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HomeMy WebLinkAbout2023-10-05 TPC Planning Report PROJECT DESCRIPTION Ms. Fischer of has provided a narrative found as Exhibit 1 and below: House Paw Home Veterinary Care is a mobile veterinary practice currently based out of Lake Elmo, Minnesota. We provide house call veterinary services to dogs and cats throughout the Twin Cities. We are looking to purchase the property at 14231 60th Street N. in Oak Park Heights. Division of Lots Four lots are included with the purchase of this property (Lots 1, 6,7, and 8). An existing home/business exists on Lot 8, along with a single stall detached garage. Lots 1, 6, and 7 are vacant. We do not plan to make any improvements to the vacant lots. Lots 1 and 6 will be sold, while Lots 7 and 8 will be retained and likely rezoned into a single parcel. Phase 1 The structure on Lot 8 is in need of several updates, both interior and exterior. As Phase 1 of our proposed project, we intend to update the interior with more modern renovations, including new flooring, paint, and appliances. We do not plan to change the size of the structure. Exterior renovations will maintain a "residential style" appearance and will likely include new roofing and siding, and a small parking lot. The goal of Phase 1 is to be able to move our office, storage, and all daily operations to the building. Parking for our staff and clients will be located along the West side of Lot 8, hidden from view from the street. The primary entrance to the building will also be located on the West side of the building. Our goal is to maintain a quiet operation that will not disrupt the neighboring residents, and to keep vehicles out of sight on Lot 8. Phase 2 As a mobile practice, we see 95 % of our patients in their homes. We travel in cargo vans, which need a climate-controlled space for overnight parking. In Phase 2 of the project, we plan to construct a garage on the North side of Lot 8 that will contain enough space to park four vans. The exterior of the garage will be compatible with the exterior of the building (i.e., a residential style). During this phase, we will also extend and pave the parking lot. Until Phase 2 is complete, two cargo vans will be stored on the lot, in the parking lot to the West of the building. Patients On-Site One of our primary needs for a new property is to accommodate "in clinic" surgeries, dental procedures, and X-rays. We plan to schedule these on-site procedures one or 2 two days per week, and we will have between one and three clients dropping off pets per day. Pets will be dropped off between 8am and 9:30am and picked up between noon and 4pm. We do not provide overnight boarding or care. There will be at least three days per week that we do not see any patients on-site, and we are never open on weekends. We will begin to see patients on-site once Phase 1 of construction is complete. Ms. Fischer has indicated that Phase 1 will begin the Spring of 2024, and will begin Phase 2 in the Fall of 2024 or Spring of 2025. Phase 2 should take approximately four months to complete. ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan designates this area as Residential/Business Transitional on the Proposed Land Use Map. The use of the property for the proposed clinic is consistent with the Comprehensive Plan. Zoning Ordinance. The property is zoned R-B, Residential/Business Transitional District in which clinics are a conditional use. The definition of clinic in the Zoning Ordinance does not differentiate but allows for both human and animal patients. Lot 1 and Lot 8 (the subject site) are zoned R-B District and the single-family dwellings to the south are zoned R-1 Single Family Residential. 401.28.E. Conditional Uses: The following are conditional uses in an R-B District: (Requires a conditional use permit based upon procedures set forth in and regulated by Section 401.03 of this Ordinance.) 2. Medical offices and clinics, dental offices and clinics, professional offices and commercial (leased) offices (limited to appraisers, architects, attorneys, certified public accountants, clergymen, dentists, engineers, manufacturers' representatives, physicians, real estate agents, mail order businesses, and other similar uses which have no exterior storage of merchandise, and are service oriented with no retail sale of goods on the premises), and funeral homes and mortuaries provided that: a. The site and related parking and service entrances are served by an arterial or collector street of sufficient capacity to accommodate the traffic which will be generated. Comment: A traffic study has been provided by the Applicant. The amount of traffic that is generated by this use should not be an issue for 60th Street and Odell Avenue N. The traffic study is subject to review of the City Engineer. b. Adequate off-street parking is provided in compliance with Section 401.15.F. of this Ordinance. 3 Comment: Adequate parking will be provided for the business. As part of Phase 1 some of the stalls will remain as a gravel surface, but the driveway and parking lot will need to be provided with curb and pavement in Phase 2. c. Adequate off-street loading is provided in compliance with Section 401.15.F. of this Ordinance. Comment: Adequate area has been provided at the parking lot side of the building for deliveries and loading/unloading the mobile veterinary vans. d. Vehicular entrances to parking or service areas shall create a minimum of conflict with through traffic movement. Comment: There should be no issue with the current driveway and access to Odell Avenue North. e. When abutting an R-1, R-2, or R-3 District, a buffer area with screening and landscaping in compliance with Section 401.15.E. of this Ordinance shall be provided. Comment: There is a significant amount of tree cover that separates the site from the single-family dwellings to the south. The Applicant has indicated that Lot 6 could be sold for another single-family dwelling, further screening the business. Lot 7 would remain as open space. f. All signing and information or visual communication devices shall comply with Section 401.15.G. of this Ordinance. Comment: The Applicant proposes to use the existing monument sign base. g. