5.5. SR 11-17-2008Elk REQUEST FOR ACTION
.~...
.River
To Item Number
Ci Council 5.5.
Agenda Section Meeting Date Prepared by
Communi Develo ment November 17, 2008 Chris Leeseber ,Park Planner-Planner
Item Description Reviewed by
Request by Jina Andrews for Conditional Use Permit for erem Barnhart, Plannin Mana er
Veterinary Clinic (Animal & Exotic Wellness Center) Reviewed by
Case No. CU 08-23 -Public Hearing
Action Requested
Staff and the Planning Commission recommend the City Council approve the Conditional Use Permit
request for a Veterinary Clinic, as illustrated on drawings dated 9/29/08, with the following conditions:
1. As a Conditional Use Permit is not a Building Permit, the applicant shall apply for all
require permits.
2. A sign permit will be required for any exterior signage.
Summary
The applicant is proposing an anunal and exotic wellness center which will offer complete medical and
surgical services for cats, dogs, birds, reptiles, rabbits, ferrets, and pocket pets. Veterinary clinics are
listed as a Conditional Use Permit in the C3 zoning district.
Planning_Commission Discussion
Commissioner Austad recused himself from the item due to potential conflict of interest. The Planning
Commission had two questions; one, the proximity to the day care center for allergies and the possibility
of loose animals and two, if there would be any overnight boarding/kenneling of the animals.
The applicant stated they have no control over the animals while not in the building. The daycare center
does have an outdoor play area, but that is fenced off to keep the children together. This should also
prevent any stray animal from getting in. The ventilation system is separate from other users as well.
The applicant also stated that there is no intention of overnight boarding. She did state that an animal
once in a while might have to spend the night if it is not picked up by closing time, but that rarely occurs.
Animals that require surgery are not kept overnight and if a late emergency were to occur, they would
send the animal elsewhere that can care for the animal overnight.
The Planning Commission unanimously recommended approval of the request.
S:\PL.ANNING MAIN\Case Files\CUP\CU 08-23 Jina Andrews\CU 08-23_CC.doc
Public Comment
No one spoke at the Public Hearing.
Attachments
• Staff Report to Planning Commission dated November 10, 2008
Action Motion by Second by Vote
Follow Up
S:\PLANNING MAIN\Case Files\CUP\CU 08-23 Jina Andrews\CU 08-23_CC.doc
~/
Elk REQUEST FOR ACTION
River
To Item Number
Plannin Commission 5.4
Agenda Section Meeting Date Prepared by
Plannin Items November 10, 2008 Chris Leeseber ,Park Planner-Planner
Item Description Reviewed by
Request by Jina Andrews for Conditional Use Permit for exem Barnhart, Plannin Mana er
Veterinary Clinic (Animal & Exotic Wellness Center) Reviewed by
Case No. CU 08-23 -Public Hearing
Action Requested
Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit
request fox a Veterinary Clinic, as illustrated on drawings dated 9/29/08, with the following conditions:
1. As a Conditional Use Permit is not a Building Permit, the applicant shall apply for all
require permits.
2. A sign permit will be required for any exterior signage.
3. All animals shall be kept indoors.
Background/Discussion
The proposed use is in an existing strip mall located in the Elk Hills Crossing South subdivision. It will
be located adjacent to Play it Again Sports.
Attachments
• Location Map
• Applicants Narrative
Building Plan
• Signage Exhibit
S:\PL.ANNING MAIN\Case Files\CUP\CU 08-23 Jina Andrews\CU 08-23_PC.doc
Case File: CU 08-23
Page 3
Applicable Regulations
Conditional Use Permit
Animal & Exotic Wellness Centex
Jina Andrews
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. Will not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate
vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the
city.
2. Will be consistent with the comprehensive plan.
3. I-Vill not impede the normal and orderly development and improvement of surrounding vacant property.
4. Wlill be served adequately by and will not adversely affect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, seater and sewer ystems, parks and schools; and
swill not, in particular, create tra~c congestion or interference with traffic on adjacent and neighboring public
thoroughfares.
