HomeMy WebLinkAbout4b PC - Animal Inn CUP Amend and Variance1
STAFF REPORT DATE: 3/25/2024 ITEM #: 4b PUBLIC HEARING TO: Planning Commission FROM: Sophia Jensen, City Planner AGENDA ITEM: Animal Inn Pet Spa and Resort- Conditional Use Permit Amendment and Variance REVIEWED BY: Jason Stopa, Community Development Director
Nathan Fuerst, Bolton and Menk Planning Consultant
BACKGROUND: The City of Lake Elmo received a conditional use permit amendment request from Katie and Corwin Cheng, (the Applicants”) owners of the Animal Inn Pet Resort and Spa. The property is located at 8611 34th Street North (PID 16.029.21.43.0013, 16.029.21.42.0001, and 16.029.21.42.0011) (the “Property”).
The intent of this request is to expand their facility to accommodate the growing demand for their
services. The property has operated as a kennel since the early 1970’s with CUPs starting in 1985. In 2019, due to the sale of the property, the conditional use permit was amended, the property was rezoned, and most of the parcels were consolidated. The proposed expansion includes a building addition, a new building, and fencing modifications. In addition to the conditional use permit amendment, they are also
requesting a variance to the Limited Commercial (LC) zoning district setbacks and off-street parking
regulations for commercial kennels.
ISSUE BEFORE THE PLANNING COMMISSION: The Planning Commission is being asked to review the conditional use permit amendment request and
make a recommendation to the City Council.
REQUEST DETAILS: Applicant/Owner: Katie and Corwin Cheng owners of Animal Inn Training LLC - AKA Animal Inn Pet Resort and Spa
Location:
Request: Site Area:
8611 34th St. N (PID 16.029.21.43.0013, 16.029.21.42.0001, and
16.029.21.42.0011) Conditional Use Permit Amendment and Variance 14.39 Acres Existing Land Use:
Zoning:
Commercial Kennel
Limited Commercial - LC
Comprehensive Plan: Limited Business - LB
Deadline for Action: Application Complete: 3/6/2024
60 Day Deadline: 5/4/2024
Extension Letter Mailed: 3/6/20204 120 Day Deadline: 7/4/2024
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Regulations: Article XV Commercial Districts Article V Zoning Administration
CONDITIONAL USE PERMIT AMENDENT REVIEW AND FINDINGS: The site is currently controlled by the conditional use permit approved in 2019 (Resolution 2019-018). The applicant is requesting an amendment to condition 1, 2, 8, and 9 of the existing conditional use permit. Below is a review of the requests:
Condition 1 and 2: The applicants are requesting an expansion of their boarding capacity from 150 dogs to 300 dogs and expansion from 10 cats to 30 cats. The overall capacity total will increase from 160 to 330 animals. Since the last CUP amendment in 2019, Lake Elmo and surrounding communities have been further developed and the demand for boarding has greatly increased.
Condition 4: The applicant has consolidated the parcels as far as possible; they are unable to fully satisfy condition 4. The remaining 3 parcels are Torrens and cannot be consolidated. A condition of approval for a restrictive covenant has been added to ensure the 3 parcels remain under common ownership.
Condition 8: The applicant is requesting to relocate the fencing to accommodate the new building and building addition. Currently, staff must cross the existing parking stalls and drives. This creates a safety concern for the animals, staff, and possible drivers. This also can stress the animals and increase the chances of runaways. With the proposed connected yards, and entailed redesign of existing fencing and walkways, these concerns can be reduced for an increase in overall safety and well-being of all parties
involved. The new animal daycare building needs to have a private play area with easy access for exercise and relief, that does not impact the comfort and well-being of dogs boarded in the Kennels building. Condition 9: The applicant is requesting 4 primary buildings instead of 3 primary buildings. The 2
accessory buildings would remain. The new building shall be classified as Animal Daycare and operated as a principal building. The current buildings and associated yards operate at full capacity. Staff recommends the following findings:
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The conditional use permit amendment should not be detrimental to or endanger the public heath, safety, comfort, convenience or general welfare of the neighborhood or City. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. This use
is anticipated in the Limited Business land use guidance.
3. The use or development is compatible with the existing neighborhood. The facility has been in existence since the early 1970’s. There also is a neighboring property that is operating as an obedience training facility. 4. The proposed use meets all specific development standards for such use listed in Article 15
of this Chapter. The conditional use permit amendment meets all specific development standards of Article 15. 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Chapter 105.12.1260 (Shoreland Regulations) and Title 100 (Flood Plain Management). There is a pond on site which causes part of the
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property to fall within a flood zone. However, the land use table lists base district uses such as kennels as an allowed use with a Conditional Use Permit.
6. The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed addition and new building are designed to be compatible with the existing structure character. The character of the general vicinity should not be changed.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. There is a County highway to the north separating Animal Inn from the northern residential properties. The closest home to the north is over 850 ft. away from the property line. Along the southern property line there is an active rail line and large pond that separates the property and residential properties.
The distance from the property line is conservatively measured at over 300 ft. Staff believe
that the spacing is sufficient to assist in mitigating any nuisances. It is not anticipated for the use to become a nuisance. 8. The proposed use will be served adequately by essential public facilities and services. The use will be adequately served by essential public facilities and services. A condition of
approval has been included for the property to connect to the existing 16-inch Trunk
Watermain. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The use should not create additional requirements at public cost, nor will it be detrimental
to the economic welfare of the community.
