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04-12-93 PC Agenda t...~.. ,1 le .t. ,~ . I ;t' r 'f i 1 . ~ ''OJ' ", j f ~"..~<,;c!O,-{,,----, t~~~-~-'-'~_~;':'ti;--~- :l~::'-'-"'~ ~~-,. ;f:~"~::.r";';'.;;"",,'" AGE N D A GOLDEN VALLEY PLANNING COMMISSION Regular Meeting Golden Valley City Hall 7800 Golden Valley Road Council Chamber Apri 1 12, 1993 7:00 PM I. APPROVAL OF MINUTES - March 8, 1993 II. INFORMAL PUBLIC HEARING - MINOR SUBDIVISION Applicant: Address: Request: I II. Eric Lerdall/Eric Barstad 8181-79 Medicine Lake Road, Golden Valley, Minnesota Subdivide the existing lot into two separate lots in order that each half of the double bungalow is on its own lot. INFORMAL PUBLIC HEARING - CONDITIONAL USE PERMIT Applicant: Address: Request: Affiliated Emergency Veterinary Service 4708 Olson Memorial Hwy., Golden Valley, Minnesota Operate an animal hospital in a Commercial Zoning District. IV. REPORTS ON MEETINGS OF THE HOUSING AND REDEVELOPMENT AUTHORITY, CITY COUNCIL AND BOARD OF ZONING APPEALS V. OTHER BUSINESS VI. ADJOURNMENT PLANNING COMMISSION GUIDELINES FOR PUPlIC INPUT . The Planning Commission is an advisory body, created to advise the City Council on land use. The Commission will recommend Council approval or denial of a land use proposal based upon the Commission's determination of whether the pro- posed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the surrounding neighborhood. the Commission holds informal public hearings on land use proposal~ to enable you to learn, first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Commission's recommenda- tion, in reaching its decision. 10 aid in your understanding and to facilitate your comments and questions, the Commission wi 11 utilize the following procedure: 1. The Commission Chair will introduce the proposal and the recommenda- tion from staff. Commission members may ask questions of staff. 2. The proponent will describe the proposal and answer any questions from the Commission. . 3. The Chair will open the public hearing, asking first for those who wish to speak to so indicate by raising their hands. The Chair may s.et a time 1 imit for individual questions/comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions/coll1lltents. 4.. Please give your full name and address clearly when recognized by the Chair. Remember, your questions/comments are for the record. S. Oi rect your ques ti ons/ coments to the Cha i r. The Cha i r wi 11 deter- mine who will answer your questions. 6. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially, Please limit your second presentation to new information, not rebuttal. 7. At the close of the public hearing, the Comissionwi 11 discuss the proposal and take appropriate action. .. .~ " . MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION March 8, 1993 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chamber, 7800 Golden Valley Road, Golden Valley, Minnesota. The meeting was called to order by Chair McAleese at 7:01 PM. Those present were Commissioners Groger, Johnson, Kapsner, Lewis, McAleese, and Pentel; absent was Prazak. Also present were Mark Grimes, Director of Planning and Development; Beth Knoblauch, City Planner; Don Taylor, Director of Finance and Fred Salsbury, Director of Public Works. I. Approval of Minutes - February 8, 1993 MOVED by Lewis, seconded by Johnson and motion carried unanimously to approve the February 8, 1993 minutes as submitted. . II. Presentation and Approval of the 1993-1997 Capital Improvement Program Mark Grimes introduced the agenda item commenting that the Planning Commission reviews the Capital Improvement Program (CIP) because it is an element of the Comprehensive Plan and is updated every year. Don Taylor reviewed the CIP with the Commission and he and Fred Salsbury answered general detailed questions from the Commission. Chair McAleese suggested that some capital improvement items should have a more detailed explanation, i.e. signals at Rhode Island and Golden Valley Road will be part of the redevelopment of Area C. MOVED by Pentel, seconded by