HomeMy WebLinkAbout08-431NOVEMBER 25, 2008 08 -431 RESOLUTION
(CARRIED 7 -0 LOST LAID OVER WITHDRAWN )
PURPOSE: APPROVAL OF CONDITIONAL USE PERMIT FOR CANINE
SERVICE FACILITY AT 2300 ALGOMA BOULEVARD
INITIATED BY: RUFF HOUSE, PETITIONER
PLAN COMMISSION RECOMMENDATION: Found to be consistent with Section 30 -11(D)
and Approved w /conditions
BE IT RESOLVED by the Common Council of the City of Oshkosh that a
conditional use permit to establish a canine service facility, including dog daycare,
overnight care, grooming and transportation services, per the attached, is hereby
approved, with the following conditions:
1) A kennel and grooming license is acquired.
2) Chain linked fence include privacy slats creating a barrier that is a minimum of
95% solid.
3) Landscaping designed as a sound barrier is installed along all exteriors of the
outdoor play area fencing.
fHKOlH
ON THE WATER
TO: Honorable Mayor and Members of the Common Council
FROM: Jackson Ki ey
Director of unity Development
DATE: November 20, 2008
RE: Approval of Conditional Use Permit for Canine Service Facility at 2300 Algoma
Boulevard (Plan Commission Recommends Approval)
BACKGROUND
The 32,100 square foot (0.75 acre) site is located at the northeast corner of Algoma Boulevard
and Winchester Avenue at 2300 Algoma Boulevard. The existing 5,100 sq. ft. building is 60%
vacant with 40% leased as warehouse space through July 2009. The applicant intends to occupy
the open 60% and expand to occupy the entire structure following the expiration of the
warehouse lease.
ANALYSIS
The applicant is proposing to operate a canine service facility for dog daycare, overnight care,
grooming, and transportation services. Hours of operation are from 6 am to 6pm weekdays and
lam to 6 pm on weekends. The applicant anticipates having an average of 50 dogs in care daily
with 4 -6 employees on staff at any given time. The site will be used as -is with the addition of a
4,500 square foot of fenced area for use as two outdoor play areas secured with a six foot tall
metal chain linked fence with privacy slats. The number of parking stalls is deficient which can
be addressed by utilizing some of the existing graveled area as legal nonconforming parking to
provide additional stalls as necessary.
FISCAL IMPACT
None anticipated. No additional city services are proposed as a result of this use.
RECOMMENDATION
The Plan Commission approved of this request at its November 18, 2008 meeting.
Approved,
City Manager
ITEM: CONDITIONAL USE PERMIT FOR A CANINE SERVICE FACILITY AT 2300
ALGOMA BOULEVARD
Plan Commission meeting of November 18, 2008
GENERAL INFORMATION
Applicant: Micaela Macdonald, Ruff House
Owner: Paul Redemann
Action(s) Requested:
The applicant is requesting a conditional use permit to establish a canine service facility including daycare,
overnight care, grooming and transportation services within an existing 5,100 square foot structure at 2300
Algoma Boulevard.
Applicable Ordinance Provisions:
Kenneling is permitted only through conditional use permits in the M -2 Central Industrial Zoning District
as regulated in Section 30 -29 (A)(2) of the Zoning Ordinance. Standards imposed on.Conditional Use
Permits are located in Section 30 -11 (D) of the Zoning Ordinance.
Background Information Property Location and Type:
The 32,100 square foot (0.75 acre) site is located at the northeast corner of Algoma Boulevard and
Winchester Avenue at 2300 Algoma Boulevard. The existing 5,100 building is 60% vacant with 40%
leased warehouse space through July 2009. The applicant indicates that they intend to expand to occupy the
entire structure following the expiration of the warehouse lease. The site also contains a 12 -stall parking lot
with access from Algoma Boulevard as well as approximately 6,000 square feet of graveled surface area
formerly used as a staging and loading area. Cross access through the graveled surface area with the
contractor's yard to the east also exists with a zero foot lot line setback.
