5.2. PCSR 06-22-2021 Request for Action
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Elk -
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To Item Number
Planning Commission 5.2
Agenda Section Meeting Date Prepared by
Public Hearings June 22, 2021 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Dakotah's Doggie Daycare-555 Railroad Dr., Zack Carlton,Planning Manager
Suite J - Conditional Use Permit to operate a Reviewed by
dog grooming and boarding/daycare facility
(Commercial Kennel), Case No. CU 21-09
Action Requested
Recommend,by motion, approval of the Conditional Use Permit with
the following conditions to satisfy the standards set forth in Section
i
30-654:
1. The Conditional Use Permit shall not be recorded until the city r
building official and fire marshal have inspected, and approved,the building for compliance with all state and local building " cR;a..-
codes and all applicable conditions of approval have been
completed.
2. Dogs shall be leashed/kenneled when being transferred from �.
vehicles to the building and vice versa. - _ RR -
3. All refuse collection containers shall be stored within an
enclosure facility large enough to accommodate the collection Hy,Lo. _
of all materials. Refuse containers and materials must be out of - -, CR 12 .__
sight from neighboring tenants,properties, and street.
4. Indoor and outdoor facilities are to be kept in a clean, dry, and '
sanitary condition. ;
5. Indoor facilities shall be adequately ventilated and have
required light, cooling, and heating. 11 ti
6. Adequate storage and refrigeration shall be provided to protect
food supplies against contamination and deterioration.
7. Waste shall be picked up immediately and disposed of in a
Figure
sealed container.
8. Animals are allowed outside only under direct supervision.
9. No more than four (4) animals per supervisor shall be allowed outside the fenced area and will be leashed
at all times.
10. Outdoor play shall only occur between 8:00 a.m. and 8:00 p.m.
11. The outdoor play area shall be defined by a six-foot-tall opaque fence.Vinyl, or other, slats in chain link
fencing shall not be used.
12. Noise shall be mitigated as to not create a public nuisance for adjoining tenants and properties. If a dog, or
dogs, continuously barks (over 5 minutes), they shall be immediately brought inside.
The Elk River Vision P O N E R E o s Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAWRE
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
13. A commercial kennel license from the City of Elk River must be obtained.
Background/Discussion
The property is zoned C1 (Central Business District) where Commercial Kennels require a Conditional Use Permit
(CUP). The applicant is seeking a CUP to operate a doggy daycare and/or boarding facility. The property is an
existing building on a fully paved parcel with no green space. They are not proposing any interior or exterior
modifications to the building,parking lot, or signage.
The site can be accessed from 3rd Street and Railroad Drive and there are approximately 70 parking stalls for the
entire property, seven of which are provided on the west side of the structure,where the business will be located.
The site plan shows this west side of the structure to be utilized for the dogs to exercise and to relieve themselves.
Staff recommends an outdoor exercise area shall be defined by a six-foot-tall opaque fence.
The property is currently used for dog training, and they would like to also use it for overflow from their current
daycare and boarding business located at 503 Jackson Avenue.When being used for daycare/boarding,this facility
will not be accessible to the public. Owners will drop their dogs off at 503 Jackson Avenue and employees will
transfer dogs between facilities. Owners will also pick up their dogs at 503 Jackson Avenue.
There will be at least one employee for every 15 dogs on the property during the day,and one employee on-site in
the overnight hours. They estimate 20-30 dogs may occupy the building.
Applicable Regulations
In approving a Conditional Use Permit,the council may impose such specific conditions with regard to the
development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in
Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any
potentially adverse effects upon adjacent properties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. mill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public
health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
Due to barking dogs and waste,the use could detrimentally affect the use and enjoyment of other
properties in the immediate vicinity or the comfort and general welfare of the neighborhood or the city.
Staff is recommending these conditions:
■ Dogs shall be leashed/kenneled when being transferred from vehicles to the building and vice
versa.
■ Waste shall be picked up immediately and disposed of in a sealed container.
■ Animals are allowed outside only under direct supervision.
■ No more than four (4) animals per supervisor shall be allowed outside the fenced area and will be
leashed at all times.
■ Outdoor play shall only occur between 8:00 a.m. and 8:00 p.m.
■ The outdoor play area shall be defined by a six-foot-tall opaque fence.Vinyl, or other, slats in
chain link fencing shall not be used.
■ Noise shall be mitigated as to not create a public nuisance for adjoining tenants and properties. If
a dog, or dogs, continuously barks (over 5 minutes),they shall be immediately brought inside.
2. mill be consistent nith the comprehensive plan.
The property has a land use designation of Mississippi Connections which supports the proposed use.
The use will be consistent with the Comprehensive Plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. mill not impede the normal and orderly development and improvement of surrounding vacantproperty.
As the surrounding area is already developed,the use will not impede the normal and orderly
development and improvement of surrounding vacant property.
Staff does not see a need to impose specific conditions to satisfy this standard.
4. mill be served adequately by and will not adversely affect essential public facilities and services including streets,police and fare
protection, drainage, refuse di posal, avater and seaver ystems,parks and schools;and avill not, in particular, create traffic
congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The property is adequately served by these facilities 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 interference with traffic
on adjacent and neighboring public thoroughfares.
Staff does not see a need to impose specific conditions to satisfy this standard.
5. mill 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.
Barking dogs, animal waste, and running at-large animals are always a concern with commercial kennels.
The use could involve uses and activities that could be detrimental to any persons or property because of
excessive noise and fumes.
Conditions to address these concerns are outlined in standard #1.
6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
As no alterations to site are proposed,it will not result in the destruction,loss or damage of a natural,
scenic or historic feature of major importance.
Staff does not see a need to impose specific conditions to satisfy this standard.
7. mill fully coVywitb all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The use will fully comply with all other requirements of this Code,including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the city.
Staff does not see a need to impose specific conditions to satisfy this standard.
If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards set forth in Section 30-654.
Financial Impact
None
Mission/Policy/Goal
■ Ethical, efficient,and responsible
■ Help,not hinder citizen quality of life
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plan
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Project Narrative
This application is for a conditional use permit to use the space at 555 Railroad Drive, Elk River MN as
a doggy daycare and/or boarding facility during high volume periods.
The property is currently used for dog training. We would like to also use it for overflow daycare and
boarding business over holidays (Memorial Day, Independence Day, Labor Day, and Christmas/New
Years.) During these times,we do not do any training in the building,but our current facility runs out
of daycare and boarding space. We would like to use our existing training space for overflow business
during these holidays.
There will be no interior or exterior modifications to the building, parking lot, or signage.
There will be at least one employee for every 15 dogs on the property during the day, and one
employee on-site in the overnight hours.
This facility will not be accessible to the public when it is being used for daycare/boarding. Owners
will drop their dogs off at our current facility at 503 Jackson Ave NW to and employees will transfer
dogs to and from this facility. Owners will also pick up their dogs at our 503 Jackson Ave NW
location.
Parking won't be impacted because we will only have a small staff(1-3 people) at the 555 Railroad
Drive location when it's being used for daycare/boarding.
I estimate that no more than 20-30 dogs would ever occupy this building when used for
daycare/boarding.
John Madsen
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