HomeMy WebLinkAbout5.c. Bosaaen CUP
EXECUTIVE SUMMARY
Planning Commission Meeting: January 28, 2020
Tentative City Council Meeting: February 18, 2020
AGENDA ITEM: 20-06-CUP Request by Brent and Angela
Bosaaen for approval of a Conditional
Use Permit to Operate a Commercial
Kennel in the AG-Agriculture Zoning
District
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 5.c.
ATTACHMENTS: Site Location; Site Plan; Site Photos;
Applicants’ Narrative; Inspection Report APPROVED BY: KL
RECOMMENDED ACTION: Motion to recommend the City Council approve the request
for a Conditional Use Permit to operate a Commercial Kennel in the AG-Agriculture Zoning
District, subject to the following conditions:
1. The applicant’s conditional use permit for a commercial event center shall no longer
be valid.
2. The applicant shall submit the required information listed in section 7-4B-2:
Registration Provisions for Commercial Kennels to the Police Department
3. The applicant obtain and keep current with the State of Mn Animal Board of Health
license.
4. The maximum number of animals shall not exceed the space provided in
accordance with the requirements of the State of Minnesota Board of Animal Health
SUMMARY
The Planning Commission is being asked to consider a request submitted by Brent and Angela Bosaaen
for a conditional use permit to operate a commercial kennel at their property located at 4979 160th Street
East. Commercial kennels are a conditional use in the AG-Agriculture zoning district, and a request for a
conditional use permit should be approved so long as all the conditions for the proposed use as identified
in the City Code are met.
In this case, all of the conditions are met except the minimum site area of twenty acres. Also on the
Commission’s meeting agenda is a text amendment to modify the conditions of approval for commercial
kennels in the AG-Agriculture zoning district. The standards used to evaluate the proposal are based upon
the proposed ordinance criteria. Should the Commission believe other standards are warranted in the
draft ordinance, the determination should be made if this project can meet those standards or if additional
information would be needed and the item continued.
Applicants and Property Owners: Brent and Angela Bosaaen
Property Location: 4979 160th Street East
Size of Property: 5 Acres
Comprehensive Plan Designation: AG-Agriculture
Zoning: AG-Agricultural
Current Neighboring Land Use: Agriculture
Planned Neighboring Land Use: Agriculture
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BACKGROUND
The applicants purchased the property in 2017. At that time, the City Council approved a Conditional Use
Permit to allow the applicants to operate a commercial event center on their property by converting the
existing barn into a wedding venue. The improvements needed to accommodate that use within the
existing historic barn structure are cost prohibitive, and the applicants are requesting a new conditional use
permit for a commercial kennel. Staff does not support two CUP’s for the property and is recommending
with approval voiding the existing approved wedding venue permit.
The applicants approached staff regarding the zoning requirements for a dog breeding operation, which
falls within the definition of a commercial kennel according to the City Code, as required when applying
for a commercial breeder license from the Minnesota Board of Animal Health. Because the zoning
ordinance requires a minimum site area of 20 acres, they would be unable to legally operate a commercial
kennel and therefore be unable to be licensed. Staff initially recommended submitting information in
support of amending the zoning ordinance to bring it closer into alignment with other cities and allow a
commercial kennel on their property. At the recommendation of the Board of Animal Health, the
applicant submitted a request for a variance from the conditional use permit provisions outlined in the
zoning ordinance. Following the submittal of a variance request, staff spoke with the City Attorney
regarding a path to approval for the applicant’s request. The variance process is inappropriate for an
exemption from standards related to a conditional use, therefore staff advised the applicant to withdraw
their application.
While a determination may be made that a request for a conditional use permit may meet the spirit and
intent of the ordinance without meeting the minimum site area requirement, staff felt uncomfortable
recommending approval of a request that didn’t meet the conditions of approval. Therefore, staff
requested time to conduct a review of other communities’ ordinances and develop an amendment to the
zoning ordinance. Staff determined that an amendment to the text of the zoning ordinance was
warranted, and that the applicant should apply for a conditional use permit based on the amended
conditions.
