7. Paws, Claws, and Hooves Pet Board, CUP, Site Plan and Variance.CITY OF
,;�� CHANHASSEN
P.C. DATE: 7 -24 -96
C.C. DATE: 8 -12 -96
CASE: 96 -3 CUP
96 -8 SPR
BY: Al- Jaff:v
STAFF REPORT
PROPOSAL: 1) Site Plan Review for the construction of a 8,152 square foot -
commercial stable and 12,936 square foot commercial kennel.
2) Conditional Use Permit to Allow a commercial Kennel, commercial stable
in a Fringe Business District, and a conditional use permit to allow more
than one principal building on a single lot;
3) A variance to allow a metal building and a pylon sign in a BF, Fringe
Business District.
LOCATION: North and adjacent to Highway 212 and east and adjacent to Highway 101.
Address: 10500 Great Plains Boulevard
a
a
APPLICANT: Ms. Nancy Lee and Mr. Patrick Blood
P.O. Box 94
Shakopee, MN 55379
PRESENT ZONING: BF, Fringe Business District
0
ACREAGE: 13.16 acres
ADJACENT ZONING
AND LAND USE: N -
S-
E -
W-
SEWER AND WATER: Sergi
A -2; large lot single family residential and
abandoned Railroad Right -of -Way
A -2; Minnesota River Valley
BF; commercial (sells used cars)
BF; existing Brooks Motel
ices are not available to the site.
Id SITE CHARACTERISTICS: The site is undeveloped and contains the footings of a
demolished farm house. Vegetation is concentrated along the parameters of the site. The center
of the site is void of vegetation. There is a Natural Wetland located along the south edge of the
site. There is an intermittent stream located to the southeast of the site which drains into the
Minnesota River Valley (Wildlife Refuge).
2000 LAND USE:
Commercial
F / 1 1
,jV
-A LZ
..Bluff Creek Golf COurge,
Bluff
eek-11
F / 1 1
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July 24, 1996
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PROPOSAL SUMMARY
There are three actions being requested with this application, a variance, a conditional use permit
and site plan review for a commercial kennel and stable facility. The site is zoned BF, Fringe
' Business District. The site is located north and adjacent to Highway 212 and east and adjacent to
Highway 101. Access to the site is gained off of Highway 101. The site is visible directly from
Highway 212 and has full access from Highway 101. Commercial kennels and commercial
stables are conditional uses in a BF District. The applicant is placing both buildings on a single
lot. The ordinance allows more than one principal building on a single lot as a conditional use.
The variance request consists of using corrugated metal siding as the main material on the
buildings. The architectural standards of the zoning ordinance allows the use of metal on
building exteriors to be limited to trim detailing and/or to buildings using metal and glass curtain
walls. Architectural metal roof (standing seam and similar) systems and canopies may also be
allowed. The second variance involves a pylon sign. The applicants are requesting a pylon sign
along Highway 212. The zoning ordinance allows monument signs only in the BF District. Staff
has prepared findings for both variances.
' The site plan is for the commercial kennel and commercial stable. Both buildings are reasonably
well developed. The commercial kennel is proposed to utilize face brick on the west elevation
and corrugated metal along the remaining three sides. The commercial stable is corrugated metal
' only. Both buildings have a pitched roof with windows for the animals.
Parking for vehicles is located on the east and west sides of the commercial kennel building.
Vehicles will be screened from Highway 212 by existing vegetation. The total number of
parking spaces provided is 11 stalls. We do not have any parking standards developed for the
proposed operation, however, we believe the most comparable use is the animal clinic for the
office portion of the buildings and warehousing parking standards for the boarding areas. Based
upon the animal clinic calculations, the applicant must provide 18 spaces for the office space and
18 spaces for the animal boarding area. The total number of parking spaces required is 36
spaces. This number might be excessive. We are recommending the applicant provide proof of
parking for the additional 25 spaces. If there is a need for additional parking in the future, the
applicant will be required to provide these spaces.
t The site is covered with mature trees and brush. The grading and building pads are proposed to
be situated in areas devoid of vegetation. There are bluffs along the northern portion of the
i commercial kennel building. The building maintains the required setback from the bluff,
however, the applicant is grading into the bluff impact zone. The grading is needed to redirect
drainage from top of the bluff and around the building. The applicant must reestablish vegetation
within the graded area within 30 days after grading has been completed.
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Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 3
Changes to the plan recommended by staff include dive aisles paved with a bituminous surface,
delineation of the wetland and approval of the Carver County Feedlot permit.
Staff regards the project as a reasonable use of the land. Based upon the foregoing, staff is
recommending approval of the site plan, variances, and conditional use permits requests for this
proposal with conditions outlined in the staff report.
BACKGROUND
On February 8, 1988, the City Council approved a Conditional Use Permit for a Contractors Yard
on this site. Conditional Use Permits expire within one year unless substantial work/construction
has taken place on the site. The applicants had delayed their construction of the improvements
due to anticipated changes in their operation specifically for recycling.
On February 27, 1989, the same application appeared before the City Council for an extension.
The City Council moved to deny the extension.
On September 12, 1994, the City Council approved Interim Use Permit (94 -1 IUP) to provide
outdoor storage for commercial dumpsters. Since then, the applicant sold their solid waste
business and the site is currently vacant. They intend to start a new business; boarding animals,
and therefore, they are proposing to build a commercial kennel and stable.
GENERAL SITE PLAN /ARCHITECTURE
The proposed commercial kennel building has an area of 12,936 square feet. The second
building is a commercial stable with an area of 8,152 square feet. Both buildings are situated
parallel to and north of Highway 212. The site is bordered by Highway 212 to the south and
Highway 101 to the west. Access to the buildings is proposed from Highway 101. Parking will
be located to the east and west of the commercial kennel building. Existing vegetation is
proposed to be maintained along the perimeter of the site to provide screening.
The commercial kennel building is located 175 feet from the north, 700 feet from the east, 200
feet from the south, and 450 feet from the west property line. The commercial stable building is
located 295 feet from the north, 270 feet from the east, 120 feet from the south, and 900 feet
from the west property line.
Materials used on the commercial kennel building will consist of face brick and corrugated metal
on the west side and corrugated metal only on the remaining three sides. The commercial stable
building will utilize corrugated metal only on all four sides. The entry to both buildings will be
decorative. The commercial kennel will integrate brick into the design and the stable will have a
canopy with columns. The kennel will have columns and windows along the north and south
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Paws, Claws & Hooves Pet Boarding
July 24, 1996
' Page 4
elevation. These two elevations are replicas of each other, with the exception of having two
' doors along the north elevation instead of three. Therefore, the applicant has only submitted the
south elevation. The stable building will utilize corrugated metal only for exterior building
material. The south elevation of the stable is a replica of the north elevation. The east elevation
' is a blank wall with one sliding door to allow horses in and out. Both buildings have a pitched
roof. The use of corrugated metal on the buildings is not permitted under the site plan
architectural standards. Therefore, a variance must be granted for both buildings.
' LIGHTING
Lighting locations have not been illustrated in detail on the plans. Only shielded fixtures are
allowed and the applicant shall demonstrate that there is no more than % foot candles of light at
the property line as required by ordinance. A detailed lighting plan should be submitted when
building permits are requested.
' SIGNAGE
The applicant has not submitted a signage plan. One ground low profile business sign is
permitted per lot. The area of the sign may not exceed 24 square feet and a height of 5 feet.
Also, one wall mounted sign shall be permitted per street frontage. The total display area shall
not exceed 9% of the total area of the building wall upon which the signs are mounted. No sign
may exceed 224 square feet.
The applicant must obtain a sign permit prior to erecting any signs on site. One stop sign must
be posted on the driveway at the exit point of both sites. A detailed sign plan incorporating the
method of lighting, acceptable to staff should be provided prior to requesting a building permit.
C
7
The applicant is also requesting a variance for a pylon sign. Pylon signs are not permitted in the
BF District. Due to the site topography and existing vegetation, we believe that the buildings
will be screened from views and a monument sign will not be seen from the highway since the
elevation closer to Highway 212 is low and followed by a wetland. As suitable land is reached to
locate a sign, the distance becomes too great to allow drivers on Highway 212 to see the sign and
read it. We believe in this case a variance is appropriate. A sign with an area of 24 square feet,
not to exceed 15 feet in height is recommended. The sign shall be located a minimum of 10 feet
from the property line.
SITE PLAN FINDINGS
' In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
Paws, Claws & Hooves Pet Boarding
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(1) Consistency with the elements and objectives of the city's development guides, '
including the comprehensive plan, official road mapping, and other plans that may
be adopted;
(2) Consistency with this division;
(3) Preservation of the site in its natural state to the extent practicable by minimizing
tree and soil removal and designing grade changes to be in keeping with the
general appearance of the neighboring developed or developing or developing
areas;
(4) Creation of a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the
development;
(5) Creation of functional and harmonious design for structures and site features, with
special attention to the following:
internal for buildings
a. An sense of order the and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
'
b, The amount and location of open space and landscaping;
'
C. Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
'
d. Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
(6) Protection of adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views, light
,
and air and those aspects of design not adequately covered by other regulations
which may have substantial effects on neighboring land uses.
'
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Paws, Claws & Hooves Pet Boarding
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Page 6
Finding: The proposed development is consistent with the comprehensive plan,
however, a variance to the use of corrugated metal on the exterior of the buildings will be
required in order for the development to meet the zoning ordinance and site plan review
requirements. It is staff's opinion that there will be limited visibility of the buildings
based on surrounding topography and existing natural vegetation. In addition, based on
the use of the building, staff can support the proposed use of material. The site design is
compatible with the surrounding development. It is functional and harmonious with the
approved development for this area.
CONDITIONAL USE PERMIT
Commercial kennels and stables are permitted in the BF District as a conditional use. Also, the
location of two principal buildings on a single lot is permitted with a conditional use permit in
commercial districts. The following constitutes staffs review of this proposal against conditional
use permit standards.
