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HomeMy WebLinkAbout4A Pet Perfect Groomers CUP - 05 23 2022 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MAY 23, 2022 AGENDA #: 4A PREPARED BY: IAN COCHRAN, PLANNER PRESENTED BY: IAN COCHRAN AGENDA ITEM: PUBLIC HEARING TO CONSIDER APPROVAL OF A RESOLUTION AP- PROVING A REQUEST FROM GARCI CROUCH FOR A CONDITIONAL USE PERMIT TO ALLOW AN ANIMAL HANDLING BUSINESS AT 6885 BOUDIN ST NE DISCUSSION: Introduction Garci Crouch, on behalf of the property owner, KC Partnership LLP, has applied for a Conditional Use Permit for an animal handling business in the C-2 (General Business) Zoning District. The subject property is located at 6885 Boudin St NE. Current Circumstances Garci Crouch is the owner of Pet Perfect Grooming based out of Lonsdale, MN and has been in business for 18 years. Due to growth in her clients located in the Prior Lake area, Ms. Crouch has entered into a lease agreement for Suite 108 at 6885 Boudin St. NE. As a result, the applicant is pursuing a Conditional Use Permit to allow Animal Handling in a C-2 (General Business) Zoning District. PHYSICAL SITE CHARACTERISTICS: Site Information: The site is a developed .9-acre property that is the Water’s Edge commercial development which also includes a bank, insurance agency, pet waste company, and a boat club all with storefront entrances. Proposed Operation Information: Suite 108 is located on the north side of the building and offers a storefront entrance. Suite 108 is approximately 1000 square feet in size and is proposed to include up to four (4) grooming stations, a dog wash area and separate utility room. The business will be open Monday through Thursday 8am-6pm, Fridays from 8am-2pm, and alternating Saturdays from 8am-2pm. There are fourteen (14) parking stalls directly in front of the proposed tenant space with thirty (30) more stalls on the southern portion of the lot which can be utilized by employees and clients. Access: Access to the site is from Boudin St NE on the north side. 2040 Comprehensive Plan Designation: This property is designated Commer- cial – Retail / General Business on the 2040 Comprehensive Plan Land Use Map. Zoning: The site area is zoned C-2 (General Business). Animal Handling: Animal Handling is a use allowed with Conditional Use Permit in the C-2, General Business District. The minimum conditions of approval for an animal handling business are as follows: 2 a. Animal runs and exercise areas shall be located at least 200 feet from any dwellings and 100 feet from any buildings used by the public. The applicant is not proposing any outdoor animal runs as part of the dog grooming operation. In the event a clients’ animal needs to relieve themselves, a grassy area exists on the subject property directly to the east of the proposed tenant space which can be utilized. The applicant is proposing to install an animal waste station adjacent to the parking lot for use by clients. b. No animals shall be kept outside the building or located in a manner or location which causes offensive odors discernible at the property line of the lot on which the activity is conducted. The applicant does not propose to keep animals outside of the building and is proposing on the site plan 6 “Kennel Banks” (crates) to temporarily hold clients’ animals in the event a pet needs to be safely kept between appointments, if a client brings in more than one (1) pet at a time, or if business activity requires a groomer to step away from the pet. No animal will be kept at the site outside of the operation hours. c. All principal use activities, including animal boarding, shall be conducted within a totally enclosed building. All principal use activities will be conducted within the enclosed building and the applicant is not proposing boarding as part of the operation. d. All outdoor animal runs, or exercise areas shall be fenced and secured at all times so that no animal contained therein may escape such enclosure. The applicant does not propose any outdoor animal runs or exercise areas as part of the pet grooming operation. e. All buildings in which animals are kept or boarded shall be located a minimum of 100 feet from any property line in an "R" Use District. The applicant is not proposing boarding as part of the operation. ISSUES: CONDITIONAL USE PERMIT (CUP) ANALYSIS: Subsection 1108.200 of the City Code sets forth the criteria for approval of a CUP. 1. The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. Two of the objectives of the Comprehensive Plan are to “determine and strive for a balance of commerce, industry and population” and to “maintain high standards in the promotion and development of commerce and industry.” This proposal will be consistent with the goals, objectives, and policies of the Comprehensive Plan provided it complies with the conditions of approval. Another objective of the Comprehensive Plan is to “enact and maintain policies and ordinances to ensure the public safety, health and welfare.” The proposed dog grooming operation is consistent with these policies. 3 2. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. Based upon review of the application, the proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The conditions of the approving resolution include the permitting of dog grooming and ancillary retail sales only. All operations are permitted only within the leased space in the building. No boarding of animals is permitted to take place at the site. 3. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. Subsection 1102.1103 (5) and Subsection 1102.1103 (11) of the Zoning Ordinance allows animal handling as a conditional use within the C-2 Zoning District. The conditions set forth in the Zoning Ordinance shall be met with the issuance of the Conditional Use Permit. 4. The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities. No further exterior construction improvements are proposed with the CUP request. 5. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity. All animal handling activities are permitted within the interior of the building only. No boarding of animals is permitted. 6. The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, approved by the City Council and incorporated as part of the conditions imposed on the use by the City Council. Any required site plans shall be prepared by a licensed professional engineer. 7. The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the CUP approved by the City Council. 4 Any required drainage and utility engineering plans shall be prepared by a licensed professional engineer. 8. The use is subject to such other additional conditions which the City Council may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in subsection 1108.202. In these circumstances, the City Council may impose restrictions and conditions on the CUP which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the CUP approved by the City Council. Additional conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP. These conditions include the permitting of animal handling activities only within the interior of the building, prohibiting of animal boarding on the site, and required approval of construction permits and any required permits from other governmental agencies. Conclusion Staff recommends approval of the request for a conditional use permit, subject to the following conditions: a. No boarding is permitted at the site. b. No animals to be kept on site outside of approved operation hours of 8:00 am - 6:00 pm. c. Animal waste station shall be installed in an approved location on the property and maintained while the animal handling operation is con- ducted. Animal waste shall be picked up and not allowed to remain on the property or in the adjacent boulevard. d. Animal handling activities are only permitted within the interior of the leased space on the site. e. The following conditions outlined in Subsection 1102.1103 (11) of the City Code, related to Animal Handling, shall be adhered to: (1) Animal runs and exercise areas shall be located at least 200 feet from any dwellings and 100 feet from any buildings used by the public. (2) No animals shall be kept outside the leased space or located in a manner or location which causes offensive odors discernible at the property line of the lot on which the activity is conducted. (3) All principal use activities shall be conducted within a totally en- closed building. (4) All outdoor animal runs, or exercise areas shall be fenced and se- cured at all times so that no animal contained therein may escape such enclosure. (5) All buildings in which animals are kept or boarded shall be located a minimum of 100 feet from any property line in an "R" Use District: f. The Conditional Use Permit does not constitute approval of construc- tion permits from the City of Prior Lake. Separate building permits from the City must be obtains prior to any construction. 5 g. The Conditional Use Permit is subject to the issuance of required per- mits from all applicable governmental agencies. h. The resolution of approval of the Conditional use Permit shall be rec- orded at the Scott County Recorder’s Office. ALTERNATIVES: 1. Motion and second to approve a resolution approving the CUP request for animal handling subject to the above listed conditions as well as any addi- tional conditions identified by the Planning Commission. 2. Table this item and provide direction to staff. 3. Deny the request based on specific findings of fact. ATTACHMENTS: 1. Resolution 22-12PC 2. Location Map 3. Narrative 4. Interior Layout 5. Application Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 22-12PC A CONDITIONAL USE PERMIT TO ALLOW AN ANIMAL HANDLING BUSINESS IN THE C-2 (GENERAL BUSINESS) ZONING DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 23, 2022, to consider a request from Garci Crouch (Pet Perfect Grooming), on behalf of the property owner, KC Partnership LLP, for a Conditional Use Permit (CUP) to allow an animal handling business in the C-2 (General Business) Zoning District at the following site: Lot 2, Block 1 Waters Edge 1st Addition Subdivision Cd 25191 Address: 6885 Boudin St NE, Prior Lake, MN 55372 PID: 251910020; and WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP and persons interested were afforded the opportunity to present their views and objections related to the CUP; and WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP meets the criteria for approval of CUP as contained in Subsection 1108.202 of the Prior Lake Zoning Ordinance. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: a. The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. Two of the objectives of the Comprehensive Plan are to “determine and strive for a balance of commerce, industry and population” and to “maintain high standards in the promotion and development of commerce and industry.” This proposal will be consistent with the goals, objectives, and policies of the Comprehensive Plan provided it complies with the conditions of approval. Another objective of the Comprehensive Plan is to “enact and maintain policies and ordinances to ensure the public safety, health and welfare.” The proposed dog grooming operation is consistent with these policies. b. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. Based upon review of the application, the proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The conditions of the approving resolution include the permitting of dog grooming and ancillary retail sales only. All operations are permitted only within the leased space in the building. No boarding of animals is permitted to take place at the site. c. The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. Subsection 1102.1103 (5) and Subsection 1102.1103 (11) of the Zoning Ordinance allows animal handling as a conditional use within the C-2 Zoning District. The conditions set forth in the Zoning Ordinance shall be met with the issuance of the Conditional Use Permit. d. The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities. No further exterior construction improvements are proposed with the CUP request. e. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity. All animal handling activities are permitted within the interior of the building only. No boarding of animals is permitted. f. The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, approved by the City Council and incorporated as part of the conditions imposed on the use by the City Council. Any required site plans shall be prepared by a licensed professional engineer. g. The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the CUP approved by the City Council. Any required drainage and utility engineering plans shall be prepared by a licensed professional engineer. h. The use is subject to such other additional conditions which the City Council may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements i n this Ordinance are insufficient to achieve the objectives contained in subsection 1108.202. In these circumstances, the City Council may impose restrictions and conditions on the CUP which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the CUP approved by the City Council. Additional conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP. These conditions include the permitting of animal handling activities only within the interior of the building, prohibiting of animal boarding on the site, and required approval of construction permits and any required permits from other governmental agencies. 3. The CUP is hereby approved, subject to the following conditions: a. No boarding is permitted at the site. b. No animals to be kept on site outside of approved operation hours of 8:00 am - 6:00 pm. c. Animal waste station shall be installed in an approved location on the property and maintained while the animal handling operation is conducted. Animal waste shall be picked up and not allowed to remain on the property or in the adjacent boulevard. d. Animal handling activities are only permitted within the interior of the leased space on the site. e. The following conditions outlined in Section 1102.1103 (11) of the City Code, related to Animal Handling, shall be adhered to: (1) Animal runs and exercise areas shall be located at least 200 feet from any dwellings and 100 feet from any buildings used by the public. (2) No animals shall be kept outside the leased space or located in a manner or location which causes offensive odors discernible at the property line of the lot on which the activity is conducted. (3) All principal use activities shall be conducted within a totally enclosed building. (4) All outdoor animal runs, or exercise areas shall be fenced and secured at all times so that no animal contained therein may escape such enclosure. (5) All buildings in which animals are kept or boarded shall be located a minimum of 100 feet from any property line in an "R" Use District: f. The Conditional Use Permit does not constitute approval of construction permits from the City of Prior Lake. Separate building permits from the City must be obtains prior to any construction. g. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. h. The resolution of approval of the Conditional use Permit shall be recorded at the Scott County Recorder’s Office. CONCLUSION Based upon the Findings set forth above, the Planning Commission hereby grants a Conditional Use Permit to allow an animal handling business on the site within the C-2 (General Business) Zoning District. The contents of Planning Case File #DEV22-000010 is hereby entered into and made a part of the public record and the record of the decision for this case. PASSED AND ADOPTED THIS 23rd DAY OF MAY, 2022. _______________________________ David Tieman, Commission Chair ATTEST: ____________________________ Casey McCabe, Community Development Director VOTE Tieman Kallberg Ringstad Tschetter Fleming Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ 6885 Boudin St NE Conditional Use Permit Location Map SUBJECT PROPERTY