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    2.    
Planning Commission Regular
Meeting Date: 01/17/2019  
Subject:    PC 18-25, Home Occupation Permit for tandem bicycle service and sales, 14 103rd Avenue, Steven Veenstra
From: Scott Harlicker, Planner

INTRODUCTION
The applicant is requesting Planning Commission approval for tandem bicycle service and sales business as a home occupation.
ACTIONS
Conduct a public hearing
Decision by Planning Commission
Appeal to City Council Available
60 DAY RULE
The applicant submitted this application on:  December 10

To comply with the requirements of Minnesota Statute §15.99, the City must approve or deny the application by: February 8
LOCATION
The property is located at 14 103rd Avenue.
 
 
  Existing Use Comprehensive Plan Zoning
Subject
Property
Single Family Residence Low Density Residential Low Density Residential 2
North Single Family Residence Low Density Residential Low Density Residential 2
South Single Family Residence Low Density Residential Low Density Residential 2
East Single Family Residence Low Density Residential Low Density Residential 2
West Single Family Residence Low Density Residential Low Density Residential 2
DISCUSSION
The applicant is proposing to run a tandem bicycle service and sales business as a home occupation. He is proposing to utilize a 14' x 23' portion of the attached garage as the business space. No wall will be constructed to separate the business space from the garage space. Code requires that a minimum garage area of 22' x 22' be maintained; the applicant is proposing to maintain 22' x 23' as garage space. The business will be run on a by appointment basis. The applicant expects the business to be seasonal with little business during the off season. The business will consist of both service and sales exclusively of tandem bicycles. Hours of operation will be Monday - Friday 12-1 and 5-8, Saturday 9-5 and closed Sunday.

Compliance with Standards for Home Occupations, Section 11-304.2(2)
 
Home Occupation Standard–11-304.2(2) Staff Comment
Establishment or maintenance of the home occupation will not be detrimental to the public health, safety, or general welfare. OK - The proposed home occupation will not be detrimental to the public health, safety, or general welfare.
The home occupation will not be hazardous, detrimental, or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution, vibration, general unsightliness, electrical interference, or other nuisances. OK - The proposed home occupation will not be a nuisance to the neighborhood. The activity will occur within the attached garage with one client at a time.
The home occupation will be located, designed, maintained, and operated to be compatible with the existing or intended character of the zoning district in which it will be situated. OK -  No external alterations are proposed.
The home occupation will generate only minimal vehicular traffic on local streets and will not create traffic congestion, unsafe access, or parking needs that will cause inconvenience to the subject property as well as the adjoining properties. OK - The proposed home occupation will generate only minimal traffic on local streets.
The home occupation is clearly an accessory use to the residential use of the property and does not change the character thereof. OK – The proposed home occupation will not change the character of the residence.
Nothing is discernible to surrounding properties indicating that a home occupation is being conducted except for a sign as permitted by Section 11-1203, a garden, or one motor vehicle whose nature or signage indicates it is used in the business. There is no outdoor storage or display of equipment, merchandise or materials used in the home occupation. OK – No discernible activity will occur outside the home. No outdoor storage or display is proposed.
No external alterations are made that are not customarily found in dwellings and accessory buildings. OK – No external modifications are proposed that are not customarily found at a residence.
If the home occupation is carried on in the garage, the minimum amount of required garage space is maintained as garage space. N/A
All vehicles brought to the property in conjunction with the business are parked in the driveway. Residents’ vehicles are not parked in the streets to provide these driveway parking spaces. No parking spaces are improved to provide for the home occupation.  Any vehicle whose nature or signage indicate it is used in the business is parked in the driveway or garage. OK - All parking can be accommodated on the existing driveway.
No more than one person who does not reside on the premises works on the premises. OK - The applicant is the only person employed.
No one is transported from the premises to a job site who does not reside on the premises. OK - No one will be transported from the premises.
The home occupation is serviced by delivery vehicles no larger than 26,000 pounds gross vehicle weight. OK - The business will not be serviced by vehicles larger than 26,000 pound gross weight.
The following home occupations are prohibited: sales, except those items made on the premises or incidental to the service provided; repair of internal combustion engines of more than 12 horsepower; body shops; machine shops; welding; ammunition manufacturing; flea markets; motor vehicle repair, maintenance, service or sale; firearm sales; tattoo parlors or other objectionable uses as determined by the City Council.  OK - A tandem bicycle service and sales business is a permitted home occupation.
The hours of operation are limited to between 9:00 AM and 8:00 PM not to exceed a total of 30 hours per week. OK - The applicant will have clients by appontment only between the hours of 12-1 and 5-8 Monday-Friday and 9-5 on saturday. The time that clients will be at the premises will not exceed 30 hours per week.
The Home Occupation can occupy no more than 400 square feet or 25 percent of the above grade finished floor area of the principal structure, whichever is smaller. OK - The business will be located in the attached garage and the area will not exceed 400 square feet.
Storage of hazardous or flammable materials in excess of consumer quantities which are packaged for consumption by individual or household use is prohibited. OK - No hazardous or flammable materials other than those typically found in a residence will be stored on site.
RECOMMENDATION
In Planning Case 18-25, move to approve the home occupation permit with the following conditions:
  1. Hours of operation are limited to between 9:00 AM and 8:00 PM.
  2. Maximum time that clients can be at the premises is 30 hours per week.
  3. The business can occupy no more than 400 square feet.
  4. All vehicles associated with the home occupation are parked in the driveway, including employees and clients.
  5. Compliance with Title 11, City Code of Coon Rapids.
  6. A minimum usable garage space of 22' x 22' must be maintained.

Attachments
Location Map
Site Plan
Applicant's Narrative

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