5. hYlill not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to anypersons orproperty because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
G h,Vill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. mill 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.
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.
In the review of the standards for CUP as outlined, it appears that the request is consistent with all
of these standards.
Comprehensive Plan
The Highway Business land use is the most intensive form of commercial development in Elk River.
Businesses in this category may be the largest both in terms of size and traffic generation. Market
orientation tends to be regional in nature. Development orientation tends to be toward regional
highways. Future Highway Business developments should be located within the Urban Service
Boundary and adjacent to regional highways. The proposed use meets these requirements.
Transportation/Parking
There is adequate vehicular circulation in and around the site. The overall parking was taken into
when the existing project was built and there appears to be sufficient area fox the proposed use.
Action Motion by Second by Vote
Follow Up
S:\PI,ANNING MAIN\Case Files\CUP\CU 08-23 Jina Andrews\CU 08-23_PC.doc
Wd LO bT £ 8002/b/TT '6nnp deW uoi3e~o~~snnaapuy euif EZ-80 fly\dfl~\sa~ld ase~~9NINNb'ld\~S
Project Description for Animal & Exotic Wellness Center
Applicant: Jina Andrews, DVM
Owner: Phoenix Enterprises, LLC
Parcel Number: 75-572-0110
Animal & Exotic Wellness Center, LLC will be a full service veterinary clinic located in
the Hillside Crossing Mall at 19276 Evans St. NW Elk River, Minnesota.
Business Description
The majority of pet owners consider their pets to be family members. As the value of pets
increases in our society, owners readily seek better and more extensive veterinary care
than is available at many veterinary hospitals. Animal & Exotic Wellness Center will
offer complete medical and surgical services for cats, dogs, birds, reptiles, rabbits, ferrets,
and pocket pets. AEWC will also offer holistic and alternative medicine. By offering
specialized care for exotic animals, as well as alternative therapies, a market advantage is
created. Currently, community members seeking these services must travel in excess of
30 miles to obtain them.
The success of a veterinary hospital is not governed solely by market conditions, but also
by the strength of the relationships established between the doctor and client. Dr.
Andrews has demonstrated proven success in establishing and maintaining the critical
bond between doctor, client, and patient. My clients have come to expect the best care
and compassion for their pets. This is a quality my future clients will find refreshing, and
will value above all else.
Veterinary practices are a safe investment, and are ranked at the lowest failure rate (2-
3%) of all service industries (INC. Magazine, Jan 2002). With Dr. Andrews' S years
clinical experience, 3 years as a veterinary office manager, and 3 years as a veterinary
hospital owner, the success of the company is guaranteed.
Industry and Market Description
The surrounding communities that Animal & Exotic Wellness Center would expect to
draw clients from are Elk River, Otsego, Big Lake, Becker, Zimmerman, Princeton, and
Ramsey. These cities combined compromise over 30,000 households
(www.demo raphy.state.mn.us). The number of pets from which AEWC would draw
patients potentially includes 18,900 dogs, 21,384 cats, 2,940 birds, 1,470 small mammals,
and 1,170 reptiles (www.avma.or~, Veterinary Market Statistics).
The communities of Elk. River, Otsego, Ramsey and Big Lake, the closest to the proposed
location, are predominantly blue-collar, although the white-collar segment is growing.
The neighborhoods are suburban and rural, thus promoting pet ownership as inner city
-1-
communities do not. AEWC expects that the numbers of animals needing veterinary care
will increase along with the growth in population.
AEWC will be competing with a few other hospitals in the area for dog and cat business.
These hospitals are Barrington Oaks Veterinary clinic in Elk River, Amvet in Otsego, Big
Lake Area Veterinary Clinic in Big Lake, and Zimmerman Veterinary Hospital in
Zimmerman.. Only one of these offer limited bird services and none offer reptile services.
