5 Subdivision 10500 Great Plain'
CITY OF
PC DATE: May 6, 2003
CC DATE: May 27, 2003
REVIEW DEADLINE: 7/13/03
STAFF
REPORT
PROPOSAL:
LOCATION:
APPLICANT:
Request for subdivision approval to divide a parcel into two lots, Paws, Claws &
Hooves, Inc. --
10500 Great Plains Boulevard
Paws, Claws & Hooves, Inc.
10500 Great Plains Boulevard
Chaska, MN 55318
(952) 445-0503
William C. Griffith, Jr.
Larkin, Hoffman Daly & Lindgren, Ltd.
1500 Wells Fargo Plaza
7900 Xerxes Avenue South
Bloomington, MN 55431-1194
(952) 835-3800
.W
PRESENT ZONING: BF, Business Fringe District
2020 LAND USE PLAN: Office/Industrial
ACREAGE: 13.16 acre
DENSITY: NA
SUMMARY OF REQUEST: The applicant is requesting subdivision approval to create two lots from
one. Each lot would contain one of the buildings currently located on the property. The site is bordered by
Highway 212 to the south and Highway 101 to the west. Access to the site would be from Highway 101
via a private street.
Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed
plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these
standards, the City must approve the preliminary plat. This is a quasi judicial decision.
Paws, Claws & Hooves
May 6, 2003
Page 2
PROPOSAL/SUMMARY
The owners of the property want to divide the property to create two separate lots. One lot will
contain the kennel and the other will house the stable. Staff reviewed the Conditional Use Permit
attached to this application and determined that this permit needs to be amended if a subdivision
occurs. The reduction in the area of the property on which the stable is located reduces the number
of horses that may be stabled from 35 horses to 27. Some of the animal enclosures from the
kennel are located on the south side of the private street in parking spaces which will be located
on the stable property once the subdivision is completed. Due to the potential for a change in
ownership of the lots, the ongoing commercial operations will need to be located on the
corresponding building lot.
S_
ADJACENT ZONING AND LAND USE:
N - A-2; large lot single family residential and abandoned Railroad Right-of-Way used for a
regional trail
A-2; Minnesota River Valley
BF; Used car sales
BF; existing Brooks Motel and Bluff Creek
This property is located outside the current Metropolitan Urban Services Area (MUSA) and is
scheduled to be brought in to MUSA in 2015.
There is a natural wetland located along the south edge of the site. Bluff Creek is located to the
southwest of the site which drains into the Minnesota River Valley (Wildlife Refuge). The site is
covered with mature trees and brush. There are bluffs along the northern portion of the
commercial kennel building. The building maintains the required setback from the bluff.
Site Layout Sketch Plan
Paws, Claws & Hooves
May 6, 2003
Page 3
Staff is recommending approval of the subdivision, subject to the conditions of the staff report
which include upgrading the private street and storm water system to comply with the subdivision
ordinance and the dedication of a roadway and utility easement to facilitate the future extension of a
road system should this area redevelop.
BACKGROUND
On February 8, 1988, the City Council approved a Conditional Use Permit for a Contractor's 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 remains vacant. They stated at the time that they intend to start a new business;
boarding animals, and therefore, they are proposing to build a commercial kennel and stable.
On September 23, 1996, the City Council approved 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 and commercial stable in a Fringe Business District, and a
conditional use permit to allow more than one principal building on a single lot; and 3) the City
Council also approved the variance for the stable building being of metal construction, and denied
the variance for the kennel building being of metal construction and approved a pylon sign in a BF,
Fringe Business District.
LANDSCAPING/TREE PRESERVATION
Tree canopy coverage and preservation calculations are as follows:
Total upland area (excluding wetlands): 12.9 ac.
Baseline canopy coverage: 13% or 1.69 ac.
Minimum canopy coverage allowed: 10% or 1.29 ac.
Proposed tree preservation: 13% or 1.69 ac.
Developer meets minimum canopy coverage allowed.
