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Home occupations are typically low volume uses with few or no disruptions to the <br />surrounding neighborhood. Common home occupations include piano instruction, <br />home offices, photography and other accessory uses. The proposed business does not <br />appear to be an accessory use, and can be expected to have an impact on the <br />surrounding neighborhood. Furthermore, the applicant has indicated that she may <br />reside in one unit of the duplex, and operate the home occupation out of the adjacent <br />unit. In this case, the proposed use would not qualify as a home occupation. As such, <br />staff does not recommend approval of the home occupation permit as presented. <br />Planning staff does not recommend approval of the Home Occupation. The use does <br />not appear to be sufficiently accessory to the residential use of the property, and would <br />not be "invisible" to the residential character of the area. If denied, the Planning <br />Commission and City Council should base its decision on this, and other, findings of <br />fact. <br />If the City finds that the proposed use is appropriate for the site, staff recommends that <br />any approval be subject to a number of conditions. Massage therapy is not currently <br />allowed as an accessory use in the R -1 District. The applicant is proposing massage <br />therapy as a service within the home occupation. Any issuing of a license to perform <br />massage therapy on site is contingent upon the passing of an ordinance to allow <br />massage therapy as an accessory use in the B -1 District. This ordinance would limit the <br />number of licenses issued for the spa to a maximum of two. In the event that this <br />amendment is approved, staff recommends that any approval be subject to the following <br />conditions: <br />1. The City Council shall establish the maximum number of on- street parking stalls <br />available for the use. <br />2. No more than two massage therapists may be employed. <br />3. The home owner shall reside in the same unit as the home occupation, not the <br />adjacent duplex unit. <br />4. The home occupation permit shall be valid for one year. Upon expiration, the <br />permit may be reissued for periods of up to three years each. <br />Pc: Joel Hanson <br />Kathy Glanzer <br />Steve Westerhaus <br />Lee Elfering <br />Mary Vasquez, 140 Rose Place E. Little Canada, MN 55117 <br />