Most will treat minor conditions of pocket pets, but are not prepared to perform
diagnostics or surgery on these animals. None of these hospitals offer holistic or any
alternative therapies.
The proposed location for AEWC is located on a 4-lane north-south highway off a large
intersection. Traffic counts for this location exceed 50,000 cars daily. High visible
exposure, over 1000 existing bird, exotic and acupuncture clients, and a percentage of my
previous client base of 3000, will provide a steady and reliable source of income.
Elk River has a single, high priced hospital to serve a large and expanding population.
Animal & Exotic Wellness Center will provide full service, high quality veterinary
medicine to a growing community in need of reasonably priced veterinary care. In
addition, AEWC will offer unique services in an area lacking venues which provide
exotic animal (birds & reptiles) and alternative veterinary medicine.
The closest hospital, Barrington Oaks Veterinary Clinic, is a high priced practice for this
community. In order for a practice to be self-supporting, prices need to be reasonably
consistent with what people can afford. General lack of pet health insurance means that
people pay out of pocket for their pets' health expenses. This fact can put pets in the
category of luxury items. I believe that veterinarians should promote pet ownership, and
to accomplish that we need to make their health care affordable.
It is estimated that dogs average 2.6 veterinary visits per year, cats average 1.7 visits, and
birds average 2 visits per year (American Veterinary Medical Association, 2007 U.S. pet
ownership statistics; numbers of veterinary visits for small mammal and reptiles were not
reported). The American Holistic Veterinary Medical Association estimated that 33% of
pet owners seek alternative therapies for their animals. In 2007 there was $2,146,125.00
spent on pet related service and merchandise within a 5 mile radius of the proposed
location (MapInfo Demographics).
From these numbers, and the expected growth of Elk River (one of the fastest growing
communities in Minnesota, information provided by the city of Elk River), there is
enough business available to sustain the existing practice and to support a new hospital in
the area, especially a hospital with the planned specialties.
There are 2 pet stores located in Elk River. Both are with in 3 miles of the proposed
location. Chuck and Don's is directly across the street from the hospital location and sells
a wide variety of quality pet foods and supplements. Atlas is located on a major highway
just south of the hospital and sells a wide variety of pet foods and merchandise as well as
-2-
small mammals and birds. The nearby presence of both businesses means that AEWC can
reduce the amount of retail goods it would otherwise have to carry, and can develop a
positive mutual referral relationship.
Company History
Dr. Andrews was raised in Fridley, Minnesota, graduating from Spring Lake Park High
School in 1989. She then pursued her interest in veterinary medicine by working as a
veterinary technician and veterinary office manager while attending the University of
Minnesota as an Animal Science major. She graduated with a bachelor's degree in 1997.
Dr. Andrews graduated from the University of Minnesota's College of Veterinary
Medicine in 2003. During her senior year, she studied avian (birds) and exotic animal
medicine at the University of Tennessee, and also three metro area veterinary hospitals
which specialize in these fields. She has practiced in the northern suburbs of Minneapolis
for the last 5 years, focusing on small animal, avian, and exotic animal medicine and
surgery. During the last 5 years she has attended the annual meetings of the Association
of Avian Veterinarians and many other continuing education meetings, logging over 200
hours of continuing education credits. Recently she has completed study and passed the
exam for certification in animal acupuncture.
The last three years, Dr. Andrews has co-owned a veterinary hospital in Blaine,
Minnesota. Due to divergent visions for the practice she has left to pursue her own
visions. In 2007 she earned $318,000.00 annual gross income for that practice. As the
sole surgeon, avian, exotic and acupuncture doctor at that clinic, she has built up a strong
client base as well as a strong doctor-client bond. She is currently providing a house call
service for those clients until Animal & Exotic Wellness Center is up and running. The
close proximity of the new clinic will be a feasible distance for all of her clientele.