UTILITIES
There is no municipal water and sanitary sewer available to the site. As such, no utility
improvements are proposed. The existing site is served by a well and septic system. An individual
sewage treatment system (ISTS) schematic has been prepared for Lot 2. The results of the soil
Paws, Claws & Hooves
May 6, 2003
Page 4
borings and percolation tests for the two ISTS sites on the easterly lot must be submitted to the city
for review. The on-site sewage treatment located on the westerly-proposed lot is an experimental
system. This system is required to be monitored annually by means of inspection; the results of the
monitoring/inspection were to be submitted to the City of Chanhassen. To date, we have not
received any information regarding the monitoring or know if any monitoring has been done to this
point.
STREETS
The site is accessible from State Highway 101 through an existing private 24-foot wide paved
driveway. The plan proposed using the driveway to service both lots. The applicant should be
aware that the common portion of the driveway will become a private street which will require a
26-foot pavement width, built to a 9-ton design, and 40-foot easement per City Code, section 18-57
(o). Also, it will require extending the common portion of the driveway pavement to the east
property line of Lot 1. This will add additional impervious area to the site. A cross-access
easement and maintenance agreement for both lots will need to be prepared and recorded for the
common portion of the private street through Lot 1.
To ensure proper access for future development, City Staff recommends that an easement for road
and utility purposes be dedicated across the property. The easement would be 40 foot wide in the
approximate location of the proposed private drive and extend to the east lot line of Lot 2. This
easement would allow for construction of a public street if determined necessary at a future date,
but would not have setback issues for the current proposal.
The Minnesota Department of Transportation has stated that additional access to Trunk Highways
101 and 212 will not be allowed. Any site reconfiguration must use the existing access to Trunk
Highway 101.
COMPLIANCE TABLE
Code
Lot 1
Lot 2
Outlot A
ROW (Highway 101)
Total
Area in sq. ft. (acres)
20,000 (0.459)
125,521 (2.88)
435,601 (10.0)
3,097 (0.71)
14,505 (0.333)
578,724 (13.28)
Frontage (ft.)
100
Depth (ft.)
150
256 456
1,275 446
Setbacks: Front - 25 feet, side - 10 feet, rear - 20 feet, bluff- 30 feet, wetland - 40 feet from
buffer edge with a 10 - 30 foot buffer, averaging 20 feet in width.
(Note: This area is guided for Office/Industrial Uses in the Comprehensive Plan. When urban
services are extended to this area, currently in the 2015 Metropolitan Urban Services Area
(MUSA), the site could be rezoned to Industrial Office Park, lOP, and developed in one acre lots.)
Paws, Claws & Hooves
May 6, 2003
Page 5
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. Its classification is based on 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.
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 kennel and
stable appear to conform to these setback requirements; however, the wetland buffer and wetland
setback should be shown on the grading plan. Wetland buffer areas should be preserved, surveyed
and staked in accordance with the City's wetland ordinance. The applicant must install wetland
buffer edge signs, under the direction of City staff, before construction begins and must pay the City
$20 per sign.
BLUFFS
It appears that there are bluffs on-site. All areas meeting the City's definition of a bluff should be
shown on the grading plan. The toe of the bluff generally follows the 760 contour on the eastern
side of the property and the 750 contour on the western side of the property. In addition, the
bluff impact zone should be shown on the grading plan. The alteration of slopes and vegetation
in bluff areas is regulated by City ordinance.
GRADING~ DRAINAGE & EROSION CONTROL
There are two existing buildings on the lot that are to be separated into two proposed lots. No
grading and erosion control is proposed. The site sheet drains to the south toward the existing
storm pond for treatment before discharging to a wetland along the south side of the property. The
applicant should be aware that any additional impervious surface will require stormwater
management improvements and storm pond sizing calculations to review before final plat approval.
Existing stormwater runoff rates from the site must be maintained.
STORM WATER MANAGEMENT
The proposed development is required to maintain existing runoff rates.
Easements
Paws, Claws & Hooves
May 6, 2003
Page 6
Drainage and utility easements should be provided over all existing wetlands, buffer areas and
storm water ponds.
Erosion Control
If construction occurs on-site, Type m silt fence should be provided adjacent to all areas to be
preserved as buffer. All upland areas disturbed as a result of construction activities shall be
immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded
within two weeks of completion of each activity in accordance with the City's Best Management
Practice Handbook.