GENERAL ISSUANCE STANDARDS
1. Will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or city.
' FINDING -
Commercial Kennel
and Stable
' Two Principal
structures on a
stele lot:
The site is zoned BF. The City recently adopted commercial
kennel and commercial stable standards to ensure that such use
will not create any significant or undesirable impacts. These
standards include increased setbacks to minimize noise level,
protect natural features, prevent pollution, etc. The proposed
facility will provide a convenient location for pet owners to board
their pets.
Locating the two buildings on a single parcel will not be
detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or city.
I 2. Will be consistent with the objectives of the city's comprehensive plan and this
The proposed use would be consistent with the City
Comprehensive Plan with conditions of the staff report. It meets
the requirements of the design standards as discussed in the site
r
chapter.
'
FINDING -
Commercial Kennel
and Stable
The proposed use would be consistent with the City
Comprehensive Plan with conditions of the staff report. It meets
the requirements of the design standards as discussed in the site
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Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 7
plan/architecture sections with the exception of the use of
corrugated metal on the exterior of the buildings.
[l
Two Principal The proposed use would be consistent with the City
structures on a Comprehensive plan and the zoning ordinance.
single lot:
3. Will be designed, constructed, operated and maintained so to be compatible in
appearance with the existing or intended character of the general vicinity and will
not change the essential character of that area.
FINDING -
Commercial Kennel The site is located adjacent to an arterial road. It is located in a BF
and Stable District. The proposed use is not detrimental to the character of the
general vicinity and will not change the character of the area.
Two Principal The proposed use will not impact the character of the general
structures on a vicinity and will not change the essential character of that area.
single lot:
4. Will not be hazardous or disturbing to existing or planned neighboring uses.
FINDING -
Commercial Kennel
and Stable
There will be negligible impacts to the existing or planned
neighboring uses. The site is bordered by two state highways and I
the Hennepin County Regional Trail.
Two Principal There will be not measurable impacts to the existing
structures on a or planned neighboring uses. The site is bordered by two state
stele lot: highways and the Hennepin County Regional Trail.
5. Will be served adequately by essential public facilities and services, including
streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools; or will be served adequately by such facilities and
services provided by the persons or agencies responsible for the establishment of the
proposed use.
FINDING -
Commercial Kennel Roads serving the site are fully capable of handling the access
Two Principal Will not create excessive requirements for public facilities and
structures on a services and will not be detrimental to the economic welfare of the
single lot: community.
7. Will not involve uses, activities, processes, materials, equipment and conditions of
' operation that will be detrimental to any persons, property or the general welfare
because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents,
or trash.
FINDING -
Commercial Kennel The site will not create adverse impacts to persons, property or the
and stable: general welfare of the area. Hours of operation, orientation of the
building, and lighting standards will comply with city ordinances.
Two Principal Will not involve uses, activities, processes, materials, equipment
structures on a and conditions of operation that will be detrimental to any persons,
single lot: property or the general welfare because of excessive production of
' traffic, noise, smoke, fumes, glare, odors, rodents, or trash.
8. Will have vehicular approaches to the property which do not create traffic
' congestion or interfere with traffic or surrounding public thoroughfares.
t FINDING -
Commercial Kennel The site is visible from a major highway and is accessible from
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 8
and Stable
needs of this proposal. All other necessary services such as septic
system, holding tanks, and wells will have to meet the state code
requirements.
'
Two Principal
All requirements will be met.
structures on a
single lot:
6. Will not create excessive
requirements for public facilities and services and will not
be detrimental to the
economic welfare of the community.
'
FINDING -
'
Commercial Kennel
and stable:
Staff is unaware of any excessive requirements for public facilities.
However, we do believe that there is always a need for an animal
boarding facility.
Two Principal Will not create excessive requirements for public facilities and
structures on a services and will not be detrimental to the economic welfare of the
single lot: community.
7. Will not involve uses, activities, processes, materials, equipment and conditions of
' operation that will be detrimental to any persons, property or the general welfare
because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents,
or trash.
FINDING -
Commercial Kennel The site will not create adverse impacts to persons, property or the
and stable: general welfare of the area. Hours of operation, orientation of the
building, and lighting standards will comply with city ordinances.
Two Principal Will not involve uses, activities, processes, materials, equipment
structures on a and conditions of operation that will be detrimental to any persons,
single lot: property or the general welfare because of excessive production of
' traffic, noise, smoke, fumes, glare, odors, rodents, or trash.
8. Will have vehicular approaches to the property which do not create traffic
' congestion or interfere with traffic or surrounding public thoroughfares.
t FINDING -
Commercial Kennel The site is visible from a major highway and is accessible from
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July 24, 1996
Page 9
and stable: Highway 101. The entrance into the site will be improved to
accommodate traffic movement. There will be no direct traffic
impacts to any area residential neighborhood.
Two principal The site is visible from a major highway and is accessible from
structures on a Highway 101. The entrance into the site will be improved to
single lot accommodate traffic movement. There will be no direct traffic
impacts to any area residential neighborhood.
9. Will not result in the destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
FINDING -
Commercial Kennel The development is taking place in areas devoid of trees.
and stable:
Two principal The development of this site will not result in the loss of any
structures on a features of major significance.
single lot
10. Will be aesthetically compatible with the area.
FINDING -
Commercial Kennel The development will be compatible with the area. Natural
and stable: vegetation will provide a buffer.
Two principal Not applicable.
structures on a
single lot
11. Will not depreciate surrounding property values.
FINDING -
Commercial Kennel The development will not depreciate surrounding property
and stable: value. ,
Two principal Not applicable.
structures on a
single lot
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12. Will meet standards prescribed for certain uses as provided in this article.
FINDING - The following is our review of conditions of approval and appropriate
findings for the commercial kennels and stables:
Sec. 20 -295. Commercial Kennels and Stables.
The following applies to commercial kennels and stables:
(a) No more than one principal structure and 2 accessory structures shall be permitted
in the rear or side yards. The accessory structures may not cover more than 40%
of the side or rear yard area. Wetlands shall be excluded from yard calculations.
Finding: The zoning ordinance allows two principal structures on a single lot in all
commercial districts. There are no accessory structures proposed on the
site.
(b) The structure must be in compliance with Chapter 5, Articles II and III.
The following criteria relates to commercial kennels for dogs and cats:
(1) Housing enclosures for dogs and cats shall be at least two hundred (200)
feet from any neighboring residential structure used for human habitation.
Finding: The building will be located at least 200 feet from any neighboring
residential structure used for human habitation.
(2) Land upon which dogs are to be sheltered must be surrounded by a sturdy
fence which will keep dogs confined.
Finding: A chain link fence is proposed around each dog compartment
which will keep them separated and confined.
(3) No Commercial Kennel Permit shall be issued for a lot of less than one (1)
acre.
Finding: The site has an area of 13.16 acres.
(4) Housing and shelter must be provided which will keep animals
comfortable and protected from the elements, and housing or shelter shall
be so located as not to create a nuisance.
Paws, Claws & Hooves Pet Boarding
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Finding: The building is fully enclosed which will protect the animals from
the elements and provide them with shelter.
(5) Accumulations of feces shall be located at least two hundred (200) feet
from any well.
Finding: The applicant is showing a waste water holding tank located 180
feet from a well location, however, they have not shown the
location of feces accumulation. Such information must be
provided.
(6) All accumulations of feces shall be removed at such periods as will ensure
that no leaching or objectionable odors exist, and the premises shall not be
allowed to become unsightly.
Finding: Periodic inspections will be conducted to ensure compliance with
this condition.
(7) All dogs and cats shall be housed indoors overnight (from 10 p.m. to 6
a.m.).
Finding: Periodic inspections will be conducted to ensure compliance with
this condition.
(8) All dogs and cats shall be housed indoors when the commercial kennel
employee(s) is not present at the subject property.
Finding: Periodic inspections will be conducted to ensure compliance with
this condition.
(9) Dogs are not allowed to habitually bark in a manner considered a nuisance '
as defined by the City Code or Nuisance Ordinance.
Finding: Periodic inspections will be conducted to ensure compliance with '
g p p
this condition.
(10) Outdoor exercise (dog runs) confinement areas shall be screened and
buffered. Such screening and buffering may be accomplished by using t
berms, fencing, a green belt planting strip (evergreens), or natural
topography.
Paws, Claws & Hooves Pet Boarding
July 24, 1996
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Finding: The site is surrounded by a natural buffer of existing trees and
vegetation.
(11) The following conditions must be upheld in regard to the site's animal
quarters:
a. Indoor housing facilities must be structurally sound with ample heat, light,
and ventilation.
b. Animals kept outside must have continual access so animals can get in and
out to shelter and protect them from sun, rain, and snow.
C. If animals are confined by chains, such chains must be attached so not to
become entangled with chains of other dogs.
d. Individual animal enclosures must be of a size to allow each dog to turn
around fully, stand, sit, and lie in a comfortable condition.
e. The temperature of indoor housing facilities shall not be less than 50
degrees Fahrenheit for dogs not accustomed to lower temperatures.
f. Disposal facilities are provided to minimize virus infestation, odors, and
disease hazards.
g. Adequate storage and refrigeration is provided to protect food supplies
against contamination and deterioration.
Finding: Periodic inspections will be conducted to ensure compliance with
this condition.
' The following criteria relates to commercial stables for horses:
(1) Minimum acreage for two horses shall be one and one -half acres and for
three horses shall be two acres, and additional one -third acre shall be
required for each additional horse.
Finding: The site has an area of 13.16 acres allowing them a total of 35
horses. The applicant is showing 29 stalls.
(2) No stable permit shall be issued for a lot of less than one acre.
Finding: The site has an area of 13.16 acres.
(3) Such area shall be enclosed by a sturdy wood, metal, or electrical fence
which will keep the animal or animals confined within.
