4.a) Meeting Date: 05/03/11
Agenda Item:
Planning Commission/City Council
Agenda Report
City of Scandia
14727 209th St. North
Scandia, MN 55073 (651) 433-2274
Action Requested: Hold a public hearing on the Conditional Use Permit application for a
Chiropractic Healthcare Business at 21150 Ozark Avenue, Dr. Steven
Luginbill and Jan Luginbill, dba Croix Ridge Chiropractic, applicants.
Deadline/Timeline: 60-day review period expires June 7, 2011.
Background: The planner will present the attached report and recommendations at
the meeting on May 3, 2011.
Recommendation: The planner has recommended approval of the Conditional Use
Permit,with conditions which have been incorporated into a draft
resolution for use by the Planning Commission and City Council.
Attachments/ • Draft Resolution Approving Conditional Use Permit
Materials provided: • TKDA Memorandum dated April 26, 2011
• Location Map
• Floor Plan
Contact(s): Dr. Steven Luginbill,DC (651 257-0909)
Prepared by: Anne Hurlburt,Administrator
(Croix Ridge Chiropractic CUP)
Page 1 of 1
04/26/11
CITY OF SCANDIA,MINNES e A_
RESOLUTION NO. 05-17-1
CONDITIONAL USE PERMIT FOR CROIK RIDGE CHIR( ACTIC
21150 OZARK COURT
WHEREAS, Dr. Steven Luginbill, doing business 4s'Croix Ridge Chiropractic,has made
application for a Conditional Use Permit,for a chiropractic health care business within an existing
structure located at 21150 Ozark Court Not and
WHEREAS, the property is legally iescri` Lot 2, Block 1, Hawkinson Business
Park, Washington County, Minnesota; and
WHEREAS, the Planning Commission' eviewed the request at a duly noticed Public
Hearing on May 3,201.1, and has recommended al
NOW,Tw REFORE,BE� T SOLVED BY THE CITY COUNCIL
OF THE C m DI , WASHINGTON COUNTY,MINNESOTA,that it should
and her does appr 4 request of Dr. Steven Luginbill for a Conditional Use Permit for a
chir 'c health care bu .:ess,basacon the following findings:
1. The proposed use is istent with the Comprehensive Plan.
2. The properfAtuse is consistent with the criteria for approval of Conditional Use Permits
as set forth r er 1, Section 8.4 of the Scandia Development Code.
FURTHER BEf IT RESOLVED, that the following conditions of approval shall be met:
1. The project and use shall be substantially in conformance with the application and plans
dated April 8, 2011.
2. The Applicant shall obtain a sign permit prior to erecting a new exterior wall sign for the
business.
Resolution No.: 05-17-11-xx
Page 2 of 2
Adopted by the Scandia City Council this 17th day of May, 2011.
Randall Simonson, Mayor,
ATTEST:
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Anne Hurlburt, Administrator/Clerk
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www.tkda.com
MEMORANDUM
To: Scandia Planning Commission Reference: Croix Ridge Chiropractic CUP
Scandia File No. 2011004
Copies To: Anne Hurlburt, City Administrator
City Council
Dr. Steven Luginbill
From: Sherri Buss, RLA,Planner Proj.No.: 14811.004
Date: April 26,2011 Routing:
SUBJECT: Croix Ridge Chiropractic Conditional Use Permit Request
MEETING DATE: May 3, 2011
LOCATION: 21150 Ozark Court
Scandia, Minnesota
APPLICANT: Dr. Steven Luginbill—Croix Ridge Chiropractic
OWNER: Scandia Four
ZONING: Village Mixed Use(VMU B)
60-DAY PERIOD: June 7, 2011
ITEMS REVIEWED: Application form, interior building layout sketches.
BRIEF DESCRIPTION OF THE REQUEST:
The Applicant is requesting a Conditional Use Permit(CUP) to operate a chiropractic business in Scandia
Plaza. The property is located in the Village Mixed Use(VMU B) Zoning District. A CUP is required for
Medical or Dental Offices/Clinic in the VMU B District. The subject property is approximately 2.5 acres in
size.
BACKGROUND:
The Applicant is proposing to lease approximately 617 square feet of office space in the existing Scandia
Plaza to carry on the business of chiropractic health care. The business would have two employees and
operate 8 a.m.-6 p.m. Monday, Wednesday, Friday,half days Tuesday-Thursday, and by appointment. The
business will not provide x-ray services on-site and will conduct no lab work; only therapy services. The
An Employee Owned Company Promoting Affirmative Action and Equal Opportunity
Croix Ridge Chiropractic CUP Page 2 April 26, 2011
Scandia, Minnesota
only interior changes proposed are paint and carpet. No structural alterations will be made except replacing
the existing wall sign.
PLANS AND POLICIES:
2008 Comprehensive Plan:
The Applicant's proposal is within the Village Mixed Use Land Use Area. One of the policies outlined for
this area is to "encourage commercial, office, limited industrial,residential, institutional and civic uses that
complement existing uses and use patterns [LU Policy 2.1]."
In addition,the proposal meets an Economic Development policy to"identify in-fill opportunities and
promote new commercial investment that creates synergy with existing businesses [ED Policy 1.2]."
The proposed use is consistent with the Comprehensive Plan.
General Criteria for Conditional Use Permits:
The following general criteria in the Development Code may apply to the review and approval of conditional
use permit applications [Chapter 1, Section 8.4]:
(1) The conditional use will be in compliance with and shall not have a negative effect upon the
Comprehensive Plan, including public facilities and capital improvement plans.
(2) The establishment,maintenance or operation of the conditional use will promote and enhance
the general public welfare and will not be detrimental to or endanger the public health, safety,
morals or comfort.
(3) The conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted,nor substantially diminish and impair
property values or scenic views.
(4) The establishment of the conditional use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
(5) Adequate public facilities and services are available or can be reasonably provided to
accommodate the use which is proposed.
(6) The conditional use shall conform to the applicable regulations of the district in which it is
located and all other applicable standards of this Chapter.
(7) The conditional use complies with the general and specific performance standards as specified
by this Section and this Chapter.
The Planner finds that the proposed use is consistent with the criteria for approving conditional use permits
in the Development Code.
Croix Ridge Chiropractic CUP Page 3 April 26,2011
Scandia, Minnesota
ZONING CONSIDERATIONS
Medical or Dental Offices/Clinic are allowed in the Village Mixed Use(VMU B) Zoning District. A review
of the Development Standards [Chapter 2, Section 3] applicable to this application are as follows:
Environmental Regulations:
Since no lab work will be conducted and no x-ray services offered, there are no issues related to hazardous
materials storage and disposal or to radiation and electrical interference.
Parking:
According to Chapter 2, Section 3.10(4)(C), Medical or Dental Offices/Clinics must provide six (6) spaces
per doctor. Since the proposed use is part of the Scandia Plaza development, it meets the required parking
space requirements. The development's parking lot also provides the required handicapped space.
Signs:
The Applicant is proposing to replace the existing exterior wall sign. The applicant will need to obtain a sign
permit from the City to replace the sign.
OPTIONS FOR THE PLANNING COMMISSION
The Planning Commission can recommend to the Council to:
1. Approve the request.
2. Approve the request with conditions.
3. Deny the request with findings.
4. Table the request.
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends approval of the Conditional Use Permit to allow for Croix Ridge Chiropractic to
operate at the Scandia Plaza, located at 21150 Ozark Avenue. The Planner recommends the following
conditions:
1. The project and use are consistent with the applications and plans dated April 8, 2011.
2. The Applicant shall obtain a Sign Permit prior to erecting a new exterior wall sign for the business.
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