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DPZA ETAILEDROPOSAL AND ONINGNALYSIS 1 Como Park Animal Hospital (CPAH) seeks to construct their new vet clinic/hospital on the 2 subject vacant lot at the northwest corner of Dale Street and Larpenteur Avenue. The proposed 3 improvements include a new partial two-story 17,000 sq. ft. building, a 46-stall parking lot, and 4 screen fencing on the west and north property boundaries. The proposal also seeks three access 5 points, two along Larpenteur Avenue, which is controlled by Ramsey County, and one 6 connecting to Alta Vista. The site plan and written narrative detailing the proposal is included 7 with this report as Attachment C. 8 Based on the proposal and a detailed project review by the City Planner, the proposal will 9 require the following variances from the Zoning Code: §1005.02.A, Corner Building Placement; 10 §1005.04.F, Frontage Requirement; and §1019.04 Minimum Parking Requirements (Table 1019- 11 1). Variances identified in the published notice and the postcard mailing from §1005.04.E, 12 Improvement Area and §1005.04.G, Parking Placement, have been deemed to be no longer 13 necessary. 14 City Code §1005.02.A, Corner Building Placement, requires buildings placed at intersections to 15 have front and side façades aligned at or near the front property line. Larpenteur Avenue would 16 be considered both the primary street frontage (because it has the highest anticipated level of 17 pedestrian traffic) and the front yard. As such, the building would be required to be placed in the 18 southeast corner of the property. One factor complicating this requirement is the angular 19 property line to the east, which makes placement of a building at or near the corner difficult. 20 While such building placement could be achieved, the uniqueness of the design would likely 21 result in odd angles and spaces that are not functional for all uses. 22 Another factor making site design and use difficult are the two existing utilities (City of 23 Roseville and City of St. Paul) that lie directly east of the eastern property line. The past use of 24 the property included parking within the easement and any placement of a sizeable building near 25 the angular southeast corner would make use of the easement virtually impossible. In the case of 26 the CPAH, the proposed building is placed generally on the west side of the property with the 27 building front facing the parking lot and Dale Street. Access is provided from Alta Vista and 28 Larpenteur Avenue, with the main parking field located in the eastern portion of the site, within 29 the utility easement area. To move forward with the proposed site plan, Roseville’s City 30 Engineer and St. Paul’s Water Utility Department would need to fully support the parking lot 31 proposal as an encroachment. 32 City Code §1005.04.F, Frontage Requirement, requires buildings at corners to be placed a 33 minimum of five feet from the lot line along either street frontage for a minimum distance of 20 34 feet. Similar to the above requirement, the angular lot line makes placement consistent with this 35 requirement very difficult to achieve, unless the building is angular and/or includes some form of 36 a step-back. 37 City Code §1019.04 Minimum Parking Requirements and Table 1019-1, require an animal 38 hospital and veterinary clinic to provide 1 space for every 250 sq. ft. of gross floor area (gfa), 39 which based on the CPAH proposed two-story (with basement) 17,085 square foot facility would 40 require 68 spaces. The Code does allow a 10% reduction due to the proximity of a nearby transit 41 stop, which brings the total to 61 parking spaces.Planning Division staff believes that the actual 42 parking demand will be less than 61 spaces, as most animal hospitals function under the 43 appointments method. Even if emergencies occur, staff does not believe there would be an 44 overwhelming number of customers requiring parking all hours of the day. 45 PF16-005_RVBA_030216 Page 2 of 5