HomeMy WebLinkAbout20180604 - VIII-B-1 Wise Funeral Home - Site Plan Revision
City Council Memorandum
To: Mayor Hicks & City Councilmembers
From: Justin Fortney, City Planner
Date: June 4, 2018
Item: Resolution: Site Plan Revision – Funeral Home and Crematory - 400 Spring
Street Council Action Requested:
Review and take action on a proposed amendment to the April 16th site plan
approval of a funeral home and crematory addition.
A simple majority vote is necessary for a site plan approval.
Background Information:
The applicants are proposing to expand the approved 28’ by 14’ addition to 28’ by 33’ for
the purpose of including a garage. The garage will face their driveway to the west rather than directly to 4th Street.
The added size and driveway will require the removal of two pine trees, which will be
replaced with new plantings per the tree preservation policy.
The amended site plan civil drawing will be finished prior to the Council meeting. Please
see the proposed building plans and elevation drawings along with an edited civil site
plan.
Please see the attached April 9, 2018 Planning Commission staff report for the original request.
Financial Impact:
N/A
Advisory Commission Discussion: None for the proposed amendment.
The Planning Commission voted 6-0 to recommend approval of the action at the April 9, 2018 meeting for the original request. Only the applicants spoke to the item at the public
hearing. Property owners within 350-feet of the proposal were notified of the hearing
and no comments have been submitted.
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Council Committee Discussion: The City Council approved an amendment to the zoning ordinance in December, 2017
that allowed funeral homes and crematories in the R-2, Medium Density Residence
district by SUP.
Attachments:
• Resolution
• Revised Plans
• Planning Commission Memo – April 9, 2018 (original proposal)
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HASTINGS CITY COUNCIL
RESOLUTION NO._________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING REVISED SITE PLAN APPROVAL FOR CONSTRUCTION OF A NEW PARKING LOT AND CREMATORY ADDITION ON AN EXISTING
BUILDING LOCATED AT 400 SPRING STREET
Council member ___________________________ introduced the following
Resolution and moved its adoption:
WHEREAS, Stotko Speedling, agent for Michael Wise had petitioned for Site Plan approval to construct a 400 s.f. crematory addition on to an existing funeral home and a
new parking lot generally located at 400 Spring Street, legally described as Lots 1, 2, 3,
7, and 8, Block 26, TOWN OF HASTINGS BLKS 1 THRU 99, Dakota County,
Minnesota; and
WHEREAS, on April 9, 2018, review was conducted before the Planning
Commission of the City of Hastings, as required by state law, city charter, and city
ordinance; and
WHEREAS, The Planning Commission recommended approval of the request subject to the conditions hereunder; and
WHEREAS, The City Council has reviewed the request and recommendation of the
Planning Commission; and
WHEREAS, The City Council granted site plan and special use permit as outlined in
Chapter 155.51 and 155.23 (C)(4) respectively on April 16, 2018;and
WHEREAS, The applicant has requested approval of a site plan revision to increase
the addition from 400 Sq Ft to 924 Sq Ft. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS:
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That the City Council hereby approves the Site Plan revision as presented subject to the
following conditions:
1) Conformance with the Planning Commission Staff Report and plans dated April 9, 2018.
2) Resubmittal of the photometric plan showing .5 foot-candles or less at the property
lines.
3) All disturbed areas on the property shall be stabilized with rooting vegetative cover
to eliminate erosion problems. 4) Any uncompleted site work must be escrowed at 125 percent of the estimated value
prior to issuance of a certificate of occupancy.
5) The perimeter of the site must have erosion control, as approved by the City
Engineering Department.
6) The City Engineering Department must approve any required drainage plan. 7) The elevation materials of the addition will resemble the existing structures material
as closely as possible.
8) Approval is subject to a one year Sunset Clause; if significant progress is not made
towards construction of the proposal within one year of City Council approval, the
approval is null and void.
Council member ______________________ moved a second to this resolution and
upon being put to a vote it was adopted by the Council Members present.
Adopted by the Hastings City Council on June 4, 2018, by the following vote:
Ayes:
Nays:
Absent:
ATTEST: __________________________
Paul J. Hicks, Mayor
________________________________ Julie Flaten,
City Clerk (City Seal)
I HEREBY CERTIFY that the above is a true and correct copy of resolution
presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on
the 4th day of June, 2018, as disclosed by the records of the City of Hastings on file
and of record in the office.