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July 24, 1996
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Finding: The horses will be confined in the stable and the applicant is
providing an indoor arena. '
(4) A shelter or stabling facility which will keep the animal or animals
comfortable and protect them from the elements and which shelter or '
stabling facility shall be no closer than one hundred feet from any structure
other than the applicant's, which is used for residential purposes.
Finding: The stable is fully enclosed which will protect the animals from the
elements and provide them with shelter. The stable is located well '
over 100 feet from any other structure used for residential
purposes.
(5) The shelter of stabling facility shall be so located so as not to create a
public nuisance.
Finding: The stable location will not create a public nuisance.
(6) The shelter or stabling facility shall be clean and sanitary such that it will
not be a harborage for rodents, flies and insects.
Finding: Periodic inspections will be conducted to ensure compliance with
this condition.
(7) Keeping, storing, stabling, or maintenance of horses shall not directly
contribute to the pollution of any public body of water.
Finding: Covered, containerized solid waste storage. The operation will be
generating large amounts of solid waste. To prevent run off from the
site, waste awaiting disposal should be covered to protect it from
rain and snow, and contained within barriers to keep it consolidated
in a designated area.
(8) Accumulations of manure shall be located at least one hundred feet from
any well.
Finding: Periodic inspections will be conducted to insure compliance with
this condition.
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Page 14
(9) All accumulations of manure shall be removed at such periods as will
ensure that no leaching or objectionable odors exist, and the premises shall
not be allowed to become unsightly.
Finding: Periodic inspections will be conducted to insure compliance with
this condition.
(c) The site must be located on a collector street.
Finding: The site is located on an arterial street (Hwy. 101).
(d) The accessory structure must be a minimum of two hundred (200) feet from wetland area,
50 feet from public or private road right -of -way, and 200 feet from an adjacent single
family residence or a minimum of fifty feet from a side or rear lot line, whichever is
greater.
Finding: There are no accessory structures proposed on the site.
(e) No person shall maintain or operate any commercial kennel or stable without a permit
issued by the city as regulated by the City Code.
Finding: This process will allow the applicant to apply for a permit if approved by
the city.
(f) A minimum lot size of one (1) acre is required to be licensed for operation of a
commercial kennel or stable.
Finding: The site has an area of 13.16 acres.
(g) Every commercial kennel or stable shall be enclosed or fenced in such manner as to
prevent the running at large or escape of animals confined therein.
Finding: The buildings are fully enclosed.
(h) Both commercial kennels and stables shall be open for inspection by the City authorities
at any time.
Finding: Periodic inspections will be conducted to ensure compliance with this
condition.
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July 24, 1996
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(i) It shall be unlawful for any person to own or keep three (3) or more dogs and/or cats over
six (6) months of age on his /her premises in the City without obtaining a kennel permit
pursuant to this section and the City Code.
Finding: This process will allow the applicant to apply for a permit if approved by I
the city.
0) Light sources shall be shielded.
Finding: The applicant is showing light fixtures shielded under the roof canopy.
All light must meet ordinance requirements. Only shielded fixtures are
allowed and the applicant shall demonstrate that there is no more than '/z
foot candles of light at the property line as required by ordinance. A
detailed lighting plan should be submitted when building permits are
requested.
(k) No outdoor speaker systems shall be allowed.
Finding: No outdoor speakers are proposed.
(1) Compliance with all State and County Regulations.
Finding: The applicant must apply and obtain all necessary permits from regulatory
agencies such as Lower Minnesota Watershed, Minnesota Pollution
Control Agency, U.S. Army Corps of Engineers, etc.
Based upon the foregoing findings, staff is recommending that the conditional use permit be
approved with appropriate conditions.
VARIANCE
AN AT VCTC
The zoning ordinance does not allow corrugated metal buildings in the city. Also, pylon signs are
not permitted in the BF district. The site is located on Highway 212. There are metal buildings
within the same zoning district constructed out of metal that have pylon signs.
FINDINGS
The City Council shall not grant a variance unless they find the following facts:
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 16
a. That the literal enforcement of this chapter would cause undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
comparable property within 500 feet of it. The intent of this provision is not to allow a
proliferation of variances but to recognize that and develop neighborhoods pre- existing
standards exist. Variances that blend with these pre- existing standards without departing
downward from them to meet this criteria.
0
C.
* Staff examined the surrounding area and discovered that there are buildings within
the immediate area under the same zoning classification constructed out of metal.
The surrounding properties also have pylon signs identifying their business.
Allowing the applicants to build a metal building and have a pylon sign will allow
the development to blend with these pre- existing standards without departing
downward from them.
The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
* The conditions upon which this petition for a variance is based are not applicable
generally to other properties within the same zoning classification.
The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
* The purpose of this variation is not based upon a desire to increase the value or
income potential of the parcel but actually to allow the property owner to make
better use of the property.
The alleged difficulty or hardship is not a self created hardship.
The difficulty or hardship is not self - created. The hardship is a result of the
topography. A ground low profile sign will not be visible from Highway 212 since
the land tends to slope down and then up again to the north. As to the use of
corrugated metal, the applicant could use a different material, however, the use of
metal will allow the building to blend in with the surrounding structures within the
BF district. Also, these buildings will be partially screened from view by existing
vegetation.
C.
The granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
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July 24, 1996
Page 17
* Granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel of land is
located.
f. The proposed variation will not impair an adequate supply of light and air to adjacent '
property or substantially increase the congestion of the public streets or increases the danger
of fire or endanger the public safety or substantially diminish or impair property values '
within the neighborhood.
* The proposed variance will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets. It
will not increase the traffic.
Staff is recommending approval of this variance based upon the findings listed above.
BUILDING OFFICIAL COMMENTS I
Analysis: I
The proposed development, because it is generating industrial waste, cannot be designed as
specified in Minnesota Rules, Chapter 7080, Individual Sewage Treatment Systems Standards or '
Chanhassen City Code, Chapter 19, Article IV. As a matter of fact, no standards exist for the
treatment of animal waste. Minnesota Pollution Control Agency requirements designed to regulate
feedlots are administered by Carver County. Carver County requires a feedlot permit when a use
exceeds 10 animal units. Each animal unit is 1000 pounds or one horse. This proposed use would
be assigned 28 to 30 units based on number of stalls and kennels, thus requiring a feedlot permit
from Carver County. Handling and disposal of site generated waste must meet the requirements of
the feedlot permit. Requirements for a feedlot permit vary according to the intensity of the
operation, and I cannot list specific requirements for this proposal. I have been told the feedlot
permit for an operation such as this is easily and quickly obtained. Requirements that should be
included with the project if they are not part of the feedlot permit requirements are:
1. Covered, containerized solid waste storage. The operation will be generating large ,
amounts of solid waste. To prevent run off from the site, waste awaiting disposal
should be covered to protect it from rain and snow, and contained within barriers to
keep it consolidated in a designated area., t
2. Supply City with a copy of disposal contracts. Waste disposal must meet state and '
county requirements, and will be disposed of off site. The City should be able to
track compliance with disposal requirements. A copy of a contract for legal disposal
t
' Paws, Claws & Hooves Pet Boarding
July 24, 1996
' Page 18
of the waste, submitted to the City as the contract takes effect, would enable
tracking of the disposal. Disposal contracts must run continuously.
Wastewater generated during cleaning which will be mixed with animal waste must be disposed of,
' and is not part of the feedlot permit requirements. The only practical method for disposal appears
to be onsite holding tanks. Holding tanks should comply with the requirements of Minnesota
Rules, Chapter 7080, Individual Sewage Treatment System Standards. These rules contain
' provisions for sizing holding tanks in commercial applications. Water use will have to be estimated
to size the holding tanks, and water use from other animal boarding facilities in the metro area will
be used to arrive at an estimate for this facility. The one required toilet room for the facility will
I generate little waste in comparison to the boarding operation. It seems most practical to allow this
waste to be directed to the holding tanks provided for the other waste water rather than require an
individual sewage treatment system be provided.
t WETLANDS
There is one jurisdictional wetland on site. This wetland has been classified as a natural wetland in
the City's Surface Water Management Plan. It's classification is based on a delineation on the site
t conducted in 1992. The notes from this delineation classify the wetland condition as excellent
seasonally flooded and wooded wetland, a possible example of pre - settlement wetland. It also
notes a wide variety of wetland vegetation with five dominant species and sightings of 18 different
plant species. The delineation indicates the source of water as surface water runoff and the route of
outflow is a culvert to the Minnesota River. The size of the wetland according to the SWMP is 2
acres.
The wetlands shown on the plan sheet show the size of the wetland is less than one acre. A recent
site visit and the above - mentioned delineation indicates that a more extensive delineation by the
applicant is needed. At the time of this report, the applicant has not submitted a wetland
delineation report of the site.
City ordinances require a 10 to 30 foot buffer strip with an average of 20 foot width for natural
wetlands. There is also a 40 -foot setback from the buffer strip so the building setback should be
from 50 to 80 feet averaging 70 feet away from the edge of the wetland. The current plan sheet
appears to follow these setback requirements but is based on a wetland border that City staff
believes is inaccurate. The applicant should retain a professional wetland delineator to determine
the actual wetland limits and, if necessary, adjust the development accordingly.
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 19
SURFACE WATER MANAGEMENT PLAN (SWMP)
This development is not responsible for SWMP connection fees since they are not subdividing.
However, the parcel still will be responsible for the quarterly SWMP fees pursuant to city
ordinance.
GRADING
The site consists of isolated areas of vegetation, steep slopes, and drainage swales. The site
slopes from north to south with grades that require benching into the slope to develop the site.
Site grading is proposed to develop drainage swales, building pads, and drive aisle /parking areas
One of the existing drainage swales will be altered to direct stormwater runoff around the
buildings. The use of retaining walls should be considered to reduce the amount of site grading.
