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07-24-96 Agenda and Packet AGENDA CHANHASSEN PLANNING COMMISSION WEDNESDAY,JULY 24, 1996,7:00 P.M. CHANHASSEN CITY HALL, 690 COULTER DRIVE CALL TO ORDER PUBLIC HEARINGS 1. *Item Deleted. 2. Preliminary plat request to subdivide 4.57 acres into 10 single family lots and a front yard setback variance on property zoned RSF, Residential Single Family and located to the east of Hwy. 41 and adjacent to Melody Hill Road, Melody Hills, Springbrook Corporation. 3. Request for a conditional use permit to allow a commercial kennel, commercial stable, tow 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, Nancy Lee and Patrick Blood. 4. *Item Deleted. OLD BUSINESS NEW BUSINESS APPROVAL OF MINUTES CITY COUNCIL UPDATE ONGOING ITEMS OPEN DISCUSSION ADJOURNMENT NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m.as outlined in official by-laws. We will make every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. *Items Deleted 1. An interim use permit and wetland alteration permit request for a grading project to construct a play area and parking lot in the Minnewashta Regional Park located on Hwy. 41 approximately %z mile north of Hwy. 5, Carver County. 4. Conceptual and preliminary Planned Unit Development approval for a medium density residential development on 7.03 acres located south of Coulter Blvd.and east of the Stone Creek Drive extension,rezoning of property from A2,Agricultural Estate to PUD-R,preliminary plat of 25 lots, 1 outlot, and associated right-of-way, site plan approval for 25 townhome units and a conditional use permit for excavation and filling within the flood plain,Townhomes at Creekside,Heritage Development. C I TY 0 F PC DATE: 7/24/96 C 11 A H A S S E N CC DATE: 8/12/96 CASE #: 96-4 SUB STAFF REPORT PROPOSAL: Preliminary Plat to Subdivide 4.57 Acres into 10 single family lots, and a front yard setback variance of ten (10) feet to permit a front yard setback of 20 feet. a LOCATION: East of Highway 4land Chaska Road, south of Melody Hill Road and north of Minnetonka Middle School West. APPLICANT: Springbrook Corporation Joseph& Marcia Massee 1 10640 Lyndale Ave South, #3 6381 Hazeltine Boulevard L Bloomington, MN 55420 Excelsior, MN 55331 881-1800 474-4905 PRESENT ZONING: RSF, Residential Single Family ACREAGE: 4.57 acres DENSITY: 2.1 Units per Acre-Gross 2.6 Units per Acre-Net ADJACENT ZONING AND LAND USE: N - RSF, Residential Single Family District and Melody Hill Road S -OI, Office Institutional, Minnetonka Middle School West E - OI, Office Institutional,Minnetonka Middle School West W - Highway 41 and Chaska Road WATER AND SEWER: Available to the site. • PHYSICAL CHARACTER.: The majority of the site is wooded. An existing house, detached garage, and swimming pool occupy the property. The site generally slopes to the west. /) 2000 LAND USE PLAN: Residential-Low Density C0 0 0 0 0 0 0 . 0 0 W h 1n N O N/� N N N (V' N co O S co 0 -N MAN R RO I I kMrs- 11111U—sr.9 ma= IIII TM. ,I 1 11' Nrol RIPPOP.0 .i.. w imierta empum mom :11111Liimi li, <0 cusip. liri Ir.. : P . Sj•Liall 1111 11101Aktiaz Ar I . lillir IMF ii ,liwirm Mr nw ,�11A_ii ' tr * ` 114 4442 �..1 a_ a in P . pgiv.) •,ORV4,1 f..44i f.1. -i I ATION , En -.Rr v Fp- HERMAN FIELD * i ; '';,, a c.:. • PARK TET• 4 ; ism' h rtrailwta i I ��lI� w PHEASAN �l -'STVI -1DGE C•UR ,f,/ AH/LL / • -' _. ' �� _ •`' C4 F 1/F PARK l-_§..,, Or 11,30 MI -)' win .. CY LANE ' Z 111 il r: [ C J Al IV&, - ktiari, �� C9 ' -1 0j' M/NNEW,4SHTA c� �F 111 LAKE \-\C-' UR ( f. 4'.1 Q LUCY �I CO 1 I`I - ille LAKE PARK - - — { \\ HARK/SON airL_Ik .1;Ailw , -: --- qiur/ C) ck- Q I ,Po J- �, PP4. 4 % . , i I N. 00 t'# Ilk ,4I ab,_ , , 01, "AN, 6e atmlik.: , • Ilk.SI kz.111.,, , •..:i (:.•r' 1111, Z 1111111IIIh 1 ii: 11107.111 (_-171 mi .1 1 / 1 5'9E Melody Hill Addition July 24, 1996 Page 2 PROPOSAL/SUMMARY The applicant is proposing to subdivide 4.57 acres into 10 single family lots. The property is zoned RSF, Residential Single Family. The site is located east of Highway 41 and Chaska Road, south of Melody Hill Road, and north of Minnetonka Middle School West. The average lot size is 16,180 square feet with a resulting gross density of 2.1 units per acre. All of the proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance with the exception of Lot 8, which has an 85 foot street frontage. The ordinance requires a 90 foot frontage. We believe that this is a minor issue that can be easily remedied through the shifting of lot lines. An existing house, detached garage, and swimming pool occupy the property. These structures are proposed to be removed. The project will be accessed from a newly constructed cul-de-sac, extending southwest of Melody Hill Road. The proposed cul-de-sac meets city standards. An island is proposed in the center of the cul-de-sac. The trees are well distributed throughout the site with a natural line of trees on the north and south sides of the property. Many of the trees are specimen species due to the fact that they were open grown and allowed to take maximum form and are in generally good health. Due to grading, a large number of trees will be removed. The applicant is requesting a 5 foot front yard setback variance to locate homes 25 feet from the front property line for Lots 8, 9, and 10 to preserve trees located along the southeast edge of the parcel. Staff is recommending a 10 foot front yard variance to allow a 20 foot front yard setback. Granting the 10 ft. setback variance will minimize impact on these trees and result in saving a large number of them. In summary, staff believes that the proposed subdivision is well designed. We are recommending that it be approved with conditions outlined in the staff report. BACKGROUND Staff has been working with the applicant on this parcel for several months. Different development options were investigated such as saving the existing home,utilizing private driveways, reducing the cul-du-sac right-of-way width, etc. The proposal before you today appears to be the most accommodating of what the applicant wants to accomplish and what City ordinance permits. PRELIMINARY PLAT The applicant is proposing to subdivide a 4.57 acre site into 10 single family lots. The density of the proposed subdivision is 2.1 units per acre gross, and 2.6 units per acre net after removing the road right-of-way. All lots exceed the minimum 15,000 square ft. area requirement, with an Melody Hill Addition July 24, 1996 Page 3 average lot size of 16,180 square feet. All of the proposed lots meet the minimum lot width and depth requirements of the Zoning Ordinance with the exception of Lot 8, which has an 85 foot street frontage. The ordinance requires a 90 foot frontage. The frontage must be adjusted to meet ordinance requirements. An existing house, detached garage,and swimming pool occupy the property. These structures are proposed to be removed. Staff notes that the proposal is consistent with the Comprehensive Plan and the Zoning Ordinance. WETLANDS The Applicant has indicated on the plan sheet that no wetlands exist on this site. The City's Surface Water Management Plan Wetland Inventory and a site visit by City Staff verify this finding. SURFACE WATER MANAGEMENT PLAN(SWMP) OVERVIEW The City has adopted a Surface Water Management Plan(SWMP)that serves as a tool to protect, preserve and enhance water resources. The plan identifies, from a regional perspective, the stormwater quantity and quality improvements necessary to allow future development to take place and minimize its impact to downstream water bodies. In general,the water quantity portion of the plan uses a 100-year design storm interval for ponding and a 10-year design storm interval for storm sewer piping. The water quality portion of the plan uses William Walker,Jr.'s Pondnet model for predicting phosphorus concentrations in shallow water bodies. An ultimate conditions model has been developed at each drainage area based on the projected future land use, and therefore, different sets of improvements under full development were analyzed to determine the optimum phosphorus reduction in priority water bodies. The development will be required to be constructed in accordance with the City's SWMP requirements. Water Quality Fees -The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of$2.50 per cubic yard for excavation of the pond. The proposed SWMP water quality charge for single family resident developments is $800 per acre. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide 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 Melody Hill Addition July 24, 1996 Page 4 storage. Single family residential developments have a connection charge of$1,980 per developable acre. Melody Hills Water Quality Fee The SWMP does not propose this site to provide on-site stormwater treatment. SWMP fees are based on a total developable land area of 4.50 acres. Therefore, the applicant is required to pay $3,600.00 in water quality fees. Melody Hills Water Quantity Fee The total net area of the property is 4.50 acres as discussed above. Therefore, the proposed development would then be responsible for a water quantity connection charge of$ 8,910.00. These SWMP fees will be due payable to the City at time of final plat recording. GRADING With the initial submittal of this,the applicant requested to custom grade the lots in an effort to preserve trees, however, staff disagreed and requested that a complete site grading plan be submitted to determine the full impacts of development on the property. Based on the grading plan submitted, substantial site grading is required in order to develop the site for house pads and the street. The only lot that will be custom graded is Lot 1 which is at the corner of Chaska Road and Melody Hill Road. The proposed dwellings on Lots 8,9,and 10 will be rambler-type or tuckunder dwellings due to grades. Staff recommends that the applicant consider installing small retaining walls in the rear of these lots to reduce grading and preserve landscaping. The plans do not provide erosion control measures. The final grading plan shall provide erosion control measures such as silt fence and rock construction entrances accordingly. The property has an existing dwelling that is proposed to be removed as part of the grading operation. The appropriate demolition permits will need to be acquired by the applicant from the City's Building Department for removal of the dwelling. The dwelling should be removed within 30 days after the final plat has been recorded. DRAINAGE The site slopes northwesterly toward Chaska Road and Trunk Highway 41. The development will be maintaining, for the most part,the neighborhood runoff pattern. A storm sewer line is proposed to be constructed between Lots 4 and 5 to convey runoff from the street and front yard areas to the existing ditch along Trunk Highway 41. Upon review of aerial topography maps, staff believes that a more appropriate location would be between Lots 5 and 6. This will be further evaluated prior to Melody Hill Addition July 24, 1996 Page 5 final plat approval and the adjustments made accordingly. A 20-foot wide drainage and utility easement should be centered over the storm sewer along the property line. There are no storm drainage improvements in Melody Hill Road or Chaska Road. Stormwater runoff is conveyed through overland drainage swales. At some future point, Melody Hill Road and Chaska Road will eventually be upgraded to urban standards with concrete curb and gutter and a storm drainage system. Staff does not believe this development will negatively impact the existing neighborhood drainage pattern. Drainage from the street as proposed will be conveyed towards Trunk Highway 41 into MnDOT's drainage swale. The drainage swale leads underneath Trunk Highway 41 to a downstream settlement pond. The stormwater from this development will be pretreated prior to discharging into Lake Minnewashta. The applicant will be responsible Surface Water Management fees (SWMP) since no on-site water quality ponding is proposed nor is any required pursuant to the City's SWMP. UTILITIES The plans propose on extending sanitary sewer and watermain service from Melody Hill Road into the site. There are existing sewer and water services along Melody Hill Road that may be utilized as well. The utility layout is fairly straight forward. An additional fire hydrant may be required at the corner of Melody Hill Road and the proposed street pursuant to the City's Fire Marshal. Detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates shall be submitted to the City for review and formal approval by City Council in conjunction with final plat approval. Street and utility improvements will be turned over to the City for ownership and maintenance upon completion of the project. As- built construction drawings will be required by the City upon completion of utilities. The existing house is currently connected to municipal city sewer and water from Melody Hill Road. When the house is razed, the sewer and water services should be disconnected at the right- of-way line of Melody Hill Road. Extension of utilities to this site may require temporary closure of Melody Hill Road. The watermain shall be wet tapped in an effort to minimize disruption to the City's water system. The applicant should also prepare a traffic control plan and if possible,try and keep half of the street open for traffic since Melody Hill Road is a deadend street. STREETS The plans propose a public street in accordance with City standards with the exception of the cul- de-sac width. Typically,the City's cul-de-sacs have a 60-foot radius with landscaped islands of a 12-foot radius. This design is acceptable from a Public Safety standpoint with turning fire apparatus vehicles around. The proposed cul-de-sac with the 75-foot radius and 30-foot radius on Melody Hill Addition July 24, 1996 Page 6 the landscaped island may impede the turnaround capabilities of fire apparatus vehicle. This will be further evaluated by staff and possibly the cul-de-sac island reduced. There is an existing driveway access to the home from Trunk Highway 41 as well has Melody Hill Road. In conjunction with the platting of property,the driveway accesses shall be abandoned. All access to the lot subdivision shall be from the interior street with the exception of Lot 1 which shall access Melody Hill Road. PARK AND TRAILS Park and trail fees shall be paid in lieu of land as required by the City Ordinance. