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Home My WebLink About2012-11-26 PACKET 06.1.STAFF REPORT CASE: CUP12 -030 ITEM: 6.1 PUBLIC MEETING DATE: 11/26/12 TENTATIVE COUNCIL REVIEW DATE: 12119112 APPLICATION APPLICANT: Anita Conrade and Richard Perry REQUEST: A conditional use permit to allow a pet business including retail sales, dog day care, overnight pet boarding /kenneling, and indoor and outdoor play areas. SITE DATA LOCATION: 8607 West Point Douglas Road South ZONING: PB, Planned Business CONTIGUOUS LAND USE: NORTH: Highway 61 EAST: Commercial SOUTH: Commercial WEST: Industrial SIZE: N/A DENSITY: NIA RECOMMENDATION Approval, subject to conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Emily Schmitz, Community Development Intern: 651- 458 -2876 or eschmitzC(: cottage- g rove. org John M. Burbank, Senior Planner: 651 - 458 -2825 or iburbank (o grove.org GACITYFILES\12 CITYFILES \030CUP Conrade Canine Daycare 11- 26- 12 \Planning\CUP12 -030 Hound -A -Round SR cover 11- 26- 12.docx Planning Staff Report Hound -A -Round Planning Case No. CUP12 -030 November 26, 2012 Proposal Anita Conrade and Richard Perry have requested a conditional use permit to allow a pet business including retail sales, dog day care, over night pet boarding /kenneling, and indoor and outdoor play areas at 8607 West Point Douglas Road. r (� 136 8240 894 y �ly 82 0 YA HIVA o 8585 70 822e 0� ? i ` s, 0 85 ,� 'P Program enter Location Map Background The property is located in the former Orkin building, which has been vacant for a period of time, and is in the PB, Planned Business, zoning district. The proposed use has been determined to be similar in use to a commercial kennel, which is an allowed conditional use within the PB district. Similar Operation Facilities: The applicant has provided a list of similar operations throughout the region Dog Day Getaway Camp Bow -Wow Four Paws Pet Resort 6950146th Street West, #128 14305 Ewing Avenue South 4020 Old Sibley Memorial Highway Apple Valley, MN Burnsville, MN Eagan, MN 952- 431 -9663 952 - 736 -9919 651- 882 -2211 Property Characteristics Allina Clinic is located to the south of the site and the Blair multi -use retail building is located to the north. The exterior of the building is concrete rock face masonry block. No external changes to the Planning Staff Report — CUP12 -030 Hound -A -Round November 26, 2012 Page 2 of 6 building exterior are proposed. The rear portion of the property is currently paved and fenced with an industrial grade chain link security fence. Existing landscaping is in need of attention and must be addressed prior to building permit application. � "f I 4 1 1 SITE # y t ' r i f t fit .. Existing Site Photo Planning Considerations Land Use and Zoning The property is guided and zoned for commercial use, and the proposed use is consistent with permitted and conditioned uses within these classifications. Hours of Operation The applicant has indicated that the public business operation hours would be Monday through Friday, 6:00 a.m. to 9:00 p.m.; Saturday 7:00 a.m. to 8:00 p.m.; and Sunday 8:00 a.m. to 7:00 p.m., with the exception of overnight boarding of canines. Waste The applicant has indicated that outdoor areas and runs would be cleaned by designated pet care- givers on a daily basis, and waste removal from the site would be contracted with a commercial refuse hauler. Noise During the review process, the possible issue of noise was brought up. The majority of the use is indoors; no outside overnight boarding is proposed and all outdoor activities are to be supervised. It Planning Staff Report — CUP12-030 Hound -A -Round November 26, 2012 Page 3 of 6 is recommended that no outside boarding at night be added as a condition of approval. Intermittent supervised use of the outside area for animal "bathroom" activities at night would be allowed. The standard City and State noise rules will be applicable to the site. If the City receives noise complaints, the owner of the property would be notified to bring the noise on the site into com- pliance with ordinance and statute requirements. It is recommended that if there are repeat viola- tions related to noise, that the conditional use permit would be subject to additional review by the City Council. Internal Operation Detail The internal operation site details are included below. The overnight boarding areas will consist of approximately 32 individual kennels that are 42w x 48d x 72h. The indoor play area will be ap- proximately 672 square feet and the inside flooring will be stain - densified concrete. Hound -A -Round employees will require all animals to have their immunizations updated. Hound -A- Round employees will monitor indoor and outdoor play areas at all times during public business hours. There will also be front desk and cleaning staff on site during public business hours. During overnight hours there will be one night staff person on duty. Webcams and security systems will be installed for 24 -hour surveillance of the animals. A filtration system will be installed throughout entire building to eliminate mold, germs, viruses, bacteria, and odor. PROPO D FL QR PLAN DETAIL 11,7 31-0- I 1 GH 0'E" AE "400M IECHANICAI 9004 CLOSET rerle.uw mM �✓ �� p I I �R66YROOM PRWE01ME 0 S I MDOOR PLAY AR EA N b EEI EEi , LOEOY w GLOEEf I I / I MAIN ROAROINOAREA I EOAgDMGMFA E90' Exterior Site Detail The external operation site details are shown below. The outdoor run area ground material will be mainly pea gravel and grass. The outside play area will only be