Kapsner and motion carried unanimously to recommend to the City Council approval of the 1993-1997 Capital Improvement Program. III. Election of Officers Chair McAleese called for nominations. Nominations were as follows: Chair- McAleese, Vice-Chair - Johnson and Secretary - Lewis. MOVED by Kapsner, seconded by Groger and motion carried unanimously to approve the nominated Commissioners. IV. Review of Attendance Chair McAleese reviewed attendance with the Commissioners. . V. Discussion of the National APA Conference in Chicago Discussion took place among staff and the Commission on who was eligible to attend the National APA Conference. .' Minutes of the Golden Valley Planning Commission March 8, 1993 . Page Two VI. Reports on Meetings of the Housing and Redevelopment Authority, City Council and Board of Zoning Appeals Gary Prazak called and said he attended the meeting on the 16th of February when General Mills was approved for the subdivision; no public attended. Other reports were given. VII. Other Business No other business presented. VIII. Adjournment Chair McAleese adjourned the meeting at 9:30 PM. Jean Lewis, Secretary . . . M E M 0 RAN DUM DATE: TO: FROM: SUBJECT: Apri 1 6, 1993 Golden Valley Planning Commission Mark W. Grimes, Director of Planning and Development INFORMAL PUBLIC HEARING -- MINOR SUBDIVISION FOR DOUBLE BUNGALOW, 8179-81 MEDICINE lAKE ROAD, ERIC lERDAll AND ERIC BARSTAD, APPLICANTS Eric Lerdall and Eric Barstad have requested a minor subdivision for a double bungalow at 8179-81 Medicine lake Road. The property was rezoned from Resi- dential (s-f) to R-2 (two-family) in 1982. The double home was moved to the lot in 1985. Currently, the two-family house is located on one lot (Lot 2, Block 3, Richland Acres). The lot and building meet all the size requirements for the R-2 district. The owners would like to split the lot into two lots in order that each half of the two-fami ly home is on its own lot. Each half of the double home could then be individually sold. . The subdivision code lists several conditions that must be met before a minor subdivision for a double bungalow may be approved. The list of those conditions are below with staff comments: . 1. The two newly created lots in combination and the existing double home must meet the R-2 zoning district requirements. The R-2 district requires that double homes be built on lots that are a minimum of 100 feet in width at the front setback line. In combination, proposed lots 1 and 2 are 12,624 sq. ft. in area and the lot width is 100 feet at the front setback line. As stated above, the existing lot was zoned R-2 in 1982. The existing double home also exceeds all setback requirements of the R-2 district. The setback of the house is 35.85 feet from Medicine lake Road which exceeds the minimum front setback of 35 feet. The side yard setback of 28 feet on the west and 27 feet on the east greatly exceeds the minimum 15 feet side yard setback. Also, the rear yard setback is 44 feet which greatly exceeds the minimum rear yard setback of 25 feet. I have spoken with County officials regarding their standard request for seven feet of additional right-of-way along County roads and was informed by Les Weigelt, Hennepin County Works Department, that the County has the 80 feet of right-of-way necessary in this area of Medicine lake Road. Therefore, no additional right-of-way will be requested. Along many county roads, the County has only 66 feet of right-of-way and the County requests City I s to obtai n another seven on each si de through the subdi- vision process. 2. The structure must be able to be split into two SUbstantially equal sec- tions -- This house may easily be split into two sections. Each side is a mirror image of the other. The sides are each 21.9 x 46 which includes the garage. . . . Lerdall Memo to Planning Commission April 6, 1993 Page Two 3. The structure must meet current building code and fire wall separation requirements -- I have reviewed this matter with the building inspector. This structure was built in 1979 and moved to the current site in 1985. (The structure was located on Princeton Avenue at the SE quadrant of 1-394 and TH. 100 and was moved due to 1-394 construction.) According to the building inspector, there is adequate fire wall separation between the units and the double home meets current building code requirements. 