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance 15,000 90' 125' 30' front/rear 10' sides BLOCK 1 Lot 1 18,860 96' 208.5' 30'/30' 10' corner lot Lot 2 15,005 107' 141' 30'/30' 10' corner lot Lot 3 16,022 157' 140' 30'/30' 10' Lot 4 15,266 58' 138' 30730' 10' Lot 5 17,200 59' 161.5' 30'/30' 10' Lot 6 15,687 59' 152' 30'/30' 10' Lot 7 18,474' 62' 142.5' 30'/30' 10' Melody Hill Addition July 24, 1996 Page 7 Lot 8 15,108 85'** 156.5' 20'*/30' 10' Lot 9 15,079 98' 146' 20'*/30' 10' Lot 10 15,102' 105' 145' 20'*/30' 10' corner lot Right-of-Way 0.85 acres * Staff is recommending a 10 foot variance to allow a 20 foot front yard setback for tree preservation purposes. ** The applicant must adjust the frontage on Lot 8 to meet the 90 lot width required by ordinance. TREE PRESERVATION/LANDSCAPING Currently existing on the 4.6 acre site are over 140 trees that have been inventoried by the applicant. The canopy coverage for the site is 45%, or 2.1 acres. The trees are well distributed throughout the site with a natural line of trees on the north and south sides of the property. Many of the trees are specimen species due to the fact that they were open grown and allowed to take maximum form and are in generally good health. Due to this fact, it is in the best interest of the city and the developer to preserve as many trees as possible. Applicant has submitted grading plans that appear to remove approximately half of the existing trees or about 1 acre. Applicant is required to maintain 35% or 1.61 acres of canopy coverage on site, but falls short of the requirement by .5 acres. Therefore the applicant will be required to provide replacement plantings for excess removal at a rate of 1.2 times .5 acres equaling .6 acres, or 24 trees. A variance has been requested by the applicant for a 25 foot front yard setback for Lots 8, 9, and 10. Staff is recommending the setback be reduced to a 20 foot front yard setback. In light of any tree-related issues, this variance is appropriate. By pulling the houses forward, a number of trees will be kept out of the construction limits and their survival will, therefore,be guaranteed. Highway 41 is a minor arterial road. The city ordinance requires all developments that abut an arterial or collector road to provide a landscape buffer. The applicant shall develop a landscape buffer plan along highway 41 and submit it to the City Forester for review and approval. VARIANCE Melody Hill Addition July 24, 1996 Page 8 As part of this plat approval, a variance to allow a 20 foot front yard setback is requested. The City Council may grant a variance from the regulations contained in the subdivision chapter as part of a plat approval process following a finding that all of the following conditions exist: 1. The hardship is not a mere inconvenience. 2. The hardship is caused by the particular physical surroundings, shape or topographical conditions of the land. 3. The conditions upon which the request is based are unique and not generally applicable to other property. 4. The granting of a variance will not be substantially detrimental to the public welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance and comprehensive plan. Finding: The hardship is caused by the topography of the site. The required setbacks could be met, however, the impact on the trees will be significant. Granting the variance will maintain the integrity and natural characteristics of the site. Staff is recommending approval of the variance. BUILDING OFFICIAL COMMENTS Street Names. In order to avoid conflicts and confusion, street names, public and private, must be reviewed by the Public Safety Department. Proposed street names are not included with the submitted documents. Proposed street names may have a maximum of three words. Building Pads. Locations of proposed dwelling pads and the type of dwelling is necessary to enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the structure at the time of building permit issuance. For the same reason,proposed lowest level floor elevations as well as garage floor elevations are required to be indicated on the proposed pad location. Standard designations(FLO or RLO, R, SE, SEWO,TU, WO)must be shown for proposed dwelling types. These standard designations lessen the chance for errors during the plan review process. The memo explaining these designations is enclosed. Demolition Permits. Existing structures on the property which will be demolished will require demolition permits. Proof of well abandonment must be furnished to the City and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. Melody Hill Addition July 24, 1996 Page 9 RECOMMENDATION Staff recommends the Planning Commission adopt the following motions: PRELIMINARY PLAT "The Planning Commission recommends approval of the preliminary plat for Melody Hill Addition (Subdivision#96-4) for 10 single family lots with a 10 foot variance to allow a 20 foot front yard setback as shown in plans received June 14, 1996 with the following conditions: 1. Tree preservation conditions: a. Applicant to install tree preservation fencing at grading limits prior to any grading or construction activities. Installed fencing must be approved by staff. b. Applicant must submit tree removal plan for the development as a condition of approval. c. Applicant will be required to preserve any trees not scheduled for removal. Trees removed in excess will be replaced at a rate of 2 times the diameter. d. A landscape buffer plan along highway 41 shall be submitted to the City Forester for review and approval. 2. Building Official conditions: a. Submit street names to the Public Safety Department, Inspections Division, for review prior to final plat approval. b. Revise the preliminary grading plan to show the location of proposed dwelling pads, using standard designations and the lowest level floor and garage floor elevations. This should be done prior to final plat approval. c. Obtain demolition permits. This should be done prior to any grading on the property. 3. Fire Marshal Conditions: a. A 10 foot clear space must be maintained around fire hydrants, i.e. the street lamps, trees, shrubs, bushes, NSP, US West, cable tv, and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to City ordinance 9-1. Melody Hill Addition July 24, 1996 Page 10 b. Install one additional fire hydrant at the intersection of Melody Hill Road and the new planned road. c. Submit street name to Building Official and Fire Marshal for review and approval. 4. Park and trail fees shall be paid in lieu of land as required by city ordinances. 5. The existing outbuildings and any septic system or wells on the site shall be abandoned in accordance with City and/or State codes. 6. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Metropolitan Waste Control Commission, Health Department, Minnesota Pollution Control Agency, MnDOT and comply with their conditions of approval. 7. Neighborhood identification monument signs require a permit. 8. The frontage on Lot 8 shall be adjusted to meet ordinance requirements of 90 feet lot frontage. 9. 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 I erosion control fence shall be installed around the downstream side of the construction limits. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with a bituminous surface. 10. 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. 11. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year storm events and provide ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre-developed and post developed stormwater calculations for 100-year storm events. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 12. The proposed single family residential development of 4.50 net developable acres is responsible for a water quality connection charge of$3,600 and a water quantity fee of $8,910. These fees are payable to the City prior to the City filing the final plat. Melody Hill Addition July 24, 1996 Page 11 13. Lots 2 through 10 should be mass graded prior to utility installation. Lot 1 may be custom graded when the building permit has been obtained through the City. 14. The applicant shall consider installing retaining walls in the rear of Lots 8, 9, and 10 in an effort to reduce grading and tree loss. 15. The applicant shall obtain the appropriate demolition permits for removal of the existing house. Sewer and water services shall be abandoned and disconnected the right-of-way line at Melody Hill Road. The dwelling shall be removed within 30 days after the final plat has been recorded. 