Staff is unaware if the earthwork quantities balance. The applicant should be aware that if any
excess excavation material is to be hauled to property within the City, the individual property
owner must obtain a grading permit through the Engineering Department prior to earthwork
activities commencing. Haul routes shall be pre- approved by the City and the applicant will be
required to maintain these haul routes and clean the streets of any dirt and mud accumulated from
vehicles tracking. Any damage to City streets, curbs or other public facilities will be the
responsibility of the applicant.
EROSION CONTROL
The plans propose Type 1 silt erosion control fence along the southerly grading limits. Due to
environmental concerns, the silt fence along the wetland area should be modified to the City's
Type 3 as per Chanhassen Standard Plate No. 5212 and Type 1 in the remaining areas. A rock
construction entrance shall also be installed and maintained during construction. The applicant
should look at incorporating additional erosion control measures such as temporary sediment
ponds or additional silt fencing at the culvert inlets to prevent erosion from leaving the site.
DRAINAGE
Storm drainage calculations are needed to verify the proper sizing of the culverts. The drainage
from the impervious surface will need to be treated in accordance to NURP standards using the
Walker pond method detailed in the City's Surface Water management plan. It is important that
the wetland receive the runoff to maintain some hydrology to the wetland. The water quality
pond can be designed within the buffer zone to tie the basin in with the wetland. A wet meadow
seed mix should be used to encourage native plants in and around the wetland.
' Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 20
UTILITIES
This area is located outside the Municipal Urban Service Area (MUSA), therefore, MUSA
service is not available to the site. The applicant proposes to utilize a well and septic system.
Staff is concerned with the location of the waste water holding tank and proposed drainage
swale. One of the two should be relocated to eliminate potential contamination of stormwater
runoff through the drainage swale which discharges into the natural wetland.
STREETS
Access to the site is proposed at the location of the existing driveway off Trunk Highway 101.
The proposed access alignment is at an angle of less then 90° and will not safely accommodate
ingress and egress emergency vehicles or other vehicles associated with the proposed use of the
facility. Staff recommends the alignment of the access point be modified to intersect Trunk
Highway 101 at a 90 angle. The plans propose two different types of street cross - sections. The
first part of the proposed driveway consists of a 20 -foot wide, 2 -inch bituminous surface, rolled
bituminous curb, and six inches of Class V gravel base. The easterly portion of the driveway is
proposed to be surfaced with only eight inches of Class V gravel, 20 -feet wide. Staff is
' concerned with this proposal from an erosion and emergency vehicle access standpoint. City
standards require a paved bituminous surface, 26 -feet wide and built to 7 -ton per axle design
standard. Given the soil characteristics in the area, a professional soils engineer should be
retained to evaluate the subgrade and design a pavement section to support the 7 -ton axle weight
for year -round access. Staff also believes in an effort to maintain two -way traffic, the drive aisle
should be increased to a minimum of 24 -feet wide with no parking on either side of the
driveway. City development standards also require concrete curb and gutter, however, given the
rural nature of the area, a bituminous rolled curb may be constructed in lieu of.
The proposed drive aisle east of the proposed kennel is approximately a 25% slope. The
maximum allowable grade for driveways per City standards is a 10% slope. The applicant
should re- evaluate and redesign this driveway access to meet the 10% slope criteria. The City's
' Fire Marshal also requires a turnaround area.
TREE PROTECTION/L,ANDSCAPING
The existing canopy coverage for the site is 49 %, or 6.44 acres. According to the applicant, tree
removal due to construction will be .5 acres, leaving 5.94. Allowable minimum canopy coverage
for the commercial site is 20 %, or 2.63 acres. Existing tree cover includes cottonwood, elm,
boxelder, ash, willow and occasionally hackberry. These indigenous trees are grouped
throughout the site with clearings in the central sections. Where the proposed buildings are to be
located. Since the development is located in areas of little tree cover, removal is moderate and
within ordinance requirements.
Building materials: The applicants requested a variance to allow them the use of corrugated
'
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 21
PLANNING COMMISSION UPDATE
allow it. Furthermore, residents that live in the southern portion of Chanhassen
On July 24, 1996, the Planning Commission reviewed this application. Many issues involving
the operation of the proposed facility were discussed. These issues were as follow:
any other part of the City and recommended not to allow corrugated metal for the
Crematory: The Planning Commission questioned types of materials proposed to be cremated.
'
The applicant stated that it will be a combination of animal carcasses and feces.
Staff explained that only animal carcasses are permitted to be cremated. Staff
contacted the Permit Section of the Minnesota Pollution Control Agency
(MPCA), and spoke to Mr. Peter Torkelson. He confirmed that only animal
carcasses may be cremated. Staff took the opportunity to ask about odor problems
they might have encountered in the past with such an operation. He advised that a
'
temperature monitor be attached to the crematory. If the temperature is
maintained above 1,200 degrees Fahrenheit, the odors become minimal. He also
stated that it is best to keep the crematory indoors. This will prevent ashes from
blowing away. To ensure that only animal carcasses are cremated, the PCA
requires a log of animals burned. They also may require testing of the ashes. The
PCA also recommended the applicant supply the City with monthly waste
tracking log. Such log should be signed by the landfill operator where the feces
are being disposed of.
Building materials: The applicants requested a variance to allow them the use of corrugated
'
metal on the exterior of the building. The Planning Commission voted to deny
this variance. Their reasoning for not allowing the corrugated metal was to
provide better quality buildings along Highway 212. Some commissioners stated
that if a building along Highway 5 wanted to use metal, the City would never
allow it. Furthermore, residents that live in the southern portion of Chanhassen
have stated on more than one occasion that the City has a different set of standards
for that part of the City. The Planning Commission chose to look at this site as
any other part of the City and recommended not to allow corrugated metal for the
exterior of the building. Staff advised the applicant to consider the use of accent
'
brick along the south side of the commercial kennel building and incorporating
wood shutters on the commercial stable building. This option must be approved
by City Council.
Commercial Stable Parking: The applicant has not provided any parking spaces for the
Commercial Stables. The parking ordinance does not address this issue.
'
However, since this is a conditional use permit, the City has the right to attach
reasonable conditions to the proposal. In speaking with the City's Stable
Inspector, Carol Dunsmore, she explained that parking for horse trailers should be
provided, since this is the only means of transporting horses. The parking ratio
jl
1
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 22
for the horse trailers should be at a rate of 2:1. Staff recommends five trailer
parking spaces be provided at this point. We also recommend the applicant show
proof of parking for the remaining spaces. Should the need arise for the additional
spaces, the applicant will be required to provide them. The Horse Inspector also
explained that ample turnaround for vehicles with trailers attached to them should
be provided.
Hay Storage The City's Stable Inspector requested the applicant show the location of hay
storage. Current plans does not provide this information.
Horse Exercise Area The City's Stable Inspector requested the applicant show the area where
horses will be allowed to graze and exercise outdoors. The current trail located
north of the site does not allow any horses. Staff would strongly recommend the
applicant meet with the City's Stable Inspector prior to issuance of a building
permit to resolve the three previous issues outlined above.
Driveway Sec. 20 -1118. Design of parking stalls and drive aisles: (d) All parking, loading
and driveway areas shall be surfaced with asphalt, concrete or equivalent material
approved by the city. The applicant proposed to pave the portion of the driveway
between Highway 101 and immediately south of the commercial kennel parking
area. Staff recommended the applicant pave the entire driveway including the
area surrounding the commercial stable. The applicant explained to the planning
commission that a limited number of people will be using the driveway leading to
the commercial stable. The Planning Commission recommended the driveway be
constructed to a 7 ton design and paved up to the commercial kennel. The portion
past the kennel shall be gravel, constructed to a 7 ton design and inspected
periodically to ensure it remains in good driving condition.
Hours of Operation Staff recommended the dogs be kept inside from 10:00 p.m. to 6:00 a.m.
The planning commission felt it was unreasonable to allow the dogs outside at
such hours as they might be noisy and potentially instigate complaints from
neighbors, therefore, the condition was changed to read "All dogs and cats shall
be housed indoors overnight from 9:00 p.m. to 7:00 a.m."
Staff has attempted to contact the applicant on several occasions to make them aware of these
issues and the changes in the staff report, however, we have been unsuccessful. Consequently,
we have developed and added conditions of approval to address these issues.
Paws, Claws & Hooves Pet Boarding ,
July 24, 1996
Page 23
RECOMMENDATION
The Planning Commission's recommended changes are shown in bold: '
"The City Council approves Site Plan Review 96 -8 for the construction of an 8,152 square foot
commercial stable and 12,936 square foot commercial kennel with a variance to allow a metal
btii di a a pylon sign in a BF, Fringe Business District, as shown in plans dated June 14,
1996, with the following conditions: '
1. The applicant and/or contractor shall notify the City upon encountering any existing drain
tile on the site. The City will determine whether or not the drain tile can be abandoned or
relocated.
2. All construction vehicles shall access the site at approved rock construction entrances
only. Haul routes shall be pre- approved by the City. The applicant will be required to
maintain haul routes and clean the streets of any dirt and mud accumulated from vehicles
tracking. Any damage to City streets, curbs or other public facilities will be the
responsibility of the applicant.
3. Type 3 erosion control fence shall be installed adjacent to wetlands. Type 1 shall be
installed on the remainder of the site. Additional silt fence or rock filter dikes shall be
constructed at the culvert inlets. Erosion control measures shall be in place and ,
maintained at all times until the site has been fully restored, revegetated, and removal is
authorized by the City.
4. Storm drainage calculations shall be submitted to the City Engineer to verify culverts are
sized correctly.
5. The applicant shall obtain and receive the necessary permits from the regulatory agencies
such as the Watershed District, MnDOT, and the Chanhassen Building Department.
6. The access drive shall intersect Trunk Highway 101 at a 90 angle. All drive aisles shall
be paved with a bituminous surface a minimum of 24 -feet wide. The curb shall be a
rolled bituminous and the drive aisles shall be constructed to a 7 -ton design up to the
,
kennel. The gravel portion past the kennel shall also be constructed to a 7 ton
design and inspected periodically. The maximum grade for the drive aisles shall be
10 %.