4. Separate utility services must be provided -- There are separate utility lines to each unit as shown on the survey. 5. A "Declaration of Covenants, Restrictions and Conditions" must be filed and the Ci ty must be benefi ci ary to the Decl arati on -- I have di scussed the matter of the covenants with Mr. Lerdall. He is currently in the process of drafting the document and he will have it available 'at the Planning Commission meeting. These covenants must cover such issues as maintenance of the party wall, building and use restrictions, common ease- ments" and the guarantee that the owners wi 11 submit to bi ndi ng arbitra- ti on incase of a di spute. The Ci ty Attorney must revi ew the covenants and they must be recorded with Hennepin County along with the final plat. I am encl osi ng a copy of a Covenants Agreement that was approved by the City Attorney for a two-family home on 23rd Avenue North. I have reviewed these covenants and generally find them acceptable except that the City has to be added as a beneficiary. Recommended Action The staff recommends approval of the minor subdivision for a double bungalow at 8179-8181 Medicine Lake Road with the condition that an acceptable Covenants Agreement is drafted and approved by the City Attorney pri or to City Council review. The minor subdivision for a double bungalow appears to fit this propo- sal. Both the lot and structure meet or exceed the minimum requirements. MWG:mkd attachments: Location Map Certificate of Survey Declaration of Covenants Establishing Party Wall j ,. I .. f '" 4 iii 4 <15 << -.r;;- ,..~ . 84tJI- _ _ JCD II 16-61': . .. 1, ...- ., . I t. " . 14 .01& 6..01 o I 11\ bO o .0)0 . lr\!! .. 148.1 '" ~ tl02~ I o. ". .... . 4400 '" .~~ ~. ,~ f''' I '. . '01 ... ~~JJ ~,~ I "'I M",fl.lJ. I,. '- I" :l ..C:(11;~~,. ," .~. ~. ... ... ". ..... ... I~ ~ ~ ~ c::lb' m.S2 t~1 ~ 'N. '" :"..U 1S~ .7 ... /4S. D ~ I%~ (f"e",~z;a!'4- : I. ,1f',.'SJ; ~ . H - .,i ;,':' .. " 6819 ~ . . .\, L.....:aa, U ~ -.,.- ~It,'n 3 - 7979 /oZ ~3430 ~ 3440 ~ . 'It 8000 . '" ID5 .... 2n'l'Z.1 '0 1>)'" ,., '~~ I" --. .. - '::.. ~ 't).; ,.. .. .. ~ ;; :"nO\.N . CERTIFICATE OF SURVEY FOR ~e..\c.... ~~\)~L.L- I tti:ltU' 'UTI" THAr TtU$ liUltVU. P~AN. 0" ft~"O"r WA$ "R~f'AH~1) My..t Oft UNOtH .., OIHIi:c:r $UP&::HVI$IQN AHO THAT I A" A aUI.Y I Ht:O loA HV~7H &::It T . I.AW$ Of Th' $lAn: O~_ ~IN~~TA. INNESOTA EGISTRATlON NO. 2.0 t..70 ),. oJ' :rQi f'- ~ KURTH SURVEYING INC. 4002 JEFFERSON STREET N.E. C:OLUM@IA HEIGHTS MINNESOTA 00421 iI2-1'UI-11..1 DATE ? - \ B-9. 3 ~C:ALE I". '2-~1 ...Q-IROf\llttQltUMiHT . MED\CINl:. Lb..\<.lS ~u. - C,D. R~. "-io .10 No"te: ~o A..'t>t:H\"\ON~'- iC-\C=t"'\""~D~ ''N~'1 v.)\l.\.. 'OG ~~G.Ul~u.t> '9~~ t4\l.. L\;.7 'o.l\GC::\G~\ ) 4.C:""~. '-0. ~\N't ''\')~'T. -t-l\N t>'''\'::I\oN oi TN ......':>.y. t<\.". rc.().~.c:,.~ ~~~.. . \ <::::>~ . <:::> '''';''- (,.~~ c.ow.c:...WA..\..~ 'Eo ' <:> -"'- 'E- () -\-l, --()OE.- "()~lO.~ 'VQuJ ~"'1C.~.'tlE.~. - 50.l?- - () - '" - 'E. --:- 't lIlrtl " . ~rJ (> .J ~ ~ .~ r: III rJ " I I I / " .- .. .. \io.O.. . If'. dJ J1 ~ D- o ~&d ~~~ ~tIlg 'L..~.Q ""t~.~ I C:I. A.. ,?, ~'B\~\ I ~'a\'~ 1...- ~I- 1= I ~~.~ ~ A.. \7_ ------ - ---- "I...'.~5> ---.---- ~" \'a..\ q.. ti &Jo. . 