16. Staff and the applicant shall evaluate the location of the proposed storm sewer line between Lots 4 and 5 to see if this is the most feasible location. A 20-foot wide drainage and utility easement shall be dedicated o the final plat and centered over the storm sewer line. 17. Prior to final plan approval,the applicant shall submit detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and formal approval by City Council in conjunction with final plat approval. As-built construction drawings will be required upon completion of the utility and street improvements. 18. The cul-de-sac island shall be reviewed by City staff to ensure a proper turning radius for Public Safety vehicles and the cul-de-sac reduced accordingly. 19. All lots with the exception of Lot 1 shall access the interior proposed street. No direct access will be permitted from State Highway No. 41 or Chaska Road. Lot 1 shall access from Melody Hill Road. ATTACHMENTS 1. Memo from Dave Hempel dated July 11, 1996. 3. Memo from Steve Kirchman dated June 25, 1996. 4. Notice of Public Hearing mailed July 11, 1996. 5. Application. 6. Memo from Mark Littfin dated July 8, 1996 7. Preliminary plat received June 14, 1996. CITY OF V CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Phillip Elkin,Water Resources Coordinator David Hempel, Assistant City Engineer VAV DATE: July 11, 1996 SUBJ: Review of Preliminary Plat Documents for Melody Hill Subdivision SUB File No. 96-4/Land Use Review File No. 96-22 Upon review of the plans prepared by BRW dated June 14, 1995,revised July 9, 1996, we offer the following comments and recommendations: WETLANDS The applicant has indicated on the plan sheet that no wetlands exist on this site. The City's Surface Water Management Plan Wetland Inventory and a site visit by City staff verify this finding. SURFACE WATER MANAGEMENT PLAN (SWMP) OVERVIEW The City has adopted a Surface Water Management Plan(SWMP) that serves as a tool to protect, preserve and enhance water resources. The plan identifies,from a regional perspective, the stormwater quantity and quality improvements necessary to allow future development to take place and minimize its impact to downstream water bodies. In general, the water quantity portion of the plan uses a 100- year design storm interval for ponding and a 10-year design storm interval for storm sewer piping. The water quality portion of the plan uses William Walker,Jr.'s Pondnet model for predicting phosphorus concentrations in shallow water bodies. An ultimate conditions model has been developed at each drainage area based on the projected future land use, and therefore,different sets of improvements under full development were analyzed to determine the optimum phosphorus reduction in priority water bodies. The development will be required to be constructed in accordance with the City's SWMP requirements. Water Quality Fees - The SWMP has established a water quality connection charge for each new subdivision based on land use. Dedication shall be equal to the cost of land and pond volume needed for treatment of the phosphorus load leaving the site. The requirement for cash in lieu of land and Sharmin Al-Jaff July 11, 1996 Page 2 pond construction shall be based upon a schedule in accordance with the prescribed land use zoning. Values are calculated using market values of land in the City of Chanhassen plus a value of$2.50 per cubic yard for excavation of the pond. The proposed SWMP water quality charge for single family resident developments is$800 per acre. Water Quantity Fees The SWMP has established a connection charge for the different land uses based on an average city-wide 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. Single family residential developments have a connection charge of$1,980 per developable acre. Melody Hills Water Quality Fee The SWMP does not propose this site to provide on-site stormwater treatment. SWMP fees are based on a total developable land area of 4.50 acres. Therefore, the applicant is required to pay$3,600.00 in water quality fees. Melody Hills Water Quantity Fee The total net area of the property is 4.50 acres as discussed above. Therefore, the proposed development would then be responsible for a water quantity connection charge of$ 8,910.00. These SWMP fees will be due payable to the City at time of final plat recording. GRADING With the initial submittal of this, the applicant requested to custom grade the lots in an effort to preserve trees, however, staff disagreed and requested that a complete site grading plan be submitted to determine the full impacts of development on the property. Based on the grading plan submitted, substantial site grading is required in order to develop the site for house pads and the street. The only lot that will be custom graded is Lot 1 which is at the corner of Chaska Road and Melody Hill Road. The proposed dwellings on Lots 8,9,and 10 will be rambler-type or tuckunder dwellings due to grades. Staff recommends that the applicant consider installing small retaining walls in the rear of these lots to reduce grading and preserve landscaping. The plans do not provide erosion control measures. The final grading plan shall provide erosion control measures such as silt fence and rock construction entrances accordingly. The property has an existing dwelling that is proposed to be removed as part of the grading operation. The appropriate demolition permits will need to be acquired by the applicant from the City's Building Department for removal of the dwelling. The dwelling should be removed within 30 days after the final plat has been recorded. Sharmin Al-Jaff July 11, 1996 Page 3 DRAINAGE The site slopes northwesterly toward Chaska Road and Trunk Highway 41. The development will be maintaining,for the most part,the neighborhood runoff pattern. A storm sewer line is proposed to be constructed between Lots 4 and 5 to convey runoff from the street and front yard areas to the existing ditch along Trunk Highway 41. Upon review of aerial topography maps, staff believes that a more appropriate location would be between Lots 5 and 6. This will be further evaluated prior to final plat approval and the adjustments made accordingly. A 20-foot wide drainage and utility easement should be centered over the storm sewer along the property line. There are no storm drainage improvements in Melody Hill Road or Chaska Road. Stormwater runoff is conveyed through overland drainage swales. At some future point, Melody Hill Road and Chaska Road will eventually be upgraded to urban standards with concrete curb and gutter and a storm drainage system. Staff does not believe this development will negatively impact the existing neighborhood drainage pattern. Drainage from the street as proposed will be conveyed towards Trunk Highway 41 into MnDOT's drainage swale. The drainage swale leads underneath Trunk Highway 41 to a downstream settlement pond. The stormwater from this development will be pretreated prior to discharging into Lake Minnewashta. The applicant will be responsible Surface Water Management fees (SWMP) since no on-site water quality ponding is proposed nor is any required pursuant to the City's SWMP. UTILITIES The plans propose on extending sanitary sewer and watermain service from Melody Hill Road into the site. There are existing sewer and water services along Melody Hill Road that may be utilized as well. The utility layout is fairly straight forward. An additional fire hydrant may be required at the corner of Melody Hill Road and the proposed street pursuant to the City's Fire MarshaL Detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates shall be submitted