Mr. Rayalacheruvu stated that he did not know approval by the City was needed and that at its highest point, the wall is only 18-inches.

5

Chairman Lichtenfeld informed the owner that the three different size blocks does not include the cap.

Joanne Boulton asked if the reason for the varying size blocks is for aesthetics.

Chairman Lichtenfeld replied “yes”.

Joanne Boulton asked if the wall is a dry stack wall.

Mr. Rayalacheruvu replied “yes”.

William Liebermann suggested allowing him to keep the bottom layer.

Chairman Lichtenfeld agreed.

Mr. Rayalacheruvu asked how much time he can have to change out the wall.

Chairman Lichtenfeld replied “one month”. He asked if it will have to be inspected.

Anna Krane replied “yes”.

Hearing no further questions or comments, Ron Reim made a motion to approve per staff recommendations (utilization of 3 different sized blocks); allowing the base layer (below grass line) to remain as installed. The motion was seconded by Scott Wilson and unanimously approved by the Board.

PUBLIC HEARING TO CONSIDER ZONING REGULATIONS TEXT AMENDMENT TO ALLOW VET CLINICS AS CONDITIONALLY PERMITTED USES IN COMMERCIALLY ZONED DISTRICTS

Ron Reim made a motion open the public hearing. The motion was seconded by Scott Wilson and unanimously approved by the members.

Susan Istenes explained that currently, veterinary services are not defined or listed as permitted uses in any zoning districts; however, there is an existing veterinary clinic within the City. Because veterinary services are not listed in the regulations, any new animal hospitals or changes to the existing hospital would not be allowed. The existing animal hospital would like to expand the practice, which has triggered the code amendment process. The ideal location for veterinary services is in proximity to residential neighborhoods; however, operational characteristics of the businesses are more compatible with commercial districts than residential. Hours of operation, noise generation and traffic impacts of veterinary service businesses would likely align with other

The ideal location for veterinary services is in proximity to residential neighborhoods; however, operational characteristics of the businesses are more compatible with commercial districts than residential. Hours of operation, noise generation and traffic impacts of veterinary service businesses would likely align with other

6 commercial businesses. Under regulations of a Conditional Use Permit, additional impacts based on the details of the specific business and location can be mitigated on a case by case basis.

The North American Industry Classification System (NAICS) is a comprehensive list of definitions for different industries that is commonly referenced by zoning ordinances as a source of business definitions. The 2012 publishing of NAICS lists the following definition for veterinary services:

“The industry comprises establishments of licensed veterinary practitioners primarily engaged in the practice of veterinary medicine, dentistry, or surgery for animals; and establishments primarily engaged in providing testing services for licensed veterinary practitioners.”

Staff proposes the addition a definition to the Zoning Ordinance to clarify a veterinary hospital/clinic as opposed to other animal service type facilities such as kennels, grooming or training facilities. The proposed definition was developed based on the NAICS definition along with research into definitions used by other cities. The definition serves to outline business characteristics, but not to regulate business operations (proposed definition: “Facilities primarily for the practice of veterinary medicine, dentistry or surgery for animals which can include accessory accommodations for overnight patients”). Staff also recommends the addition of veterinary hospital/clinic to be listed as allowed with a Conditional Use Permit in the C-1, C- 2 and HDC Zoning Districts. By allowing the use with a Conditional Use Permit, the City can regulate specifics of the business operations. Veterinary hospitals provide a service desired by many residents; however, the operation is a business and therefore should be located in commercial districts only. Adding a definition of veterinary hospital/clinic to the Zoning Regulations and as an allowed use with a Conditional Use Permit will bring the existing clinic into conformance and allow for the addition of other clinics. Veterinary hospital/clinics are not know to group locations, as you may see for retail clothing stores or hardware stores. As a result, it is not likely that one area of town will be over concentrated with veterinary hospitals/clinics. Staff also does not anticipate a large influx of veterinary hospitals/clinics after the code amendment. Staff recommends listing this use as allowed with a Conditional Use Permit so that each business proposed can be analyzed individually and appropriate conditions can be imposed. Staff does not anticipate negative impacts associated with the proposed text amendments. Director Istenes noted that the proposed changes will bring an existing business into conformance and allow similar businesses that provide services desired by residents to locate within the City. Veterinary hospitals/clinics can have operations that are unusual compared to other general commercial uses and therefore, staff recommends listing veterinary hospitals/clinics as allowed with a Conditional Use Permit.

Joanne Boulton informed the members that she asked a resident of Clayton who is a non- practicing veterinarian to review the proposed changes and had some suggestions; Joanne referred to a vet business that’s located adjacent to a Chinese restaurant on Forest Park Parkway.

Ron Reim then made a motion to recommend approval of the text amendments to the Board of Aldermen with the addition of the words “small/ companion” to the definition. The motion was seconded by Scott Wilson and unanimously approved by the members.

8 CONDITIONAL USE PERMIT – VETERINARY CLINIC – 132 & 136 NORTH MERAMEC AVENUE

Dr. Dan Fraser was in attendance at the meeting.

Susan Istenes explained that the Animal Clinic of Clayton currently operates at 136 North Meramec Avenue and has since 1948, prior to the requirement of a Conditional Use Permit. The existing clinic is considered a legal non-conforming use. The clinic would like to expand into the adjacent building at 132 North Meramec Avenue, which would nullify the legal non-conforming status and require the clinic to come into conformance. The expansion of the existing clinic is contingent on the approval of a code amendment to add veterinary hospitals/clinics as allowed uses with a Conditional Use Permit in commercial zoning districts. The existing clinic operates with 1,200 square feet of space in the current building. The applicant intends to continue operating the existing space, while expanding into the adjacent building. The new building will provide an additional 2,266 square feet of clinic space and 978 square feet of general office space. The proposed clinic will use a total of 4,444 square feet. The applicant is proposing 17 onsite parking spaces located at the rear of the two properties. The proposed hours of operation are 9:00am to 8:00pm Monday through Thursday, 9:00am to 6:00pm on Friday, 9:00am to 5:00pm on Saturday and 9:00am to 1:00pm on Sunday. Staff is of the opinion that the proposed expansion of the veterinary clinic meets the requirements contained in the regulations governing conditional uses, is compatible with the surrounding area and will not be disruptive to the surrounding properties and therefore, staff recommends approval of the Conditional Use Permit to the Board of Aldermen with the following conditions:

the Board of Aldermen to add veterinary clinics as allowed with a Conditional Use Permit in commercial districts.

Chairman Lichtenfeld asked Dr. Fraser if he had anything to add.

Dr. Fraser replied “no”.

Chairman Lichtenfeld asked how he was going to operate in two buildings.

Dr. Fraser indicated that the new larger building will primarily serve as the vet practice and the smaller building can be used for grooming and a sales boutique.

Joanne Boulton asked about the grooming aspect of the business.

Dr. Fraser stated that he assumed they could provide grooming services; as they currently do.