Surface Water Management Fees
Water Quality Fees
The water quality fees for this proposed development are based on commercial development rates
of $7,008/acre. Because the lots are oversized to accommodate individual on-site sewage disposal
and water systems,' the charge for each lot has been reduced to the charge that would be imposed on
a one-half acre lot. Therefore, the total water quality fees are $7,008. If further subdivision of the
property occurs, an additional charge will then be imposed less a credit for the charge previously
paid.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage.
Commercial developments have a connection charge of $5,171 per acre. Again, because the lots
are oversized to accommodate individual on-site sewage disposal and water systems, the charge for
each lot has been reduced to the charge that would be imposed on a one-half acre lot. This results
in a water quantity fee of $5,171 for the proposed development.
The total Surface Water Management Fees, due at the time of final plat recording, are $12,179.00.
PARKS AND RECREATION
The subdivision proposal to divide one 13.16-acre lot into two lots at Paws, Claws, and Hooves
results in the creation of one "new" lot. This new lot is subject to park fee collection. In
consultation with the City Attorney's office, it was determined that the smaller of the two lots will
be assessed the charge. This method of calculation results in a significant savings for the applicant.
The current 2003 park dedication charge is $7,000 per acre. Lot 1, Block 1 is 125,521 square feet
or 2.88 acres. As a condition of approval for this application payment of a $20,160 park dedication
fee charged against Lot 1, Block 1 is required.
Paws, Claws & Hooves
May 6, 2003
Page 7
PRIVATE STREET FINDINGS
In order to permit private streets, the city must find that the following conditions exist:
(1) The prevailing development pattern makes it unfeasible or inappropriate to
construct a public street. In making this determination, the city may consider the location
of existing property lines and homes, local or geographic conditions and the existence of
wetlands.
(2) After reviewing the surrounding area, it is concluded that an extension of the
public street system is not required to serve other parcels in the area, improve access, or
to provide a street system consistent with the comprehensive plan.
(3) The use of the private street will permit enhanced protection of the city's natural
resources including wetlands and forested areas.
Finding: The existing development of the site makes it unfeasible to construct a public street on
the property due to the location of the existing buildings. Adjacent properties currently have
access to the trunk highways. The provision of a public street, under the current development of
the site, is not warranted. Should these properties come in for future subdivision when urban
services are available, the city will re-evaluate the need for a public street. Dedication of a
roadway easement will guarantee the ability of the City to meet a future demand for public
access. However, the applicant will need to upgrade the access to the private street standards for
commercial property which requires a 26 foot wide, nine ton pavement design within a 40-foot
easement. An encroachment agreement would be necessary for the private street located within
the roadway easement.
SUBDIVISION FINDINGS
1. The proposed subdivision is consistent with the zoning ordinance;
Finding: The subdivision meets all the requirements of the BF, Business Fringe District.
2,
The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with applicable plans.
.
The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm water
drainage are suitable for the proposed development;
Paws, Claws & Hooves
May 6, 2003
Page 8
Finding: The proposed site is suitable for development subject to the conditions specified
in this report.
.
The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by individual wells and septic systems. The
storm water ponding and private street will need to upgraded to city standards.
5. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause significant environmental damage.
6. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but rather will
expand and provide all necessary easements.
.
The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a.
Lack of adequate storm water drainage.
Lack of adequate roads.
Lack of adequate sanitary sewer systems.
Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision is provided with a private street, public roads abut the
subdivision, individual sanitary treatment systems, and wells. The storm water system and
private street will need to be improved to city standards.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
'°I'he Planning Commission recommends approval of the two lot subdivision for Paws, Claws &
Hooves, Inc., plans prepared by James R. Hill, Inc., dated January 30, 2003, subject to the
following conditions:
The applicant must amend the Conditional Use Permit for the Commercial Kennel and
Stable prior to the city recording the final plat.
2. Extend the common portion of the private street pavement to the east property line of Lot 1.
Paws, Claws & Hooves
May 6, 2003
Page 9
o
Cross-access easements and maintenance agreements shall be prepared by the applicant and
recorded against Lot 1.
.
