DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONSTRUCTION OF A PET DAYCARE, BOARDING AND GROOMING FACILITY, AND SHARED PARKING ACCESS IN A B-2 (COMMUNITY COMMERCIAL) ZONING DISTRICT, LOCATED AT 9983 ULYSSES STREET NE. BLAINE RENTALS LLC (PETSUITES) (CASE FILE NO. 20-0015/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/12/20 |
|
City Council (Conditional Use Permit) |
06/01/20 |
|
Action Deadline |
06/22/20 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. There was one comment at the public hearing that was in reference to the lights/timing of the lights and traffic in the neighborhood and on Highway 65.
Background
PetSuites is proposing to locate a new facility immediately north of QC Dance (former Space Aliens) on Ulysses Street, which is north of the intersection of 99th Avenue and Highway 65. PetSuites is a pet resort for both dogs and cats. Services to be provided at the facility include boarding, daycare, grooming and training. This use is classified as a conditional use (domestic indoor kennel and training facility) in the B-2 (Community Commercial) zoning district.
Please see the attached narrative that further describes how PetSuites operates. The hours of operation are from 6:30AM to 8PM, 7 days a week except for all major holidays. Holiday hours are from 7AM to 7PM. Most of the PetSuites activities are conducted indoors. There is an outdoor exercise area that is fully screened and constantly supervised by highly trained staff. Dogs are kept indoors between the hours of 7:30PM and 7AM. Dogs are under the supervision of trained employees at all times when they are outside in the play area. As stated earlier, PetSuites has boarding, day care, grooming and training offerings and services both dogs and cats.
The proposed building is 11,000 square feet in size. The site will be accessed via Ulysses Street on the west. A portion of the parking area for this site was already constructed and installed when the site to the south was originally developed for a Space Aliens restaurant. A total of 55 parking stalls are required for this size of building. The applicant is proposing to construct and/or use 32 total stalls for their use. A proof of parking plan has been provided that indicates, if the building were to be reused for any other retail type of use, where an additional 24 parking spaces could be provided. Staff is amenable to allowing the reduced parking stall construction given the proof of parking plan that meets all parking requirements on site.
Since the site has a shared parking area and access with the site to the south, a copy of the shared access and parking agreement must be submitted to the city prior to any permits being issued for the site.
The building elevations indicate that the materials used include stucco, glass and metal. Given the site’s proximity to Highway 65, the building must meet the Highway 65 Overlay District requirements for exterior materials, and this building meets those requirements. The applicant must correctly describe each elevation directionally on further submittals.
The landscape plan for the site must also meet the Highway 65 Overlay District requirements. The landscape plan that has been provided does not meet those requirements at this time. The following trees must be provided on site:
• Overstory: 13 trees (2 ½ inch caliper), with 5 trees oversized (3-inch caliper)
• Conifer: 7 trees (6 feet in height), with 2 trees oversized (8 feet in height)
• Ornamental: 9 trees, no oversizing recommended
The landscape plan indicates credit will be given for existing trees for the heavily wooded areas on site. Staff is amenable to giving credit for the existing trees, but the credit would be given for overstory trees only. The required amount of conifer and ornamental trees must be provided on the plan. The landscape plan must be amended to meet these requirements through the site plan approval process.
The landscape plan also indicates that artificial turf will be used in the dog exercise area as well as shade structures. A fence surrounds the dog exercise area as well, and that fence must be a maintenance free vinyl fence that is no greater than 7 feet in height.
The applicant will be allowed to have signage on two sides of the building, and can pick which sides they prefer for the installation. The applicant should be aware that the dog graphics and paw will be considered signage and must meet signage size requirements. All signage is issued under a separate permit.
All lighting must be downlit and shielded to prevent glare or spill. Light pole heights cannot exceed 20 feet in height.
It is not clear how trash will be handled on site. The applicant must provide this information during the site plan approval process. If a dumpster is to be used, an enclosure must be constructed with the same exterior materials as the building.
A permit is required from the Coon Creek Watershed District prior to any work being performed on site.
The plan was reviewed by MnDOT due to the adjacency to Highway 65. The review letter is included in the attachments. As the letter indicates, a planning study for Highway 65 is currently underway from US 10 in Spring Lake Park to Bunker Lake Blvd in Ham Lake. The applicant should be aware that changes to access types and locations could change in the future depending on the ultimate preferred vision for the Highway 65 corridor.
Administrative site plan approval will be required prior to work being performed on site. This approval will include the requirement for a signed Site Improvement Performance Agreement and associated financial guarantee.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan
Proof of Parking Plan
Grading Plan
Landscape Plan
Exterior Elevations
Floor Plan
Narrative
Letter from MnDOT
Public Comment
Body
WHEREAS, an application has been filed by Blaine Rentals LLC (PetSuites) as Conditional Use Permit Case File No. 20-0015; and
WHEREAS, said case involves the land described as follows:
LOT 4, BLOCK 1, APRIL RIDGE 4TH ADDITION
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 12, 2020; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 1, 2020.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 31.14(v) of the Zoning Ordinance to allow for the construction of a pet daycare, boarding, and grooming facility, and shared parking and access in a B-2 (Community Commercial) zoning district based on the following conditions:
1. Site and building must meet the requirements of the Highway 65 Overlay District.
2. Since the site has a shared parking area and access with the site to the south, a copy of the shared access and parking agreement must be submitted to the city prior to any permits being issued for the site.
3. The following trees must be provided on site:
• Overstory: 13 trees (2 ½ inch caliper), with 5 trees oversized (3-inch caliper)
• Conifer: 7 trees (6 feet in height), with 2 trees oversized (8 feet in height)
• Ornamental: 9 trees, no oversizing recommended
Staff is amenable to giving credit for the existing trees on site, but the credit would be given for overstory trees only. The required amount of conifer and ornamental trees must be provided on the plan. The landscape plan must be amended to meet these requirements through the site plan approval process.
4. A fence permit must be obtained from the Building Inspection Department for the proposed fence, which must be no greater than 7-feet high and a vinyl, maintenance free fence.
5. The business must operate in general conformance to the narrative associated with this application.
6. Signs are issued under separate permits. The applicant will be allowed to have signage on two sides of the building, and can pick which sides they prefer for the installation. The applicant should be aware that the dog graphics and paw will be considered signage and must meet signage size requirements.
7. All lighting must be downlit and shielded to prevent glare or spill. Light pole heights cannot exceed 20 feet in height.
8. It is not clear how trash will be handled on site. The applicant must provide this information during the site plan approval process. If a dumpster is to be used, an enclosure must be constructed with the same exterior materials as the building.
9. A permit is required from the Coon Creek Watershed District prior to any work being performed on site.
10. Administrative site plan approval will be required prior to work being performed on site. This approval will include the requirement for a signed Site Improvement Performance Agreement and associated financial guarantee.
11. Dogs must be leashed at all times outside of the fenced area. Dogs must be supervised and attended to at all times when in the outdoor play area.
12. Dog waste must be picked up immediately by business personnel.
13. Barking dogs must be moved back into the building as soon as possible.
14. Any expansion of this business in any way will require a conditional use permit amendment.
15. A kennel license must be obtained through the City Clerk.
PASSED by the City Council of the City of Blaine this 1st day of June, 2020.