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DECLARATION AND COVENANTS ESTABLISHING PARTY WALL This Declaration establishing, granting and providing for the maintenance of a party wall, is made this day of , 1985, by (hereinafter referred to as .grantor-); WITNESSETH: WHEREAS, the undersigned grantor is the fee owner of the following described real estate, (hereinafter referred to as .premises.) situated in the City of Golden Valley, County of Hennepin, state of Minnesota, to-wit: The East 140 Feet of Lot 3, Block 2, Miller's Meadow, Hennepin County, Minnesota as measured at a right angle to the East line of said Lot 3, and its Northerly extension. WHEREAS, there now or hereafter will exist upon said premises, a one story frame building to be used and constructed as a duplex residence to be known as 9025-9035 23rd Avenue North, Golden Valley, Minnesota; and WHEREAS, in the construction of said duplex residence, there is or will be a common wall dividing and separating said residence into two distinct duplex units (hereinafter referred to as .Units.); and WHEREAS, it is the intention of the undersigned grantor to subdivide the aforedescribed real estate into two separate and distinct parcels which will be legally described as follows, to wit: Parcel One: Parcel Two: WHEREAS, upon completion of the subdivision of the premises into two separate parcels, the common wall dividing said duplex units will rest on the property line dividing the premises; and WHEREAS, it is the intention of the undersigned grantor to hereby declare, create and establish as a party wall, the common wall dividing said duplex units and to create in favor of each owner of said duplex units, reciprocal easements, rights and duties for the use, maintenance and enjoyment of said party wall and to create protective covenants relating to the maintenance and exterior appearance of said units. NOW, THEREFORE, the undersigned grantor for the purpose of establishing and declaring a party wall between the aforesaid duplex units on said premises and for the further purposes above set forth, does hereby declare and establish the following conditions, restrictions and covenants and does hereby state as follows: 1. That certain common wall dividing the aforesaid duplex units and resting on the property line which subdivides -2- . . . . . . the aforedescribed premises shall hereafter become, remain and be maintained as a party wall and as the common property of the owners of each of said duplex units, their respective heirs, assigns and grantees, and to the extent not inconsistent with the provisions of this Declaration, the general rules of law regarding party walls and of liability for property damage due to negligence or willful acts or omissions shall apply thereto. 2. This declaration and the covenants and easements herein created are and shall be perpetual and construed as covenants running with the land so long as the party wall continues to exist and shall bind and inure to the benefit of the undersigned grantor, his heirs, successors, assigns and grantees. The rights created by this Declaration, including the right of any owner to contribution from any other owner, shall be appurtenant to the parcel and shall pass to such owners' successors in title. 3. This declaration and the covenants, easements and terms herein contained may be amended only by unanimous written agreement signed by all of the then owners of each unit. 4. In the event of damage or destruction of said party wall from any cause, any owner who has used the wall may restore it and shall have an easement over the adjoining property for purposes of making such restoration, the expense of repair or rebuilding of said wall shall be borne equally by the owners of each of the duplex units and whenever the party wall or any portion thereof shall be rebuilt, it shall be erected on the same place where it stands and be of the same size as of the date hereof unless otherwise agreed upon by all of the then -~ owners of said duplex units. Nothwithstanding the foregoing, however, one owner may call for a larger contribution from the other owner under any rule of law regarding liability for negligence or willful acts or omissions. 5. Notwithstanding any other provision of this Declaration, any owner who by his negligent or willful act, causes any party wall to be exposed to the elements or excessive heat or cold shall bear the whole cost of furnishing the necessary protection against such elements or heat or cold, and of repairing the party wall from damage caused by such exposure. 