4.3 PCSR 09-27-2016 C >PII(1 ..,
-....„ Request
........-
for Action
River
To Item Number
Planning Commission 4.3
Agenda Section Meeting Date Prepared by
Public Hearings September 27,2016 BrieAnna Simon,Planner
Item Description Reviewed by
John Madsen—503 Jackson Ave NW Zack Carlton,Planning Manager
• Conditional Use Permit for Dakotah Doggy Reviewed by
Daycare,Case No. CU 16-24
Action Requested
Recommend,by motion,approval of the Conditional Use Permit request to establish a doggy daycare and
hotel at 503 Jackson Ave NW with the following conditions:
1. The authorized Conditional Use Permit shall be recorded,and the use shall not begin prior to
recording.
2. Prior to recording,the city's Building Official and Fire Marshal shall inspect the building for
compliance with all state and local building codes.
3. The Conditional Use Permit is not a building permit and the applicant must apply for and receive
approval of required building and sign permits before construction may begin.
4. All refuse collection containers shall be stored within an enclosure facility large enough to
accommodate the collection of all materials. Refuse containers and materials must be out of sight
from neighboring properties and street.
5. Update site plan to show designated pick-up/drop-off and employee parking areas.
6. Landscaping shall be installed as shown in the submitted site plan by July 1,2017.
7. Indoor and outdoor facilities are to be kept in a clean,dry,and sanitary condition.
8. Indoor facilities shall be adequately ventilated and have ample light,cooling and heating.
9. Adequate storage and refrigeration shall be provided to protect food supplies against
contamination and deterioration.
10. Waste shall be picked up immediately and disposed of in a sealed container.
11. Animals are allowed outside only under direct supervision.
12. No more than four(4) animals per supervisor shall be allowed outside the fenced area and will be
leashed at all times.
13. Outdoor play shall not be used before 7:00 a.m. or after 9:00 p.m.
14. Access to the outdoor play area will be through a door installed in the rear of the building.
15. The outdoor play area will be screened by a six foot opaque fence.Vinyl,or other,slats in chain
link fencing shall not be used.
16. Noise shall be mitigated so as to not create a public nuisance for adjoining properties. If a dog
continuously barks,it will be brought inside.
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Template Updated 4/14
Background/Discussion
John Madson is requesting a Conditional Use Permit(CUP) to establish a doggy daycare and hotel at 503
Jackson Ave NW.
The property is located 1/4 mile north of US Hwy 10 at the intersection of Jackson Ave and St Street.
Adjacent businesses to the property include the Sherburne County Highway Department to the south and
a construction facility to the north and west. Residential properties are located to the east on the opposite
side of the Jackson Ave.
The business will occupy the entire two story building,which will house dog daycare and overnight
boarding serves.Daycare operations will have designated drop time of 6:30 a.m. and pick up time of 6:00
p.m. on weekdays.Daycare services will also operate from 9:00 a.m. to 4:00 p.m. on weekends.
Comprehensive Plan
The subject property is guided by the Mississippi Connections which seeks to reinvent the area as a
destination for a variety of uses and activities. The redevelopment framework was adopted by the City
Council in November,2012.The proposed use is consistent with the Comprehensive Plan.
Site Plan
As detailed in the site plan,there will be a two phased approach to the building.The first floor includes
outdoor storage areas and a staff lounge on the second floor. As the business grows and overnight
boarding increases,additional kennels will be provided on the second floor to accommodate overnight
boarding.A staff residence will also be included to provide 24 care opportunities for all dogs kept
overnight.
Setback
The proposed accessory structure located in the outdoor storage area must meet the setbacks outlined in
the Central Commercial district for accessory structures.As indicated in the proposed site plan,all
setbacks will be met.
Building and Architecture
Floor plans have been included with the application.The proposed exterior of building is staying the
same with the addition of a door to the rear of the building,accessing the proposed outdoor play area.
An outdoor play area is proposed in the rear of the building and will house a small storage shed.The
outdoor play area and storage shed will be completely enclosed by a six foot opaque fence.
The site plan shows a refuse collection area. All refuse collection containers shall be stored within a
closed enclosure facility at all times,large enough to accommodate the collection of all materials.The
identified collection area will help guarantee all refuse containers and materials shall be out of sight,at all
times, from neighboring properties and street.
Landscaping
A preliminary plan provided to staff,illustrates additional shrubbery along the building,in the play area
and on the fence. The existing property provides no landscaping,as the property is completely covered in
asphalt.The proposed plan provides additional greenery to soften the appearance of asphalt. The
proposed landscaping is adequate for the space and no additional landscaping,than what has been
provided in the site plan,is being recommended.
N:\Departments\Community Development\Planning\Case Files\CUP\CU 16-24 Dakotah Doggy Daycare\4-Planning Commission\CU 16-24 sr
PC 9-27-16_Doggy Daycare.docx
Parking and Access
Based on the ordinance for office space a total of 15 parking stalls would be required.The preliminary
site plan proposes 16 surface parking stalls.This plan eliminates nine of the existing stalls for the outdoor
play area.The proposed plan provides an adequate number of onsite parking stalls. Staff recommends
updating the site plan to show a designated pick-up and drop-off parking area near the lobby entrance as
this will be the main point of access. Staff also recommends employee parking be designated.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other properly in the immediate
vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The impacts of the proposed operation were reviewed by staff. It does not appear the proposed
dog daycare and hotel use will detrimentally affect surrounding parcels.
2. Will be consistent with the comprehensive plan.
It is consistent with the comprehensive plan,which encourages redevelopment in this area.
3. Will not impede the normal and orderly development and improvement of surrounding vacant properly.
It will not,as the surrounding areas are developed and also used for commercial purposes.
4. Will be served adequately by and will not adversely affect essential public facilities and services including
streets,police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and
will not, in particular, create traffic congestion or inteference with traffic on adjacent and neighboring public
thoroughfares.
The property is located inside the urban service area and will utilize city services.The proposed
use is not expected to adversely affect public safety or city services.Traffic impacts are not
expected to create excess congestion or wear.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or
vibrations.
The proposed use will not be detrimental to surrounding areas.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
Since landscaping will be added and exceed exiting,the proposed use will not result in the
destruction,loss or damage of a natural, scenic or historic feature of major importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license orpermit to establish and operate the proposed use in the city.
The use and CUP will comply fully with all requirements of the Code.
If denial of such a permit should occur,it shall accompany determinations by findings or a report stating
how the proposed use does not comply with the standards set forth in Section 30-654.
In the review of the standards for a CUP as outlined,it appears that the request is consistent with all of
these standards.
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PC 9-27-16_Doggy Daycare.docx
Financial Impact
None
Attachments
• Location Map
• Applicants Narrative
• Preliminary Site Plan
N:\Departments\Community Development\Planning\Case Files\CUP\CU 16-24 Dakotah Doggy Daycare\4-Planning Commission\CU 16-24 sr
PC 9-27-16_Doggy Daycare.docx