10. The proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The use will not produce excessive traffic, noise, smoke, fumes, glare or odors.
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. Vehicular approaches to the property are not proposed to be changed and should not create traffic congestion. 12. The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. The proposed amendment and use will not result in the
destruction, loss or damage of the natural environment.
RECOMMENDED VARIANCE REVIEW AND FINDINGS. The applicant is requesting a variance from the Limited Commercial Zoning district setback of 50’ to 25’. This variance applies to the new Animal Daycare building and Kennel expansion. The applicant is
also requesting flexibility from the off-street parking regulations for commercial Kennels. Based on the
proposed capacity of the site 63 parking spaces are required, the applicant is proposing to maintain the existing 38 parking stalls. An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake
Elmo City Code Section 105.12.320 before the City may grant an exception or modification to city code
requirements. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant’s request. Staff recommends the following findings:
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1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Adjustment upon the application by the owner of the affected property where the strict enforcement
of this chapter would cause practical difficulties because of circumstances unique to the individual
property under consideration and then only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. Definition of practical difficulties - “Practical difficulties” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control.
SETBACK FINDING: The property has constraints with the septic location, pet cemetery, and
floodplain. The proposed location is the only feasible location for an addition. Existing facilities are at capacity and the applicant states expansion is required to remain a viable business. OFF STREET PARKING FINDING: The applicant is not proposing any additional parking with
the facility addition. The undeveloped property has significant slopes that are not suitable for
parking and adding additional impervious surface and drainage.
2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner.
SETBACK FINDING: The applicants are not responsible for the layout of the current facility.
Expansion is not viable in areas that meet setbacks due to grades, wetlands, septic location, and the pet cemetery. OFF STREET PARKING FINDING: The applicant does not utilize all the parking currently in
place due to the drop off/pick up structure of the business. The grading of the property is not
conducive to additional parking and parking is not permitted in the fire lane. Additional parking
would cause increased runoff and flooding of the structures. 3) Character of Locality. The proposed variance will not alter the essential character of the locality in
which the property in question is located.
SETBACK FINDING: The variance should not impact essential character; the use of the facilities is to remain the same. The request meets the overall design intent of this area. OFF STREET PARKING FINDING: The variance request should not impact essential character;
the parking will remain as-is.
4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light and air to properties adjacent to the property in question or substantially increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood.
SETBACK FINDING: The request should not negatively impair adjacent properties or increase
congestion on a public street. The area has natural buffers from residential areas. OFF STREET PARKING FINDING: The variance should not impair adjacent properties or increase congestion on a public street. The parking will remain as-is.
AGENCY REVIEW: This request was distributed to several departments and agencies for review on March 15th, 2024. The following departments provided comments:
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•Fire Department Memo (3/7/2024) Provided comments regarding drive lanes, fire detection and
suppression, building addressing, and gates/locks/access.
•City Engineer Memo (3/9/2024) Provided comments regarding impervious surface, waterconnection, grading, and stormwater. Engineering requested more detailed plans.
•Washington County DOT Email (3/12/2024) Provided comments regarding future intersectionimprovements and City cost share.
•Valley Branch Watershed District Email (3/17/2024) – Indicated a permit would be required
•MN DNR – Did not provide comments.
Conditions of approval have been included to address agency review comments where applicable.
RECOMMENDED CONDITIONS OF APPROVAL: 1. The total number of dogs boarded at any point in time shall not exceed 300.2. The total number of cats boarded at any point in time shall not exceed 30.3.All past conditional use permits affiliated with the properties shall now be null and void.
4.The applicants must enter into a restrictive covenant agreement to ensure the three parcels remainunder common ownership.5.Primary buildings must connect to City Water prior to the issuance of a Certificate of Occupancyfor the additions.6.The applicant must provide plans for the water connection to the satisfaction of the City Engineer,
Public Works Director, and Fire Chief prior to the release of the building permit.7.All city, state, or other necessary permits must be obtained prior to the release of the buildingpermit.8. No construction may begin until the applicant has provided written documentation demonstratingadequate wastewater management facilities exist or are proposed to serve the proposed addition.
This should include either a Washington County inspection compliance report for the existing on-site wastewater system or a wastewater management plan and permit approved by WashingtonCounty.9.Address numbers must be plainly visible from the street and on the buildings. Primary buildingsmust be identified by their use.
10.The Main buildings defined as Animal Inn, Animal Hospital, Kennel, and Animal Daycare maybe used for boarding. The two storage buildings labeled as shed and storage shall not be used forboarding.11.No outdoor kenneling shall be permitted on the property. This does not mean dogs cannot runfreely in fenced areas.
12.All fencing as proposed shall remain in place. Any desire to expand or erect new fencing shall
constitute the need for a CUP amendment. General repair and replacement of fencing does notneed an amendment.13. There shall not be more than 4 principal buildings and 2 accessory buildings on the property.a.Principle buildings are labeled as Animal Inn, Animal Hospital, Kennel, and Animal
Daycare.b.Accessory buildings are labeled as shed and storage.14.The caretaker quarters located in the main building, identified as the Animal Inn building on theSurvey, can remain. Expansions of the dwelling space will require an amendment to the CUP,
other zoning or building codes may also apply.