Subiect Site
Vacant Office & Warehousing I M -2
Adiacent Land Use and Zoning
i������.f s
North
!�!-�� . ✓m� iw. i aJ ...Ih A y � �s � "E , t.., � : �t r .w�t��"ri � «
Commercial — Storage/Warehousing
ez ``:� , § a .. �S'�Y�
M -2
South
Multiple-Family Residential across Winchester Ave)
C -1
East
Commercial - Contractor's Yard/Storage/Office
M -2
West
Institutional - Cemetery across Algoma Blvd)
R -1
ANALYSIS
The petitioner is proposing to operate a canine service facility for dog daycare, overnight care, professional
dog grooming and transportation services associated with canine service. Specific uses include "suites" for
overnight boarding, two supervised indoor play areas, two supervised outdoor play areas, a small retail store
for nonfood items and a grooming suite. Hours of operation are from 6 am to 6 pm during the weekdays
and 7 am to 6 pm on weekends with the outdoor play areas being used only during daylight hours. The
applicant anticipates having an average of 50 dogs in care daily, including an estimated 5 in boarding
during a weekday-and 20 in boarding during the weekend day. A total of 4 -6 employees are anticipated to
be on staff at any given time. Besides the CUP, a kennel and grooming license will also need to be
acquired.
The site is currently developed and the petitioner proposes to use it as -is with the addition of approximately
4,500 square foot of fenced area for use as two outdoor play areas. This space is proposed to be returned to
grass ground cover and be secured with a six foot tall metal chain linked fence with slats. Materials for the
fence are problematic in that a wooden or plastic fence is more susceptible to damage by the dogs and
would require considerable maintenance. Staff understands the need to have a durable and functional fence
material suitable to the proposed use but is also concerned with noise issues. Staff therefore recommends
that the privacy slats be a minimum of 95% solid. As noise and odor are major concerns with outdoor play
areas, staff also recommends the addition of landscaping between the play areas and the property line on the
outside of the fence to assist in buffering any potential negatives associated with the use from the
neighboring and adjacent properties.
The petitioner has indicated in the submission material that the site has 10 parking stalls, five of which will
be dedicated to the canine service facility use. In reviewing the site, staff identified 12 and is assuming six
will be dedicated to the canine service facility. Staff wants to point out that the zoning code requires one
stall to be provided for every 300 square feet of area thereby requiring a minimum of 11 stalls to be
exclusively for the Ruff House as it is an interior facility if approximately 3,100 square feet. Beyond simple
code requirements, the parking deficiency can be verified by the application identifying up to six employees
on shift at one time and the need to have a space for a canine transport vehicle creating a need for seven
stalls without taking into account any customer parking. If organized properly, it appears that the existing
graveled area could act as a legal nonconforming parking area to provide the additional stalls.
The establishment of a canine service facility on the subject property is an appropriate land use for this area
as Algoma Boulevard, at this location, is identified as a commercial corridor. Additionally, the proposed
use can be a benefit to and service for the nearby residential neighborhood.
RECOMMENDATION /CONDITIONS
The Department of Community Development recommends approval of the CUP to operate a canine service
facility at the subject property and a finding that the CUP is consistent with the standards set forth in
Section 30 -11(D) of the Zoning Ordinance with the following conditions:
1. A kennel and grooming license is acquired.
2. Chain linked fence include privacy slats creating a barrier that is a minimum of 95% solid.
3. Landscaping designed as a sound barrier is installed along all exteriors of the outdoor play area
fencing.
The Plan Commission approved of the conditional use permit as requested with conditions noted. The
following is the Plan Commission's discussion on this item.
Mr. Borsuk inquired if the applicant should be required to pave the parking area as part of the
approval for this development.
Mr. Buck responded that staff was not recommending it at this time, but at some point the graveled
area will fail and would need to be paved when repaired.
Item - Algoma Blvd CUP /Canine Service
Mr. Fojtik asked about noise issues relating to this development.
