03-02-09 PCITEM 3.1
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners( nacplanning.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — 5600 Queens Avenue; Dogue Spot
REPORT DATE: 26 February 2009 ACTION DATE: 6 April 2009
NAC FILE: 176.02 — 09.01 CITY FILE: 2009-02
BACKGROUND
Ms. Tiffany Huebner is proposing to establish a dog care, training and kenneling
business providing primarily daytime care within the existing office/warehouse building
located at 5600 Queens Avenue. The subject site is guided by the Comprehensive Plan
for industrial uses within the east sanitary sewer district and is zoned 1-3, Special
Industrial District. Service businesses such as this are allowed within the 1-3 District as
an interim use. A public hearing to consider the request has been noticed in
accordance with State Statute and the Zoning Ordinance for 2 March 2009.
Exhibits:
A. Site Location
B. Building Floor plan
ANALYSIS
Number of Dogs. The applicant intends to provide service for up to 60 dogs at this
location with a staff ratio of 1 staff for every 10 dogs. Training classes involve up to 10
dogs with two instructors. Research regarding the appropriate density for kenneling
dogs identified the following standards:
■ 11 sf. for dogs up to 26 lbs.
■ 22 sf. for dogs up to 65 lbs.
■ 27sf. for dogs over 65 lbs.
Based on these standards, there is sufficient area within the existing space to
accommodate the proposed use. The facilities for keeping the animals are required to
be maintained in accordance with Section 20-26-1.0 of the Zoning Ordinance:
Constructed of such material as is appropriate for the animal(s) involved.
2. Maintained in good repair.
3. Controlled as to temperature, ventilated and lighted compatible with the health
and comfort of the animal(s).
4. Of sufficient size to allow each animal to make normal postural and social
adjustments with adequate freedom of movement. Inadequate space may be
indicated by evidence of malnutrition, poor condition of debility, stress or
abnormal behavior patterns.
5. Cleaned as often as necessary to prevent contamination of the animal(s)
contained therein and to minimize disease hazards and reduce odors.
6. Subject to approval of a building permit by the City Building Official.
Hours. The business is proposed to operate up to seven days per week, with an initial
start up schedule of Monday, Wednesday and Friday only. The earliest drop off time for
animals would be 6:00 AM with pick up by 7:00 PM. Training classes will also be
offered throughout the day with the latest class starting at 9:00 PM and ending at 10:00
PM. Overnight services are also proposed with the animals kept in kennels within the
building. City staff recommends that the Planning Commission consider specifying
allowed hours of operation for the business including allowances for outdoor exercise
activities as a condition of approval to insure compatibility with surrounding residential
uses.
Outdoor Activity. The applicant is proposing two outdoor runs on the east side of the
building for outdoor activities. The dogs would be supervised while in the outdoor runs.
These runs would conform to the requirements of Section 20-26-3.0 for an enclosed
area for keeping dogs as part of a kenneling use. The property owner is also allowing
use of a vacant parcel to the south also owned by him for additional outdoor activities.
We would recommend a condition of approval be that all dogs are to be leashed when
outdoors and outside of the enclosed runs. The applicant indicates that there would be
no dogs in the outdoor area after 5:00 PM. The business also plans on offering
weekend training camps that may include outdoor activities ending by 6:00 PM.
Waste. The Zoning Ordinance requires the facility to be cleaned as often as necessary
to minimize odors and protect the health of the dogs and general public. Our office
recommends that a condition of approval be included requiring daily clean up of all
outdoor areas and that all waste is to be disposed of within tied off plastic bags placed
within a trash container conforming to Section 20-16-15.13 of the Zoning Ordinance.
2
Off -Street Parking. The Zoning Ordinance does not include a requirement for off-
street parking applicable to the proposed use. There are 39 parking stalls provided on
the subject site at the front of the building, of which 28 were allocated to the previous
tenant of the space to be occupied by the dog kennel use. Based on an anticipated
maximum of six employees, the supply of off-street parking is likely adequate. There is
also additional area along the south side of the building for parking as the loading area
will not be used by this business that could be used for employee parking.