15.Uses are stated and defined:a.Boarding – Daily stay (Not overnight) and Long term stay (defined as being overnight)
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b. Grooming – Grooming services (baths, clipping, etc.) that do not extend into veterinaryservice.
c. Pet Cemetery – Shall be maintained and operated as a cemetery for deceased pets.
d. Obedience training - Standard training and socializing of dogs.e. Storage – Storage for items or products associated with the Animal Inn business.
PUBLIC COMMENT:
A public hearing was sent to surrounding property owners on March 13th, 2024, and published in the
Stillwater Gazette on March 15th, 2024. At this time no public comment has been received.
OPTIONS: The Planning Commission may:
•Recommend approval of the request;
•Recommend approval of the request with conditions;
•Recommend denial of the request. Citing findings of fact for denial.
RECCOMENDATION: Staff recommend the Planning Commission recommend approval of the conditional use permit amendment request. Below is the recommended motion:
“Move to recommend approval of the variances and conditional use permit amendment with
conditions from Katie and Corwin Cheng for the Animal Inn Pet Resort and Spa located at 8611 34th Street N based on the findings listed in the staff report.”
ATTACHMENTS:
1.Location Map
2.Application and Narrative3.Parking Study4.CUP Resolution 2019-0185.Fire Dept Memo (3/7/2024)
6.City Engineer Memo (3/9/2024)
7.Washington County DOT Email (3/12/2024)
8.VBWD Email (3/17/2024)
IRISAVEN
14
14
34THSTN
34THSTN
CORD14
CORD14
IRIS
A
VE
N
IRISAVE
N
14 14
14 14
3082 3077 8740
8611
8611
8633 8921
89318935
8941
3424
3432
8603
8611
ArcGIS Web AppBuilder
Parcels
Municipals
DNR Protected Waters ID
3/13/2024, 10:58:08 AM
0 0.05 0.10.03 mi
0 0.09 0.170.04 km
1:4,514
Washington County, MN |
Animal Inn Parking Study Date: 3/7/24
Total Arrivals and Departures: 134.
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 3/0/3 4
6:15 4 0 1/0/1 4
6:30 4 0 5/0/5 4
6:45 4 0 1/0/1 4
7:00 5 2 11/0/11 4
7:15 5 2 4/0/4 4
7:30 5 0 10/0/10 4
7:45 5 0 3/0/3 4
8:00 5 3 7/0/7 4
8:15 5 1 4/0/4 4
8:30 5 2 3/1/4 7
8:45 5 2 0/0/0 7
9:00 5 2 3/0/3 7
9:30 8 0 5/0/5 8
10:00 8 2 3/3/6 10
10:30 9 1 1/0/1 10
11:00 12 1 1/0/1 13
11:30 14 2 0/0/0 16
12:00-2 (we are
closed)
14 0( 2TS clients) 0/0/0 14
2:00 14 2 1/2/3 16
2:30 14 1 0/4/4 15
3:00 11 1 1/3/4 12
3:30 10 2 1/4/5 12
4:00 10 3 2/10/12 13
4:15 10 4 0/4/4 14
4:30 10 2 1/13/14 12
4:45 10 4 0/1/1 14
5:00 10 1 0/6/6 11
5:15 10 1 0/3/3 11
5:30 10 1 0/3/3 11
5:45 10 5 0/4/4 15
6:00 10 2 0/2/2 12
Animal Inn Parking Study Date: 3/8/24
Total Arrivals and Departures: 116
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 3 0 3/0/3 3
6:15 3 0 1/0/1 3
6:30 3 0 2/0/2 3
6:45 3 0 1/0/1 3
7:00 3 1 4/0/4 4
7:15 3 1 1/0/1 4
7:30 3 1 6/0/6 4
7:45 3 2 1/0/1 5
8:00 3 3 6/1/7 6
8:15 3 5 0/0/0 8
8:30 4 0 8/0/8 4
8:45 4 2 2/0/2 6
9:00 4 3 9/1/10 7
9:30 6 3 1/2/3 9
10:00 6 3 4/0/4 9
10:30 6 3 2/0/2 9
11:00 8 1 2/0/2 9
11:30 12 2 2/2/4 14
12:00-2 (we are
closed)
12 2 0/0/0 14
2:00 12 4 0/1/1 16
2:30 12 1 3/6/9 13
3:00 11 3 2/1/3 14
3:30 11 2 0/4/4 13
4:00 11 3 0/7/7 14
4:15 10 0 0/3/3 10