Mr. Buck stated that the area was zoned M -2 Central Industrial District, which also contains uses
with a noise element and he stated the proposed fencing and conditioned vegetation surrounding
the outdoor play area should mitigate noise issues. He also commented that the outdoor area
would only be utilized during daylight hours and the dogs would be supervised by staff. Overnight
boarding of dogs would be inside the building.
Ms. Mattox questioned if there would be a cross access agreement with the property on Winchester
Avenue.
Mr. Buck stated that one has not been included in the request at this time; however staff would not
have an issue with it if the two property owners should decide to pursue it.
Motion by Borsuk to approve the conditional use permit for a canine service facility at
2300 Algoma Boulevard as requested with the following conditions:
1. A kennel and grooming license is acquired.
2. Chain linked fence include privacy slats creating a barrier that is a minimum of 95% solid.
3. Landscaping designed as a sound barrier is installed along all exteriors of the outdoor
play area fencing.
Seconded by Esslinger. Motion carried 7 -0.
Item -Algoma Blvd CUP /Canine Service
0
O.IHK0__ H
ON THE WATER
City of Oshkosh Application
Conditional Use Permit
"PLEASE TYPE OR PRINT USING BLACK INK *
SUBMIT TO:
Dept. of Community Development
215 Church Ave., P.O. Box 1130
Oshkosh, Wisconsin 54903 -1130
PHONE: (920) 23&5059
APPLICANT INFORMATION
Petitioner: M i a ae'lo. hac_60 Date: 10- ^^ (,
Petitioner's Address 1 b i m bef lY o'(' 1 y 2 I�J
City: e,2na) State: Zip: C 5 1 1 C O '7
Telephone #: (VO) 70D - 2772 Fax: (qZO) 7 20-2775 Other Contact # or Email:
Status of Petitioner (Please Check): ❑Owner ❑ Representative ❑ Tenant )( Prospective Buyer (�
Petitioner's Signature (required): Date: 10
OWNER INFORMATION
Owner(s): t ,. 1 L `e_J Date: i o v,
Owner(s) Address: �.O. �6K gt city: OS)nle -0 " State: W- Zip: Sz/9'03 — d�{Si
Telephone #: (q 2 Fax:(
Other Contact # or Email:
Ownership Status (Please Check): ,Individual ❑ Trust ❑ Partnership ❑ Corporation
Property Owner Consent: (required)
By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the
property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative
and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons.
Property Owner's Signature:
SITE INFORMATION
Date: — L /'fir
Address/Location of Proposed Project:
Proposed Project Type: O i 5 PNiw, o a.G l 1 ky
Current Use of Property: 04rk M I (A)AU -1'100 SP Zoning ' 2
Land Uses Surrounding Your Site: North: 1'l")em oa moor f y � ° L m
South. - CommefckN _ Dz x � �-
East: Cc�mrn�nc ► w M -2 zcr►
West:� ��("1d
"Please note that a meeting notice will be mailed to all abutting property owners regarding your request.
Application fees are due at time of submittal. Make check payable to City of Oshkosh.
➢ Please refer to the fee schedule for appropriate fee. FEE IS NON- REFUNDABLE
For more information please the City's website at www.ci.oshkosh.wi.us/Community DevelopmenVPlanning.htm
` Staff Date Rec'd �� a
3A
The Ruff House opened its doors October, of 2007 as a dog daycare facility servicing the
Neenah, Town of Menasha market. Shortly after opening The Ruff House expanded its services
to offer; Overnight Care, Professional Grooming Services, Professional Dog Training, and
Transportation. Over the course of the past year we have built a strong reputation for integrity,
healthy and safety and our luxury canine facility has become the recommendation by many
professionals in the pet care Industry.
Through market research, area pet expos, and phone calls, we have become aware of the
increasing demand in the Oshkosh area for a quality canine care facility; which is why, The Ruff
House Is looking to expand.
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Upper Left: Large Dog Play Area
Upper Right: Small Dog Play Area
Lower Left: Fencing Example
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