Services
Animal & Exotic Wellness Center will provide complete medical and surgical care for a
wide variety of animals, including cats, dogs, birds, small mammals and reptiles. The
hospital's services are intended to be progressive and unique. AEWC will pursue
American Animal Hospital Association certification; this certification indicates that a
hospital has achieved a high level; of surgical and medical quality. I will utilize the latest
technology as well as cutting edge research findings.
AEWC will also offer a range of holistic therapies, including behavioral and nutritional
consultations, hands on therapies such as Healing Touch and animal massage,
acupuncture and Traditional Chinese Veterinary Medicine.
My focus will be on client education, so that my clients can be full partners in the care of
their pets, being informed enough to be able to make the best possible decisions. I will
offer progressive diagnostics, disease prevention, and proactive treatments, while
understanding the importance of the bond between people and their pets, as well as the
-3-
financial demands of pet ownership. I will also provide a safe and enjoyable workplace
for myself and my staff members.
Personnel and Scheduling
AEWC will employ 1 full time certified veterinary technician and 1 full time receptionist.
Dr. Andrews will work in a full time capacity at the business location. Within the next 4-
6 months 1 part time technician and 1 part time receptionist maybe added to
accommodate the increase in business.
The hospital will be open from 8 am to 6 pm Monday through Friday, and from 8 AM to
12 PM every other Saturday.
Two emergency facilities are located with in a reasonable distance to the hospital
location. Affiliated Emergency Veterinary Service in Coon Rapids is within a 15 min
drive, and Midwest Veterinary Specialty Group in Blaine is within a 30 minute drive.
These hospitals are open from 6 pm to 8 am on the weekdays, and from 6 pm Friday
night to 8 am Monday morning on the weekends. They are also open on all major
holidays. With the above schedule, there will not be a time when veterinary services will
be unavailable for my clientele.
Property Description
The Hillside Crossing Mall is an existing strip mall that houses Timeout Restaurant, The
Dollar Store, a child care facility and several other long term tenants. It has numerous
existing parking stalls, adequate for current and future businesses.
The existing floor plan of the proposed space does not meet the needs of a veterinary
hospital; therefore, there will be a complete remodel of the space. Most of the work
required will be the tear down and erection of new walls using standard timber and
sheetrock. The carpeting will be removed and a commercial vinyl the will be used. The
existing electrical will be used with some limited upgrade to accommodate a digital x-ray
machine. The plumbing will be the major part of the remodel. The company providing
this service is licensed in the city of Elk River for commercial plumbing and will pull all
required permits.
Crosstown Sign of Ham Lake Minnesota will make and install the single company sign.
This is a channel type sign that will encompass an area 29 inches wide and 15 feet 8
inches long. The sign will be installed on the eave of the roof above the hospital location.
Crosstown sign will pull all required permits.
The hospital will conduct all of its business inside the proposed space. There is no
outdoor storage needed to fully function as a veterinary hospital.
-4-
vtos~unn 'aan~ xn io uo vl Kma ~ auly
r~
way-~x-nuarow
aozsea~ x{w ^u v
ou 3uns yxaua m1wa ocm~ '/`\t
c c 1110Atl'13.~~WOJ ~maov~a~u~ro u ~..~..~„ ~ro W
---lid== 9,_6„ -= 11-~
~ I
~
I. ~
I I o I
III II
ICI ~ EXAM II BATH
III ~L - -
Ili ® T
~i~
i w
f z
I z
w
I ~
OD
PHARMACY
iii 9 -~ D E1
III_ _
iii o 0
Ijl o EXAM o EXAM
i~l
9'-O"
RECEPTION
i~l
13'-0"
l _ _ _
III III
z o I I
w ~ III i-
7,_0„
~ =JAI n
~~ _
III
I
- II ~ Z
~-
XRAY ~~I~
III N
~'-o" III
III
RUN d-Ijl
f
l
~
4.
I
I
I
I
RUN Viii
4' ICI.
II
RUN ~~I~
4' it
III
1~I
- it
OFFICE ~,~I~
ICI
~'-o~ II-
0
EXAM o
8'-O"
d
_~
~~
_~..
