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HomeMy WebLinkAbout#07 - Animal Inn CUP and VarianceTI IF CITY OF LAKE ELMO STAFF REPORT DATE: 4/16/2024 Regular TO: City Council FROM: Sophia Jensen, City Planner AGENDA ITEM: Animal Inn Pet Spa and Resort- Conditional Use Permit Amendment and Variance REVIEWED BY: Jason Stopa, Community Development Director Nathan Fuerst, Bolton and Menk Planning Consultant BACKGROUND: The City of Lake Elmo received a conditional use permit amendment request from Katie and Corwin Cheng, (the Applicants") owners of the Animal Inn Pet Resort and Spa. The property is located at 8611 341h Street North (PID 16.029.21.43.0013, 1.6.029.21.42.0001, and 1.6.029.21.42.0011) (the "Property"). The intent of this request is to expand their facility to accommodate the growing demand for their services. The property has operated as a kennel since the early 1970's with CUPs starting in 1985. In 2019, due to the sale of the property, the conditional use permit was amended, the property was rezoned, and most of the parcels were consolidated. The proposed expansion includes a building addition, a new building, and fencing modifications. In addition to the conditional use permit amendment, they are also requesting a variance to the Limited Commercial (LC) zoning district setbacks and off-street parking regulations for commercial kennels. ISSUE BEFORE THE CITY COUNCIL: The City Council is being asked to make a determination on the conditional use permit amendment request and variance request. REQUEST DETAILS: Applicant/Owner: Katie and Corwin Cheng owners of Animal Inn Training LLC - AKA Animal Inn Pet Resort and Spa Location: 8611 34th St. N (PID 16.029.21.43.001.3, 1.6.029.21.42.0001, and 16.029.21.42.0011) Request: Conditional Use Permit Amendment and Variance Site Area: 14.39 Acres Existing Land Use: Commercial. Kennel Zoning: Limited Commercial - LC Comprehensive Plan: Limited Business - LB Deadline for Action: Application Complete: 3/6/2024 60 Day Deadline: 5/4/2024 Extension Letter Mailed: 3/6/20204 120 Day Deadline: 7/4/2024 Regulations: Article XV Commercial Districts Article V Zoning Administration CONDITIONAL USE PERMIT AMENDENT REVIEW AND FINDINGS: The site is currently controlled by the conditional use permit approved in 2019 (Resolution 2019-018). The applicant is requesting an amendment to condition 1, 2, 8, and 9 of the existing conditional use permit. Below is a review of the requests: Condition I and 2: The applicants are requesting an expansion of their boarding capacity from 150 dogs to 300 dogs and expansion from 10 cats to 30 cats. The overall capacity total will increase from 160 to 330 animals. Since the last CUP amendment in 2019, Lake Elmo and surrounding communities have been further developed and the demand for boarding has greatly increased. Condition 4: The applicant has consolidated the parcels as far as possible; they are unable to fully satisfy condition 4. The remaining 3 parcels are Torrens and cannot be consolidated. A condition of approval for a restrictive covenant has been added to ensure the 3 parcels remain under common ownership. Condition 8: The applicant is requesting to relocate the fencing to accommodate the new building and building addition. Currently, staff must cross the existing parking stalls and drives. This creates a safety concern for the animals, staff, and possible drivers. This also can stress the animals and increase the chances of runaways. With the proposed connected yards, and entailed redesign of existing fencing and walkways, these concerns can be reduced for an increase in overall safety and well-being of all parties involved. The new animal daycare building needs to have a private play area with easy access for exercise and relief, that does not impact the comfort and well-being of dogs boarded in the Kennels building. Condition 9: The applicant is requesting 4 primary buildings instead of 3 primary buildings. The 2 accessory buildings would remain. The new building shall be classified as Animal Daycare and operated as a principal building. The current buildings and associated yards operate at full capacity. Staff recommends the following findings: 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The conditional use permit amendment should not be detrimental to or endanger the public heath, safety, comfort, convenience or general welfare of the neighborhood or City. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. This use is anticipated in the Limited Business land use guidance. 3. The use or development is compatible with the existing neighborhood. The facility has been in existence since the early 1970's. There also is a neighboring property that is operating as an obedience training facility. 4. The proposed use meets all specific development standards for such use listed in Article 15 of this Chapter. The conditional use permit amendment meets all specific development standards of Article 15. 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Chapter 105.12.1260 (Shoreland Regulations) and Title 100 (Flood Plain Management). There is a pond on site which causes part of the property to fall within a flood zone. However, the land use table lists base district uses such as kennels as an allowed use with a Conditional Use Permit. 6. The proposed use will be designed, constructed, operated and maintained so as 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. The proposed addition and new building are designed to be compatible with the existing structure character. The character of the general vicinity should not be changed. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. There is a County highway to the north separating Animal Inn from the northern residential properties. The closest home to the north is over 850 ft. away from the property line. Along the southern property line there is an active rail line and large pond that separates the property and residential properties. The distance from the property line is conservatively measured at over 300 ft. Staff believe that the spacing is sufficient to assist in mitigating any nuisances. It is not anticipated for the use to become a nuisance. 