to the City for review and formal approval by City Council in conjunction with final plat approval. Street and utility improvements will be turned over to the City for ownership and maintenance upon completion of the project. As-built construction drawings will be required by the City upon completion of utilities. The existing house is currently connected to municipal city sewer and water from Melody Hill Road. When the house is razed,the sewer and water services should be disconnected at the right-of-way line of Melody Hill Road. Extension of utilities to this site may require temporary closure of Melody Hill Road. The watermain shall be wet tapped in an effort to minimize disruption to the City's water system. The applicant should also prepare a traffic control plan and if possible,try and keep half of the street open for traffic since Melody Hill Road is a deadend street. Sharmin Al-Jaff July 11, 1996 Page 4 STREETS The plans propose a public street in accordance with City standards with the exception of the cul-de- sac width. Typically, the City's cul-de-sacs have a 60-foot radius with landscaped islands of a 12-foot radius. This design is acceptable from a Public Safety standpoint with turning fire apparatus vehicles around. The proposed cul-de-sac with the 75-foot radius and 30-foot radius on the landscaped island may impede the turnaround capabilities of fire apparatus vehicle. This will be further evaluated by staff and possibly the cul-de-sac island reduced. There is an existing driveway access to the home from Trunk Highway 41 as well has Melody Hill Road. In conjunction with the platting of property, the driveway accesses shall be abandoned. All access to the lot subdivision shall be from the interior street with the exception of Lot 1 which shall access Melody Hill Road. RECOMMENDED CONDITIONS OF APPROVAL FOR PRELIMINARY PLAT SHOULD THE PLANNING COMMISSION APPROVE THE PLANS AS SUBMITTED 1. 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 I erosion control fence shall be installed around the downstream side of the construction limits. Rock construction entrances shall be employed and maintained at all access points until the street has been paved with a bituminous surface. 2. 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. 3. The applicant shall provide detailed storm sewer calculations for 10-year and 100-year storm events and provide ponding calculations for stormwater ponds in accordance with the City's SWMP for the City Engineer to review and approve prior to final plat approval. The applicant shall provide detailed pre-developed and post developed stormwater calculations for 100-year storm events. Individual storm sewer calculations between each catch basin segment will also be required to determine if sufficient catch basins are being utilized. 4. The proposed single family residential development of 4.50 net developable acres is responsible for a water quality connection charge of$3,600 and a water quantity fee of$8,910. These fees are payable to the City prior to the City filing the final plat. 5. Lots 2 through 10 should be mass graded prior to utility installation. Lot 1 may be custom graded when the building permit has been obtained through the City. Sharmin Al-Jaff July 11, 1996 Page 5 6. The applicant shall consider installing retaining walls in the rear of Lots 8, 9,and 10 in an effort to reduce grading and tree loss. 7. The applicant shall obtain the appropriate demolition permits for removal of the existing house. Sewer and water services shall be abandoned and disconnected the right-of-way line at Melody Hill Road. The dwelling shall be removed within 30 days after the final plat has been recorded. 8. Staff and the applicant shall evaluate the location of the proposed storm sewer line between Lots 4 and 5 to see if this is the most feasible location. A 20-foot wide drainage and utility easement shall be dedicated o the final plat and centered over the storm sewer line. 9. Prior to final plan approval, the applicant shall submit detailed construction plans and specifications in accordance with the City's latest edition of Standard Specifications and Detail Plates for staff review and formal approval by City Council in conjunction with final plat approval. As-built construction drawings will be required upon completion of the utility and street improvements. 10. The cul-de-sac island shall be reviewed by City staff to ensure a proper turning radius for Public Safety vehicles and the cul-de-sac reduced accordingly. 11. All lots with the exception of Lot 1 shall access the interior proposed street. No direct access will be permitted from State Highway No. 41 or Chaska Road. Lot 1 shall access from Melody Hill Road. c: Charles Folch, Director of Public Works g engphillip'planningtnek4dyPC CITY OF CHANHASSEN011‘ 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Steve A. Kirchman, Building Official DATE: June 25, 1996 SUBJECT: 96-4 SUB (Melody HiIls,Springbrook Corporation) I was asked to review the proposal stamped "CITY OF CHANHASSEN, RECEIVED, JUN 14 , 1996, CHANHASSEN PLANNING DEPT. " for the above referenced project. Analysis: Street Names. In order to avoid conflicts and confusion, street names, public and private, must be reviewed by the Public Safety Department. Proposed street names are not included with the submitted documents. Proposed street names may have a maximum of three words. Building Pads. Locations of proposed dwelling pads and the type of dwelling is necessary to enable the Inspections Division and Engineering Department to perform a satisfactory plan review of the structure at the time of building permit issuance. For the same reason, proposed lowest level floor elevations as well as garage floor elevations are required to be indicated on the proposed pad location. Standard designations (FLO or RLO, R, SE, SEWO, TU, WO) must be shown for proposed dwelling types. These standard designations lessen the chance for errors during the plan review process. The memo explaining these designations is enclosed. Demolition Permits. Existing structures on the property which will be demolished will require demolition permits. Proof of well abandonment must be furnished to the City and a permit for septic system abandonment must be obtained and the septic system abandoned prior to issuance of a demolition permit. Recommendations: The following conditions should be added to the conditions of approval. 1. Submit street names to the Public Safety Department, Inspections Division, for review prior to final plat approval. Sharmin Al-Jaff June 25, 1996 Page 2 2. Revise the preliminary grading plan to show the location of proposed dwelling pads, using standard designations and the lowest level floor and garage floor elevations. This should be done prior to final plat approval. 