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The Conditional Use Permit criteria are reviewed as follows. Conditional Use Permit Criteria. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 4 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The use is consistent with the Comprehensive Plan and Zoning Ordinance with a Conditional Use Permit. The impact on the neighborhood should be minor in that with Phase 1 , the appearance of the site will not change. An amended Conditional Use Permit will be required with Phase 2. Vehicles in and out of the site will access the driveway that is north of the residential area. There should be no impact on existing public services and facilities with this use. City Staff have proposed conditions for review. The Planning Commission and City Council shall comment on the conformance with the CUP criteria. Phase 1 and 2. The Applicant has indicated in the narrative that the improvements to the site will be primarily to the structure in Phase 1 and the gravel driveway and parking lot will remain. The portion of the parking lot adjacent to the building will be paved at this time to accommodate the disability parking space. In Phase 2, a garage to store the mobile veterinary vans will be constructed and the driveway/parking areas will be curbed and paved. No definite plans have been submitted at this time for Phase 2 and an Amended Conditional Use Permit will be required. Lots/Future Development. The Applicants purchased lots 1, 6, 7, and 8 of Gregory Garin and Gray's Addition. Lots 7 and 8 will be retained for the House Paws business, Lot 6 could be sold for single family purposes, and Lot 1 sold for development into a compatible R-B District use. As a condition of approval, the Applicant will be required to legally combine Lots 7 and 8. The intent of this requirement is to preserve the separation and screening for the residential properties to the south. Screening. No additional screening has been proposed for the business. The site is naturally screened to the south and west. The Planning Commission should comment on the adequacy of the natural screening. Parking. The site plan indicates a total of 14 parking spaces for the clinic. The square footage of the structure is 2,222 square feet requiring the following parking spaces: 2,222 sq ft x .9 = 2,000 sq ft / 200 = 10 parking spaces required. 5 The Ordinance requires 10 parking spaces and 14 are provided. The design exceeds the parking requirement which now, under the new parking ordinance, will require Conditional Use Permit review. Staff does not have an issue with the number of stalls proposed versus what the requirement specifies. Definite plans for the parking will be submitted as part of Phase 2, and the parking requirements will be reviewed at that time. Traffic. The Applicant has provided traffic numbers based upon the opening of Phase 1 as the initial traffic and secondly the projected traffic after two additional employees are added. Lee Mann, the City Engineer, and I have discussed the initial and projected traffic numbers and anticipate that this use will not generate any more traffic than if the subject area were developed with single family homes. Lighting. There are no changes planned to the existing site lighting in Phase 1. The Applicant has stated that security and exterior will be updated and installed as part of Phase 2. Signage. The Applicant has indicated that the existing monument sign will be used. No wall signage is planned at this time. Animal Restrictions. Overnight boarding of animals will not be allowed as part of the Conditional Use Permit conditions. Additionally, no outdoor runs for animals will be allowed. All animal waste shall be disposed of in sealed containers and removed from the site on a regular basis so as not to create issues with odor. Animals shall always be leashed or in a carrier when they are outside of the building. Trash/Recycling. Trash and recycling will be stored in the detached garage at the south end of Lot 8. Surgeries and dental procedures do not produce waste that requires special handling or disposal. Design Guidelines. The Applicant is proposing minor maintenance including new siding and roofing. These improvements do not require a Design Guidelines/Site Plan Review. If an additional garage structure is added as part of Phase 2, the design and site plan review will be required. CONCLUSION / RECOMMENDATION Subject to the requests for a Conditional Use Permit to allow for House Paws Home Veterinary Care at 14231 60th Street North, City Staff would suggest consideration of the following listed requests subject to the conditions as follows: • Conditional Use Permit for an Animal Clinic • Conditional Use Permit for Number of Parking Stalls 6 1 . Phase 2 improvements to the site or any significant changes to the Phase 1 plans or use shall require an Amended Conditional Use Permit 2. The site improvements shall be completed in conformance with the site/paving plan dated August 25, 2023. 3. The driveway and parking areas shall be curbed and paved by October 1, 2025. The Applicant shall provide a curb, paving and drainage/stormwater plan subject to approval of the City Engineer. 4. The Applicant shall be required to combine Lots 7 and 8 through the Administrative Subdivision process. 5. The traffic study is subject to review and any conditions of the City Engineer. 