4:30 9 3 0/3/3 12
4:45 9 5 2/4/6 14
5:00 10 3 0/8/8 13
5:15 10 4 0/1/1 14
5:30 10 1 0/8/8 11
5:45 9 2 0/2/2 11
6:00 9 0 0/0/0 9
Animal Inn Parking Study Date: 3/9/24
Total Arrivals and Departures: 30 TS=Animal Inn Training School customers
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 0/0/0 4
6:15 4 0 0/0/0 4
6:30 4 0 0/0/0 4
6:45 4 0 0/0/0 4
7:00 4 0 0/0/0 4
7:15 4 0 0/0/0 4
7:30 4 0 0/0/0 4
7:45 4 0 0/0/0 4
8:00 4 3 3/0/3 7
8:15 4 0 0/1/1 4
8:30 4 1 3/0/3 5
8:45 4 1 0/0/0 5
9:00 4 1 1/0/1 5
9:30 4 2 0/3/3 6
10:00 4 2 1/1/2 6
10:30 4 0 1/2/3 4
11:00 5 0( 2TS clients*) 1/0/1 5
11:30 10 1 (3 TS
clients)
3/3/6 11
12:00-2 (we are
closed)
11 0 (3 TS
clients)
0/0/0 12
2:00 11 2 (1 TS
client)
0/2/2 13
2:30 11 0 (1 TS
client)
1/1/2 11
3:00 11 0 (1 TS
client)
0/0/0 11
3:30 9 1 0/0/0 10
4:00 7 0 0/0/0 7
4:15 7 0 0/0/0 7
4:30 6 0 0/0/0 6
4:45 6 1 0/0/0 7
5:00 6 1 1/1/2 7
5:15 6 1 0/0/0 7
5:30 6 0 0/1/1 6
5:45 8 0 0/0/0 8
6:00 7 0 0/0/0 7
Animal Inn Parking Study Date: 3/10/24
Total Arrivals and Departures: 30
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 0/0/0 4
6:15 4 0 0/0/0 4
6:30 4 0 0/0/0 4
6:45 4 0 0/0/0 4
7:00 4 0 0/0/0 4
7:15 4 0 0/0/0 4
7:30 4 0 0/0/0 4
7:45 4 0 0/0/0 4
8:00 4 0 0/0/0 4
8:15 4 0 0/0/0 4
8:30 4 0 0/0/0 4
8:45 4 0 0/0/0 4
9:00 4 0 0/0/0 4
9:30 4 0 0/0/0 4
10:00 4 0 1/0/1 4
10:30 4 0 0/0/0 4
11:00 6 1 4/15/19 7
11:30 7 0 1/1/2 7
12:00-2 (we are
closed)
8 0 0/0/0 8
2:00 8 0 0/0/0 8
2:30 7 0 0/0/0 7
3:00 5 0 0/1/1 5
3:30 5 0 3/0/3 5
4:00 5 0 0/0/0 5
4:15 5 0 2/0/2 5
4:30 5 0 1/0/1 5
4:45 5 0 0/0/0 5
5:00 5 0 0/0/0 5
5:15 5 0 0/0/0 5
5:30 5 0 0/0/0 5
5:45 5 0 1/0/1 5
6:00 5 0 0/0/0 5
Animal Inn Parking Study Date: 3/13/24
Total Arrivals and Departures: 131
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 5/0/5 4
6:15 4 0 0/0/0 4
6:30 4 0 5/0/5 4
6:45 4 0 0/0/0 4
7:00 5 0 7/0/7 5
7:15 5 2 4/0/4 7
7:30 5 1 8/0/8 6
7:45 5 2 4/0/4 7
8:00 5 0 5/0/5 5
8:15 5 1 3/0/3 6
8:30 5 1 3/0/3 6
8:45 5 0 2/0/2 5
9:00 5 2 8/2/10 7
9:30 7 0 4/0/4 7
10:00 7 0 2/1/3 7
10:30 8 0 0/0/0 8
11:00 9 2 1/0/1 11
11:30 11 1 2/5/7 12
12:00-2 (we are
closed)
11 0 0/0/0 11
2:00 11 4 2/1/3 15
2:30 11 1 0/2/2 12
3:00 10 1 0/5/5 11
3:30 9 1 1/4/5 10
4:00 9 1 0/3/3 10
4:15 8 0 0/5/5 8
4:30 8 0 0/9/9 8
4:45 8 3 0/8/8 11
5:00 8 2 0/6/6 10
5:15 8 2 0/2/2 10
5:30 8 4 0/11/11 12
5:45 8 2 0/0/0 10
6:00 8 1 0/1/1 9
Animal Inn Parking Study Date: 3/14/24
Total Arrivals and Departures: 128
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 4/0/4 4
6:15 4 0 1/0/1 4
6:30 4 0 3/0/3 4
6:45 4 0 4/0/4 4
7:00 5 0 6/0/6 5
7:15 5 1 2/0/2 6
7:30 5 2 9/0/9 7
7:45 5 2 1/0/1 7
8:00 5 1 5/1/6 6
8:15 5 1 1/0/1 6
8:30 5 2 8/0/8 7
8:45 6 1 4/0/4 7
9:00 6 0 4/1/5 6
9:30 8 2 3/1/4 10
10:00 7 0 5/2/7 7
10:30 8 1 0/3/3 9
11:00 9 0 1/1/2 9
11:30 14 0 0/1/1 14
12:00-2 (we are
closed)
13 0 0/0/0 13
2:00 11 2 0/3/3 13
2:30 12 2 0/1/1 14
3:00 10 0 0/3/3 10
3:30 10 0 0/4/4 10
4:00 10 4 0/6/6 16
4:15 9 1 0/1/1 10
4:30 9 1 0/2/2 10
4:45 9 0 0/1/1 9
5:00 9 3 0/12/12 12
5:15 9 2 0/6/6 11
5:30 9 7 0/12/12 16
5:45 9 4 0/5/5 13
6:00 9 1 0/1/1 10
Animal Inn Parking Study Date: 3/15/24
Total Arrivals and Departures: 124