operational during public business hours and supervised with adequate staff. Planning Staff Report — CUP12-030 Hound -A -Round November 26, 2012 Page 4 of 6 PROPOSED OUTSIDE PLAY AREA 242' 12 1 121• Building New Fenced Area 121' PARKING (18 {20 spots) Existing Fenced Area to Remain The Same 230' Screening The applicant is proposing to utilize six -foot high cyclone mesh fencing for the new fenced play area; examples of the product are detailed below. It is recommended that the cyclone mesh fence not be allowed as a suitable screening material and that wood or vinyl composite material be used. Parking There are currently 47 parking spaces on the site. Based on the proposed use, the site is in excess of the 16 parking spaces required in the ordinance. Any additional material placed on the site must be contained entirely on the property and not negatively impact the drainage of the site or adjacent properties. Parking will be in the existing spaces in the front of the facility and as needed along existing parking on the west property line. Conditional Use Standards In addition to meeting the performance standards required in the ordinance, the Planning Com- mission must review the application for conformance with the following criteria established in City Code Title 11 -2 -9F: Planning Staff Report - CUP12 -030 Hound -A -Round November 26, 2012 Page 5 of 6 11 -2 -9 F. Criteria for Issuance of Permit: 1. The use will be in conformity with the City's Comprehensive Plan and with the purpose, intent and applicable standards of this Title. 2. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. 3. The use shall not depreciate values of surrounding property. 4. The use shall 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 unsightli- ness or other nuisances. 5. The use shall generate only minimal vehicular traffic on local streets as defined by the transporta- tion element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access or parking needs that will cause inconveniences to the adjoining properties. 6. The use shall be served adequately by essential public services, such as streets, police, fire pro- tection and utilities. 7. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. 8. The use shall preserve and incorporate the site's important natural and scenic features into the development design. 9. The use shall cause minimal adverse environmental effects. 10. The use shall not adversely affect the potential development of adjacent vacant land. Based on the information presented, it is apparent that the proposed use could satisfy the condi- tions for issuing a conditional use permit. Operation of the use in a manner contrary to the conditions could require additional review of the conditional use permit by the City Council. Public Hearing Notices A public hearing has been scheduled for the Planning Commission meeting on November 26, 2012. The notice announcing this public hearing was published in the South Washington County Bulletin and mailed to 11 property owners within 500 feet of the property on November 14, 2012. •uu-11• 01 That the Planning Commission recommends to the City Council that a conditional use permit to allow a pet business including retail sales, dog day care, pet boarding, and indoor and outdoor play area facilities at 8607 West Point Douglas Road be approved 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 ac- tivities. Detailed construction plans must be reviewed and approved by the Building Official. 2. All overnight boarding must be indoors. Intermittent supervised outdoor use of the outside area for animal "bathroom" activities at night would be permitted. 3. Animals will only be allowed outside between the hours of 6:00 a.m. to 9:00 p.m. in run and play areas. Planning Staff Report — CUP12 -030 Hound -A -Round November 26, 2012 Page 6 of 6 4. All outdoor and indoor activities must be supervised by employees or a designated respon- sible adult. 5. A six -foot tall fence of wood or vinyl composite material must be installed along all sides of outside play area. Internal site fence materials must be reviewed and approved by the Planning Division. 6. The indoor areas and runs must be cleaned on a daily basis, and waste removal from the site must be contracted with a commercial refuse hauler. 7. The standard City and State noise rules will be applicable to the site. If the City receives noise complaints, the property owner must bring the noise on the site into compliance upon notification by the City. 8. The standard City and State nuisance ordinance rules will be applicable to the site. If the City receives odor complaints, the property owner must bring the odor on the site into com- pliance upon notification by the City. 9. Repeat violations related to noise, odor, or permit criteria will require additional review of the conditional use permit by the City Council. 10. Prior to building permit application, the applicant shall submit a detailed landscaping plan that meets the approval of the Community Development Department. Prepared by Emily Schmitz Community Development Intern a w tY Q Q J a K O 0 O 0 O N 12x7 31'0" 6'x20' Floor Grate Drain 0 rD M 11 � tlV i I INDOOR PLAY AREA 5'7 1/2' ° BOARDING 13'0" BOARDING AREA i I 1 1 4'0" �I ° RESTROOM LAUNDRY 12'10" MEET & GREET AREA iN N CLOSET PI CLOSET 0 PRIVATE OFFICE N 15'0" 0 N LOBBY FI @\Idl •- I 1 I 1 I I 1 ° BOARDING AREA I i . . 1 1 I. .ilV i 1 I 1 1 1 1 1 40" 65'0" PROPOSED OUTSIDE PLAY AREA 242' N r PARKING (18 -20 spots) 52' Existing Fenced Area to Remain The Same 230'