Loading...
HomeMy WebLinkAbout2023-10-24 CC Packet Enclosure �Y- Oak Park Heights Request for Council Action Meeting Date October 24, 2023 Agenda Item House Paws Home Veterinary Care—Conditional Use Permit— 14231 606 St N Time Req. 5 Agenda Placement New Business Originating DepartmentlRequestor Administration Requester's Signature Action Requested Approve Resolution Background/Justification(Please indicate any previous action has been taken or if other public bodies have been advised). Page 11 of 36 TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsir-n ile: 763.427.0520 TPCCPianningCo.conm PLANNING REPORT TO: Jacob Rife FROM: Scott Richards DATE: October 18, 2023 RE: Oak Park Heights — House Paws Home Veterinary Care — Conditional Use Permit — 14231 60th Street North TPC FILE: 236.02 — 23.04 BACKGROUND Madeline Fischer, representing Johnston Credit Shelter Trust/House Paws Home Veterinary Care has made application for a Conditional Use Permit (CUP) to allow for House Paws Home Veterinary Care at 14231 60'h Street North. House Paws is a mobile veterinary practice that provides veterinary services to dogs and cats. They are planning on relocating from Lake Elmo to the subject property. The office will be in the existing structure that was formally used by Valley Trophy. The vans used for the mobile surface will be parked at the subject site. In-clinic surgeries, dental procedures and X-rays will be done onsite one or two days per week. The site is zoned R-B, Residential/Business Transitional District in which clinics (for people or animals) are a conditional use. House Paws Home Veterinary Care conducted a neighborhood meeting on October 3, 2023, at the subject property. The meeting was attended by 10-11 residents of the neighborhood to learn about the proposed project. The Planning Commission, at their October 12, 2023, meeting, held a public hearing, took the Applicant's and public testimony, and after consideration of the application, unanimously recommended approval with conditions. The recommended conditions are found below and the City Council resolution. EXHIBITS The review is based upon the following submittals: Exhibit 1: Planning Report with Exhibits — October 5, 2023 Page 12 of 36 CONCLUSION / RECOMMENDATION The Planning Commission recommended approval of a Conditional Use Permit to allow for House Paws Home Veterinary Care at 14231 60th Street North subject to the conditions as follows. A resolution has been provided to the City Council for their consideration. • Conditional Use Permit for an Animal Clinic • Conditional Use Permit for Number of Parking Stalls 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 was favorable to 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. 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. Page 13 of 36 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 3 Page 14 of 36 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. We plan to schedule these on-site procedures one to 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 the weekends. We will begin to see patients on-site once Phase 1 of construction is complete. 