A 40 foot public road and utility easement shall be dedicated from Trunk Highway 101 to
the east property line of Lot 2. An encroachment agreement for the private street shall be
signed by the applicant. The private street shall be built 26 feet pavement width and built to
a 9-ton design.
5. All plans must be signed by a registered engineer.
6. Add silt fence along the south side of the widened driveway.
,
Any additional impervious surface will require storm water management improvements and
storm pond sizing calculations be review before final plat approval. Existing storm water
runoff rates from the site must be maintained.
o
The developer shall submit before and after hydraulic computations for both the 10 and 100
year rainfall events, existing and proposed drainage area maps, and storm drainage plans
verifying that all existing drainage patterns and systems affecting Mn/DOT right-of-way
will be perpetuated.
.
Submit the results of the annual on-site sewage treatment system monitoring plan as
required by the conditions of the on-site plan approved in 1998 for the existing septic
system.
10.
Submit the results of the soil borings and percolation tests for the two ISTS sites on the
easterly lot.
11.
Pursuant to city ordinance, the applicant shall pay a $20,160 park dedication fee charged
against Lot 1, Block 1 as part of the recording of the final plat.
12.
All areas meeting the City's definition of a bluff should be shown on the grading plan. In
addition, the bluff impact zone should be shown on the grading plan.
13.
Wetland buffer areas shall be preserved, surveyed and staked in accordance with the City's
wetland ordinance. The applicant must install wetland buffer edge signs under the direction
of City staff and pay the City $20 per sign.
14.
Drainage and utility easements shall be dedicated over all existing wetlands, buffer areas
and storm water ponds.
15.
If construction occurs, Type 11I silt fence should be provided adjacent to all areas to be
preserved as buffer. All upland areas disturbed as a result of construction activities shall be
Paws, Claws & Hooves
May 6, 2003
Page 10
immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or
sodded within two weeks of completion of each activity in accordance with the City's Best
Management Practice Handbook.
16.
Because the lots are oversized to accommodate individual on-site sewage disposal and
water systems, the charge for each lot has been reduced to the charge that would be imposed
on a one-half acre lot. The total Surface Water Management Fees, due at the time of final
plat recording, are $12, 179.00. If further subdivision of the property occurs, an additional
charge will then be imposed less a credit for the charge previously paid."
ATTACHMENTS
1. Findings of Fact and Recommendation
2. Development Review Application
3. Reduced Copy of Preliminary Plat
4. Reduced Copy of Existing Conditions
5. Letter from Robert Generous to William C. Griffith, Jr. dated 3/31/03
6. Letter from William C. Griffith, Jr. to Bob Generous dated 3/26/03
7. Letter from Robert Generous to William C. Griffith, Jr. dated 3/18/03
8. Letter from Sharon Anderson to Robert Generous dated 3/23/03
9. Public Heating Notice and Mailing List
Paws, Claws & Hooves
May 6, 2003
Page 11
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of Paws, Claws and Hooves, Inc. for Subdivision approval.
On May 6, 2003, the Chanhassen Planning Commission met at its regularly schedule meeting to
consider the application of Paws, Claws & Hooves, Inc. for preliminary plat approval of property
to subdivide one parcel of 13.16 acres in to two lots. The Planning Commission conducted a
public hearing on the proposed subdivision preceded by published and mailed notice. The
Planning Commission heard testimony from all interested persons wishing to speak and now
makes the following:
FINDINGS OF FACT
1. The property is currently zoned Fringe Business District, BF.
2. The property is guided in the Land Use Plan for Office/Industrial uses.
3. The legal description of the property is: (see Exhibit A)
4. The Subdivision Ordinance directs the Planning Commission to consider seven
possible adverse affects of the proposed subdivision. The seven (7) affects and our
findings regarding them are:
(1) The proposed subdivision is consistent with the zoning ordinance;
(2) The proposed subdivision is consistent with all applicable city, county and
regional plans including but not limited to the city's comprehensive plan;
(3) The physical characteristics of the site, including but not limited to topography,
soils, vegetation, susceptibility to erosion and siltation, susceptibility to
flooding, and storm water drainage are suitable for the proposed development;
Paws, Claws & Hooves
May 6, 2003
Page 12
(4) The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage disposal, streets, erosion control and all other improvements
required by this chapter subject to the conditions of the staff report;
(5) The proposed subdivision will not cause environmental damage;
(6) The proposed subdivision will not conflict with easements of record, but rather
will expand and provide all necessary easements; and
(7) The proposed subdivision is not premature. A subdivision is premature if any
of the following exists:
ao
Lack of adequate storm water drainage.
