04/13/2016 P&Z Packet - Laserfiche WebLink

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ANALYSIS Rice Creek Animal Hospital currently operates at 6511 Ware Road Suite #140 in Spirit Hills Center, a multi -tenant retail center. The current lease space is approximately 1,500 s.f. A Conditional Use Permit was approved on December 20, 2010 with Resolution No. 10-116 for a veterinary hospital. The relocation of the animal hospital to a new building requires a new conditional use permit. The new location is 6505 Ware Road Suite #230, also in Spirit Hills Center. The building used to be a bank. The proposed leased space is 4,067 s.f. Interior remodeling to accommodate the animal hospital will include a waiting area, exam rooms, treatment area, sound proof kennel "run" and office space. The kennel "run" area is only for sick or recovering patients. Animals will not be commercially kenneled on site for long periods of time. Exterior improvements include the removal of existing raised concrete curb and steel bollards (previous bank drive-thru lane) and adding a sidewalk and main entrance vestibule on the south side of the building. The existing canopy and support system will remain in place. The vestibule will be 7'9" x 9'8" and exterior materials will match existing textured CMU and EIFS. There is no increase in impervious surface. Comprehensive Plan The property is guided for commercial development and a veterinary hospital is consistent with that land use designation. Goal #1, Policy #5 of the Economic Development Plan is to integrate into neighborhoods retail and service commercial activities that serve the neighborhood. Rice Creek Animal Hospital has developed a client base that services the surrounding residential neighborhoods and is looking to expand the animal hospital in the neighborhood. Zoning The property is zoned GB, General Business/ PDO, Planned Development Overlay. Per Section 1007.112(8)(n), a veterinary hospital is allowed in the GB, General Business District with an approved conditional use permit. The required setback along CSAH 34Birch Street is 40 feet. The proposed vestibule addition is 70 feet from the CSAH 34 property line. No additional hardcover is proposed. Exterior building materials will be consistent with existing textured CMU and EIFS. No additional landscaping or buffers are required. Parking The number of required parking spaces was re -analyzed. Per the December 20, 2010 Council Staff Report, the Spirit Hills Center was developed with 133 parking spaces.