7. The waste water holding tank and /or proposed drainage Swale shall be relocated to avoid
the
potential contamination of stormwater runoff.
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 24
8. The applicant will need to develop a sediment and erosion control plan in accordance with
the City's Best Management Practice Handbook and the Surface Water Management Plan
requirements for new developments. The plan shall be submitted to the City for review and
formal approval. Type 1 erosion control fence shall be installed around the downstream
side of the construction limits and Type 3 erosion control along the perimeter of the
wetlands. Rock construction entrances shall be employed and maintained at all access
points until the street has been paved with a bituminous surface.
9. All areas disturbed as a result of construction activities shall be immediately restored with
seed and disc - mulched or wood fiber blanket or sod within two weeks of completion of
' each activity in accordance with the City's Best Management Practice Handbook.
J
1
10. The applicant shall provide a storm water runoff plan that does not drain directly to the
wetland. A water quality pond to pretreat stormwater shall be constructed adjacent to the
wetland outside the street right -of -way. The pond shall be designed in accordance with
"NURP" standards. Detailed pond calculations shall be submitted to the City for review
and approval. A wet meadow seed mix should be used to encourage native plants in and
around the wetland.
11. The applicant shall retain a professional wetland delineator to determine the wetland edge
and, if necessary, adjust the development accordingly.
12. Building Official Conditions:
a. Install holding tanks(s) to directly receive wastewater and toilet room waste, with
tanks sized and monitored in a manner approved by the City.
b. Obtain a feedlot permit from Carver County.
C. Provide covered, containerized onsite storage for animal waste in a manner
approved by the City.
d. Provide copies of solid waste disposal contract(s) to the City. Contract(s) must
provide for continuous disposal of all solid animal waste generated.
13. Fire Marshal: Conditions:
a. Dead end fire apparatus access roads in excess of 150 feet in length shall be
provided with approved provisions for the turning around of fire apparatus.
Pursuant to UFC Section 10.204 (c). Submit radius turns for the west driveway
on the stable.
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 25
b. Fire lanes signage in accordance with Chanhassen Fire Department/Fire
Prevention Policy 06 -1991 shall be installed on the service road starting at the
west end of the kennel to the east end of the stable. This is to assure that fire
apparatus will have access in the event of a fire.
Driving surface. Fire apparatus access roads shall be designed and maintained to
support the imposed loads of fire apparatus and shall be provided with a surface as
to provide all weather driving capabilities pursuant to UFC Section 10 -204. (b)
Submit road design to City Engineer and Fire Marshal for review and approval.
Submit radius turns from the driveway off State Hwy. 101.
d. Comply with Fire Department/Fire Prevention Policy 29 -1992 regarding premise
identification. Additional numbers will be required at the driveway entrance.
Number size and location must be approved by the Fire Marshal.
e. Timing of insulation on fire protection including fire apparatus access roads for
fire protection, is required to be installed. Such access road shall be installed and
made serviceable prior to and during the time of construction. Pursuant to UFC
Section 10 -502.
14. The applicant must install tree protection fencing at the grading limits near any existing
trees. Fencing must be installed at the time of the silt fence installation.
15. A complete sign plan shall be submitted to the City for review and approval by the
Planning Commission and City Council.
16. The applicant shall provide proof of parking for 38 parking spaces. The City has the right
to require the applicant to provide these additional spaces if staff determines that
additional spaces are needed. All parking spaces shall be screened from views from
Highway 212, as required in the site plan ordinance.
17. Building material for the Commercial Kennel and Stable shall be consistent with the
Site Plan Ordinance requirements (wood, stucco, brick, cut face block or tilt up
panels with architectural relief).
18. Five trailer parking spaces and six vehicle parking spaces shall be provided by the
Commercial Stable. The applicant shall show proof of parking for seven horse
trailer spaces and six vehicle parking spaces for a total of 12 horse trailer parking
spaces and 12 vehicle parking spaces. Should the need arise for the additional
spaces, the applicant will be required to provide them. Adequate turnaround for
I I
�L�
L�'
' Paws, Claws & Hooves Pet Boarding
July 24, 1996
' Page 26
vehicles with trailers attached to them shall be provided. The turnaround shall be
' approved by the Stable Inspector. All parking spaces shall be screened from views
from Highway 212, as required in the site plan ordinance. Screening shall be
provided in the form of vegetation and berming.
' "The City Council approves of Conditional Use Permit 96 -3 to allow a commercial kennel and
commercial stable in a Fringe Business District, and a conditional use permit to allow more than
one principal building on a single lot; as shown on plans dated received June 14, 1996, with the
following conditions:
1. All structures on the site must be in compliance with Chapter 5, Articles II and 11I.
2. The following criteria relates to commercial kennels for dogs and cats:
() g dogs Housing enclosures for do s and cats shall be at least two hundred (200) feet from
' any neighboring residential structure used for human habitation.
(b) The proposed chain link fence which will surround each dog compartment shall
' be sturdy to keep dogs confined.
(c) Accumulations of feces shall be located at least two hundred (200) feet from any
well. The applicant is showing a waste water holding tank located 180 feet from
a well location however, they have not shown the location of feces accumulation.
Such information must be provided.
(d)
All accumulations of feces shall be removed at such periods as will ensure that no
leaching or objectionable odors exist, and the premises shall not be allowed to
'
become unsightly.
(e)
All dogs and cats shall be housed indoors overnight (from 10 p.m to 6 °.m 9:00
p.m. to 7:00 a.m.).
(f)
All dogs and cats shall be housed indoors when the commercial kennel
employee(s) is not present at the subject property.
(g)
Dogs are not allowed to habitually bark in a manner considered a nuisance as
'
defined by the City Code or Nuisance Ordinance.
(h)
Outdoor exercise (dog runs) confinement areas shall be screened and buffered.
Such screening and buffering may be accomplished by using berms, fencing, a
green belt planting strip (evergreens), or natural topography.
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 27
(1) The following conditions must be upheld in regard to the site's animal quarters
* Indoor housing facilities must be structurally sound with ample heat, light,
and ventilation.
* Animals kept outside must have continual access so animals can get in and
out to shelter and protect them from sun, rain, and snow.
* If animals are confined by chains, such chains must be attached so not to
become entangled with chains of other dogs.
* Individual animal enclosures must be of a size to allow each dog to turn
around fully, stand, sit, and lie in a comfortable condition.
The temperature of indoor housing facilities shall not be less than 50
degrees Fahrenheit for dogs not accustomed to lower temperatures.
* Disposal facilities are provided to minimize virus infestation, odors, and
disease hazards.
* Adequate storage and refrigeration is provided to protect food supplies
against contamination and deterioration.
3. The following criteria relates to commercial stables for horses:
(a) Minimum acreage for two horses shall be one and one -half acres and for three
horses shall be two acres, and additional one -third acre shall be required for each
additional horse. The site has an area of 13.16 acres allowing a maximum number
of 35 horses.
(b) The area where horses are kept shall be enclosed by a sturdy wood, metal, or
electrical fence which will keep the animal or animals confined within.
(c) The shelter or stabling facility shall be clean and sanitary such that it will not be a
harborage for rodents, flies and insects.
(d) Keeping, storing, stabling, or maintenance of horses shall not directly contribute
to the pollution of any public body of water. Covered, containerized solid waste
storage is required. The operation will be generating large amounts of solid waste.
To prevent run off from the site, waste awaiting disposal should be covered to
protect it from rain and snow, and contained within barriers to keep it consolidated
in a designated area.
J
(e) Accumulations of manure shall be located at least one hundred feet from any well. I
I Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 28
(f) All accumulations of manure shall be removed at such periods as will ensure that
no leaching or objectionable odors exist, and the premises shall not be allowed to
become unsightly.
' 4. All dog runs must maintain a minimum of two hundred (200) feet from wetland area, 50
feet from public or private road right -of -way, and 200 feet from an adjacent single family
residence or a minimum of fifty feet from a side or rear lot line, whichever is greater.
5. The applicant shall obtain a permit from the City to maintain and operate the commercial
kennel and stable as regulated by the City Code.
' 6. Both commercial kennel and stable shall be enclosed or fenced in such a manner as to
prevent the running at large or escape of animals confined therein.
7. Both commercial kennels and stables shall be open for inspection by the City authorities
at any time.
S. The applicant is showing ight fixtures shielded under the roof canopy. All light must
g
meet ordinance requirements. Only shielded fixtures are allowed and the applicant shall
demonstrate that there is no more than % foot candles of light at the property line as
required by ordinance. A detailed lighting plan should be submitted when building
permits are requested.
9. No outdoor speakers are allowed.
' 10. The applicant must apply and obtain all necessary permits from regulatory agencies such
as Lower Minnesota Water Shed, Minnesota Pollution Control Agency, U.S. Army Corps
' of Engineers, etc.
11. Only animal carcasses are permitted to be cremated. A temperature monitor must
' be attached to the crematory. The City may require testing of the ashes.
12. The applicant must supply the City with monthly waste tracking log submitted on
monthly bases. Such log should be signed by the landfill operator where the feces
are being disposed of.
' 13. Five trailer parking spaces shall be provided. The applicant shall show proof of
parking for the remaining seven spaces for a total of 12 horse trailer parking spaces.
Should the need arise for the additional spaces, the applicant will be required to
provide them. Adequate turnaround for vehicles with trailers attached to them
shall be provided. The turnaround shall be approved by the Stable Inspector. All
Paws, Claws & Hooves Pet Boarding
July 24, 1996
Page 29
I
parking spaces shall be screened from views from Highway 212, as required in the
site plan ordinance. '
14. The applicant shall show the location of hay storage.
15. The applicant shall show the area where horses will be allowed to graze and exercise '
outdoors. The current trail located north of the site does not allow any horses. The
applicant shall meet with the City's Stable Inspector prior to issuance of a building
permit to provide answers and comply with the three previous conditions (13, 14,
and 15) outlined above."