Lack of adequate roads.
Lack of adequate sanitary sewer systems.
Lack of adequate off-site public improvements or support systems.
o
The planning report//2003-4 Subdivision dated May 6, 2003, prepared by Robert
Generous, et al, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the
Preliminary Plat.
ADOPTED by the Chanhassen Planning Commission this 6th day of May, 2003.
CHANHASSEN PLANNING COMMISSION
ATTEST:
BY:
Its Chairman
Secretary
EXHIBIT A
Ihat part of Government Lot 4, Section 36, Township 116, North Range 23 West of the 5th
Principal Meridian, Carver County, Minnesota, which lies southerly of the southerly right-of-my
line of the Chicago and North Western Railway Company (formerly Minneapolis and St. Louis
Railway Company) and the northerly of the northerly line of State Highway No. 169 and No2 212,
EXCEPTING therefrom that part contained in the following:
That part of Government Lots 3 and 4, Section 36, Towns~p 116, Range 23, described as follows:
Commencing at the West Quarter comer of said section; thence South along an extension of the
west line of said Government Lot 4, a distance of I4.65 feet; thence northeasterly deflecting to the
le~t i06 degrees 21 minutes 30 seconds, a distance of 1327.05 feet to the actual point of beginning
of the tract of land to be described; thence continuing northeasterly along' last described course
170.35 feet; thence northwesterly deflecting to the left 89 degrees 15 minutes, a distance of 50 feet
to a point marked by a Judicial Landmark; thence continuing northwesterly along last described
course, a distance of 473.2 feet to a point marked by a Judicial Landmark; thence Northwesterly
deflecting to the left 63 degrees 38 minutes, a distance of 40 feet to a_point marked by a Judicial .
Landmark; thence southwesterly deflecting to the left 25 degrees 30 minutes: a distance of 146 feet
to a point marked by a Judicial Landmark; thence southeasterly 545.52 feet to the actual point of
beginning, a point being marked on the last described course by a Judicial Landmark; distant 50 feet
northwesterly of actual point of beginning.
And except that part of the South Half of the Northwest Quarter of Section 36, Township 116,
Range 23, described as follows: starting at a point on the North right of way line of Trunk
Highway No. 169 which point is 50 feet North of the center line ortho pavement at a point 1487.4
feet Northeasterly from the West line of said Section 36 as measured along the center line of said
pavement and nmning thence North 13 degrees 32 minutes West or at.an angle of 89 degrees 15
minutes with said pavement a distance of 473.2 feet; thence North 77 degrees 10 minutes West,. 40
feet; thence South 77 degrees 20 minutes West, 146 feet; thence Southeasterly 501 feet to the North
right of way line of said tnmk Highway 'and thence Northeasterly along said right of way line 171
feet to place of beginning.
And EXCEPT that part of said Government Lot 4 lying easterly of the follovdng described line:
Commencing at the West Quarter comer of said section; thence South along an extension of the
west line of said Government Lot 4, a distance of 14.65 'feet; thence northeasterly deflecting to the
left 106 degrees 2'1 minutes 30 seconds, a distance of 1487.40 feet-to the actual point of beginning
of the line to be described; thence northwesterly deflecting to the left 89 degrees 15 minutes to the
south line of said Chicago and North Western Railway Company and said ;line there termiml~g.
Abstract Property.
!~)~106
~_.~. !~1 56318
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
DEVELOPMENT REVIEW APPLICATION
.APPLICANT:
ADDRESS:
Paws Claws & Hooves, Inc.