Signs. No information has been provided regarding signs to be installed identifying the
proposed building. All signs must comply with Section 37 of the Zoning Ordinance and
a sign permit is required prior to construction.
Lot Area. Section 20-26-3.13 of the Zoning Ordinance requires a minimum lot area of
one (1) acre for dog kennel uses. The subject site is 3.18 acres, which exceeds the
Zoning Ordinance requirements.
Floor Area. The proposed use will occupy a vacant 9,500 square foot space on the
first floor of the existing 43,750 square foot building. Section 20-87-3.C.1 of the Zoning
Ordinance limits service uses within the 1-3 District to not more than 50 percent of the
gross floor area of a principal building. The proposed use complies with this
requirement.
Criteria. Planning Commission consideration of the Interim Use Permit application is to
be based upon, but not limited to the following criteria outlined in Section 20-4-21 of the
Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Comment: The subject site is guided for industrial uses. Service uses are
allowed on a limited basis where they can compatibly exist with surrounding
industrial or other use to encourage fully utilized buildings. This business can be
located near industrial uses and can be operated to prevent compatibility issues.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: The existing building is also occupied by a major auto repair
business and building HVAC control contractors. The subject site is surrounded
by the existing/planned uses following uses:
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
I-1 District
Contractor yard
East
LD Residential
R-3 District
Single famiy dwellings
South
Industrial
C-3 District
Undeveloped
West
Industrial
l-1 District
Warehouse
3
The proposed business is not anticipated to cause compatibility issues with the
in-place or surrounding industrial uses. Potential compatibility issues exist with
the abutting single family dwellings to the east. The subject site and residential
uses are separated by existing vegetation and severe topography.
Recommended conditions of approval regarding outdoor activities will also
mitigate these compatibility concerns.
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Comment. The proposed use will comply with all applicable Zoning Ordinance
and City Code requirements.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Comment: The subject site is accessed from Queens Avenue via CSAH 36
and CSAH 37. Queens Avenue is designated as a major collector street serving
industrial and residential development and has adequate capacity to
accommodate the proposed use.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Comment: The location of the proposed business within space previously
occupied by a light manufacturing use will not create additional demands for City
services.
RECOMMENDATION
Our office recommends approval of an interim use permit to allow the proposed animal
care, training and kenneling use at 5600 Queens Avenue subject to the conditions
outlined below.
POSSIBLE ACTIONS
A. Motion to approve an Interim Use Permit allowing dog care, training and
kenneling at 5600 Queens Avenue, subject to the following conditions:
The number of animals within the facility at any one time shall not exceed
60.
2. The facilities shall be maintained in compliance with Section 20-26-3 of
the Zoning Ordinance.
0
3. All animals cared for at the facility shall provide documentation of current
vaccinations.
4. There shall be daily clean up of outdoor trash and animal wastes to be
disposed of in plastic bags and placed within a trash enclosure conforming
to Section 20-16-15.B of the Zoning Ordinance.
5. All Outdoor activities shall be supervised by employees at all times to
control the animals and prevent habitual barking and control other noise;
outdoor activities shall be limited to enclosed runs or animals shall be
leashed at all times.
6. Hours of operation shall be regulated as follows:
a. Animal drop off and training classes shall be limited to 6:00 AM to
10:00.
b. Outdoor exercise and training activities shall be limited to 8:00 AM
to 7:00 PM.
C. Outside of these hours, care shall be limited to kenneled animals
within the building except as necessary for bodily functions
supervised by employees.
7. All signs shall comply with Section 37 of the Zoning Ordinance, including
issuance of a sign permit prior to construction.
B. Motion to deny the request based on a finding that the application is inconsistent
with the Comprehensive Plan and Zoning Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Judy Hudson, City Clerk/Zoning Administrator
Tami Loff, Deputy City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Tiffany Huebner, applicant
Jeff Ophoven, property owner
5600 Queens Avenue
Date Created: 2/26/2009
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City of Otsego
8899 Nashua Avenue NE
Otsego, MN 55330
To Whom It May Concern:
705 SECOND STREET NORTH
PRINCETON, MINNESOTA 55371
E-MAIL: city@ princetommn.org
www.princetommn.org
Tiffany from Dogue Style in Princeton has asked me to comment on her operation in downtown
Princeton. The property, from which she currently operates, is located in our Central Business
District and is zoned for general downtown retail/service businesses. She has operated in that
site for a t least three years and the City has not received any complaints regarding noise or
odors.