6. If any portions of a house or unit upon one of the parcels shall actually encroach upon the other parcel, or if any such encroachment shall hereafter arise from settling or shifting of the building or other cause, there shall be deemed to be an easement in favor of the owner of the encroaching house or unit or improvement to the extent of such encroachment so long as the same shall exist. 7. Each owner of a parcel agrees to indemnify and hold harmless the owner of the adjoining parcel for any mechanic's liens arising from work done or materials supplied to make repairs or replacements for which the indemnifying owner is responsible. 8. Any owner shall have the right to enforce by any proceeding at law or in equity or both all the terms and provisions of this Declaration. Enforcement shall be by proceedings at law or in equity against any person or persons violating or attempting to violate any covenant either to restrain violation or to recover damages. -4- . . . . . . 9. In the event of damag e t: 0 or dest r uct: i on of one or both of said duplex units, the expenses of repairing and/or rebuilding of each respective unit and the determination of whether or not to repair or rebuild said unit shall be the sole responsibility of the owner of that respective unit. The expense of repair or rebuilding of the party wall itself shall be as set forth in paragraph 4 above. 10. Each owner of the duplex units shall have the right to break through or into the party wall for the sole purpose of repairing or restoring sewerage, water, or utilities, subject to the obligation to restore said wall to its previous condition at his own expense. 11. No persons shall have the right to add to or detract from the party wall in any manner whatsoever without the consent of the owners of both of said duplex units, it being the intention that the party wall shall at all times remain in the same condition as when erected. 12. No modification affecting the bulk of either of the duplex units nor any disposition of the party wall shall be made without obtaining the prior written consent of the city council of the City of Golden Valley. 13. The owners of each respective Parcel or lot as legally described above will be solely responsible and liable for the care, maintenance -and upkeep of the grounds comprising their Parcel or lot, and said owners shall be solely responsible and liable for the costs and expenses of maintaining and repairing the duplex unit which is situated on their respective parcel or lot, and both of said owners shall be required to keep -5- and maintain both their parcel (lot) and their unit in good condition and repair. 14. The owner of each unit shall maintain the exterior appearance of his unit and of his parcel (lot) in harmony with the appearance of the other unit and lot. The exterior design and appearance of one unit shall not be changed or altered except simultaneously with a similar and harmoneous change or alteration to the other unit and lot. 15. The exterior painted surfaces of the two units shall be at all times painted identically. Any proposed change in the exterior colors must first have the unanimous consent of the owners of both units. 16. The roof of the two units shall be maintained in the same color, style, and quality of roofing material. Any proposed change thereof must first have the unanimous consent of the owners of both units. 17. If any question or difference shall arise between the owners of said duplex units as to the construction of this declaration or as to the amount to be paid by either party hereunder, or as to any matter relating to the party wall or any repairs or rebuilding thereof, the same shall be referred to three arbitrators, one each to be appointed by the owners of each unit, and a third to be chosen by the two thus appointed and a decision by the majority of them shall be final as to such question. IN TESTIMONY WHEREOF, the undersigned owner has caused this declaration and the covenants contained herein to be -6- . . . . . . executed in his name the day and year above first written. STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) On this ____ day of , 1985, before me a . notary public within and for said county, personally appeared to me personally known to be the person described in and who executed the foregoing instrument as his free act and deed. Notary public -7- .i . . . M E M 0 RAN DUM DATE: TO: FROM: SUBJECT: Apri 1 7, 1993 Golden Valley Planning Commission Mark W. Grimes, Director of Planning and Development INFORMAL PUBLIC HEARING -- CONDITIONAL USE PERMIT APPLICATION FOR A VETERINARY CLINIC IN A COMMERCIAL ZONING DISTRICT - 4708 OLSON MEMO- RIAL HIGHWAY, AFFILIATED EMERGENCY VETERINARY SERVICES, APPLICANT Affiliated Emergency Veterinary Services (AEVS) has requested a conditional use permit (CUP) in order that they may operate their emergency veterinary clinic at 4708 Olson Memorial Hwy. The property is zoned commercial. Within the Commer- cial Zoning District a veterinary clinic is permitted with a CUP. AEVS is currently located in Golden Valley at 1201 So. Turners Crossroad. The existing clinic is located immediately west of the former American Cafe/Ruperts. It is my understandi ng that the bui 1 di ng and site is too small to fi 11 thei r current demand. The lot is only about 9,000 sq. ft. in area and there are only a few parking spaces. F or the past twelve years, AEVS has 1 i ked thei r cu rrent 1 ocat ion in Golden Valley because of its accessibility to the west metro area. (AEVS also operates another emergency clinic in the metro area.) However, the size of the building and site has forced them to look for another location. Because the 1201 So. Turners Crossroad site is in the Golden Hills Redevelopment District, the HRA has agreed to purchase the building from AEVS for future redevelopment. The HRA believes that the 1201 So. Turners Crossroad site is in a critical location for the future redevelopment of the surrounding area. The proposed new site for AEVS is the Gopher Gasket building at the NE corner of Ottawa and the TH 55 frontage road, east of the Golden Valley House motel. The site is 42,300 sq.ft. in area (.97 acre) or 180' x 235'. The proposal by AEVS is to substantially remodel the existing building and site as shown as the attached site plans and floor plan. The site will be sUbstantially upgraded. Currently, there is no paved parking area. The AEVS plans show 22 parking spaces. The parking area will be paved with bituminous curb and gutter. The remainder of the site will be green and maintained. The proposed 22 spaces are si x (6) spaces short of the amount that woul d be required for a medical clinic in a commercial zoning district. The clinic does have additional space for six more spaces that could be added if there was a need. I do not anticipate that the six spaces would be needed based on the use. However, I will recommend that the CUP require that the six additional spaces be built if the Director of Inspections believes there is ever a parking problem. . . . AEVS Memo to Planning Commission Apri 1 7, 1993 Page Two Findings The Zoning Code requires that the Planning Commission make findings and recom- mendati ons to the City Council based upon ten factors. The foll owi ng are my opinion on those factors. 1. Demonstrated Need for the Use -- AEVS has been in Golden Valley since 1979 and has proven to be a needed service. There are few such clinics in the metro area. It is surprising how many people are familiar with Golden Valley because of the AEVS. 2. Consistency with the Comprehensive Plan -- The Comprehensive Plan has designated this area for light industrial uses although it is zoned commercial. A vet clinic is also permitted in the City's light industrial zoning district with a CUP. This type of clinic is consistent with the Comprehensive Plan and Zoning Code. 3. Effect Upon Property Values in the Neighborhood -- AEVS will substantially improve the existing building and site. In the past, the City has had to request the owner to cut weeds and grass. Also, this use is limited in its hours of operation (see designation) and the traffic it attracts. This use will not decrease property values in the area. 4. Effect of Anticipated Traffic Generation on the Current Flow of Traffic in the Area -- Because this is an off-peak hour business, there should be little impact on the traffic in the area. Hopefully, a traffic signal will be constructed on TH 55 west of Ottawa to improve access to the area. At this time, the City cannot give an exact date when such construction would occur. 