4 0J -'---"'''''—'17-r44`:� . - : ITV OF STILLWATER 60TH ST N 427 "ur 140 _ - *AK PA FSC"NEIG - Nr. . ;' •.g , o t...> '0a b2 ..[k, 1r Y., 14 r a -.. .R.., , "'04.029'.20`.'22.003 � ;'per —a r ry ipir r41. a* fla ;C�t 9 20.22 4 C+ i- Sa.� . Y . - r x I Mt 4:4 - v.„ , k, _* s . . .., . • ‘ 4. S - 1314"w F a 1 bo> 11 ' a S •mill 11 .f CO - f hh 3 Iz ' ffa c ' El ciD z b a 0: ? g - -moist' i C3 aka x gi v �~S �_H— s al i � I r �_ Ali gP 5 ' ,:,4 ‘o ftil 4.4 E r - -- 7 _ ___ ftl< JJ O.r p .0.1-7,11:4,..•:"."1:0•' '::::\x —Q' r — 1' • , ro � , _ 6 d:1Y r \Q ci5 ..t it i I ,..•' \ \Ilt % (/ v 1/4, i \ //J R R e, A .n.+'.rte A �,` R 47....07....,..7 /J % A. 15707 7.OI.s OJO S "__ z 1 IR s t ° i ° ° 9 'Era,a$z g€3 E44.`2 a 2 1 yegirs' ti i ii Via€ - gg g i-19:-?: u h • o= viii r-- SS} Ec . k4i sn O.gE4$i' Z `µ3 E. !-. . . a 6 5 e .5 6 C(S s J JJJ z i 1 m..,.wn•xemn..,n.5,0 MSS r<1161'01<413 3)11/1 •_ LOW.15.1.10.11 MAW HJ ON IIVMl SONv1HeIH OZSS NW'SJ H`JI3H N21Vd NVO ..x.` 7 Z lOZ6't80'{5941 OZLfi{BV'LS9 3�d�A VN12i313n s`e= = a 0 oLLnN alVO MzIVNI2i313n z : 11 R 0u1'BuueewBu3 3WOH 3WOH SMHd 3Sf10H =$€Ew s N uosJel SM`dd 3Sf1OH gg€zi 1 $ @@' p ` eV NOI1OnaLSNO0 2:10 ION AINNIWll32id ' W- W`' 4 ©= R 46 j V w a <=l` z PE w wmw Toy R,,,,<3I II a z o tl n e _ _ En! —I I to m w o gw'E w , v 4w a . i; — g'n w � IWI gikii _ 1 =ass _ Y 000 000 - ir T � I I Ii� — I� II 1 lI� I I , t ISI I _ -1III I I I _ J i AI � / — ° ' v I / /C (5-8- C C <- ' ' t C \ .,.=...- •,. l'CP ' I ‘,1361 ..- - .... .... .T.(1''''...... ,..---"--''----'-..---„,,,,„/-.---.-.--.. ' .\, L .< „,,,....,.,..,/-.'' \..,_/- .............„............../."....- ,142,9 s i / -oI a IP v I 1 ,—,\ t t Wu �w I I 1 i CL- 1w ;���� 1 I I I I yII,� 3 \''' s I� �\II' I I I I e N i o _SIA I■j [s {41-J _ - i a 141 � ill I I I m I I tr 1 . 1 . / 1 1411 1 1 1 1 1 1 1 TJT.1 Ill g I o1 .\ ILL = — sass===_�, I��I I 1 I 1 I I I ',.,5/I Iry B I •<3 _ 5 a gra �wm 3z i 1 4 #6 4 _. — 1 Hifi. lit! , o 1111 C/11)1 g 20 O 1 Pi iti1 € x > o s BF B It 8 d ii -� , ,,, (.. , \,/ , ,,, I . , . 0 _f\—11 ° g 3 IJP li Z Lit a w 4 pa H 1 84 if Daily Traffic Projections 14231 60th Street N, Oak Park Heights, MN 55082 Below are traffic projections for House Paws Home Veterinary Care, upon acquisition of the property on 60th Street N. "Initial Traffic" refers to traffic immediately following renovations (Phase 1). "Projected Traffic"refers to traffic estimates following the addition of two new employees. 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. Surgeries and dentals do not produce any tangible waste that requires special handling/disposal. ..;v1i., ,Iii, :_.„Az.44,.. ,..,..;,,...,, 1 4 ,. 0 . ... ..„.... .,..,, . , , iiii ,.!,,,, ,, , , , ,....44.2 , ,. .. . . , , \ i , ! ..,. 1 I op ' 1 '� g - - - swd+'• '' ''• \ %iw wR .