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5.4. PCSR 11-10-2008REQUEST FOR ACTION To Item Number Plann;n 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 erem 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 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. 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 Case File: CU 08-23 Page 2 General Information Animal & Erotic Wellness Center Jina Andrews Applicant Jina Andrews 60 Day Rule The application has been deemed complete as of October 9, 2008. The City must take action by November 29, 2008 Requested Action Conditional Use Permit for a Veterinary Clinic Location and Size Approximately 3.75 acres at the southeast corner of Highway 169 and 193` Avenue. Location Existing Use Land Use Plan Designation Current Zoning Subject Property Commercial Highway Business C3 Commercial North Commercial Highway Business C3 Commercial South Residential Open Space R1c Residential East Commercial Highway Business C3 Commercial West Commercial Highway Business PUD Overview The applicant is proposing an animal & 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 The facility will employ one full time certified veterinary technician and one full time receptionist. It is anticipated that within the next 4-6 months one part time technician and one part time receptionist may be 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. The space being utilized is approximately 1,800 square. The applicant has stated the inside of the building will require a complete remodel. The applicant shall apply for all require permits. The applicant is proposing a 38 square foot wall sign which meets the ordinance requirements. A sign permit will be required for any exterior signage. S:\PLANNING 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 & Erotic Wellness Center Jina Andrews The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. Dill 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. I-Vill be consistent with the comprehensive plan. 3. 1-Vill not impede the normal and orderly development and improvement of surrounding vacantproperty. 4. Will be served adequately by and will not adversely a~ect essential public facilities and services including streets, police and fzre protection, drainage, r~se disposal, water and sewer systems, parks and schools; and will not, in particular, create tra~c congestion or interference with tra~c on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons orproperty because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. 1-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 or permit 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 for the proposed use. Action Motion by Second by Vote Follow Up S:\PLANNING MAIN\Case Files\CUP\CU 08-23 Jina Andrews\CU 08-23_PC.doc Wd LO bT £ 8002/b/TT '6Mp deW uoile~o~~sMa~puy euif EZ-80 (l~\dN\sa~lj ase~~gNINNb'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.demogia~hy.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. 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