3. Obtain demolition permits. This should be done prior to any grading on the property. enclosure: January 29, 1993 memorandum g:\safeh1wklmemoslplanmIdyilo I CITY QF CHANHASSEN 690 COULTER DRIVE • P:O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMO' • RUM TO: Inspections, Planning, & Engineering Staff FROM: Steve A. Kirchman, Building Official DATE: January 29, 1993 SUBJ: Dwelling Type Designation We have been requesting on site plan reviews that the developer designate the type of dwelling that is acceptable on each proposed lot in a new development. I thought perhaps it might be helpful to staff to explain and diagram these designations and the reasoning behind the requirements. = r FLO or RIA Designates Front Lookout or Rear Loobaat. This includes dwellings with the basement floor level approximately 8'below grade at its deepest with the surrounding grade sloping down to approximately 4' above the basement floor level. R Designates Rambkr. This includes dwellings with the basement floor level approximately 8'below grade with the surrounding grade approximately level. This would include two story's and many 4 level dwellings. SE Designates Split Entry. This includes dwellings with the basement floor level approximately 4'below grade with the surrounding grade approximately level. SEWO Designates Split Eatry Walk Out This includes dwellings with the basement floor level approximately 4' below grade at its deepest with the surrounding grade sloping down to lowest floor level. TU Designates Tuck Under. This includes dwellings with the basement floor level approximately 8' below grade at its deepest with the surrounding grade sloping down to the lowest floor level in the front of the dwelling. WO Designates Walk Out This includes dwellings with the basement floor level approximately 8'below grade at its deepest with the surrounding grade sloping down to the lowest floor level in the rear of the dwelling SE WO F/ LO\ RLO Inspections staff uses these designations when reviewing plans which are then passed to the engineering staff for further review. Approved grading plans are compared to proposed building plans to insure compliance to approved conditions. The same designation must be used on all documents in order to avoid confusion and incorrect plan reviews. I'f t4: PRINTED ON RECYCLED PAPER City of Chanhassen 690 Coulter Drive, P.O. Box 147 Chanhassen, MN 55317 (612)937-1900 Date: 6/19/96 To: Development Plan Referral Agencies From: Planning Department By: Sharmin Al-Jaff, Planner II Subject: Request for preliminary plat of 4.57 acres into 10 lots and a front yard setback variance on property zoned RSF, Residential Single Family and located to the east of Hwy. 41 and adjacent to Melody Hill Road,Melody Hills, Springbrook Corporation. Planning Case: 96-4 SUB The above described application for approval of a land development proposal was filed with the Chanhassen Planning Department on June 14, 1996. In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites, street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written report to this effect from the agency concerned so that we can make a recommendation to the Planning Commission and City Council. This application is scheduled for consideration by the Chanhassen Planning Commission on July 17, at 7:00 p.m. in the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than July 5, 1996. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is greatly appreciated. I 1. City Departments 8.Telephone Company a.City Engineer (US West or United) City Attorney mac.City Park Director 9. Electric Company al/Fire Marshal (NSP or MN Valley) ('-,Building Official Cf;Water Resources Coordinator 10.Triax Cable System ,Forester 2.Watershed District Engineer 11.U. S.Fish and Wildlife 3. Soil Conservation Service 12. Carver County a. Engineer / 'MN Dept.of Transportation b. Environmental Services 5.U.S.Army Corps of Engineers 13. Bonestroo Engineering 6. Minnegasco 14. Other- 7.MN Dept.of Natural Resources v•stkIdQ� hi1 City of Shorewood i•f •.MINN•i ' "• Plwad.f:SC=6 EI taw.s•lasi} NOTICE OF PUBLIC F / $tIR HEARING ,jj"I1► i �`iii: - vi PLANNING COMMISSION ` !1 MEETING Id Pad* `11111' kHu P �Iu1� • Wednesday, July 24, 1996 P.m. 1�" �� �. at 7:00 111\ '— City Hall Council Chambers 690 Coulter Drive — 11711— Project: Melody Hills A-,:#1111 Developer: Springbrook Corporation Location: East of Hwy. 41 Adjacent to Melody Hill RoadLake garrison Notice: You are invited to attend a public hearing about a development proposed in your area. The applicant, Springbrook Corporation requesting preliminary plat approval to subdivide 4.57 acres into 10 single family lots and a front yard setback variance on property zoned RSF, Residential Single Family and located to the east of Hwy. 41 and adjacent to Melody Hill Road, Melody Hills. 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. r _ r �1 William Swearengen Richard& K. Schmidt Thomas & Virginia Rode 6250 Chaska Road 5136 Willow Lane 6275 Chaska Road Excelsior, MN 55331 Minnetonka, MN 55343 Excelsior, MN 55331 Philip & Susan Bonthius Robert& Delores Aman Richard & Linda Nicoli 2300 Melody Hill Road 2250 Melody Hill Road 2280 Melody Hill Road Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Karen Signe Peterson Joseph& Marcia Massee George& Beulah Baer 2240 Melody Hill Road 6381 Hazeltine Blvd 6300 Chaska Road Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Richard & Paulette Oftedahl Elsbeth D. Reutiman Mike & Diana Dudycha 6461 Oriole Lane 5915 Galpin Lake Road 6454 Oriole Ave. Excelsior, MN 55331 Shorewood, MN 55331 Excelsior, MN 55331 William & Delores Ziegler ROR, Inc. Fred Britzius 6441 Oriole Ave. 2461 64th Street West 2444 64th Street West Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Gregory & Michelle Curtis Nancy Jo Perkins Glenn, Jr. & Sherry Johnston 2446 64th Circle 2448 64th Street West 6263 Chaska Road Excelsior, MN 55313 Excelsior, MN 55331 Excelsior, MN 55331 John& Diane Lenertz Shirley Butcher&Rosemary Fruehling Frank & Lynda Kuzma 6269 Chaska Road 4335 Chimoe E. 2241 Sommergate Excelsior, MN 55331 Wayzata,MN 55391 Excelsior,MN 55331 Thomas Baurle Perry Harrison Benjamin& H. Gowen 2231 Sommergate 2221 Sommergate 6440 Hazeltine Blvd. Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Mark&Lorena Flannery Gary Brunsvold Ward Allen & Sandra Putnam 2350 Melody Hill Road 6287 Chaska Road 6285 Chaska Road Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Seven &Forty One Crossings Ltd. Seven Forty One Partnership Sheldon Rubenstein et al 5500 Wayzata Blvd. c/o R. Soskin c/o SuperAmerica Group, Inc. Minneapolis, MN 55416 5591 Bristol Lane Tax Dept., P. O. Box 14000 Minnetonka, MN 55416 Lexington, KY 40512 CITY OF CHANHASSEN • 690 COULTER DRIVE CHANHASSEN, MN 55317 • (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: SPRINGBROOK CORPORATION OWNER: JOSEPH & MARCIA MASSEE ADDRESS: 10640 Lyndale Ave So , #3 ADDRESS: 6381 Hazeltine Blvd Bloomington , MN 55420 Excelsior . MN 5;331 TELEPHONE (Day time) 8 8 1 - 1 8 0 0 TELEPHONE: 474-4905 1. Comprehensive Plan Amendment 11. Vacation of ROW/Easements 2. Conditional Use Permit 12. X Variance SEE. A-r1k})E 3. Interim Use Permit 13. Wetland Alteration Permit 4. Non-conforming Use Permit 14. Zoning Appeal 5. Planned Unit Development 15. Zoning Ordinance Amendment 6. Rezoning 7. Sign Permits 8. Sign Plan Review x Notification Signs Rent S 50 Deposit 100 9. Site Plan Review X Escrow for Filing Fees/Attorney Cost*' ($50 CUP/SPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) 10. X Subdivision %/5-3't. J✓ '455n TOTAL FEE $ �i-R 7610 A list of all property owners within 500 feet of the boundaries of the property must Included with the application. Twenty-six full size folded copies of the plans must be submitted. 81/2" X 11" Reduced copy of transparency for each plan sheet. ` NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. • Escrow will be required for other applications through the development contract We request a front yard setback variance to 25 feet for Lots 8, 9 and 10 of the proposed plat at Melody Hill to preserve trees in the back yard. ,f, //S/1a8#7 G �1Z ,Q�177a c_1 CITY OF CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 __ (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM DATE: July 8, 1996 TO: Sharmin Al-Jaff, Planner II FROM: Mark Littfin, Fire Marshal SUBJECT: Request for preliminary plat of 4.57 acres into 10 lots and a front yard setback variance on property zoned RSF, residential single family and located to the east of Hwy 41 and adjacent to Melody Hill Road, Melody Hills Springbrook Corporation. Planning Case 96-4 SUB. I have reviewed the site plan review for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division 1 have the following fire code or city ordinance/policy requirements. The site plan 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. A 10 foot clear space must be maintained around fire hydrants, i.e.the street lamps, trees, shrubs, bushes,NSP, US West,cable tv,and transformer boxes. This is to ensure that fire hydrants can be quickly located and safely operated by firefighters. Pursuant to City ordinance 9-1. 