DISCUSSION
Staff anticipates that the main impacts a commercial kennel would have on neighboring uses, particularly
residential uses, are related to noise and perhaps additional traffic for kennel operations that include a
boarding or “doggie daycare” component. The proposed kennel will be solely a breeding operation that is
expected to generate minimal traffic. As the Code is currently written, other than requiring a minimum
site area of twenty acres, the only standard that would mitigate the impact of noise is a seventy-five (75)
foot setback from residential property lines. Depending on how an adjacent residential site is laid out,
there may be as little as 105’ separating a kennel structure from an adjacent residential structure given the
setback standards for principal structures in the AG zoning district. The proposed conditions for approval
contained within the proposed text amendment also on the agenda include a minimum 500’ setback from
adjacent residential structures and a reduction in the minimum site area to five acres, which will allow
farmsteads such as the subject property to operate a commercial kennel so long as they meet the 500’
setback requirement. Five acres is still above the minimum required by many communities, and some
communities have no minimum site area for commercial kennels at all. The site meets all the proposed
conditions of approval, and staff is recommending approval of the request to operate commercial kennel,
subject to the approval of the zoning ordinance text amendment.
A narrative, site plans, as well as an inspection report from the Minnesota Board of Animal Health dated
November 1, 2019 are included with the attachments. Staff researched the codes of nearby municipalities,
and a summary of those communities’ requirements are included in the attachments. Additionally, staff
visited the site and spoke with the inspector from the State of Minnesota Board of Animal Health to better
understand commercial breeding operations such as the one proposed.
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CONDITIONAL USE PERMIT
Review and Analysis
Commercial kennels are designated as conditional uses in the AG-Agricultural zoning district. Conditional
Uses are uses that can be permitted provided the impacts of the use (such as health, safety, and public
welfare concerns) are addressed, mitigated or conditioned. For the Planning Commission to recommend
approval of a conditional use, eight (8) general findings must be made:
Will not be detrimental or endanger the public health, safety, or general welfare of the
neighborhood or the city.
Staff finds that the proposed conditional use will not be detrimental or endanger the public health, safety,
or general welfare of the neighborhood or city. The operation has been inspected by a veterinarian with
the Minnesota Board of Animal Health, and the applicant has a veterinarian protocol established with a
local veterinarian, as required by the Board of Animal Health, to ensure the health of the animals.
Will be harmonious with the objectives of the comprehensive plan and the City Code provisions.
Staff finds that the proposed conditional use is harmonious with the objectives of the Comprehensive
Plan. The site is located in an area that is designated for AG-Agricultural uses in the current 2030
Comprehensive Plan, as well as the 2040 Comprehensive Plan Update. Staff finds that the proposed
conditional use harmonious with the proposed provisions for commercial kennels identified in the City
Code.
Will be designed, constructed, operated, and maintained so as to be compatible or similar in an
architectural and landscape appearance with the existing or intended character of the general
vicinity and will not change the essential character of that area, nor substantially diminish or
impair property values within the neighborhood.
The site is a former farmstead with many existing agriculture buildings. No additional structures are
proposed. Therefore, staff finds that the conditional use will not change the essential character of that
area, nor substantially diminish or impair property values within the neighborhood.
Will be served adequately by existing (or those proposed in the project) essential public facilities
and services, including streets, police and fire protection, drainage, structures, refuse disposal,
water and sewer systems and schools.
No new public facilities or services are required in support of the proposed use.
Will not involve uses, activities, processes, material equipment, and conditions of operation that
will be hazardous or detrimental to and persons, property, or general welfare because of excessive
production of traffic, noise, smoke, fumes, glare, or odors.
Staff visited the site and observed no excessive noise or odors on the site. Staff also finds that the
proposed use would not generate excessive traffic.
Will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major
importance and will comply with all local, state, and federal environmental quality standards.
Staff finds that the proposed use will not result in the destruction, loss or damage of a natural, scenic, or
historic feature of major importance and will comply with all local, state, and federal environmental quality
standards.
These standards apply in addition to specific conditions as may be applied throughout this code.
Commercial Kennels – Conditions of Approval
If the proposed zoning ordinance text amendment is approved, in addition to the eight general findings,
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the following conditions must be met in order to approve the use of the property as a commercial kennel.
The site shall not be less than five (5) acres in size.
The site is five acres in size, and staff finds that this condition is met.
All structures used to house animals, including outdoor dog runs, shall be located a minimum of
five hundred (500) feet from adjacent residential structures and seventy-five (75) feet from
residential property lines.
The site itself is surrounded by agricultural properties. The structure in which the adult dogs are housed is
located at least 75’ from all property boundaries, none of which are residential property lines. The nearest
adjacent residential structure from any structure on the site is 619’ away. Structures to house dogs are set
back even farther from an adjacent residential structure.
Subject to the regulations regarding the care and keeping of animals within the City contained
in Section 7-4. of the Code.
Staff visited the site and found it to be clean with little or no signs of animal waste. The animals appeared
healthy and in good spirits. Additionally, as the applicant has been working with the Board of Animal
Health, an inspection report is attached, that confirms the applicants are meeting the requirements of the
City Code as it relates to the care and keeping of animals.
