Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit to Allow for a Commercial Kennel in an I-2 (Heavy Industrial) Zoning District at 2101 108th Lane NE. Rescue Pets Are Wonderful (Case File No 22-0003/EES)
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Executive Summary
The applicant is requesting a conditional use permit to allow for a Veterinary Care Clinic in an I-2 (Heavy Industrial) zoning district.
Schedule of Actions
|
Planning Commission Public Hearing |
02/08/22 |
|
City Council (Conditional Use Permit) |
03/07/22 |
|
Action Deadline |
04/30/22 |
Background
Staff report prepared by Elizabeth Showalter, Community Development Specialist
Rescue Pets are Wonderful (RPAW) is a dog and cat rescue that currently utilizes an office space on University Avenue and provides care to animals through foster homes. RPAW is proposing to relocate to 2101 108th Lane and house some dogs in the building that are awaiting placement in foster homes in addition to using it for their offices. This use meets the definition of a commercial kennel. This is in an I-2 (Heavy Industrial) zoning district and a commercial kennel use requires a conditional use permit under Section 31.24(i).
RPAW will be leasing a portion of the space and the rest of the building will continue to be utilized by Diesel Cast Welding for storage. The portion leased by RPAW will be used for office space, storage, kennels and a training room. The two tenants are currently working on determining a final floor plan for the space that will meet building code requirements, so specific square footage is not being assigned to either tenant at this time.
The kennel is proposed to be used as a temporary recovery and holding area for dogs awaiting placement in a foster home. The kennel space is anticipated to house up to ten dogs. The facility will not be open to the general public. If members of the public visit, it will be by appointment only. The training space will primarily be used for drop-off training for newly adopted dogs, where the owners of the dogs will not stay during the training. If training events were held with owners present, they would be limited to a maximum of 10 owners.
An outdoor area is proposed for dogs. Consistent with previous similar approvals, the area shall meet the parking setback of 25 feet and be screened with a six-foot-high maintenance-free solid fence. This reduces impacts to neighboring properties and maintains the existing character of the area as an industrial park.
The building meets current regulations for building materials, setbacks, and landscaping.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Financial Impact
Not Applicable.
Public Outreach/Input
Notice of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Site Plan
Narrative
Public Comments
Unapproved Planning Commission Minutes 02/08/22
Body
WHEREAS, an application has been filed by Rescue Pets Are Wonderful as Conditional Use Permit Case File No. 22-0003; and
WHEREAS, said case involves the land described as follows:
Lots 2 & 3 Block 3, RADISSON INDUSTRIAL PARK
WHEREAS, a public hearing has been held by the Blaine Planning Commission on February 8, 2022; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on March 7, 2022.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 31.24(i) of the Zoning Ordinance to allow for a commercial kennel in an I-2 (Heavy Industrial) zoning district based on the following conditions:
1. Facility use limited to office, kennel, storage and training.
2. Facility to be primarily used by staff and volunteers. Any use by members of the public shall be by appointment only.
3. Training services limited to recent adoptees through RPAW and is to occur by drop off with owners not staying during the training or be limited to ten owners at a time. The applicant shall monitor parking and circulation associated with training and adjust training programs with staggered start times or other modifications to ensure adequate parking and circulation are provided.
4. A Certificate of Occupancy is required prior to occupying the space. This may require construction of an additional restroom or reconfiguration of space to meet restroom requirements.
5. Suite numbers shall be assigned by the City to the newly divided spaces.
6. The outdoor dog area shall meet a 25-foot front yard setback and shall be enclosed by a six-foot-high maintenance free solid fence. Fence must be installed prior to issuance of certificate of occupancy. The outdoor dog area must meet all applicable building code requirements, including exiting and accessibility which may be impacted by the fence.
7. Applicant shall obtain a commercial kennel license from the City Clerk annually.
PASSED by the City Council of the City of Blaine this 7th day of March, 2022.