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 1/0/1 4
6:15 4 1 1/0/1 5
6:30 4 1 2/0/2 5
6:45 4 0 1/0/1 4
7:00 4 1 5/0/5 5
7:15 4 2 3/0/3 6
7:30 4 0 5/0/5 4
7:45 4 3 3/0/3 7
8:00 4 3 13/0/13 7
8:15 5 1 1/0/1 6
8:30 5 1 2/0/2 6
8:45 5 0 4/1/5 5
9:00 5 0 7/2/9 5
9:30 6 2 2/3/5 8
10:00 7 1 1/1/2 8
10:30 7 2 2/0/2 9
11:00 7 1 3/3/6 8
11:30 12 3 3/0/3 15
12:00-2 (we are
closed)
12 1 0/0/0 13
2:00 10 1 2/1/3 11
2:30 10 1 0/1/1 11
3:00 9 1 1/5/6 10
3:30 8 1 1/4/5 9
4:00 8 2 0/6/6 10
4:15 8 3 0/3/3 11
4:30 8 3 0/6/6 11
4:45 8 2 0/1/1 10
5:00 8 2 0/7/7 10
5:15 8 1 0/2/2 9
5:30 8 2 0/10/10 10
5:45 7 2 0/5/5 9
6:00 7 3 0/0/0 10
Animal Inn Parking Study Date: 3/16/24
Total Arrivals and Departures: 36
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 5 0 0/0/0 5
6:15 5 0 0/0/0 5
6:30 5 0 0/0/0 5
6:45 5 0 0/0/0 5
7:00 5 0 0/0/0 5
7:15 5 0 0/0/0 5
7:30 5 0 0/0/0 5
7:45 5 0 0/0/0 5
8:00 5 0 0/0/0 5
8:15 5 0 0/0/0 5
8:30 5 0 1/0/1 5
8:45 5 1 1/0/1 6
9:00 5 0 1/1/2 5
9:30 5 0 2/2/4 5
10:00 5 0 0/0/0 5
10:30 5 1 1/0/1 6
11:00 5 0 2/3/5 5
11:30 9 2 3/2/5 11
12:00-2 (we are
closed)
9 0 0/0/0 9
2:00 8 2 2/0/2 10
2:30 8 3 0/2/2 11
3:00 7 0 0/0/0 7
3:30 7 0 0/2/2 7
4:00 7 0 0/1/1 7
4:15 6 0 0/1/1 6
4:30 6 0 0/0/0 6
4:45 6 0 0/1/1 6
5:00 5 0 1/1/2 5
5:15 5 2 2/2/4 7
5:30 5 1 0/2/2 6
5:45 5 1 0/0/0 6
6:00 6 0 0/0/0 6
Animal Inn Parking Study Date: 3/17/24
Total Arrivals and Departures: 31
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 0/0/0 4
6:15 4 0 0/0/0 4
6:30 4 0 0/0/0 4
6:45 4 0 0/0/0 4
7:00 4 0 0/0/0 4
7:15 4 0 0/0/0 4
7:30 4 0 0/0/0 4
7:45 4 0 0/0/0 4
8:00 4 0 0/0/0 4
8:15 4 0 0/0/0 4
8:30 4 0 0/0/0 4
8:45 4 0 00/0/0 4
9:00 4 0 0/0/0 4
9:30 4 0 0/0/0 4
10:00 4 0 1/0/1 4
10:30 4 0 0/0/0 4
11:00 5 4 2/6/8 9
11:30 9 5 3/8/11 14
12:00-2 (we are
closed)
8 0 0/0/0 8
2:00 8 0 0/0/0 8
2:30 6 0 0/1/1 6
3:00 6 2 1/3/4 8
3:30 5 2 0/3/3 7
4:00 5 0 0/2/2 5
4:15 5 0 0/0/0 5
4:30 5 0 0/1/1 5
4:45 5 0 0/0/0 5
5:00 5 0 0/0/0 5
5:15 5 0 0/0/0 5
5:30 5 0 0/0/0 5
5:45 5 0 0/0/0 5
6:00 5 0 0/0/0 5
Animal Inn Parking Study Date: 3/18/24
Total Arrivals and Departures: 63
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 4 0 2/0/2 4
6:15 4 1 0/0/0 5
6:30 4 0 3/0/3 4
6:45 4 0 1/0/1 4
7:00 4 0 3/0/3 4
7:15 4 0 6/0/6 4
7:30 4 0 4/0/4 4
7:45 4 2 3/0/3 6
8:00 4 1 1/1/2 5
8:15 4 1 0/0/0 0
8:30 4 1 1/0/1 5
8:45 4 1 1/0/1 5
9:00 4 1 4/0/4 5
9:30 5 1 0/0/0 6
10:00 6 0 2/0/2 6
10:30 6 0 1/0/1 6
11:00 7 4 0/1/1 11
11:30 10 0 1/1/2 10
12:00-2 (we are
closed)
9 0 0/0/0 9
2:00 9 0 0/1/1 1
2:30 9 0 0/0/0 9
3:00 9 0 0/2/2 9
3:30 8 0 0/1/1 8
4:00 8 1 0/5/5 9
4:15 8 1 0/3/3 9
4:30 8 1 0/4/4 9
4:45 8 2 0/1/1 10
5:00 8 0 0/4/4 8
5:15 9 1 0/2/2 10
5:30 7 1 0/2/2 8
5:45 7 3 0/2/2 10
6:00 7 0 0/0/0 10
Animal Inn Parking Study Date: 3/19/24
Total Arrivals and Departures: 116
Time # of Staff Cars # of Client
Cars
# of Clients
Checking In/Out/Total
Clients
Total Cars
6:00 5 1 4/0/4 6
6:15 5 0 1/0/1 5
6:30 5 2 1/0/1 7
6:45 5 0 1/0/1 5
7:00 6 0 7/0/7 6
7:15 6 4 5/0/5 10
7:30 6 0 7/0/7 6
7:45 6 0 1/0/1 6
8:00 6 1 6/0/6 7
8:15 6 1 0/1/1 7
8:30 6 0 4/0/4 6
8:45 6 0 5/0/5 6
9:00 7 1 5/0/5 8
9:30 8 3 3/1/4 11
10:00 8 1 2/0/2 9
10:30 8 0 0/0/0 8
11:00 9 0 0/0/0 9
11:30 12 0 1/0/1 12
