ❑ ❑ APPROVED � ❑ ❑ ❑ ❑ ❑ ❑ � MEMO/LETTER: Memo from John M. Burbank dated 3/28/13 � RESOLUTION: Draft ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Excerpt from approved 2/25/13 Planning Commission minutes ADMINISTRATOR'S COMMENTS: DENIED ❑ ❑ ❑ ❑ ❑ ❑ ❑ J i '� � �� 1 ity Administrator Date ************************************************ COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage � Grove � Pride andProsPerity Meet TO: Mayor and Members of the City Council Ryan Schroeder, City Administrator FROM: John M. Burbank, Senior Planner DATE: March 28, 2013 RE: Kok Funeral Home Addition — Site Plan Review and Parking Variance 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. _-� � _._ _.� ., . ,. ..�._ , 80th St S j --> - 801ti SI S a� -� �-> --, - Br�� SI S -> � (.'.. j i = - � � L3S:a � �} 4'r�c'� `L � - - t � ' - - . , � � f= � �'1'S ' fy.�.�`+�' i �: i t,dy,��. e; � � ��-' -� j '- . j�� �.. 1 `�1 ��. - t • , {� _ ., � � - -`-- - ",�a.'"�?� ' , �� - _ �,�...�� � ir ' � . r I. . '.' . . � r�' - r . . 4 :� . ` ,H } �� � ' ` _i � ; ' , ` + F � � . - � � �, .;' . : � � '4`1 � • � � r'r � '� � i 1 1 - , +'t __� - . - � �, �; =� ��}. ; .� �- _ � , _ _ � � i _. .�- '` r , .�, j - , � ' : i ; r ,, � 5 v� �' ,� " � , � -� `; -r , 9 � } 1�� 4 „ � . -� ` 9� 1 � 't � . i � 4 � ` 1' �� ^} i , � }� �1 �� i +r �, + �� `� � � � y i �> 'a "�-"°� y � .�t-_ ' � � 1 . , } .'' � • �t � -�i �. '_ R 1�� �� . �� � . l �.`� � � r r _ � � 1 �v yy� �e � �'- . ! � � � � � ,;.lX{� � � ,• �'v 4 5 ' y 1 . I ! , � K +� y '�ur� i Y • �, �i j �� ' ���'W�' �:_ �cl �n - �s . __l t_ ` '� �� �.- ' , c .- J�.. {�� ' , � p •:�i}-� R- 'i`P - '� ��Y�� � ��� � i � � tF� ��� : ��. . ���- �, l:. t �I� ' �'• 1 ` � - . • Pictometry Site Map Location Map Honorable Mayor, City Council, and Ryan Schroeder Kok Funeral Home Addition — Site Plan Review and Parking Variance March 28, 2013 Page 2 of 8 Planning Commission Recommendation The Planning Commission held the public hearing and discussed the applications at their meet- ing on February 25, 2013. The Planning Commission recommended the approval of the applica- tion requests. They also included a statement that strong consideration should be made that the applicant and adjacent property owner work out a parking plan prior to City Council review. Parking Agreement The applicant and has been working with the adjacent property owner to assemble a cross parking agreement that would provide for additional parking if needed during larger funerals. To date, the negotiations have yet to result in a signed agreement. The Applicant will have addi- tional response to this topic at the Council meeting. The City's Technical Review Committee continues to support the finding that that the additional 24 parking spaces provided on site will be adequate to support the construction of the building addition as the new use will serve the same number of funerals that are currently occurring on the site. 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. �� �� _ _ � , � �� ---------- r ______ __ _ _ __,, �: � �_���„�, � � , UfltT! CA°.E19.T � � I : � I' e� osnswse � i '; � vriimv..�r�..L! � � Y<� , �� ��:; y '`i Y�w �t^ �i ��s � ?��� *�� �s � � � � �% !e l: (S7 PINXBiS SPAGC9I Ir�,� ' Y ";y � ^ .`- J 4 m w R- rael— e }� . .... _ ._ � . . � .- 1-L�: EXISTING SITE PLAN � �(1 ,�_r.��.� Existing Site Plan Honorable Mayor, City Council, and Ryan Schroeder Kok Funeral Home Addition — Site Plan Review and Parking Variance March 28, 2013 Page 3 of 8 Site Plan The proposed 3,400 foot addition and parking are detailed below: 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 Buildinq Architecture The following photos show several views of the structures currently located on the property. Honorable Mayor, City Council, and Ryan Schroeder Kok Funeral Home Addition — Site Plan Review and Parking Variance March 28, 2013 Page 4 of 8 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. View from 80th Street looking north Example 1 (Prefered Design Option) Honorable Mayor, City Council, and Ryan Schroeder Kok Funeral Home Addition — Site Plan Review and Parking Variance March 28, 2013 Page 5 of 8 Example 2 Example Honorable Mayor, City Council, and Ryan Schroeder Kok Funeral Home Addition — Site Plan Review and Parking Variance March 28, 2013 Page 6 of 8 ..�. �� ..._��� --�_- .� - - - - �*�--•— - ;.:�� � -�c°4 _ � - � . .�yr.'/ f �`'` � __� ' .. -- -� � I�-- ' --�'i _, � r' ,'' 4;-1� r.,. _ ` .._^�-_ -- -- _�,� - _ �_�-�' � � . __.. �. . _ �� .�--�-` `��;�:_.`-. :�`'':-.�_��_._.�.:e�...�.�ist=���v..__-�.�.��������J. �� i ,• ` ._., . . . . I -�-- - . --' � i � .:: .f � -. . __ . � �' � a� �( -� � —v�_aa...aa'��3'� E �Yo�'.�c�Je' �.3t:.,�`'�ti �i .s�� ..rti-3� � �, ,� �i_,_'�-� ,��.i.��', � 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 Honorable Mayor, City Council, and Ryan Schroeder Kok Funeral Home Addition — Site Plan Review and Parking Variance March 28, 2013 Page 7 of 8 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. 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. Honorable Mayor, City Council, and Ryan Schroeder Kok Funeral Home Addition — Site Plan Review and Parking Variance March 28, 2013 Page 8 of 8 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. 