„ _ • f • - - p x' xe. y - fits - `�� .` . ` _ #f11 ,yx` #+ `'k •'t`3 ` `% a • .} -i,• I: z'1 f •l ! -ti� -1 ' .tom' la - ` �y i 4..'`: d t.. .+ :'*F"1•, .s, r� 4 $` Ae !• ' . r ? * 1,...;:-: ,Ae a r _ '� 7y '','f.- - 4‘,.:1`.' .' cik t �� ikd ' '`'�i: € 4 ..,-.:;:''''i 1:, _ - 1i •' At; • $�� �.., t.-,.. }, Rte{ K ,�-.t1. - - +�.t ",: ?;€ t. !!"sem._ '+el: SJF.•tr9� _ e - �f'it � „t-t2.,hr. .14. •' �c } y. 3+'..^:4.I'pb p F 7' • 4;:;,:i;144.1.;el grit, • • 'd , Jlg '�^s 7-----44 +1 :1,,,:4 '*. '-'t},, i ttr r+, 8n..i ti. _pa • 17,,,.14.4:,:.:`:`''',..°4-77:70.:.':.4.4-:04' ,, _ a � 1 �.b. y, ��� , _ ."4 • .. tel` - t . 1• . • xAt . + ,. ..4c, . . , :•. ,, - i. !4 + + Yta= .6..,1 � �� ,„:,0,-;.;-, ' r'" ' ;,j �sd c i 'tt dX' Yidx �,� . � w - - - { �, � e L. Y•t d+ ?A•<"� �a3 t yir, � # , ' f Itl,. )✓ tp� �� r. « QTis'ti -- ''''''*.i..7‘ tiy i - -:.,.,.,1,,,t1.,...‘,}_1• t a"v,f � .# k i+,;- : x �.y 4 ' e3� iAG ti, 41 0. o, 2'-'''' .1 e, '...i' V,, " if ! e 'Y' "A.x1 �.---- . z i ...t..}„, .1 xd " � ' xt 'firl � d 1Jr 4 �,, ' . t }. yy -+. , rF 7 / jdam !� t_ l4.:f \ r , p - .,} $ ,` : . "�S1, Yl'r a t ._-tittt le�,�R - T. ' : tiag: }A ` e �_ ^r (t Mmeo ,-+ x .t, t . , * tee ad xx�!�'� ` x ' 44:41:' �k t h iefy.+ Y F t aS • t ,. + •s , . tf . , „, ....„... . .,!, , ,....4„,w,..4„ ,. )3,. 3 4y { V4:4,17. a �s i� k 4 f -.CV " A TRKrj a .d 4 1 +¢ f,_; iY *r ' } t > \ } =:,,,,..-?,...---,..f x .x4" ¢ 1ra. 4.,:;-;s �+- S iya i. • -:;,..„ • 7. ... ,..,... t. 1 'i i .4^-;:..4.4„,.\ :n. tat 3a .a..„ ' f4;.--__,-a�. x ff,t. s + �r• ;.t a • t,- Ara } 1 r +���* re{ '1,-;r `.'t, -• .• , .a. • ., �' c1 , t k . t • - k 7`a y � k f a?� ,k i i Fi► + ¢} ,1'— G X 44 i. a.�e + .. ,i.• nq �a .t' � ' #'I ., r 1;y,a4i:.. ?' i s *. r . }• 4' 1. fi .I' a '1t 14 f• • 7 t•,,i -a.j. Oe. ' y . / te — i E� 'y �� �� 1 '\ ��a a. : : -� ' ` �. 1. '4^` p to 1r�9 w,' 4�• -}S. , f4 .� { 3 S t �*i"f+ Jy� s+4 r 5' .; , :5 +. yf- r, a r. a ,.,y' *a -`d -a a /.y.. , • - • t,a1 E' ' t •t i!' a "d I t .,. , it .,..,.... h.. , . .44A ‘..k- - .. •. , . . • :;� • �'¢ . R ,# , _ t' 'fli "S ,*.i.1.4._ a.-.1"-'• . - a ` :,i t it 4' • 1( p- "• fy r A�• a� i e,1; Y3@ = Z .t 5" e _ r y. '# # , K ,.Ia �f oity,a 8p {F ,-...-,,,,.;,.. .......0,..,1:,..:,...:-....., , z SF � lS 4 . .,., 1,. .......„.. .y.. ,:,... ., . . , . .:.1,...::,1:.....• .... . _•)..., , . . 1, . ..tero: , 1,_ , ,:4 • .j - ' - ',,,J...":*; . ., fit . -t• 3 * '--4,;,--. d i i.; v r rAl"a c°' .g Ke •or a +�. {% • t i ` �/ ''a '. i. - : i:`-� :�►• ► $� to ` e, `1 -# -v•-•• ' '---.' . =, - olt . . .. ... : .. . ,.,.... • . K�. . ted",.. ,. s T 1 +.�.�t� �;S�i ha s `+ i„[4. .... M h .9 'C' �ih ►^;�? {+'•r3� .°q'' t Y F • 4 ”' 1 ,•� f. . . . . . . { t rY �it�` � �-.i'* pr .. ii' .-. .. _ r .. H G''''tr ♦ t a j>. e - • It 11,1110.. . • QKx $ ;i ,.- F ' S • • $''� ♦` !*` $. ^tom ♦ '//}} l 999s �4+,. 3, Y4 • 1 .[ F 1 y(. t e �`J�J .�( .d4`' , .- ' al a! ,i, - 41,•��;' 3t r.