12:00-2 (we are
closed)
12 0 0/0/0 12
2:00 12 1 1/0/1 13
2:30 12 1 0/5/5 13
3:00 10 0 2/2/4 10
3:30 10 5 0/9/9 15
4:00 10 2 0/6/7 12
4:15 10 1 0/3/3 11
4:30 9 0 0/6/6 9
4:45 9 2 0/2/2 11
5:00 9 2 2/9/11 11
5:15 8 3 0/3/3 11
5:30 8 0 0/6/6 8
5:45 8 1 0/4/4 9
6:00 8 0 0/0/0 8
Animal Inn Parking Study Averages
Time # of Staff
Cars # of
Client
Cars
Total Cars # of Clients
Checking In/Out
6:00 4.1 0.1 4.2 2
6:15 4.1 0.2 4.3 0.5
6:30 4.1 0.3 4.4 1.9
6:45 4.1 0 4.1 0.8
7:00 4.5 0.4 4.9 3.9
7:15 4.5 1.1 5.6 2.3
7:30 4.5 0.4 4.9 4.5
7:45 4.5 1 5.5 1.5
8:00 4.5 1.4 5.9 4.5
8:15 4.5 1 5.5 1
8:30 4.6 0.7 5.3 3.1
8:45 4.7 0.7 5.4 1.8
9:00 4.8 0.9 5.7 4.5
9:30 5.9 1.2 7.1 2.9
10:00 6 0.8 6.8 2.7
10:30 6.3 0.7 7 1.2
11:00 7.5 1.3 8.8 4.2
11:30 10.9 1.5 12.4 3.8
12:00-2 (we
are closed)
10.8 0.3 11.1 0
2:00 10.4 1.6 12 1.7
2:30 10.2 0.9 11.1 2.5
3:00 9 0.7 9.7 2.9
3:30 8.4 1.3 9.7 3.7
4:00 8.2 1.5 9.7 4.5
4:15 7.8 0.9 8.7 2.3
4:30 7.5 0.9 8.4 4.2
4:45 7.5 1.7 9.2 1.9
5:00 7.5 1.3 8.8 5.3
5:15 7.5 1.5 9 2.1
5:30 7.4 1.5 8.9 5
5:45 7.4 1.8 9.2 1.2
6:00 7.3 0.6 7.9 0.4
Explanation of Findings of Parking Study
As you can see by looking at the average number of both employee and customer
cars, a majority of cars belong to employees. This is for a few reasons.
1. Most pets staying the night are not just at Animal Inn for one night, many
stay for a week or more. Customers only use the parking lot for boarding
dogs at pick up and drop off, not each day. These dogs do not need
additional parking during their stay aside from staff as no one else will be
coming daily to the business for them. 2. Drop off and pick ups are stream lined to be as quick as possible. In particular daycare drop offs usually are just a quick hand off between staff and the pet parent and then they leave. For this reason, while we may have a lot of daycare dogs it doesn’t really add up to too many cars in the parking lot.
You may notice as you read through the study that 3/11/24 and 3/12/24 are not
included in the study. We closed our daycare to help prevent any illness spreading
during spring break these two days. As there was no daycare for these two days,
they were not an accurate representation of parking requirements and thus were
removed from the study.
For the timing of this study, it was conducted during a spring break week which
means there is a higher amount of boarding check ins than normal and this would
be considered our peak time. Boarding check ins also tend to take longer than our
daycare check-ins. Even with this in mind, the most cars in our lot at any point in
time was 16 during the study (12 of which were staff vehicles) and the highest
average number of cars in any time slot was 12.4 total cars (of which an average
of 11.4 were staff vehicles). Adding additional dogs to the facility will not
significantly increase the need for parking and this goes to show that Animal Inn
Pet Resort already has sufficient parking available for the proposed projects.
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2019-018
A RESOLUTION APPROVING AN AMENDMENT TO THE CONDITIONAL USE PERMIT
FOR A COMMERCIAL KENNEL FOR THE PROPERTYS AFFILIATED WITH AMINAL INN.
