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LAKE ELMO PLANNING COMMISSION STAFF REPORT Date: August 9, 2006 for the Meeting of August 14, 2005 Alpplicant: Dr. John BailIie and Gary Harty Locations: 11051 Stillwater Blvd. Requested Action: Conditional Use Permit for a Veterinary Clinic and Section 520 Site Plan Land Use Plan Guiding: Commercial Existing Zoning: GB (General Business) Site 11istory and Existing Conditions: The site is 1.1 acres with an existing 2,057 square foot (foot print) structure that was converted from a residence to an office building in 1980 following rezoning by the City from R-I to GB. City records reveal no other actions of significance on the site except a modification of the sign face message for the occupant insurance agency in 2004. In 2005 the City approved a Section 520 Site Plan for the site that proposed demolition of the west portion of the existing building, and subsequent addition of 3,321 square feet to the remaining existing building, and adding 6 off-street parking spaces at the front of the building (Resolution 2005-048, attached). The 2005 applicant, Bahr Management, did not follow through with that project Discussion and Analysis: The applicants propose a Conditional Use Permit to locate a veterinary clinic within the existing one story frame building. The clinic would be relocated from its present premises at 3417 Lake Elmo Avenue at which a Conditional Use Permit for a veterinary clinic was approved by the City Council in 1997 (Resolution 97-54). The applicants also propose a Section 520 Site Plan for limited site improvements (primarily off-street parking). It is the understanding of staff that the use of the subject structure will duplicate that of the existing use at 3417 Lake Elmo Avenue — veterinary clinic only, with no animal boarding. Several of the conditions from Resolution_ 97-54 may still be appropriate should this CUP be otherwise approved. The Section 520 Site Plan addresses only parking/drive modifications proposed for the site. In an effort to attain the 1 parking space per 150 square feet of building area required by the Zoning Ordinance for "clinics" (the closest use to veterinary for which an off-street parking formula is specified) the applicant proposes a total of 14 parking spaces — 8 to 10 more than the site now appears to offer. While the applicants have advised staff that some additional parking is desired at the rear of the building for their staff, City staff questions whether all 14 spaces (and the attendant impervious surfacing) are actually required for this use. We are suggesting that any parking and related asphalt now in the Highway 5 right-of-way be removes, and perhaps 6 of the 10 proposed new parking spaces on west side of the building be instead "Proof of Parking" and not be