10500 Great Plains Blvd.
Chaska, MN 55318
TELEPHONE (Daytime) 952-445-0503
OWNER:
ADDRESS:
TELEPHONE:
Same as Applicant
· Comprehensive Plan Amendment
Conditional Use Permit
Interim Use Permit
__ Non-conforming Use Permit
PJanned Unit Development*
Rezoning
Sign Permits
Sign Plan Review
Site Plan Review*
Subdivision'
Temporary Sales Permit
Vacation of ROW/Easements
Variance
Wetland Alteration Permit
Zoning Appeal
Zoning Ordinance Amendment
Notification Sign
X Escrow for Filing Fees/Attorney Cost**
($50 CUP/SP~P/Metes
and Bounds,(~00 Minor SU...~
TOTAL FEE $ 550.00
A list of all property owners within 500 feet of the boundaries of the property must be included with the
appligatio~ *To be supplied by City
:Building material samples must be submitted with site plan reviews.
"Twenty-six full size folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy of
t~_~~...,~'~ 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.
PROJECT NAME
Paws Claws & Hooves
LOCATION 10500 Great Plains Blvd., Highways 10I and' 16.9
LEGALD£SCRIPT~ON ~ee olat drawings
TOTAL ACREAGE 13.16
WETLANDS PRESENT
x YES ~NO
PRESENT ZONING
REQUESTED ZONING
Business Fringe
--
No change
PRESENT LAND USE DESIGNATION Office - Industrial
· _
REQUESTED LAND USE DESIGNATION No change '-
~EA$ONFORTHI$ REQUEST Split stable and kennel areas into two lots.
Comply with
one building per lot rule.
-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
DeparZment 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.
'Th~ is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This applica!ion 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 applica/ion and the fee owner has also signed this application.
I w~ 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 c'~ 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.
Signature ~f Applic _~nt-~
Signature of Fee Owner
App]ication Rece'~ved on ~..~/ / ~/ /O ~
Date
Date
Fee Paid Receipt No.
'The appTicant 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.
CITYOF
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Building Inspections
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Engineering
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Web Site
March 31, 2003
Mr. William C. Griffith, Jr.
Larkin, Hoffman, Daly & Lindgren, Ltd.
1500 Wells Fargo Plaza
7900 Xerxes Avenue South
Bloomington, MN 55431-1194
Re: Paws, Claws & Hooves, Inc. Application for Lot Split
Dear Mr. Griffith'
In the city's judgement, Minn. Statute § 15.99 does not apply to this application.
Since you believe that it does apply, we are processing the application, regardless
of the completeness of the application. However, due to the delay in beginning
the review, the city will be unable to complete the development review process
within 60 days of the original submittal (submitted March 14, 2003). We are
therefore notifying you that the city will be taking up to an additional 60 days to
complete the development review for the project, which would extend the review
period to July 13, 2003.
Additionally, you will need to install a development proposal sign on the property
and pay a $50.00 rental fee and $100.00 deposit. Once the fee and deposit are
paid, you can go to the city's public works building at 1591 Park Road to pick up
the sign for installation.
The project has been scheduled for review by the Planning Commission on May 6,
2003. If acted upon by the Planning Commission, it would be sent to the City
Council May 27, 2003.
If you have any questions, please contact me at (952) 227-1131.
Robert Generous, AICP
Senior Planner
The City of Chanhassen · r~ r:r ', ''' ' : : : :' ' ' · ' -: ., . · - '. -'-." ; "i7': "t Z '"":.;,', '. :h:;,,.'~:; :,.s::-.q:;:F:;. ,',,;% :'; "~;i:_: .::;:: i>:~i?;':..:~ :_.~:~:; 3, 7'-:::: p -L::_ :o live. work. and Ca,/.