(8633 34"' STREET N. PID. 16.029.21.42.0010, 16.029.21.43.0012, 16.029.21.43.0006,
16.029.21.42.0005, and 16.029.21.42.0001)
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Joan Tauer of Animal Inn. Pet Resort &Spa Inc., 8633 34'1\ Lake Elmo,
MN 55042, (the "Applicant") has submitted an application to the City of Lake Elmo (the "City")
for an amendment to the existing Conditional Use Permit to further clarify the allowed uses
through the updated conditional use permit and apply it towards the properties listed as
16.029.21.42.0010, 16.029.21.43.0012, 16.029.21.43.0006, 16.029.21.42.0005, and
16.029.21.42.0001 (the "Property"); and
WHERE AS, The listed properties have been rezoned to the same classification and will
be consolidated; and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154. l 02; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on February 25, 2019, recommended approval; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report dated March
19, 2019 to the City Council; and
WHEREAS, the City Council considered said matter at its March 19, 2019 meeting.
NOW, THEREFORE, based on the testimony elicited and information received, the City
Council makes the following:
FINDINGS
l) That the procedures for obtaining said Conditional Use Pennit are found in the Lake
Elmo Zoning Ordinance, Section 154.106.
2) That all the submission requirements of said Section 154. l 06 have been met by the
Applicant.
Resolution 2019-018 l
l. The use has been in existence on this site since the early 1970 's. Staff does not believe
that this amendment will directly cause a negative impact to the surrounding
neighborhood.
1. The property is guided for Limited Commercial which is how it will be rezoned. The
Comprehensive plan categorizes the properties as Limited Business, which constitutes
commercial users that are less intense and not needing sewer or water.
2. The use is compatible with the existing neighborhood and has been in existence since the
early 1970 's. There also is a neighboring property that is operating as an obedience
training facility.
3. The applicant is not proposing to develop or redevelop any part of the property at this
time.
4. There is a pond on site which causes part of the property to fall within a flood zone.
However, the land use table (150.254) lists kennels in the General Business District (LC)
as an allowed use with a Conditional Use Permit.
5. The applicant is not proposing any changes on site. However, going forward the zoning code
and design standards would apply where applicable.
6. It is not anticipated for the use to become a nuisance.
7. The use will be adequately served by essential public facilities and services, including
streets, police and fire protection, drainage structures, refuse disposal, water and sewer
systems and schools.
8. The site has access to an existing 16-inch Trunk Watermain but has not connected.
9. The use will not create additional requirements at public cost nor will it be detrimental to
the economic welfare of the community.
10. The use will not excessively produce traffic, noise, smoke, fames, glare or odors.
11. Vehicular approaches to the property will not create and have not created traffic congestion or
interfere with traffic.
12. The amendment and use will not result in the destruction, loss or damage of the natural
environment.
Resolution 2019-018 2
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant's application for an Amendment to the Conditional Use
Pennit, clarifying the allowed uses and apply the conditional use pennit to the properties
identified as 16.029.21.42.0010, 16.029.21.43.0012, 16.029.21.43.0006, 16.029.21.42.0005, and
16.029.21.42.0001 is granted, subject to the following conditions:
1) The total number of dogs boarded at any point in time shall not exceed 150.
2) The total number of cats boarded at any point in time shall not exceed 10.
3) All past permits affiliated with the properties shall now be null and void.
4) The properties shall be re-zoned to Limited Commercial and consolidated into one
property for tax identification purposes.
5) The property shall be readdressed to 8611 34t1, St., City of Lake Elmo.
6) The Main buildings defined as Animal Inn, Animal Hospital, and Kennel may be used for
boarding. The two storage buildings labeled as shed and storage shall not be used for
boarding.
7) No outdoor kenneling shall be permitted on the property. This does not mean dogs cannot
run freely in fenced areas.
8) All existing fencing shall remain in place. Any desire to expand or erect new fencing shall
constitute the need for a CUP amendment (site plan review). General repair and
replacement of fencing does not need an amendment.
9) There shall not be more than 3 principle buildings and 2 accessory buildings on the
property.
a. Principle buildings are labeled as Animal Inn, Animal Hospital, and Kennel.
b. Accessory buildings are labeled as shed and storage.
10) The caretaker quarters located in the main building, identified as the Animal Inn building
on the Survey, can remain. Expansions of the dwelling space will require an amendment
to the CUP, other zoning or building codes may also apply.
11) Uses are stated and defined:
a. Boarding -Daily stay (Not overnight) and Long term stay (defined as being
overnight)
b. Grooming -Grooming services (baths, clipping, etc.) that do not extend into
veterinary service.
c. Pet Cemetery -Shall be maintained and operated as cemetery for deceased pets.
d. Obedience training -Standard training and socializing of dogs.
e. Storage -Storage for items or products associated with the Animal Inn business.
Passed and duly adopted this 19th day of March, 2019 by the City Council of the City of Lake
Elmo, Minnesota.