I would not have any problems with her operation being located in other commercial districts
within the City. In fact, we are working to find her another site within our community. Please
feel free to contact me to discuss her operation further,
Sincerely,
9ie0e &Zzl�
Jay Blake
Community Development Director
Cc: Building Owner
POLICE (763) 389-4879 CITY HALL (763) 389-2040 PUBLIC WORKS (763) 389-2042
FIRE DEPARTMENT (763) 389-2040 FAX (763) 389-0993 MUNICIPAL LIQUOR (763) 389-3613
Manke Business Services, Inc.
Darla Manke
5077 1h Ave S
Princeton, MN 55371
763-238-7901
February 4, 2009
To: City of Otsego
Re: Dogue Style, LLC
To Whom It May Concern:
Dogue Style, LLC is owned by Tiffany Huebner. This business is located in Princeton, MN and at this time
is researching locations to opening a second facility due to the growth of her business. The potential
building site located in Otsego has met the criteria of what this company it searching for.
My name is Darla Manke and I own Manke Business Services, Inc and I am also a Tax Professional with
H&R Block. Tiffany and I meet in a networking business meeting and since then she has hired me as her
accountant. I go onsite to work on her books and also do her payroll and annual business and personal
taxes.
Most of my services are done onsite at her Princeton facility. It is always clean, organized and odor free.
The noise level is usually only one or two 'barks' and never on a consistent basis. Her employees are
competent, knowledgeable, friendly and on top of any job duties that are required of them. These
employees will also be part of this second facility.
This business is professional, business- oriented and first class in its industry. I am proud to be on this
team as it continues to grow and expand. I hope the City of Otsego will be able to work together with
Dogue Style, LLC in making this the second location for this company.
Sincerely,
Darla Manke
101 Rum River Drive North
Princeton, Minnesota 55371
February 3, 2009
To: The City of Otsego
r
e tin
Rea-tv
Phone (763) 631-3084
Fax (763)389-5429
I am a business owner and also a client of Tiffany Huebner — Dogue Style. I've known
Tiffany for several years and find her to be hard working, responsible and caring. She
runs a wonderful business doing daycare for dogs. I have taken my dogs to her place of
business and have been very pleased as to how they were cared for and the conditions of
the place. It always appears neat and clean and my dogs don't come home smelling like a
kennel. She also has great control over the noise issue, I feel the dogs respect her and
therefore listen to her.
I feel Tiffany would be a great asset to your business community.
Sincerely,
Wendi Wicktor
Princeton Realty
Edward Jones
900 Rum River Drive S
Suite 106
Princeton, MN 55371
(763) 389-7287
Brian C. Wendorff
Financial Advisor
To whom it may concern:
EdwardJone�
My name is Brian Wendorff, and I am a Financial Advisor who works for Edward
Jones Investments. I currently have an office located in Princeton, MN. I also
serve on the Princeton Area Chamber of Commerce Board of Directors. I have
known Tiffany Huebner for about a year and a half now, and have been more than
impressed with her dog training operation.
I have utilized her services on more than one occasion. Whenever I stop in,
the facility is spotless, and there has never been any type of odor to note. In
fact, the hygiene standard has always been above and beyond in my opinion. I
have always been extremely impressed with the manner of the dogs in the facility
also. Discipline is the primary objective with her operation, and it shows on
every visit. There is no noise factor to speak of, and the K -91s are never
raucous. I would recommend anyone to take a tour of her operation. I am sure
they would be more than impressed.
If you have any further questions with the type facility that Tiffany keeps,
please don't hesitate to call me at my office. My number is 763-389-7287, and I
would be more than happy to answer any questions you may have. Thank you and
have a great day.
Sincerely,
Brian C. Wendorff