ROBERT L. HOFEMAN
GERALD H. FRIEOELL
EDWARD J. DRISCOLL
JOHN O. FULLMER
FRANK I. I-L~RVEY
CHARLES S. MODELL
CHRISTOPHER J. DIETZEN
LINDA H. FISHER
THOMAS P. STOLTMAN
MICHAEL C. JACKMAN
JOHN E. DIEHL
JON S. SWIERZEWSKI
THOMAS J. FLYNN
JA~JES P. QUINN
TODD I. FREEMAN
GERALD L. SECK
JOHN B. LUNDQUIST
DAYLE NOLAN *
JOHN A. Co~-rER *
PAUL B. PLUNKE'FI-
KATHLEEN M, PICOTTE NEWMAN
GREGORY E. KORSTAD
GARY A. VAN CLEVE *
TIMOTHY J. KEANE
MICHAEL W. SCHLEY
TERRENCE E. BISHOP
GARY A_ RENNEKE
CHRISTOPHER J. HARRISTHAL
KENDEL J. OHLROGGE
BRUCE J. DOUGLAS
WILLIAM C. GRIFFITH, JP~ *
JOHN R. HILL
PETER J. COYLE
LARRY D. MARTIN
JANE E. BREMER
JOHN J. STEFFENHAGEN
MICHAEL J. SMITH
ANDREW F. PERRIN
RONALD S. LONDON
FREOERICK W, NIEBUHR
LARKIN, HOFFMAN, DALY & LINDGREN, LTD.
ATTORNEYS AT LAW
1500 WELLS FARGO PLAZA
790O XERXES AVENUE SOUTH
BLOOMINGTON, MINNESOTA 55431-1194
TELEPHONE (952) 835-3800
FAX (952) 896-3333
WILUAM G. THORNTON
DOUGLAS M. RAMLER
LYNN M. STARKOVICH
STEPHEN J. KAMINSKI
THOMAS F. ALEXANDER
DANIEL T. KADLEC
ADAM S. HUHTA *
SUSAN F. BULLARD *
KENNETH COREY-EDSTROM
ANN M. MEYER
JAMES M. SUSAG *
DANIEL J. BALLINI'INF
JEFFREY D. CAHILL
JOSEPH J. FITTANTE, JR.
THOMAS J. OPPOLD **
CYNTHIA M, KLAUS
MARK D. CHRISTOPHERSON
NEAL J. BLANCHE'IT
TAMARA O'NEILL MORELAND
JAMES A. MCGREEVY, III
THOMAS A. GUMP *
TODD A. TAYLOR
CHRISTOPHER J, DEIKE
GENEVIEVE A. B~CK
DIONNE M. BEN,SON
JEREMY C. STIER
JOANI C. MOBERG
CHRIS M. HEFFELBOWER
MICHAEL A. ESSIEN
ANNE M. OLSON
OF COUNSEL
JAMES P. LAP, KIN
JACK F. DALY
D. KENNETH LINDGREN
ALSO ADMITTED IN WISCONSIN
ONLY ADMITTED IN IOWA
March 26, 2003
Mr. Bob Generous
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, MN 55317
Re: Paws, Claws and Hooves Application for Lot Split; Our File 22,253-00
Dear Bob'
Thank you for your letter of March 18, 2003. We have reviewed Paws, Claws, and Hooves existing
approvals, consisting of a conditional use permit, site plan permit, and variance issued September 23,
1996. These approvals do not prohibit a lot split, nor do they require a new CLIP in the event of a lot
split. The prior approvals specifically reference the site plan, grading and drainage plan, erosion control
plan, and building elevations. None of these specifically-referenced plans are proposed to change. There
is no indication that a new conditional use permit is required.
With regard to the other requests, please note that no changes are propoSed to the improvements on the
property, nor have the owners made alterations to the natural features present for prior approvals. We
have reviewed the City Code § 18.40, setting forth the required data for plat applications, and we have
included that information with the application.
We therefore request the City's acceptance and review of the subdivision application without a new
conditional use permit application, and without imposing additional requirements beyond those in the
City Code. State law governing the review of applications provides that the City's review period begins
when the City receives an application "containing all information required by law or by a previously
adopted rule, ordinance, or policy." Minn. Stat. § 15.99. We are including the original application with
this correspondence so that the City may continue review and schedule the appropriate public hearings.
Please notify us when this matter is scheduled for hearing.
LARKIN, HOFFMAN, DALY & LINDGREN, LTD.
Mr. Bob Generous
March 26, 2003
Page 2
S jin~c eJd3(' .
~lli~~t~th, Jr., for
~~, HOFFMAN, DALY & ~rDGREN,
cc: Patrick and Nancy Lee Blood
Ltd.
845016.1
Mr. William C. Griffith, Jr.