- i Ism 4 .,,sjl �ti's r k. 4,1-- l-- ,: -'s <. "' -..„. ...` ,- o f. . 'R• 4 N.,• -.41%'-'' -f.. i . ,ji ,•10 . t ',lea .,,, t,.„°J` ,'• rkr k a^'i `..`'"fte`„'' _ ;i Jr a _.r- `'• 1: ilt � s'5 �. e'r;'* fi� 'sq.' t. „..4.•, . . ',..•,/,-, 'r 4! )q Ljy' 't- 1n 5 qr� rr � y `X - ( ;yt .tz i - , •1.10 •. `.,. �., K ',# ! 4� F"'y Vit• sd. .',--A.-41,...,-, i.' ✓.�rr „..:'."-:-.'+,...,!'',, #'. 1-'. _ '. t;' moi.` ^,r • Y�- C1•44,'¢ t. ,e' r -*h "' may r ` { '�.Y l �.`�: k .i J- '' tq 'Al• },r ? 7 'kik •�f'R ® tet `i s`+ > :t:. " 2. ,. 'ice !,. i :-YN-.- t' } -,- v .t< +�r + ;4-':--;44.4 a r. -'' ;71M''' ' 1 . A.W.-,--r•-•;',- - -•r . . e`a'N`'if *a;,,t,"*:".....:;; '*''''' ;Yai.r.,ricre.':-01'.-4.: 464(ift. • t _to ;401. 4 l ' if':\-4' . ..•''*''t ''''•''...et• -''''''''''1 k Z'...'16,41!' '', ::, , 'T‘''../"A, -4111 i 4 rte^°1.c.-,��;_i ,l'.� r r'• " - At% `>Fi'�' � x ��lty r - ., r „„' •F r. b • • tsa 4, a + r . t \1_ f '.,-,:t: p J"pyo. , v., ' ,r • ',"47.,..-'.,$ '^l'''.7 r Y j 4,` L t'r {�'/1 ,; ' , -.,- ~ �ta .•4 >#(4 f�*.. �'.4 fir`' ,�� 1; • y f m' ,:. , 1 _ j .,' r..,',1‘f',...''::',.,.„.(,-,,,,.. -.,...e.,-.4,;..„- ,....'''' .,' . 4 --1:4,-!'i.-- '''',.* ' ' ' ,1�y !' f y t _a'',.. '$ t t - • 4 411E J T: lrs, r,f s �a, rK "'t 3 v t 651439.1412 �, j l'• ` .�.1 .fit �,r + ? �i � �T' , s`,,- . 1; ` i- .>S > `T E�,} ;�„+>•t\;!,j tt !x1 '" �+ a , e Ufa i ?,. • i s d 1 '.-.i.,;. j5,"r tr,, 1r �¢g ., Y �' 0,-,,,V.40-+ ,:--1-,--r‘..,.%e �:'': .I s. F t {i,. ,n,4 1^ + rY C,t t.} rr ',N.. ;II a .J h' 'Y fr �y ` { t>��y1 k .j i'.41"'-''''4,-74"4--; ; ''r rte; -„4i. ,w i„},, fg4 y, la:R, N'; +t *+r' r .yr r,'_ +r• ..1...,‘ # :- A r rki � 'k c. # '44a''‘!-it'' �.; • v 1 + � '.. ea• A n, r u - . ,,.;.:,,, .., a '',,..' ~' "-#r r • t#7,1-4',, = f`d�[d.t'�• - - 'Y • t. ,.�4F'� �^� �,;r +'{' tX '' ,., J°. ..:,. .. _ s ,, i, 1Zt�* ,i,;.,:-.)-,::.,„...:,,..,s i tr a :�1/4 tx Y P ", .. , 4e. �d, r ',.t•-„x ;' . ) t ' ;• t'S_ i� -4.„1.-- ,-,,, ,. r r ';'•:...-, .:-\,....,i.,..;-..-,,,,,,,,-!, } r r � j� 54 ,},C .�, `"r.it.3 , rr xr.'1;-.41;',414 ''''' z ✓"r?e t• r t " -4.fw % ,: ; rt-,Ft•i,,,,.;‘•%-* y "tt,.. . E' ){ ' '•r `+ , r.#'` "at•.K'', n.,y , '' ., 1;. ",4 :let `` at� fid- c�,�t• •i . y � :''_,11,,-,,,-;'T..,-.; is Y� t 's ��a- R• t' �w���. 'ft �. .--..--.�V•>�.. t t� �� �` `�� s',i y� "' `��� `.� � '?It.., y.D "r },t,.',-*•''' # "µ"y � <� .pax ♦'�'� `, � , -„ * t•N ,v ter ' -,.,& a ta{, 7 "# " • i t� t' }� RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY MADELINE FISCHER, REPRESENTING JOHNSTON CREDIT SHELTER TRUST/HOUSE PAWS HOME VETERNINARY CARE AT 14231 60TH STREET NORTH FOR A CONDITIONAL USE PERMIT TO ALLOW A CLINIC FOR ANIMALS AND FOR PARKING, BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Madeline Fischer, representing Johnston Credit Shelter Trust/House Paws Home Veterinary Care at 14231 60th Street North for a Conditional Use Permit to allow a clinic for animals and for parking; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended the application with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-B Residential/Business Transitional District in which clinics for people and animals requires a Conditional Use Permit; and 4. House Paws is a mobile veterinary practice that provides veterinary services to dogs and cats. The office will be in the existing structure that was formally used by Valley Trophy. The vans used for the mobile surface will be parked at the subject site. In-clinic surgeries, dental procedures and X-rays will be done onsite one or two days per week; and Page 15 of 36 5. A Conditional Use Permit is required to allow additional parking stalls, where 14 are shown on the site plan and 10 are required; and 6. City staff prepared a planning report dated October 5, 2023, reviewing the request; and 7. Said report recommended approval of the Conditional Use Permit to allow a clinic for animals and for parking. Said recommendation was subject to the fulfillment of conditions; and 8. The Planning Commission held a public hearing at their October 12, 2023. meeting, took comments from the applicants and public, closed the public hearing, and recommended the application with conditions. NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Madeline Fischer, representing Johnston Credit Shelter Trust/House Paws Home Veterinary Care at 14231 60th Street North for a Conditional Use Permit to allow a clinic for animals and for parking, and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: • Conditional Use Permit for an Animal Clinic • Conditional Use Permit for Number of Parking Stalls 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/stonnwater 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. Page 16 of 36 6. The Planning Commission and City Council were satisfied with 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. 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. Approved by the City Council of the City of Oak Park Heights this 24th day of October 2023. Mary McComber, Mayor ATTEST: Jacob Rife, City Administrator 3 Page 17 of 36 ATTACHMENT A • Conditional Use Permit To Allow Veterinarian Clinic & Office At 14231 60th St. N. Johnson Credit Shelter Trust/ House Paws Home Veterinary Care Legal Description: Lot 7 & 8, Block 1, Gregory Garin and Grays Addition Washington County Property Identification Numbers: 04.029.20.22.0017 04.029.20.22.0015 Physical Address: 14231 60th St. N. Page 18 of 36 ATTACHMENT B Conditional Use Permit To Allow Veterinarian Clinic & Office At 14231 60th St. N. Johnson Credit Shelter Trust/ House Paws Home Veterinary Care Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Planning Commission Review& Recommendation: October 12, 2023 Conditional Use Permit: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve (12) months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401.03.C.4.a and b) Page 19 of 36 THIS PAGE INTENTIONALLY LEFT BLANK V ! --T Cit'4"\\\ F' V Page 20 of 36