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Planning Commission Regular
Meeting Date: 03/15/2018  
Subject:    PC 18-4, Site Plan for veterinary clinic, 3550 River Rapids Drive, Sambatek
From: Scott Harlicker, Planner

The applicant is requesting site plan approval to construct a 3,100 square foot veterinary clinic.
Conduct a public hearing
Decision by Planning Commission
Appeal to City Council Available
The applicant submitted this application on:  February 12

To comply with the requirements of Minnesota Statute §15.99, the City must approve or deny the application by: April 13
The property is located at 3350 River Rapids Drive
  Existing Use Comprehensive Plan Zoning
Retail/vacant Regional Shopping Regional Shopping
North Restaurant Regional Shopping Regional Shopping
South Main Street N/A N/A
East Drug store Regional Shopping Regional Shopping
West Round Lake Boulevard N/A N/A

In spring 2013 the Commission approved the site plan for Sentrum Corner. The site plan included Panera Bread and two retail buildings, one 7,200 square feet and a 4,500 square foot building. Panera Bread and the 7,200 square foot retail building were constructed in 2013. The smaller retail building has not been constructed. In place of the smaller building, the applicant is proposing to construct a 3,100 square foot veterinary clinic and additional parking.

Site Plan Criteria
Required Finding - Chapter 11-325 - General Requirements for All Site Plans Staff Analysis and Comments
(1) Be compatible with surrounding land uses OK - The proposed site plan is compatible with the adjacent land uses. The adjacent land uses are commercial.
(2) Preserve existing natural features  whenever possible N/A- There are no natural features to preserve.
(3) Achieve a safe and efficient circulation system OK – The drive aisles are of sufficient width to allow for safe and efficient traffic circulation. Access to the site is shared with the existing two buildings. 
(4) Not place excessive traffic loads on local streets OK –  River Rapids Drive can accommodate any traffic generated by the proposed office building.
(5) Conform to the City’s plans for parks, streets, service drives, and walkways OK - Internal connections are provided to the existing sidewalks on Round Lake Boulevard and Main Street.
(6) Conform to the City’s Goals and Policies OK – The project does not require any variance or flexibility.
(7) Achieve a maximum of safety, convenience, and amenities OK – An internal sidewalk system connects the building entrances with the parking lot. There is also a sidewalk connecting the building with the sidewalks along adjacent streets. Lighting is provided for the parking lot and driveway. The lights will have shields and cut offs so that the light is directed away from adjacent properties. The lighting plan will have to comply with city ordinance.
(8) Show sufficient landscaping OK – See discussion below. 
(9) Not create detrimental disturbances to surrounding properties OK – The project will not create disturbances which will be detrimental to the surrounding properties.
(10) Meet Title 11 OK - No variances are required.
(11) Show efforts to conserve energy whenever practical OK

Building Elevations

The proposed building will be a mix on brick and EIFS. The mix of material is continued on all four sides of the building. The building is 23 feet high at its highest point with outside dimensions of 64' X 48'. The raised brick portions of the building will be similar in color to the dark brick on the adjacent commercial building. The EIFS is a dark grey. There is an integrally colored rock face block that forms the base around the building. The entrance is located at the northeast corner of the building and is accented by a wide glass entry and a metal canopy. Windows are provided on all four sides with black canvas awnings over each window. There is a metal canopy, that matches the canopy over the door, over the two windows at the southeast corner of the building. The raised brick sections of the building provide a break in the flat roofline. The exterior of the building complies with the design code that limits any one material to 35% of the wall.

Parking and Access

The proposed site plan includes 16 parking spaces. That is an increase of five spaces over the current parking configuration. The existing layout has 11 spaces along the drive aisle between this site and Panera Bread. The proposed plan will reduce that number to seven spaces but add nine spaces between the proposed clinic and the existing commercial building. The overall parking for the three buildings increases from 92 space to 97 spaces.

Under the approved plan with the restaurant and two commercial buildings, the parking requirement was 92 spaces, and 92 were provided. With the proposed plan, the parking requirement is 29 spaces for the commercial building, 45 spaces for the restaurant and 11 spaces for the clinic for a total of 85 spaces. Code does not specify parking requirements for veterinary clinics. Staff used the following formula for determining parking for the clinic:
  • one space per staff - 7 spaces
  • two spaces per veterinarian (2 vets) - 4 spaces
  • Total spaces 11
The two spaces per veterinarian was based on one space for the animal being treated and one space for the animal waiting for veterinary care.


There are internal sidewalk connections with both Round Lake Boulevard and Main Street. The Main Street connection extends from the east side of the building to Main Street; it also provides access to the building entrance for the parking spaces on the east side of the building. The Round Lake Boulevard connection extends from the north side of the parking lot, between the parking lot and the south side of the existing building, to Round Lake Boulevard; it provides access to all three buildings in Sentrum Corner. There is also a sidewalk along the north side of the clinic that provides access to the building's entrance. Two crosswalks are provided where pedestrians will cross drive aisles.   


The proposed landscaping reflects what was approved on the original plan. Nine ornamental trees are proposed around the south and west side of the building. Foundation shrubs are proposed around the south and west side of the building. An overstory tree is proposed in the parking lot peninsula. A mix of shrubs are proposed along the sidewalk located between the existing building and the clinic parking park lot. The plan should be revised to include the approved planting plan for the storm water pond and add four ornamental trees between the sidewalk and the parking lot.

Grading Drainage and Utilities

Grading, drainage and utility issues have been addressed.


The sign code allows walls signs on each wall that faces a street or parking field. The building has two walls that face a street and two walls that face a parking field; therefore, walls signs are allowed on all four walls. The signs are subject to separate permits and are not being approved at this time. No ground sign is proposed. There are two ground signs that serve the development, one on the corner of Main Street and Round Lake Boulevard and one at the development entrance on River Rapids Drive. The clinic may be able to use space on one or both signs. The sign on River Rapids Drive is in disrepair, and should be brought into compliance with city code.

In Planning Case 18-4, the Planning Commission move to approve the proposed site plan with the following conditions:
  1. Compliance with Title 11
  2. All engineering comments be addressed.
  3. All comments from Anoka County Highway Department be addressed.
  4. A lighting plan be provided.
  5. The landscape plan be revised to include the approved planting plan for the stormwater pond and add four ornamental trees between the sidewalk and the parking lot.
  6. The applicant enter into a Site Security Agreement with the city.
  7. The ground sign on River Rapids Drive  must be brought into compliance with city code.

Location Map
Development Plans
Building Elevation
Building Rendering

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