March 18, 2003
Page 2
Private streets for commercial and industrial development must be 26 feet pavement
width, nine-ton design within a 30 foot easement (sec. 18-57). Please provide the typical
road section for the private street and show the private street on the plan. If the
applicants are requesting a variance from the standards, they will need to incorporate that
in their development review application with payment of the applicable fee.
I am returning your check as well as the development review application form. Please resubmit
the application with the appropriate fees and revised plan sheets. If you have any questions or
need additional information, please contact me for the application requirements, Lori Haak,
Water Resources Coordinator, for the wetland and bluff information, or Matt Saam, Assistant
City Engineer, for the storm water and private street information.
Robert Generous, AICP
Senior Planner
C~
Lori Haak, Water Resources Coordinator
Matt Saam, Assistant City Engineer
Enclosures
Minnesota Department of Transportation
Metropolitan Division
Waters Edge
1500 West County Road B2
Roseville, MN 55113
April 23, 2003
Mr. Robert Generous
City of Chanhassen
7700 Market Boulevard
P.O. Box 147
Chanhassen, Minnesota 55317
Dear Mr. Generous:
SUBJECT:
Paws, Claws & Hooves Plat
Minnesota Department of Transportation Review #P03-040
E of TH101 / N of TH212
Chanhassen, Carver County
Control Section 1013
The Minnesota Department of Transportation (Mn/DOT) has reviewed the above referenced plat in
compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further development, please
address the following issues:
Additional access to Trunk Highway 101 or Trunk Highway 212 will not be allowed. When access
points increase along a highway, they degrade its capacity and safety. If any site reconfiguration
should occur the design must take advantage of the existing access to Trunk Highway 101.
The proposed development will need to maintain existing drainage rates (i.e., the rate at which storm
water is discharged from the site must not increase). The City or project developer will need to
submit before/after hydraulic computations for both 10 and 100 year rainfall events, existing and
proposed drainage area maps, and storm drainage plans verifying that all existing drainage patterns
and systems affecting Mn/DOT right of way will be perpetuated. Please direct questions concerning
these issues to Katie Heinz (651-634-2407) of Mn/DOT's Water Resources section.
Any use of or work within Mn/DOT right of way must be justified and requires a permit. Please direct
questions regarding permit applications to Keith VanWagner (651-582-1443) of Mn/DOT's Permits
section.
Please send a copy of the final plat for MrdDOT review to the following address:
Bruce Wetherbee
Mn/DOT - Metro West Surveys
2055 N. Lilac Drive
Golden Valley, MN 55422
Phone: (763) 797-3110
An equal opportunity employer
City of Chanhassen
April 23, 2003
Page 2
Please address all future correspondence for development activity such as plats and site plans to:
Paul Czech
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Mn/DOT document submittal guidelines require three (3) complete copies of plats and two (2) copies of
other review documents including site plans. Failure to provide three (3) copies of a plat and/or two (2)
copies of other review documents will make a submittal incomplete and delay Mn/DOT's review and
response to development proposals. We appreciate your anticipated cooperation in providing the
necessary number of copies, as this will prevent us from having to delay and/or return incomplete
submittals.
Sincerely,
Sharon Anderson
Transportation Planner
Cc~
John Freemyer / Carver County Surveyor
Roger Gustafson / Carver County Engineer
James R. Hill, Inc.
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, MAY 6, 2003 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
7700 MARKET BLVD.
PROPOSAL: Subdivision Request
APPLICANT: Paws, Claws & Hooves
LOCATION: 10500 Great Plains Blvd.
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Paws,
Claws & Hooves, Inc., is requesting subdivision approval to divide a 13.16 acre lot into two lots on property
zoned BF, Business Fringe District and located at 10500 Great Plains Boulevard,
What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's
request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead
the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses the project.
Questions and 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 Bob at 952-227-1131. 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 hearing was published in the Chanhassen Villager on April 24, 2003.
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3276 SCANDIA RD
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STATE OF MINNESOTA-DNR
TAX SPEC. - BUREAU OF R E MGMT
500 LAFAYETTE RD
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470 FLYING CLOUND DR
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lAX SPEC. - BUREAU OF R E MGMT
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