Planning commission declines to recommend rezoning and CUP for proposed Brainerd Animal Hospital relocation

The Brainerd Planning Commission on a split vote declined to recommend that a parcel on Oak Street be rezoned from Traditional Neighborhood 2 (TN2/CN2) to General Commercial to accommodate a proposed new Brainerd Animal Hospital building, and the commission also recommended denial of the related conditional use permit.

The commission’s decision followed a staff presentation and a public hearing during which the applicant, Ryan Dutton, introduced himself as the current owner of Brainerd Animal Hospital and said the practice is approaching its 50th year on Oak Street and wants to expand while staying in the same neighborhood. Staff recommended approval of the map amendment, rezoning and conditional use permit with a condition requiring an approved landscape plan before a building permit.

Commissioners who opposed the rezoning said the change would amount to spot zoning and could open the parcel to uses the commission intentionally excluded from residential districts, including retail cannabis and liquor sales. “By going to general commercial, we’re taking a parcel in a sea of residential and authorizing a lot of commercial uses that we previously decided were not appropriate in residential districts,” a commissioner said during the hearing, arguing the parcel’s future use could change in ways the commission might not intend.

Dutton told the commission he favored general commercial zoning because it would permit a front‑facing parking lot and better visibility for customers; he said alternate zoning would likely push parking to the rear and make the clinic less accessible. “We are looking to expand our business … Brainerd Animal Hospital has been a staple right there on Oak Street for—it's coming up on 50 years now,” he said.

After debate, a motion to recommend rezoning from CN2/TN2 to GC failed on roll call: Duval voted No; Peterson Yes; Powell No; Norwood No; Gorham No. The commission then voted to recommend denying the future land use map amendment (change from medium‑high density residential to commercial) and to recommend denial of the conditional use permit, citing that the supporting rezoning request had not passed. Staff said the planning commission’s recommendations will be forwarded to the City Council for final action at its Dec. 1 meeting at 7:30 p.m.

The commission and staff also discussed design constraints: staff noted that the applicant’s current site layout wouldn’t conform to TN2 setback rules without variances and that the city could consider a variance or alternative approvals if the applicant chooses to pursue a different design. Staff also recommended that, if the project proceeds later, findings be added to city council materials to record the commission’s concerns about zoning compatibility and potential future uses.

The planning commission’s action was advisory; city staff will include the commission’s findings in the council packet for Dec. 1, and the applicant may return with revised plans or pursue a variance if he wants to retain the current design under TN2.