ATTACHMENTS
rce Coordinate and Anita Benson Project En ,
1. Memo from Phillip Elkin, Water Resources C Engineer
� g
dated July 5, 1996.
2. Letter from MN Dept. of Natural Resources dated July 9, 1996.
3. Memo from Steve Kirchman, Building Official dated June 28, 1996.
4. Memo from Mark Littfin, Fire Marshal dated July 8, 1996.
5. Application and letter from applicant.
6. Planning Commission minutes dated July 24, 1996.
7. Site plan packet dated May 31, 1996 and June 14, 1996.
1
I MEMORANDUM
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
TO: Sharmin Al -Jaff, Planner II
FROM: Phillip Elkin, Water Resources Coordinator
Anita Benson, Project Engineer
DATE: July 5, 1996
SUBJ: Review of Site Plan for Commercial Kennel and Stable
NE Corner of TH 212/169 and TH 101
Paws, Claws, and Hooves Pet Boarding - Nancy Lee and Patrick Blood
Planning Case 96 -3 /Site Plan 96 -8 /Land Use Review File No. 96 -21
Upon review of the site plan documents prepared by James R. Hill, Inc. dated June 14, 1996, we
offer the following comments and recommendations:
1 WETLANDS
There is one jurisdictional wetland on site. This wetland has been classified as a natural wetland in the
City's Surface Water Management Plan. It's classification is based on a delineation on the site
conducted in 1992. The notes from this delineation classify the wetland condition as excellent
seasonally flooded and wooded wetland, a possible example of pre - settlement wetland. It also notes a
wide variety of wetland vegetation with five dominant species and sightings of 18 different plant
species. The delineation indicates the source of water as surface water runoff and the route of outflow
is a culvert to the Minnesota River. The size of the wetland according to the SWMP is 2 acres.
The wetlands shown on the plan sheet show the size of the wetland is less than one acre. A recent site
' visit and the above - mentioned delineation indicates that a more extensive delineation by the applicant is
needed. At the time of this report, the applicant has not submitted a wetland delineation report of the
F,
site.
City ordinances require a 10 to 30 foot buffer strip with an average of 20 foot width for natural
wetlands. There is also a 40 -foot setback from the buffer strip so the building setback should be from
50 to 80 feet averaging 70 feet av:-ay from the edge of the wetland. The current plan sheet appears to
follow these setback requirements but is based on a wetland border that City staff believes is
inaccurate. The applicant should retain a professional wetland delineator to determine the actual
wetland limits and, if necessary, adjust the development accordingly.
Sharmin Al -Jaff
Paws, Claws, and Hooves
July 5, 1996
Page 2
SURFACE WATER MANAGEMENT PLAN (SW
This development is not responsible for SWMP connection fees since they are not subdividing.
However, the parcel still will be responsible for the quarterly SWMP fees pursuant to city ordinance.
GRADING
The site consists of isolated areas of vegetation, steep slopes, and drainage swales. The site
slopes from north to south with grades that require benching into the slope to develop the site.
Site grading is proposed to develop drainage swales, building pads, and drive aisle /parking areas
One of the existing drainage swales will be altered to direct stormwater runoff around the
buildings. The use of retaining walls should be considered to reduce the amount of site grading.
Staff is unaware if the earthwork quantities balance. The applicant should be aware that if any
excess excavation material is to be hauled to property within the City, the individual property
owner must obtain a grading permit through the Engineering Department prior to earthwork
activities commencing. Haul routes shall be pre - approved by the City and the applicant will be
required to maintain these haul routes and clean the streets of any dirt and mud accumulated from
vehicles tracking. Any damage to City streets, curbs or other public facilities will be the
responsibility of the applicant.
EROSION CONTROL
The plans propose Type 1 silt erosion control fence along the southerly grading limits. Due to
environmental concerns, the silt fence along the wetland area should be modified to the City's
Type 3 as per Chanhassen Standard Plate No. 5212 and Type 1 in the remaining areas. A rock
construction entrance shall also be installed and maintained during construction. The applicant
should look at incorporating additional erosion control measures such as temporary sediment
ponds or additional silt fencing at the culvert inlets to prevent erosion from leaving the site.
. DRAINAGE
Storm drainage calculations are needed to verify the proper sizing of the culverts. The drainage
from the impervious surface will need to be treated in accordance to NURP standards using the
Walker pond method detailed in the City's Surface Water management plan. It is important that the
wetland receive the runoff to maintain some hydrology to the wetland. The water quality pond
can be designed within the buffer zone to tie the basin in with the wetland. A wet meadow seed
mix should be used to encourage native plants in and around the wetland.
UTILITIES
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Sharmin Al -Jaff
Paws, Claws, and Hooves
July 5, 1996
Page 3
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This area is located outside the Municipal Urban Service Area (MUSA), therefore, MUSA service
is not available to the site. The applicant proposes to utilize a well and septic system. Staff is
concerned with the location of the waste water holding tank and proposed drainage swale. One
of the two should be relocated to eliminate potential contamination of stormwater runoff through
the drainage Swale which discharges into the natural wetland.
STREETS
Access to the site is proposed at the location of the existing driveway off Trunk Highway 101.
The proposed access alignment is at an angle of less then 90 and will not safely accommodate
ingress and egress emergency vehicles or other vehicles associated with the proposed use of the
facility. Staff recommends the alignment of the access point be modified to intersect Trunk
Highway 101 at a 90° angle. The plans propose two different types of street cross - sections. The
first part of the proposed driveway consists of a 20 -foot wide, 2 -inch bituminous surface, rolled
bituminous curb, and six inches of Class V gravel base. The easterly portion of the driveway is
proposed to be surfaced with only eight inches of Class V gravel, 20 -feet wide. Staff is concerned
with this proposal from an erosion and emergency vehicle access standpoint. City standards
require a paved bituminous surface, 26 -feet wide and built to 7 -ton per axle design standard.
Given the soil characteristics in the area, a professional soils engineer should be retained to
evaluate the subgrade and design a pavement section to support the 7 -ton axle weight for year -
round access. Staff also believes in an effort to maintain two -way traffic, the drive aisle should be
increased to a minimum of 24 -feet wide with no parking on either side of the driveway. City
development standards also require concrete curb and gutter, however, given the rural nature of
the area, a bituminous rolled curb may be constructed in lieu of.
The proposed drive aisle east of the proposed kennel is approximately a 25% slope. The
maximum allowable grade for driveways per City standards is a 10% slope. The applicant should
re- evaluate and redesign this driveway access to meet the 10% slope criteria. The City's Fire
Marshal also requires a turnaround area.
RECOMMENDED CONDITIONS OF APPROVAL
The applicant and/or contractor shall notify the City upon encountering any existing
draintile on the site. The City will determine whether or not the draintile can be
abandoned or relocated.
2. All construction vehicles shall access the site at approved rock construction entrances
only. Haul routes shall be pre- approved by the City. The applicant will be required to
maintain haul routes and clean the streets of any dirt and mud accumulated from vehicles
tracking. Any damage to City streets, curbs or other public facilities will be the
responsibility of the applicant.
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Sharmin Al -Jaff
Paws, Claws, and Hooves
July 5, 1996
Page 4
3. Type 3 erosion control fence shall be installed adjacent to wetlands. Type 1 shall be
installed on the remainder of the site. Additional silt fence or rock filter dikes shall be
constructed at the culvert inlets. Erosion control measures shall be in place and
maintained at all times until the site has been fully restored, revegetated, and removal is
authorized by the City.
4. Storm drainage calculations shall be submitted to the City Engineer to verify culverts are
sized correctly.
5. The applicant shall obtain and receive the necessary permits from the regulatory agencies
such as the Watershed District, MnDOT, and the Chanhassen Building Department.
6. The access drive shall intersect Trunk Highway 101 at a 90 angle. All drive aisles shall be
paved with a bituminous surface a minimum of 24 -feet wide. The curb shall be a rolled
bituminous and the drive aisles shall be constructed to a 7 -ton design. The maximum
grade for the drive aisles shall be 10 %.
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7. The waste water holding tank and /or proposed drainage swale shall be relocated to avoid
potential contamination of the stormwater runoff. I
S. The applicant will need to develop a sediment and erosion control plan in accordance with the
City's Best Management Practice Handbook and the Surface Water Management Plan
requirements for new developments. The plan shall be submitted to the City for review and
formal approval. Type 1 erosion control fence shall be installed around the downstream side of
the construction limits and Type 3 erosion control along the perimeter of the wetlands. Rock
construction entrances shall be employed and maintained at all access points until the street has
been paved with a bituminous surface.
9. All areas disturbed as a result of construction activities shall be immediately restored with seed
and disc - mulched or wood fiber blanket or sod within two weeks of completion of each activity
in accordance with the City's Best Management Practice Handbook.
10. The applicant shall provide a storm water runoff plan that does not drain directly to the
wetland. A water quality pond to pretreat stormwater shall be constructed adjacent to the
wetland outside the street right -of -way. The pond shall be designed in accordance with
"NURP" standards. Detailed pond calculations shall be submitted to the City for review and
approval. A wet meadow seed mix should be used to encourage native plants in and around
the wetland.
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11. The applicant shall retain a professional wetland delineator to determine the wetland edge and, '
if necessary, adjust the development accordingly.
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Sharmin Al -Jaff
Paws, Claws, and Hooves
' July 5, 1996
Page 5
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' c: Charles Folch, Director of Public Works
gA\ \anita\pc \paws.doc
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Minnesota Department of Natural Resources
Metro Waters - 1200 Warner Road, St. Paul, MN 55106 -6793
Telephone: (612) 772 -7910 Fax: (612) 772 -7977
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.QED
JUL 10 RECD i
t �.'HANHASSEI
Ms. Sharmin Al -Jaff, Planner II
Planning Department
City of Chanhassen
690 Coulter Drive, P.O. Box 147
Chanhassen, MN 55317
RE: PAWS, CLAWS AND HOOVES PET BOARDING (NANCY LEE AND PATRICK BLOOD),
MINNESOTA RIVER, BLUFF CREEK, CITY OF CHANHASSEN, CARVER COUNTY (CITY #96-
3 CUP & #96 -8 SITE PLAN)
Dear Ms. Al -Jaf. .