6. The Planning Commission shall comment on the adequacy of the natural screening to the south and west of the subject site. Trees on Lot 7 shall not be removed except with review of the City Arborist. 7. Overnight boarding of animals and no outdoor runs for animals shall be allowed. 8. Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. Animal noise shall not create issues for adjacent properties. 9. All animal waste shall be immediately disposed of in sealed containers and removed from the site on a regular basis so as not to create issues with odor. Odor from the business shall not create issues for adjacent properties or tenants within the multi-tenant building. 10.Animals shall be leashed or in a carrier at all times they are outside of the building. 11. Any new signage for the subject site shall be in conformance with the Zoning Ordinance and require a sign permit. 12.All light fixtures shall be full cut off and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. c: Julie Hultman 7 Project Narrative - 14231 60th St N, Oak Park Heights, MN 55082 House Paw Home Veterinary Care is a mobile veterinary practice currently based out of Lake Elmo, Minnesota. We provide house call veterinary services to dogs and cats throughout the Twin Cities. We are looking to purchase the property at 14231 60th Street N in Oak Park Heights. Division of Lots Four lots are included with the purchase of this property (Lots 1, 6, 7 and 8). An existing home/business exists on Lot 8, along with a single-stall detached garage. Lots 1, 6 and 7 are vacant. We do not plan to make any improvements to the vacant lots. Lots 1 and 6 will be sold, while Lots 7 and 8 will be retained and likely rezoned into a single parcel. Phase 1 The structure on Lot 8 is in need of several updates, both interior and exterior. As Phase 1 of our proposed project, we intend to update the interior with more modern renovations, including new flooring,paint, and appliances. We do not plan to change the size of the structure. Exterior renovations will maintain a"residential-style" appearance and will likely include new roofing and siding, and a small parking lot. The goal of Phase 1 is to be able to move our office, storage, and all daily operations to the building. Parking for our staff and clients will be located along the West side of Lot 8, hidden from view from the street. The primary entrance to the building will also be located on the West side of the building. Our goal is to maintain a quiet operation that will not disrupt the neighboring residents, and to keep all vehicles out of sight on Lot 8. Phase 2 As a mobile practice, we see 95%of our patients in their homes. We travel in cargo vans, which need a climate-controlled space for overnight parking. In Phase 2 of the project, we plan to construct a garage on the North side of Lot 8 that will contain enough space to park four vans. The exterior of the garage will be compatible with the exterior of the building (ie. a residential style). During this phase, we will also extend and pave the parking lot. Until Phase 2 is complete, two cargo vans will be stored on the lot, in the parking lot to the West of the building. Patients On-Site One of our primary needs for a new property is to accommodate "in-clinic" surgeries, dental procedures, and X-rays. 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We predict that we will hire those two employees within 2 years of completing Phase 2 of construction. Initial Traffic Monday: • Employee Trips: 12-16 (Some staff only work every other Monday) • Client Trips: 2-8 ((This number varies based on how many surgeries/dentals are scheduled. On average, 4 trips) • House Paws Van Trips: 0-2 • Delivery Vehicle Trips: 2-4 AVERAGE TRIPS: 23 Tuesday & Thursday: • Employee Trips: 16 • Client Trips: 0 • House Paws Van Trips: 4 • Delivery Vehicle Trips: 0-2 AVERAGE TRIPS: 21 Wednesday: • Employee Trips: 16 • Client Trips: 0 • House Paws Van Trips: 4 • Delivery Vehicle Trips: 2-4 AVERAGE TRIPS: 23 Friday: • Employee Trips: 10 • Client Trips: 0 • House Paws Van Trips: 2 • Delivery Vehicle Trips: 2-4 AVERAGE TRIPS: 15 Saturday & Sunday: CLOSED *Average weekday daily trip count: 20.6 Projected Traffic Monday: • Employee Trips: 16-20 (Some staff only work every other Monday) • Client Trips: 2-8 (This number varies based on how many surgeries/dentals are scheduled. On average, 4 trips.) • House Paws Van Trips: 2 • Delivery Vehicle Trips: 2-4 AVERAGE TRIPS: 28 Tuesday: • Employee Trips: 20 • Client Trips: 2-4 (This number varies based on how many surgeries/dentals are scheduled. On average, 2 trips.) • House Paws Van Trips: 4 • Delivery Vehicle Trips: 0-2 AVERAGE TRIPS: 28 Wednesday • Employee Trips: 20 • Client Trips: 0 • House Paws Van Trips: 6 • Delivery Vehicle Trips: 2-4 AVERAGE TRIPS: 29 Thursday: • Employee Trips: 20 • Client Trips: 0 • House Paws Van Trips: 6 • Delivery Vehicle Trips: 0-2 AVERAGE TRIPS: 27 Friday: • Employee Trips: 14 • Client Trips: 0 • House Paws Van Trips: 4 • Delivery Vehicle Trips: 2-4 AVERAGE TRIPS: 21 Saturday & Sunday: CLOSED Average weekday daily trip count: 26.6 I Phase 1: Landscaping, Site Lighting, Signage & Trash/Recycling Storage Plan 14231 60th Street N, Oak Park Heights, MN 55082 Landscaping Phase 1 will include very minor landscaping changes along the new sidewalk,which will be installed on the West side of the building. Any additional landscaping changes will be proposed in Phase 2 of development. Lighting We will not be installing any site lighting in Phase 1 of development.In Phase 2,we will update/install security lighting, and exterior lighting on buildings with LED fixtures,per code requirements.Any additional lighting will be proposed in Phase 2 of construction. Signage We will be using the existing monument sign for our signage. Trash/Recycling Storage We will store trash and recycling bins in the detached garage on the South end of Lot 8. 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