All commercial kennels shall be licensed by the State of Minnesota Board of Animal Health.
The applicants are in the process of becoming licensed, and this approval is the final step in that process.
Staff has spoken with staff at the Board of Animal Health who indicated that the applicants meet all the
requirements for licensure and expressed support for approval of their request.
The maximum number of animals shall not exceed the space provided in accordance with the
requirements of the State of Minnesota Board of Animal Health.
The Board of Animal Health has defined minimum enclosure areas that are based on the size of the
animals housed within. The Board inspects licensed kennels and breeders annually for compliance with
those requirements. The space provided by the applicants for the number of dogs meets the requirements
of the Board.
Subject to the regulations regarding the care and keeping of animals within the city contained in
title 7, chapter 4 of the City Code.
Staff finds that the housing facilities are compliance with the provisions of Title 7, Chapter 4 of the City
Code, which are also generally consistent with the requirements of the Minnesota Board of Animal Health.
SITE PLAN REVIEW
No new structures are proposed with this request. The existing barn is the location of kennels to house
the adult dogs on site while the principal structure has a defined area within it for the mothers to whelp
their puppies.
Land Use and Zoning
The site is guided for Agriculture uses in the 2030 Comprehensive Plan, as well as the 2040 Plan Update.
The site is located within the AG-Agricultural zoning district. Commercial Kennels are a conditional use
within that district.
Access and Parking
The zoning ordinance does not identify specific parking requirements for the proposed use. There is
currently off street parking to accommodate seven vehicles in addition to the garage that is attached to the
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principal structure. Staff believes that for the amount of traffic that can be expected for the proposed use,
the existing parking that is provided on the site is sufficient.
Lighting
No additional lighting is proposed for this site.
Signage
No additional signage is proposed at the site, but if the applicant does decide to erect a sign on the
property they must receive the required sign permit and comply with all provisions of the City Code as it
relates to signs.
RECOMMENDATION
Staff finds that the request meets the conditions for approval, subject to amendment of the text of the
zoning ordinance, and is therefore recommending approval of a conditional use permit to operate a
commercial kennel at 4979 160th Street East.
Angela Bosaaen (MN601581)
FY21 CDCB :: Inspection
Commercial Dog or Cat Breeder Inspection Report
Inspection date 01 November, 2019
Inspector Susan L McClanahan
Status Passed
Next task due
Comment I have visited this premises three times for inspection and to assist the Bosaaens in
obtaining a state required Commercial Dog and Cat Breeder license. Two of my visits
were unannounced and the Bosaaens have always been very cooperative. They work
closely with two veterinary clinics and their facilities are well maintained, clean, bright
and the dogs/puppies receive a great amount of care and attention. The Bossaens have
an addition on their home for whelping dogs/puppies and another immaculate facility
(restored barn) with ample lighting, temperature control, and high quality care, food,
water. The dogs are well socialized and are allowed ample freedom of expression. The
Bosaaens have met all the state requirements to obtain a Commercial Dog and Cat
Breeder License except for the required Conditional Use Permit (CUP).
Close activity?
Facility Veterinarian Bradley J Prestemon
Animal Inventory:
Dogs 19
Puppies 10
Cats 0
Kittens 0
Facilities:
Page 1 of 4
(1) Lighting Pass Fail
(2) Ventilation Pass Fail
(3) Sanitation Pass Fail
(4) Confinement and
exercise area surfaces
Pass Fail
(5) Drainage Pass Fail
Standards of Care:
(6) Food Pass Fail
(7) Water Pass Fail
(8) Shelter size Pass Fail
(9) Dogs kept outdoors or in
an unheated enclosure
Pass Fail Not applicable
(10) Cats Pass Fail Not applicable
(11) Temperature Pass Fail
(12) Exercise Pass Fail
(13) Animals exercised in
groups
Pass Fail
(14) Group housing and
breeding
Pass Fail
Page 2 of 4
(15) Females in estrus Pass Fail
(16) Minimum age at time of
sale
Pass Fail
(17) Enrichment and positive
physical contact
Pass Fail
(18) Training or handling Pass Fail
(19) Health care Pass Fail
(20) Adequate staff Pass Fail
(21) Transportation and
shipment
Pass Fail
Identification:
(22) Identification Pass Fail
Records:
(23) Records Pass Fail
Veterinary Protocol:
(24) Veterinary protocol Pass Fail
(25) Veterinary health
certificates
Pass Fail
Page 3 of 4
(26) Brucellosis tests Pass Fail Not applicable
Page 4 of 4