We have reviewed the site plans dated June 14, 1996 (received June 24, 1996) for the Paws, Claws and Hooves
Pet Boarding proposal (NWl /4, Section 36, T 116N -R23W) located in the northeast quadrant of the intersection
of Highways 212 and 101, and have the following comments to offer:
Riley Creek has a shoreland classification of tributary and a shoreland district that extends 300' from the
top of the bank of the channel. The shoreland district of Riley Creek extends into the western portion
of the Paws, Claws and Hooves project area. The Paws, Claws and Hooves facility must be consistent
with Chanhassens shoreland management regulations. In particular:
A. The entire Paws, Claws and Hooves project site appears to contain steep slopes. Section 20-
481(e)(5) of the Chanhassen Shoreland Ordinance states that when necessary, conditions shall
be attached to permits to prevent erosion and to preserve existing vegetative screening as viewed
from the surface of public waters, assuming summer, leaf -on conditions.
B. The Paws. Claws and Hooves Boarding facilities are located on a hill above the Minnesota
River Valley over looking Rice Lake (27- 132P). A recreational trail also forms the northern
border of the project site. The standards listed in Section 20- 482(b) of the Chanhassen
Shoreland Ordinance should be followed to ensure that the structures of the facility will be
screened from view, assuming summer, leaf -on conditions.
2. It appears that the Paws, Claws and Hooves Boarding facility will be capable of accomodating up to 23
horses, and 107 dogs and cats. Poor manure management at the facility would have negative impacts
on the Minnesota River, Bluff Creek and Rice Lake which are located near to the facility. The
Minnesota Pollution Control Agency (Dave Nelson @296 -9274) should be contacted concerning State
Rules that regulate feedlots. The feedlot regulations for the disposal of animal wastes should be
stringently followed in order to protect the above waterbodies from pollution.
3. The Paws, Claws and Hooves site plan doesn't indicate how stormwater from the driveways and parking
area will be managed. The DNR objects to having stormwater routed directly to a wetland or Riley
Creek. Overland flow, or stormwater sedimentation basins, should be used to treat runoff from the site.
DNR Information: 612-296-6 157, 1 -500- 766 -6000 - TTY: 612- 296 -5484, 1- 800 -657 -3929
An Equal Opportunitc Employer Printed on Recycled PaperContaining u
W110 V'aloes Di'enit\ to MI Minimum of W0 Polo- Consumer �V,ntc
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' Ms. Sharmin Al -Jaff
July 9, 1996
' Page 2
If stormwater is routed directly to a wetland or creek, it can cause pollution, sedimentation, erosion and
water level bounces that are detrimental to wildlife, recreation, aesthetic, and property values.
4. There are no Public Waters, or Public Waters Wetlands, on the Paws, Claws and Hooves project site,
' therefore, no DNR permit is required.
5. There are wetlands on the site that are not under DNR Public Waters Permit jurisdiction. The U.S. Army
Corps of Engineers should be consulted regarding pertinent federal regulations for activities in wetlands.
In addition, impacts to these wetlands should be evaluated by the city in accordance with the Minnesota
Wetlands Conservation Act of 1991. The Department may provide additional comments on the project
' through our review of applications submitted under these other regulatory programs.
6. There should be some type of dedicated easement, covenant or deed restriction for the properties adjacent
to the wetland areas. This would help to ensure that the property owners are aware that the U.S. Army
' Corps of Engineers, the City of Chanhassen, the Riley- Purgatory-Bluff Creek Watershed have
jurisdiction over the areas and that the wetlands cannot be altered without appropriate permits.
' 7. The following comments are general and apply to all proposed developments:
A. Small wetlands formed by the seeping of groundwater occur on the Paws, Claws and Hooves
' project site. If construction involves dewatering in excess of 10,000 gallons per day or 1 million
gallons per year, a DNR appropriations permit is needed. You are advised that it typically takes
approximately 60 days to process the permit application.
B. Construction activities which disturb five acres of land, or more, are required to apply for a
stormwater permit from the Minnesota Pollution Control Agency (Dan Sullivan @ 612/296-
' 7219).
C. The comments in this letter address DNR - Division of Waters jurisdictional matters and
concerns. These comments should not be construed as DNR support or lack thereof for a
particular project.
' Please contact me at 772 -7910 should you have questions concerning this letter.
Sincerely,
Joe Richter
Hydrologist
c: Lower Minnesota River Watershed, Larry Samsted
U.S. Army Corps of Engineers, Gary Elftmann
Carver SWCD
Ecological Services, Wayne Barstad
Pollution Control Agency, Dave Nelson
CITY OF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
r
MEMORANDUM
TO: Sharmin Al -Jaff, Planner II
FROM: Steve A. Kirchman, Building Official V 0
DATE: June 28, 1996
SUBJECT: 96 -3 CUP and 96 -8 SPR (Paws Claws and Hooves Pet Boarding, Nancy Lee and Pat
i =
I was asked to review the site plan proposal stamped ; " CITY OF CHANHASSEN, JUN 14
1996, BUILDING DEPARTMENT" for the above referenced project.
Background:
There is no water or sewer to the site, nor is it anticipated that sewer and water will be available in the near
future.
Anal
The proposed development, because it is generating industrial waste, cannot be designed as specified in
Minnesota Rules, Chapter 7080, Individual Sewage Treatment Systems Standards or Chanhassen City
Code, Chapter 19, Article IV. As a matter of fact, no standards exist for the treatment of animal waste.
Minnesota Pollution Control Agency requirermentsdesigned to regulate feedlots are administered by Carver
County. Carver County requires a feedlot permit when a use exceeds 10.animal units. Each animal unit is
1000 pounds or one *horse. This proposed use would be assigned 28 to 30 units based on number of stalls
and kennels, thus requiring a feedlot permit from Carver County. Handling and disposal of site generated
waste must meet the requirements of the feedlot permit. Requirements for a feedlot permit vary according
to the intensity of the operation, and I cannot list specific requirements for this proposal. I have been told
the feedlot permit for an operation such as this is easily and quickly obtained. Requirements that should be
included with the project if they are not part of the feedlot permit requirements are:
1. Covered, containerized solid waste storage. The operation will be generating large
amounts of solid waste. To prevent run off from the site, waste awaiting disposal should be
covered to protect it from rain and snow, and contained within barriers to keep it
consolidated in a designated area.
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June 28, 1996
Page 2
' 2. Supply City with a copy of disposal contracts. Waste disposal must meet state and county
requirements, and will be disposed of off site. The City should be able to track compliance
with disposal requirements. A copy of a contract for legal disposal of the waste, submitted
to the City as the contract takes effect, would enable tracking of the disposal. Disposal
contracts must run continuously.
Wastewater generated during cleaning which will be mixed with animal waste must be disposed of, and is
not part of the feedlot permit requirements. The only practical method for disposal appears to be onsite
holding tanks. Holding tanks should comply with the requirements of Minnesota Rules, Chapter 7080,
Individual Sewage Treatment System Standards. These rules contain provisions for sizing holding tanks in
commercial applications. Water use will have to be estimated to size the holding tanks, and water use from
other animal boarding facilities in the metro area will be used to arrive at an estimate for this facility. The
one required toilet room for the facility will generate little waste in comparison to boarding operation. It
seems most practical to allow this waste to be directed to the holding tanks provided for the other waste
water rather than require an individual sewage treatment system be provided.
1 Recommendations:
The following recommendations should be included as conditions of approval:
1. Install holding tanks(s) to directly receive wastewater and toilet room waste, with tanks sized and
monitored in a manner approved by the City.
2. Obtain a feedlot permit from Carver County.
3. Provide covered, containerized onsite storage for animal waste in a manner approved by the City.
4. Provide copies of solid waste disposal contract(s) to the City. Contract(s) must provide for
' continuous disposal of all solid animal waste generated.
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CITY OF
CHANHASSEN
690 COULTER DRIVE 0 P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
DATE: July 8, 1996
TO: Sharmin Al -Jaff, Planner I1
FROM: Mark Littfin, Fire Marshal
SUBJECT: Request for conditional use permit to allow a commercial kennel, commercial
stable, two buildings on a single lot; Site Plan review for the commercial kennel
and stable , a variance to allow a metal building and a pylon sign in a BF, Fringe
business district located at the Northeast corner of Hwy 212, Hwy 169 and TH
101, Paws, claws and hooves pet boarding, Nancy Lee and Patrick Blood.
Planning case 96 -3 CUP and 96 -8 Site plan.
I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire
Department/Fire Prevention Division, I have the following fire code or City ordinance /policy
requirements. The site plan review is based on the available information submitted at this time.
As additional plans or changes are submitted, the appropriate code or policy items will be
addressed.
1. Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with
approved provisions for the turning around of fire apparatus. Pursuant to UFC Section
10.204 (c). Submit radius turns for the west driveway on the stable.
2. Fire lanes signage in accordance with Chanhassen Fire Department /Fire Prevention Policy
06 -1991 shall be installed on the service road starting at the west end of the kennel to the east
end of the stable. This is to assure that fire apparatus will have access in the event of a fire.
3. Driving surface. Fire apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus and shall be provided with a surface as to provide all weather
driving capabilities pursuant to UFC Section 10 -204. (b) Submit road design to City
Engineer and Fire Marshal for review and approval. Submit radius turns from the driveway
off State Hwy 101.
4. Comply with Fire Department/Fire Prevention Policy 29 -1992 regarding premise
identification. Additional numbers will be required at the driveway entrance. Number size
and location must be approved by the Fire Marshal
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Commercial kennel
July 9, 1996
Page 2
5. Timing of insulation on fire protection including fire apparatus access roads for fire
protection, is required to be installed. Such access road shall be installed and made
serviceable prior to and during the time of construction. Pursuant to UFC Section 10 -502.