~'
i
fIL
- ice" ~ ;; ~ ~i ' ~ ~ ~, q -. „
3`0~`,~~ ~~iil~ ±~,~ ~I~f'! ! o,i~y~i11
AdO~ 311 9~I~~If,
I i !f!i
~
~
~
~
I~~1
I~
Il~il~~7
~
~~`~
~'
i
'
I
I
{
~~~
~
~
~I
`'s~'"
r
~
I t a ~ ;~~~~~~~
', e, t 'r~~~i,~~l
~
I
1
~ ~~ ~
~
I I~
I I
1~
I
'
~~
,11C
~3['f
{~~
~Fls It l I~~ ~I ill pl ~ 1
3[I)FFJ99Ib II11 ~ I I
1 I
~
I
~~
~ {~ h ~i ~~ ~ t~'1
~
l~
f
.
<~~. f , ~
,I I I
~r~
!`~ ~ ~ "~~ ~ ~ 11~~~ ~ ii ~ ~~ s
~
~ w ,~~
s
~
~~
~~
~~~
~ ~~
~ ~
~
a~
~
i
~
~
I~
.
~
I
' ~ 1~ 1~ ~ ~ ~~ ~~'~
~~I{~ol~~
~~
1"~~
s
~
i
~
X1.
~
Jr
~
~
~
~
~ ~
~
~
,~'~~, ~~~
~~~~~~~
s t
~II
~
~~
~ ~~
~
~I
~~ ~~~~I
'
i
~~
~
~
R
~
`
~
' ~
I
~
.~~~
ti
~z
~
~
~
~~
~~
~ ~ ~ 1~
~
~
~
~,~ `
` r
~' F ) l~ ~
~ ~I
1
,.
~
Iy
'
T . ~
~
r
I 1 I ..
~ ~,I,r
,, ~~~ 4i
1
~
~
,,I~ I ,r
~I
I
I
~
~
~~
~~
r
~`` ~- ~~
1~~
,
, ':t ~
t(
~~
i~~t
, ~I,I;; , a~~~,
~~ ~~~1~~
~~~, I .~
~ ~a r,yil {r
~
`
'~ 1
I ,..
'
~ ,
~ I I ~1 L ?~ I
I
~~~
_
~.
~ ~ ~ I I' ~ r f i
''-
~ ~ I ~; , ~, I
~
I ~ I ~~~~.I ~~
,'', ~'
'i
~
~~`a
~
x
N'' ,
,i ~
,
I
~~ I
r (1 ~1f ~1j
~ r
!
I
~
N , ,
~,.a ~ i
~~ ~
r
,.
~~,
~
"-' ~
", I ~
~ I ~~~.~ ~~~.I Ih
~
~o ~
~-'' ~ ~I
f. .' I
a,~
~ ~' ~ ~
; '~' ~
i,~~ ~ ~~~~!~
O, ~
1
,
` ~ I I 1 ~~,
~
t
Q = ~'
~ I.''. 11 1,11 1 I
III
I
~
Q
f• ~
.
lT
~~ I ~r
.~ ~
t,
(`J
t f
l _.~.~.f
I
~I~ t,
~+': 1
P ~1
f ~"~
i
~ I I x.
~
~
~ i ~
~~
r
f ~ 1
'{~If~ ~ I
I~
!
f
1
1il I t _
~
iy I`.
i ~~yil I~~
l
~
{
F ~j
'
G li
~It~'~ I~
: ~~ +
~~
~
~
'
, ' '
I11J~
III ~II
I
1
~
~
1
J y~~
1~
-
~r~~ `
1t
~ ~~ I
1 I ~~, ~
i{{
~ ~ ~ ~~~I yJI iI'I~ ~~
,t~~
~
~
~~'
~
€~ = ~~
~
~~
I
~
4
~ ~I ~~1~~ ~
r III i~~,l ~°~i1~1