2. Install one additional fire hydrant at the intersection of Melody Hill Road and the new planned road. 3. Submit street name to Building Official and Fire Marshal for review and approval. G:/safety/ml/melody 3, C I TY O F P.C. DATE: 7-24-96 C.C. DATE: 8-12-96 \� I • CUAUACE CASE: 96-3 CUP 96-8 SPR �-' BY: Al-Jaff 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 Q APPLICANT : Ms. Nancy Lee and Mr. Patrick Blood P.O. Box 94 Shakopee, MN 55379 443-0305 PRESENT ZONING: BF, Fringe Business District ACREAGE: 13.16 acres ADJACENT ZONING AND LAND USE: N - A-2; large lot single family residential and abandoned Railroad Right-of-Way S- A-2; Minnesota River Valley E- BF; commercial (sells used cars) W- BF; existing Brooks Motel SEWER AND WATER: Services are not available to the site. SITE CHARACTERISTICS: The site is undeveloped and contains the footings of a W 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 (I) Minnesota River Valley(Wildlife Refuge). 2000 LAND USE: Commercial Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 2 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. 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 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. 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 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 'h 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. 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 July 24, 1996 Page 5 (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: a. An internal sense of order for the buildings 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. Paws, Claws & Hooves Pet Boarding July 24, 1996 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 The site is zoned BF. The City recently adopted commercial and Stable 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. Two Principal Locating the two buildings on a single parcel will not be structures on a detrimental to or endanger the public health, safety, comfort, single lot: convenience or general welfare of the neighborhood or city. 2. Will be consistent with the objectives of the city's comprehensive plan and this chapter. FINDING- Commercial Kennel The proposed use would be consistent with the City and Stable Comprehensive Plan with conditions of the staff report. It meets the requirements of the design standards as discussed in the site 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. 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 There will be negligible impacts to the existing or planned and Stable neighboring uses. The site is bordered by two state highways and 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 single 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 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 Staff is unaware of any excessive requirements for public facilities. and stable: 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. FINDING - Commercial Kennel The site is visible from a major highway and is accessible from Paws, Claws & Hooves Pet Boarding 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 Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 10 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 July 24, 1996 Page 11 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 this condition. (10) 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 12 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. Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 13 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. Paws, Claws & Hooves Pet Boarding July 24, 1996 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. Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 15 (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 the city. (j) 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 1/2 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 ANALYSIS 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. * 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. b. 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. c. 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. d. 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. e. 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. Paws, Claws & Hooves Pet Boarding 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 Analysis: 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.. 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 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 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. 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 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/LANDSCAPING 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. Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 21 STAFF RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of 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 building and 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 90Q 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%. 7. The waste water holding tank and/or proposed drainage swale shall be relocated to avoid potential contamination of the stormwater runoff. Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 22 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. 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 23 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. c. 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. "The Planning Commission recommends approval 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 III. 2. The following criteria relates to commercial kennels for dogs and cats: Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 24 (a) Housing enclosures for dogs 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 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. (i) 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. Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 25 * 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. (e) Accumulations of manure shall be located at least one hundred feet from any well. (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. Paws, Claws & Hooves Pet Boarding July 24, 1996 Page 26 8. 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. 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." ATTACHMENTS 1. Memo from Phillip Elkin, Water Resources Coordinate and Anita Benson, Project Engineer 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. Site plan packet dated May 31, 1996 and June 14, 1996. i CITY OF tii CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Shannin Al-Jaff, Planner H 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: 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 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. Shanmin Al-Jaff Paws, Claws, and Hooves July 5, 1996 Page 2 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. UTILITIES Sharmin Al-Jaff Paws, Claws, and Hooves July 5, 1996 Page 3 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 1. 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. 