6. /safety /ml /comken
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937 -1900
DEVELOPMENT REVIEW APPLICATION
APPLICANT: Nancy Lee & Patrick Blood
ADDRESS: P.O. Box 94
Shakopee, MN. 55379
TELEPHONE (Daytime) 445-0503
OWNER: Same
ADDRESS:
TELEPHONE:
Comprehensive Plan Amendment
Temporary Sales Permit
X Conditional Use Permit
Vacation of ROW /Easements
Interim Use Permit
X Variance
Non - conforming Use Permit
Wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
x_ Sign Plan Review
X Notification Sign
X Site Plan Review*
X Escrow for Filing Fees /Attorney Cost**
($50 CUP /SPRNACNAR/WAP /Metes
and Bounds, $400 Minor SUB)
Subdivision*
TOTAL FEE $
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A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
*Twenty -six full size folded copies of the plans must be submitted, Including an 8 1 /2' X 11 "reduced copy of '
transparency for each plan sheet.
** Escrow will be required for other applications through the development contract ,
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
V:
, PROIECTNAME_ Paws, Claws & Hooves Pet Boardin
LOCATION 10500 Great Plains Blvd.
LEGAL DESCRIPTION Sec 36, TWP 116N, Ranae 23W
' TOTAL ACREAGE
WETLANDS PRESENT
Acr
X YES NO
I PRESENT ZONING BF Fringe Business District
REQUESTED ZONING
PRESENT LAND USE DESIGNATION
f
REQUESTED LAND USE DESIGNATION
REASON FOR THIS REQUEST To c onstruct two buildings for commercial kennels and
stables. To obtain a sign pe rmit /variance.
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning
Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten business days of application.
This is to certify that I am making application for the described action by the City and that 1 am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either
copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make
this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within 120 days unless additional review
extensions are approved by the applicant.
Q J une 14, 1996
Si nature Appli t Date
J une 14, 1996
Signature oI Fee Ow Date
Application Received on a
`- - Fee Paid c ��� Receipt No. ;
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting.
If not contacted, a copy of the report will be mailed to the applicant's address.
PAWS, C:LA'�\'S and HOOVES Pet Boarding
Xancv Lee and Patrick Blood
P.O. Box 94
Shal<onee, \1ti. 55379
We are applying for a Conditional Use Permit to build a Kennel and Stable facility on our
property in the BF District located on the '\T corner of FINN '. 212;'169 and Hwv. 101.
'
This request includes building two separate buildings on this property. One for the kennels,
and one for the stables.
,
The Kemnel « be a multifaceted facility that tivill accommodate 108 separate dog kennels
Of t1V %o di'ferunt dt:si�gns, 15 Cat kennels cach with its olvn <vindovv, and roorn -oi officr
caged anirnals such as birds, hainsters, gerbils, lizards, etc.. 'I'l kerinel'Fill be ver roo my,
nom ortable and upscale. There will Le g rooininf? <t i `e will hav: a ?' mzfloiv
service available is well as a cerillonv rooni tliat c Iri be us for ;let furieI al .S. plain a
holding area for h tc i' at p { >licc ina_v h?c.k ill) and need to drop off 24 Hours :1 day. t,iele is
no physical locaiion 1r the humane society iil both Carver and Scott Counties. The need
l��r this fa c 1ih;' in this locaiion is trcnlendous. X inimal harking ;rill be needed. Pre -
r:: <gistered CLlsloillers will st[Iil)iv v In and drop off their pet and bL' on ilieii' vQVV.
The Stable «'Ul iriti home 24 lio?rsCS anal hate arl indoor ridin i ni na as oicll :is outdoor
'
�t-c are. also requesting a sign ;�ai7ance. Presently only t ~,; o signer are allowed 1 ivi !h- {?1
'
Distric-i. The ground low profile sign and the wall business sign. Our b,htdinl,s v; ill be
substantial distance from the roads and our property is eztrerneiv lush N5�iih S:veo i *Ilry
making these fvpeS ol'signs Virtl.lall - v irylpossibL: to sec. As pylon businesS SiMISI "ire 'tllnv' :,' l
in other business districts that al)LIt ,State Hi<ayhwav corridor's, and is also being? L1SG0 on trim
property abutln' lg us, ivc would request we also be allov, - cd to use i41S r\ Pe oI �i . R�111
be putting a sign on of !Ivey. 212'1.69 on the Last rand of our property, and one at our
entrance oil I vv. 101.
- Nvitl be putting a siN. foot chain link securlity fence around the j)eL "lillet:er of the pr: j)Grt '. I
W : have obtained a peinlit from the _ IN.. IDOT IvhiC i rc2giii cur entrarce to r`=aui OR '
H�x 101.
'.tie have had our building plans for this project prepared by Lester Building Systems.
Lestcr's builds metal buildings. The front or our kennel will have eight 2' t 6' a
' front entry, brick detailing, and a dutch hip roof. The entire length of both sides of the
building will have outdoor dog runs built of concrete and chain link fence that will come
out 12 feet from the building. Our buildings ;will be set back on the property and with the
' tremendous amount of greener} we have they yvill be difficult to sec.
' Our propem is in the BF District which is limited to 5 parcels including our own. Locating
these parcels from West to East, the first parcel is a mini storage facility that consists of
sev�ral metal buildings, the corner of Hi.I-,)hwa -s 101 and 212 is the Brookside Motel, then
there is our 15 acre parcel, the used car company, and finally the colninercial garages
' which again is a metal building. There is little else on this corridor other than the old empty
commercial brick building and a couple of homes one of xhich has a brand new stable
' o hich is a metal building and the nest house has a metal building also. Just up the load
front us at the top of the hill on Highway 101- there are two hopes w1'1? metal Ix;lldmgs
and I-Ialla Nursery which has numerous metal building incl toir retail sales building. I
am iIso aware of a new metal building which Lester recently constructed on Cher �Nlar
1_�l�le just off Ihghways 41 and 5. These are metal buildings �t ire aware of in o,Il arena in
Chanhassen without even searching_ Enclosed are pictures of these buildings and s- quenTaal
' pictures of the wont of our propery along 1 Eghway 212.
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i %I1lCilllCr CiCla�' 1 ?01 tlli ?lwtt,l i'u1'tC11I1 -.`' ii t �3_iSi. { L 'C� 1 l 1: _ a
`h Our J iii M' Ls it i. t
a, zeal runty on the paint and a j b car NN l ants on the fading of the paint. Enclosed is a
_ Oi Uis ini01,11;3tI01? 1 ^ orri Lc�9ter. .1l_l., hu?ld2ngfi recu!re CCntinlleCl ma'.nie2!an�� O� "el'
' 1', a� -;ia1lt; ;ci Sul ici'i'� to attractit and ampeiiing
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NOTICE OF PUBLIC
'
HEARING
PLANNING COMMISSION
MEETING
Wednesday, JULY 24, 1996
at 7:00 p.m.
'
City Hall Council Chambers
690 Coulter Drive
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Project: Paws, Claws and Hooves
Pet Boarding
Developer: Nancy Lee and Patrick Blood
Location: NE corner of Hwy. 212/169 and
TH 101
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Notice: You are invited to attend a public hearing about a development proposed in your
area. The applicant is requesting a conditional use permit to allow a commercial kennel,
commercial stable, two buildings on a single lot; site plan review for the commercial kennel and
stable, a variance to allow a metal building and a pylon sign in a BF, Fringe Business District,
located on the NE corner of Hwy. 212/169 and TH 101, Paws, Claws and Hooves Pet Boarding
What Happens at the Meeting: The purpose of this public hearing is to inform you about the
developer's request and to obtain input from the neighborhood about this project. During the
meeting, the Commission Chair will lead the public hearing through the following steps:
' 1. Staff will give an over view of the proposed project.
2. The Developer will present plans on the project.
3. Comments are received from the public.
' 4. Public hearing is closed and the Commission discusses project. The Commission
will then make a recommendation to the City Council.
Questions or Comments: If you want to see the plans before the meeting, please stop by City
Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to
someone about this project, please contact Sharmin at 937 -1900, ext. 120. If you choose to submit
written comments, it is helpful to have one copy to the department in advance of the meeting. Staff
will provide copies to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on July 4, 1996. 1p /
I l(�
Roger & Betty O'Shaughnessy
J. Michael Sorenson
1000 Hesse Farm Road Rt. 2, Box 187K
Chaska, MN 55318 Belle Plaine, MN 56011
Debra Wendorf Norman & Karoline Monroe
740 Vogelsberg Trail 565 Lakota Lane
Chaska, MN 55318 P. O. Box 115
Chaska, MN 55318
Skip Cook John Malzahn
15506 Village Woods Dr. 10551 Great Plains Blvd.
Eden Prairie, MN 55433 Chaska, MN 55318
Mr. Paul Burke SuperAmerica Group, Inc.
U. S. Fish & Wildlife P. O. Box 14000
4101 E. 80th Street Lexington, KY 40512
Minneapolis, MN 55425 -1665
Verne & Susan Severson Bert & B. Notermann
675 Lakota Lane 812 Co. Rd. 78 E.
Chaska, MN 55318 Shakopee, MN 55379
Jack Brambilla Chester & Betty Teich
550 Valley Park Dr. 825 Flying Cloud Drive
Shakopee, MN 55379 Chaska, MN 55318
Allen Rothe
750 Vogelsberg Trail
Chaska, MN 55318
Ms. Ruth Sobnosky
Dept. of Transportation
1500 Co. Rd. B2 West
Roseville, MN 55113
Control Credit, Inc.
7841 Wayzata Blvd., #200
Minneapolis, MN 55426
Maynard C. Happe
495 Lakota Lane
Chaska, MN 55318
Robert Drury
575 Flying Cloud Dr.
P. O. Box 193
Shakopee, MN 55379