ALSO IN ATTENDANCE

Stephanie Karr, City Attorney Susan M. Istenes, AICP, Planning Director Anna Krane, AICP, Contract Planner with the City of Clayton

2 MINUTES

The minutes of the February 22, 2021 and March 15, 2021 meetings were approved, after having been previously distributed to each member.

8215 CLAYTON ROAD – CONDITIONAL USE PERMIT- VETERINARY CLINIC

Contract Planner Anna Krane summarizes the following staff report: This is a request for a Conditional Use Permit to allow for the location of a new veterinary clinic. The subject site is located at the northwest corner of the intersection between Clayton Road and Clayshire Drive. The property has a zoning designation of C-1 Neighborhood Commercial District. Veterinary hospitals/clinics are allowed uses with a Conditional Use Permit in the C-1 District. The proposed veterinary clinic would occupy approximately 11,562 square feet of space in the current building. Shared parking is provided on the site, with 55 existing spaces. The proposed hours of operation are seven days a week, 24 hours a day. CRITERIA FOR REVIEW Conditional uses are those types of uses that are considered to be desirable, necessary or convenient to the community but which by their nature can create additional traffic volume, parking demand beyond the development's capacity, and/or a detrimental impact on adjacent or neighboring properties due to noise, pollutants, or other characteristics associated with that particular use. Surface parking lots are permitted in this zoning district subject to approval of a conditional use permit as per Article VII of this Chapter and the following criteria: Compatibility 1) The proposed use is compatible with surrounding uses and with the surrounding neighborhood; >> The proposed use is located in an existing commercial building that has been vacant since 2017 when the Scholarship Foundation of St. Louis relocated its offices and closed the retail store, ScholarShop. The applicant is proposing signification modifications to the interior of the building, but few and minor alterations to the exterior of the building or the site. The proposed use will be oriented toward commercial and retail uses. The adjacent multi-family residential property to the north will be buffered by the existing landscape area and parking. The proposed veterinary clinic is compatible with the surrounding neighborhood. 2) The comparative size, floor area and mass of the proposed use and/or proposed structure are appropriate and reasonable in relation to adjacent structures and buildings on surrounding properties and in the surrounding neighborhood; >> The applicant is not proposing changes to the massing or orientation of the existing structure. The existing structure is compatible with the two-story retail building to the west and the additional vacant retail space to the east. 3) The proposed use will not adversely affect the general appearance of the neighborhood due to the location of the proposed use on the parcel of ground or due to the materials used in the construction of any proposed buildings being greatly dissimilar to surrounding appearances of buildings or due to the architecture of any proposed building being of such nature as to create visual disharmony within the neighborhood;

The proposed veterinary clinic is compatible with the surrounding neighborhood. 2) The comparative size, floor area and mass of the proposed use and/or proposed structure are appropriate and reasonable in relation to adjacent structures and buildings on surrounding properties and in the surrounding neighborhood; >> The applicant is not proposing changes to the massing or orientation of the existing structure. The existing structure is compatible with the two-story retail building to the west and the additional vacant retail space to the east. 3) The proposed use will not adversely affect the general appearance of the neighborhood due to the location of the proposed use on the parcel of ground or due to the materials used in the construction of any proposed buildings being greatly dissimilar to surrounding appearances of buildings or due to the architecture of any proposed building being of such nature as to create visual disharmony within the neighborhood;

3 >> The proposed veterinary clinic will bring a use back to a vacant building that is highly visible along the Clayton Road corridor. As previously described, the building renovation will be compatible with surrounding buildings and sites. 4) The proposed use will not adversely affect the neighborhood in terms of water runoff, noise transfer or heat generation due to significant amount of hard surfaced areas for buildings, sidewalk, drives, parking and service areas; >> The proposed use will introduce animals to the area. As stated in the applicant’s letter, the proposed facility provides emergency and specialty veterinary services and not animal boarding or daycare type services. Animals will only be at the facility for an extended stay necessary due to a medical condition. A small dog yard is proposed along the rear of the building. This yard is not proposed for long-term housing of animals or for an exercise area. Due to the size of the dog yard and the treatments provided at the facility, the use of the dog yard is not likely to result in any more noise in the residential neighborhood than produced by dogs in a private yard of a residential neighborhood. >> The proposed use is not likely to adversely affect the neighborhood in terms of water runoff or heat generation. The site modifications do not increase the existing impervious coverage. 5) The frequency and duration of various indoor and outdoor activities and special events associated with the proposed use will not have a deleterious impact on the surrounding area; >> As discussed above, the introduction of animals may lead to various outdoor activities that differ from a traditional service or retail use. However, the proposed use will provide service for animals with medical issues as opposed to an animal boarding or daycare facility. The outdoor activities associated with the proposed use are not likely to have a negative impact on surrounding property. 6) The proposed use is likely to remain in existence for a reasonable length of time and not become vacant or unused and whether such use involves the presence of unusual, single-purpose structures or components of a temporary nature; >> The applicant is proposing to relocate an existing business from Chesterfield. The business is part of a national organization. The use is likely to remain in this location for a reasonable use of time and does not involve single-purpose or temporary structures. 7) The proposed use complies with the standards of the Zoning Code and good planning practices; >> Staff believes the location of the proposed facility on the subject property is good planning practice and will be compatible with the surrounding area. The location provides easy regional access, which is important for specialty facilities such as this use that draw visitors from further distances. The application proposes a viable re-use of a vacant building that is highly visible along the boundary of the City. Landscaping 8) The landscape plan for premises to be occupied by the proposed use is adequate in regard to the creation and maintenance of landscaped areas and the use of buffers for screening of the use; >> The proposed plan includes reviving the existing landscape areas and does not include the addition of any new landscaped areas. Based on the existing site layout and circulation, additional landscaping is not necessary and would likely impact the circulation of vehicles.