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 909 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%. 7. The waste water holding tank and/or proposed drainage swale shall be relocated to avoid potential contamination of the stormwater runoff. 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. 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. Sharmin Al-Jaff Paws, Claws, and Hooves July 5, 1996 Page 5 jms c: Charles Folch, Director of Public Works g:kng\anita\pc\paws.doc MINryFSOT 1��' Minnesota Department of Natural Resources Metro Waters - 1200 Warner Road, St. Paul, MN 55106-6793 C''071VEO Telephone: (612) 772-7910 Fax: (612) 772 7977 °FP�P JUL 1 0 RECD July 9, 1996 L1 i Lir L HANHASSEN 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-Jaff: We have reviewed the site plans dated June 14, 1996 (received June 24, 1996)for the Paws,Claws and Hooves Pet Boarding proposal(NW1/4,Section 36,T116N-R23W) located in the northeast quadrant of the intersection of Highways 212 and 101, and have the following comments to offer: 1. 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:612-296-6157. 1-800-766-6000 • TTY:612-296-5484. 1-800-657-3929 An Equal Opponumnv Emplo er +A Printed on Recycled Paper Containing a Who Values Di%ersit� col !Minimum of I0'i Post-Consumer W.t.te 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 C 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, )0\/.141-- 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 4 CITY of 0 ii ..„ oilitrir 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 _ .,.. CHANHASSEN (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff,Planner II FROM: Steve A. Kirchman,BuildingOfficial ' • 0-K, DATE: June 28, 1996 SUBJECT: 96-3 CUP and 96-8 SPR(Paws Claws and Hooves Pet Boarding,Nancy Lee and Pat Blood) I was asked to review the site plan proposal stamped °CITY OF CHANHAS SEN, 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. Analysis: 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 requirementsdesigned 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. Sharmin Al-Jaff 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. 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. g:`safet}4sak\m e m os`.plan\paws I CITY OF "O‘f' CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 DATE: July 8, 1996 TO: Sharmin Al-Jaff, Planner II 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. 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 OWNER: Same ADDRESS: P.O. Box 94 ADDRESS: Shakopee , MN. 55379 TELEPHONE (Daytime) 445-0503 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 Site Plan Review* X Escrow for Filing Fees/Attorney Cost' ($50 CUP/SPRNACNARNVAP/Metes and Bounds, $400 Minor SUB) Subdivision` TOTAL FEE $ 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 81/2" 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. PROJECT NAME Paws , Claws & Hooves Pet Boarding LOCATION 10500 Great Plains Blvd. LEGAL DESCRIPTION Sec . 36 , TWP 116N , Range 23W TOTAL ACREAGE 15 Acres WETLANDS PRESENT X YES NO PRESENT ZONING BF - Fringe Business District REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST To construct two buildings for commercial kennels and stables . To obtain a sign permit/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 I 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. � r nature June 14 , 1996 Sinature Appli Date June 14 , 1996 Signature of Fee Ow Date /, Application Received on 4/ `�A14 Fee Paid Ijl !y l �� Receipt No. (�- k`J 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, CLAWS and HOOVES Pet Boarding Nancy Lee and Patrick Blood P.O. Box 94 Shakopee, MN. 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 NE corner of Hwy. 212'169 and Hwy. 101. This request includes building two separate buildings on this property. One for the kennels, and one for the stables. The Kennel will be a multifaceted facility that will accommodate 108 separate dog kennels of two different designs. 15 cat kennels each with its own window, and room for other caged animals such as birds, hamsters, gerbils, lizards, etc. The kennel will be very roomy, comfortable and upscale. There will be grooming available. We will have a crematory service available as well as a ceremony room that can be used for pet funerals. We plan a holding area for pets that police may pick up and need to drop off 2.1 hours a day. There is no physical location for the humane society in both Carver and Scott Counties. The need for this facility in this location is tremendous. Minimal parking will be needed. Pre- registered customers will simply walk in and drop off their pet and be on their way. The Stable will initially house 24 horses and have an indoor riding arena as well as outdoor pasture access. We are also requesting a sip variance. Presently only two signs are allowed in the BF District. The ground low profile sign and the wall business sign. Our buildings will be a substantial distance from the roads and our property is extremely lush with greenery making these types of signs virtually impossible to see. As pylon business signs are allowed in other business districts that abut State I-Iighway corridors, and is also being used on the property abutting us, we would request we also be allowed to use this type of sign. We will be putting a sign off of Ihy. 212:169 on the East end of our property, and one at our entrance on Hwy. 101. We will be putting a six foot chain link security fence around the perimeter of the property. We have obtained a permit from the MN. DOT which requires our entrance to remain on Hwy. 101. We have had our building plans for this project prepared by Lester Building Systems. Lester's builds metal buildings. The front or our kennel will have eight 2' x 6' windows, 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 greenery we have they will be difficult to see. Our property is in the BF District which is limited to 5 parcels including our own. Locating these parcels from \Vest to East, the first parcel is a mini storage facility that consists of several metal buildings, the corner of Highways 101 and 212 is the Brookside Motel, then there is our 15 acre parcel, the used car company, and finally the commercial 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 which has a brand new stable which is a metal building and the next house has a metal building also. Just up the road from us at the top of the hill on Highway 101 there are two homes with metal buildings and Halla Nursery which has numerous metal building including their retaiFsales building. I am also aware of a new metal building which Lester recently constructed on Cher\lar Drive just off Highways 41 and 5. These are metal building we are aware of in our area in Chanhassen without even searching. Enclosed are pictures of these buildings and sequential pictures of the front of our property along Highway 212. Metal buildings today arc not the metal buildings of the past. Our buildings will have a 20 year warranty on the paint and a 10 year warranty on the fading of the paint. Enclosed is a copy of this information from Lester. :1LL buildings require continued maintenance over the years. We have planned our facility to be attractive and appealing. • a_ Roc t t3C. •to- i--":47"C5 -•••- - • . , FRoNtT • • • j I 1.1 I VI I " I ••r—r.." 3 " " • '—' •tit-*/ . „___, .: •IL s I r:•_1- . . • , •; —. ; $s• • - ;•.•••11. ...4„.t.444.! VI I. . • 174 Ltt. I I., e . ••• • • . . c1i • f • • • . • • , • • • • • • • • • •/- 1 %›A I ' . . 173 •C2.-1 123 I i= 11:=1 7K• , \ 2..Y7 . NN. • \ . L:111 1-D 17-] •\4/ / 07N\ , *•<,•, _ .!! _I ! • • -- t4 . • . 4-110' •