~ Michael Pearson, Mayor
Resolution 2019-018 3
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
March 7, 2024
Sophia Jensen, Planner
City of Lake Elmo
Re: Animal Inn Conditional Use Permit Amendment and Variance
Prepared by: Anthony Svoboda, Fire Marshal
Approved by: Dustin Kalis, Fire Chief
Applicable Codes:
• 2020 Minnesota State Fire Code
• 2020 Minnesota State Building Code
• Lake Elmo Fire Department Fire Code Policies
• NFPA 13, 2016 edition
• NFPA 13D, 2016 edition
Fire Department Comments:
Roads, Drive Lanes, and Parking Areas
• All roads and drive lanes shall meet the Lake Elmo Fire Department requirements for widths and turning
radiuses.
• Approved fire apparatus roads shall be provided and maintained throughout all development phases in
coordination with engineering, public works, planning, and fire departments.
• An approved signage and marking plan shall be determined for all No Parking and Fire Lane access roads. On-
street parking shall be provided in approved locations following review by Engineering and Public Works. Parking
shall be prohibited on both sides of private drive lanes.
• All parking areas shall be capable of supporting the imposed load of fire apparatus weighing up to 75,000
pounds.
Fire Detection and Suppression
• A fire sprinkler system installed in accordance with the Minnesota State Fire Code Section 903 and Minnesota
Building Code Section 1306 is required in all new and existing structures proposed for remodel.
• Fire hydrants shall be provided in approved locations following review by Engineering and Public works.
• A fire alarm system shall be installed in accordance with the Minnesota State Fire Code Section 907.
LAKE ELMO FIRE DEPARTMENT – OFFICE OF THE FIRE MARSHAL
Fire Prevention, Code Enforcement, and Public Education
“Proudly Serving Neighbors and Friends”
Address and Street Naming Systems
• Building address numbers shall be plainly visible from the street fronting the property and shall be contrasting
color from the background.
• Size and placement of address numbers shall be approved by the fire and planning departments.
• Address reassignments are necessary for this site which hosts several individual building using the same address.
Gates, Locks, and Access
• Project construction phasing shall accommodate emergency access to the entire construction zone at all times,
generally meaning two separate means of entrance/exit as defined in the code. Phasing plan to be approved by
the fire department prior to construction.
• A KNOX rapid access key box is required on all buildings containing fire suppression or detection systems.
Individual boxes are required for each address.
• Any gate must be accompanied with a KNOX rapid access keyway or lock.
Questions, clarifications, or the request to provide code documents can be made using the contact information listed
below.
Respectfully,
PAGE 1 of 1
MEMORANDUM
Date: March 9, 2024
To: Sophia Jensen, City Planner Re: Animal Inn at 8611 34th Street North
Cc: Chad Isakson, P.E., Assistant City Engineer CUP and Variance Applications
Engineering Review Comments
From: Jack Griffin, P.E., City Engineer
An engineering review has been completed for the Animal Inn CUP and Variance applications located at 8611 34th
Street North.
STATUS/FINDINGS: If approved, any proposed Site Improvement Plans must be submitted for city engineering
review and approval.
1. The building expansions and additions as proposed exceed an increase in impervious surface by more than
6,000 SF, which requires a VBWD stormwater management permit and stormwater management onsite
mitigation. The applications indicate that a stormwater infiltration basin will be constructed to meet these
requirements. However, the plans submitted could not be reviewed as presented.
2. If connection to City water is proposed or required as part of the site improvements, the site plans must be
revised to depict such improvements and submitted for City review and approval.
3. City review and approval of the grading and stormwater management improvements will be required prior
to the start of any construction onsite and a VBWD permit will be required.
4. The site plans included with the CUP and Variance applications could not be reviewed as the drawings were
incomplete, not scaled and not legible. Scaled site plans must be submitted and must be fully detailed,
dimensioned and labeled consistent with the City Engineering Standard format requirements.
From:Daniel Elder
To:Sophia Jensen
Subject:RE: Lake Elmo Land Use Review - March 1st Batch
Date:Tuesday, March 12, 2024 3:05:33 PM
Caution: This email originated outside our organization; please use caution.
Sophia,
Animal Inn Conditional Use Permit Amendment and Variance
The county would like to comment that the present intersection does not currently have
turn lanes at this location and is not planning for future signal or turn lane
improvements. Introducing a signal or turn lanes in the future will result in a city cost
share per the county cost-share policy.
Kelli at admin will be providing comments regarding the comp plan amendment.
*I will be out of the office on parental leave from March 20th to May 1st. Please get in
touch with Lyssa Leitner with questions after March 20th.
Daniel Elder | Planner II
Washington County Public Works Department
11660 Myeron Road North, Stillwater, MN 55082
Office: 651-430-4307
A great place to live, work, and play…today and tomorrow
From:John P. Hanson
To:Sophia Jensen
Subject:Animal Inn
Date:Sunday, March 17, 2024 11:23:56 AM
Attachments:image002.png
Caution: This email originated outside our organization; please use caution.
Hi Sophia,
I missed the deadline. I’ve spoken to the owners and their representative about the Animal Inn
proposal. They’ll need a VBWD permit and haven’t submitted one yet.
John
John P. Hanson, PE Valley Branch Watershed District Engineer Barr Engineering Co. | 4300 MarketPointe Drive | Bloomington, MN 55435 office: 952.832.2622 | cell: 612.590.1785 JHanson@barr.com | www.barr.com | www.vbwd.org