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 par- cel of land for which the variance is sought and are not applicable, generally, to other prop- erty 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 20, 2013. Recommendation 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 conditions listed in the attached draft resolution. 2) Approve a variance to allow for 79 parking spaces when 102 spaces are required, subject to the findings of fact and conditions listed in the attached draft resolution. RESOLUTION NO. 2013-XXX A RESOLUTION APPROVING A SITE PLAN REVIEW OF A 3,400 SQUARE FOOT ADDITION WITH 24 NEW PARKING SPACES AND A VARIANCE TO REDUCE THE REQUIRED NUMBER OF PARKING SPACES FROM 102 TO 79 AT 7676 AND 7606 80TH STREET SOUTH WHEREAS, Kok Funeral Home has applied for a site plan review of a 3,400 square foot addition with 24 new parking spaces and a variance to reduce the 102 required parking spaces to 79 parking spaces. The property is legally described as: {Legal Description}, Cottage Grove, Washington County, State of Minnesota. Commonly known as 7676 80th Street South and 7606 80th Street South, Cottage Grove, Washington County, State of Minnesota. WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held a public hearing on February 25, 2013; and WHEREAS, a planning staff report, which detailed specific information on the property and the application request, was prepared and presented; and WHEREAS, the public hearing was open for public testimony and testimony from the applicant and the public was received and entered into the public record; and WHEREAS, the Planning Commission reviewed the criteria and findings established by the Zoning Ordinance for granting variances; and WHEREAS, the Planning Commission unanimously (6-to-0 vote) recommended to the City Council that the site plan and variance be granted. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the site plan review of a 3,400 square foot addition with 24 new parking spaces, located on the property legally described above, subject to the following conditions: 1. All applicable permits (i.e., building, electrical, grading, mechanical) must be completed, 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. 2. The exterior construction materials shall be in conformance with the ordinance criteria established in Cottage Grove City Code Title 11-6-13. Resolution No. 2013-XXX Page 2 of 3 3. Prior to issuance of a building permit, a final material detail board/packet must be submitted for review and approval by the Community Development Department. 4. Prior to issuance of a building permit, a comprehensive sign package must be submitted 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 improvements 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 Engineer. 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. BE IT FURTHER RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the variance to reduce the 102 required parking spaces to 79 parking spaces on the property legally described above, based on the findings of fact and subject to the condition listed below: Findinqs 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. Resolution No. 2013-XXX Page 3 of 3 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 accommodate any parking issues. 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 additional review and action by the City Council. 3. Only one funeral can be help on the property at a time. 4. An overFlow parking accommodation plan shall be in place with the School District on the property to the east of the Kok property. Passed this 3rd day of April 2013. Myron Bailey, Mayor Attest: Caron M. Stransky, City Clerk EXCERPT FROM APPROVED MINUTES OF THE PLANNING COMMISSION MEETING ON FEBRUARY 25, 2013 6.2 Kok Funeral Home Addition — Cases SP13-005 and V13-006 Kok Funeral Home has applied for a site plan review of a 3,400 square foot addition and 22 new parking spaces, and a variance to allow 79 parking spaces when 102 spaces are required at 7676 and 7606 80th Street South. Burbank summarized the staff report and recommended approval based on the findings of fact and subject to the conditions stipulated in the staff report. (Commissioner Reese arrived at 7:35 p.m.) Brittain asked for more information on how often overFlow parking onto the neighboring prop- erty and at Crestview was occurring. He asked if there was a plan to accommodate overFlow parking in the event that the proposed additional spaces are not sufficient to prevent parking at other properties. Burbank responded that the need for overflow parking typically happens only a couple times a year. The funeral home is negotiating with a neighboring property owner to acquire their site to provide parking opportunities. Currently the site is functioning with 24 less parking spaces than are proposed, and the use will remain the same. Brittain stated that based on the letter from the adjoining property owner, overflow parking does oc- cur. There should be a formal parking plan to handle any overFlow, similar to what The Alley Church provided with their parking variance application. Shane