5. Effect of Increase in Population and Density on Surrounding Land Uses - The clinic will not increase population or the density of the area. 6. Increase in Noise Levels to be Caused by Proposed Use -- The clinic should not cause any increases in noise. Animals are not kept outside or on-site. 7. Odors, Dust, Smoke, Gas, Vibration Caused by Proposed Site - The City does not expect any of these problems since animals are not kept on site except for treatment. In the twelve years the clinic has been in Golden Valley, we have not had any complaints regarding these issues. 8. Increase in Flies, Rats, Vermin Caused by the Proposed Use -- The clinic is well run by professional vets. The staff does not anticipate any increase in animals or vermin on the site. Again, the staff looks at their excellent track record at 1201 So. Turners Crossroad. 9. Visual Appearance of Any Proposed Structure or Use -- The existing building will be upgraded and improved to improve its visual appearance. Over the years, the Gopher Gasket buil di ng has deteri orated and it needs to be upgraded. In addition, the clinic will be required to maintain the site in an acceptable manner. . . . AEVS Memo to Planning Commission Apri 1 7, 1993 Page Three 10. Other Effects -- There are no other issues that would effect the public due to the conversion of the building and site for a veterinary clinic. Recommendation The staff recommends approval of a conditional use permit in order that the AVES may operate at 4708 Olson Memorial Highway. This location is ideal for their business because it is on TH 55 close to TH 100. Also, it is close to the existing clinic. The proposed use is also good on this site. The clinic opera- tes in non-peak hours so access is good to and from the site. Also, traffic to the clinic is minimal. The proposed clinic will also enhance the site by improving the outside appearance of the building and the site. Little has been done over the years to improve the building or site. The parking area will be paved with curb and gutter. The existing building and parking areas exceed all parking and setback requirments. The staff is recommending the following conditions be made part of the CUP. 1. The site plan and floor plans submitted by R.V. Johnson and dated 3/30/93 become a part of the permit. 2. All animals must be kept indoors and no animals may be boarded at the clinic. 3. The clinic may operate 24 hours a day due to its function as an emergency clinic. 4. All signs shall conform to the City's sign requirements. 5. An additional six parking spaces shall be built on the site if it is ever determi ned by the Di rector of Inspecti ons that there is a shortage of parking. MWG:mkd Attachments: Location Map Site Plan - - - - - - ...... - - - - ,-'- -- -,. - - - - - - - - - :- - - ,"'1 . I '"' . ~ - - - - - : ~'-S ". ",; ,-. -' - - " - - - - . .' '09, r ~~ ~: _:L __--L~_ .7~_~ "; \l\ N : . .1"',"1 4901 : \.. ~ ~' '! . r ., ci~. i '~ ) ~l~ J'1: I ,... 2 I~L I \ ci ~ ~ '\ :::i "'.\ (3, ,0.: . \.\ '979 \\..~ ~ '. t '" ~ ( \' v) ~~ J"~.' ~~ ~~ '" ~.- ..,. " ,-' . " .' . ~~\.. ~~"\\) ~ r:'~;-~--' ~ ,,' ~'l. Z3 9.'" 1. ?t..~ -{ \...0'\ \) \ ."-~~'!.7Q -. -- < :,,~ ~ ,'~ '. "1, " . ~ .. \:..,- . .'. - ..- ~~ :'~~ " . ..~.. .. .-:::l -';':., "'4. ~'I ~ 'i- .. :& ",1\1 't S~.Z3~.~. ~8 40 ,~ ..J !:i o .,. (FLOYD 4P25. . ~ "lI ~ .... / 42.8/ . '<j ~., :q~ .' ~ " , .. ~ :!i , ". . -11,)-- ~ . .~ <t l- t- o ... .... ,j ,~ " 4~O O. of' ~ 0- r \. 0 A 7' L.w s'\,'\~ b~<:::> ~'\5 <:).~ U"l \.Ll ~ " ~. ~.~ ~ "'l ~": ~ l><;' t) " l:: ~ <:) 1/ :; . "'. . " ~. , ,.. ..; t' . .~I!!:' o.?'i. WSb'E. B. OLSON 47<5 : .J ' . r ( ,," :~. " 'u'!