________________________________
Julie Flaten, City Clerk
(SEAL)
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This instrument drafted by:
City of Hastings (JJF)
101 4th St. E. Hastings, MN 55033
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Approved Proposal
Revised Proposal
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Revised proposal
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Approved Plan Showing Revision
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To: Planning Commission
From: Justin Fortney, City Planner
Date: April 9, 2018 Does not reflect the proposed revision
Item: Site Plan and Special Use Permit Review – 2018-14 – Wise Funeral Home
Crematory addition – 400 Spring Street
Planning Commission Action Requested: The Planning Commission is asked to review
the proposed site plan and SUP (Special Use Permit) and make a recommendation to the
City Council.
Background Information:
The applicant is proposing to expand the parking lot over the site of a demolished
house. The existing building will also be expanded by about 400 SF. Within the building
addition there will be a crematory. In December, the City Council passed an ordinance
amendment allowing funeral homes and crematoriums in R-2, Medium Density
Residence zoning districts. This consideration was at the request of Wise funeral home,
which had been planning for this expansion.
Without this ordinance amendment, the addition, parking lot expansion, and
crematorium would not have been allowed to occur on what had previously been
considered a nonconforming use.
Comprehensive Plan Classification
The 2030 Comprehensive Plan designates the property as commercial.
Zoning Classification
The subject property is zoned R-2, Medium Density Residence. This district now allows
funeral homes with cremation facilities by SUP.
Adjacent Zoning and Land Use
Direction Existing Use Zoning Comp Plan
North Residential R-2 Res. Low-dens. Res.
East Park R-2 Res. Park
South Residential R-2 Res. Low-D Res.
West Residential R-2 Res. Low-D Res.
Planning Commission Memorandum
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SITE PLAN REVIEW
Access and parking
The existing drives are not proposed to change. The expanded parking lot will go from
23 parking stalls to 50. Additional parking stalls exist in front of the facility and along 4th
Street. Parking requirements are based on seating capacity for funeral homes. One
parking space for every three chairs is required. 140 seats/ 3= 47 required parking
spaces.
Lighting
One double light fixture is proposed in the center of the parking lot. The photometric
plan must be revised to show the light levels at the property lines, particularly on the
west side to assure .5 Foot-candles or less. City code requires a timer or similar cutoff
for lighting during off peak use.
Setbacks
The setbacks meet the requirements of the zoning ordinance. Ten feet minimum is
required from the property line adjacent to a side street.
Landscaping Plan
The landscaping ordinance requires a 10-foot wide landscape strip between a parking
lot and property line adjacent to a street or residential property. Only 5-feet are
proposed adjacent to the Spring Street property line. Staff believes this is adequate as
the site is a constrained redevelopment site and proposes a greater setback than exists
on the existing parking lot. The 5-foot landscape strip will include a hedge for additional
screening.
Design Standards
The existing structure is painted wood siding with stone veneer wainscoting. This meets
the current design standards of the zoning ordinance as they are class II (65%) and I
(25%) respectively. The proposed elevations of the addition will match the existing
materials as closely as possible.
SPECIAL USE PERMIT REVIEW
Ordinance Requirement
City Code Chapter 155.23, allows funeral homes in the R-2 district with a SUP. Uses
allowed by SUP are those that could function well in a zoning district if they are given
special review to look for potential issues that could be avoided with special conditions.
SUP Review Criteria
City Code Chapter 30.02, Subd. E.2 – Board of Adjustment and Appeals - Special Use
Permits outlines specific rules and review criteria for the issuance of SUPs, including:
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• Ingress and Egress\Off-Street Parking and Loading – Much of the proposed use
has previously been in operation without issue. The parking is being expanded,
which will alleviate on street parking and the entrances will remain unchanged.
• Utilities – The site utilizes an existing building with utility services. Proposed
changes in operation will not substantially affect utility capacity.
• Screening and Buffering – All uses will be contained within the existing and
proposed building addition.
• Signs and Exterior Lighting – Signage is approved via an administrative permit. A
modified photometric plan is required as part of the site plan review. The
proposed parking lot is partially below grade, which will help screen the lot and
vehicles.
• General Compatibility with Adjacent Properties and the Surrounding Area –
The property is located in a residential area. The appearance of the site is very
residential and is operated with little traffic and intensity for most of the week.
• Crematory – Staff has researched crematories with industry representatives,
Minnesota Department of Health, and the Chair of the University of Minnesota
Mortuary Science Department. Staff has also visited an operational unit of the
same make and model proposed for both funeral home proposals in Hastings.
This research has leads staff to believe this modern unit should provide a
negligible impact to the surrounding area. The only noticeable effect was a very
low fan noise coming from the chimney exhaust and faint heat waves above it.
There is no visible smoke from a properly operated modern crematory.
Attachments:
• Aerial Photograph
• Photographs
• Site Plans
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Photometric Plan (currently being revised)
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