Asmus, 7676 80th Street South, stated that they are adding an additional 24 spaces but are not adding additional uses to the facility; the same number of people will be coming as in the past but they can now stay for refreshments after. Brittain asked if 24 additional spaces are enough based on past instances of insufficient parking, and if not, what is the plan to provide the amount of parking stipulated in the City ordinance. Asmus stated that they are currently negotiating with several adjacent property owners to purchase land for parking, including CenturyLink, which turned them down. He stated that he is unaware that cars were parking in the Strong's lot and offered to install signage prohibiting funeral parking on their property. They would be willing to talk to the school about off-site parking agree- ments. Brittain stated that he is in favor of the expansion but because there is no plan for mitigating parking issues, he cannot support the parking variance. Harter asked for clarification that the addition would not increase the number of services. Asmus responded that they serve approximately 140 families a year at their facilities in Cottage Grove and St. Paul Park. They do not anticipate that number changing. The addition will provide the opportunity for refreshments after the service. There would not be multiple services at the same time. Harter noted that the cars would be parked for longer periods, which could be a concern for other property owners of parking lots in the area. Asmus stated that with their current parking only a few times a year there may be some parking overflow. He noted that no one has approached them about parking overflow issues. Rostad asked if the funeral home knows the number of attendees prior to a showing. Asmus responded no. Excerpt from Approved Planning Commission Minutes Kok Funeral Home — Planning Case No. CUP13-005 and V13-006 February 25, 2013 Page 2 of 4 Rostad opened the public hearing. Mike Shea, Manager of the Funeral Home, commented that it is hard for funeral home staff to re-route people after they have already started parking. He believes signage prohibiting parking in the Strong's lot would help prevent overflow parking. He believes that the pro- posed increased number of parking spaces should be adequate for the few times there are off-site parking issues. Brittain stated that fundamentally he is not opposed to the request but he does not think enough details on overflow parking have been ironed out. Reese asked if there is any overlap when the two properties are being used. Burbank stated that on the school district property, there would be conflicts during the day due to buses and the parking area's use as a playground. No one else spoke. Rostad c/osed the public hearing. Brittain made a motion to approve the site plan review of the addition, subject to the conditions listed be/ow. Ventura seconded. 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. 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 submitted for review and approval by the Community Development Department. 4. Prior to issuance of a building permit, a comprehensive sign package must be submitted for review and approval by the Community Development Department. 5. Al/ 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 improvements 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 Excerpt from Approved Planning Commission Minutes Kok Funeral Home — Planning Case No. CUP13-005 and V13-006 February 25, 2013 Page 3 of 4 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 Engineer. An off-site ponding fee that is calculated at the time of building permit shal/ be paid if on-site treatment is not feasible. 12.A sidewalk shal/ be extended between the funeral home and the 80th Street sidewalk. Motion passed unanimously (6-to-0 vote). Britain made a motion to deny the parking variance based on the lack of a plan for parking. Pearson seconded, Motion failed on a 2-to-4 vote. Ventura made a motion to approve the parking variance, based on the findings of fact and subject to the conditions listed below, including a strong consideration that the applicant and adjacent property owner work out a plan prior to City Council review. Harter seconded, Recommendation #2 - Findin_qs 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. 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 accommodate any parking issues. Conditions of Approval: 1. Off-street parking is prohibited on 80th Street. 2. lf parking on the site becomes a nuisance, the site variance could be subject to additional review and action by the City Council. 3. Only one funeral can be help on the property at a time. Excerpt from Approved Planning Commission Minutes Kok Funeral Home — Planning Case No. CUP13-005 and V13-006 February 25, 2013 Page 4 of 4 Brittain suggested an amendment requiring a formalized plan for overflow parking. Ventura amended her motion to approve the parking variance to add a condition to require a formalized plan for off-site parking. Harter seconded. Motion passed on a 5-to-1 vote (Rostad). Rostad explained that he believes that there will be adequate parking and a parking plan would not be needed.