8. The proposed use will be served adequately by essential public facilities and services. The use will be adequately served by essential public facilities and services. A condition of approval has been included for the property to connect to the existing 16-inch Trunk Watermain. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The use should not create additional requirements at public cost, nor will it be detrimental to the economic welfare of the community. 10. The proposed use 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 or odors. The use will not produce excessive traffic, noise, smoke, fumes, glare or odors. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. Vehicular approaches to the property are not proposed to be changed and should not create traffic congestion. 12. The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance. The proposed amendment and use will not result in the destruction, loss or damage of the natural environment. RECOMMENDED VARIANCE REVIEW AND FINDINGS. The applicant is requesting a variance from the Limited Commercial Zoning district setback of 50' to 25'. This variance applies to the new Animal Daycare building and Kennel expansion. The applicant is also requesting flexibility from the off-street parking regulations for commercial Kennels. Based on the proposed capacity of the site 63 parking spaces are required, the applicant is proposing to maintain the existing 38 parking stalls. An applicant must establish and demonstrate compliance with the variance criteria set forth in Lake Elmo City Code Section 1.05.1.2.320 before the City may grant an exception or modification to city code requirements. These criteria are listed below, along with comments from Staff about the applicability of these criteria to the applicant's request. Staff recommends the following findings: 1) Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Adjustment upon the application by the owner of the affected property where the strict enforcement of this chapter would cause practical difficulties because of circumstances unique to the individual property under consideration and then only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. Definition of practical difficulties - "Practical difficulties" as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. SETBACK FINDING: The property has constraints with the septic location, pet cemetery, and floodplain. The proposed location is the only feasible location for an addition. Existing facilities are at capacity and the applicant states expansion is required to remain a viable business. OFF STREET PARKING FINDING: The applicant is not proposing any additional parking with the facility addition. The undeveloped property has significant slopes that are not suitable for parking and adding additional impervious surface and drainage. 2) Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner. SETBACK FINDING: The applicants are not responsible for the layout of the current facility. Expansion is not viable in areas that meet setbacks due to grades, wetlands, septic location, and the pet cemetery. OFF STREET PARKING FINDING: The applicant does not utilize all the parking currently in place due to the drop off/pick up structure of the business. The grading of the property is not conducive to additional parking and parking is not permitted in the fire lane. Additional parking would cause increased runoff and flooding of the structures. 3) Character of Locality. The proposed variance will not alter the essential character of the locality in which the property in question is located. SETBACK FINDING: The variance should not impact essential character; the use of the facilities is to remain the same. The request meets the overall design intent of this area. OFF STREET PARKING FINDING: The variance request should not impact essential character; the parking will remain as -is. 4) Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light and air to properties adjacent to the property in question or substantially increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood. SETBACK FINDING: The request should not negatively impair adjacent properties or increase congestion on a public street. The area has natural buffers from residential areas. OFF STREET PARKING FINDING: The variance should not impair adjacent properties or increase congestion on a public street The parking will remain as -is. AGENCY REVIEW: This request was distributed to several departments and agencies for review on March 151h, 2024. The following departments provided comments: 4 • Fire Department Memo (3/7/2024) Provided comments regarding drive lanes, fire detection and suppression, building addressing, and gates/locks/access. • City Engineer Memo (3/9/2024) Provided comments regarding impervious surface, water connection, grading, and stormwater. Engineering requested more detailed plans. • Washington County DOT Email (3/12/2024) Provided comments regarding future intersection improvements and City cost share. • Valley Branch. Watershed District Email (3/1.7/2024) — Indicated a permit would be required • MN DNR — Did not provide comments. Conditions of approval have been included to address agency review comments where applicable. RECOMMENDED CONDITIONS OF APPROVAL: 1. The total number of dogs boarded at any point in time shall not exceed 300. 2. The total number of cats boarded at any point in time shall not exceed 30. 3. All past conditional use permits affiliated with the properties shall now be null and void. 4. The applicants must enter into a restrictive covenant agreement to ensure the three parcels remain under common ownership. 5. Primary buildings must connect to City Water prior to the issuance of a Certificate of Occupancy for the additions. 6. The applicant must provide plans for the water connection to the satisfaction of the City Engineer, Public Works Director, and Fire Chief prior to the release of the building permit. 7. All city, state, or other necessary permits must be obtained prior to the release of the building permit. 8. No construction may begin until the applicant has provided written documentation demonstrating adequate wastewater management facilities exist or are proposed to serve the proposed addition. This should include either a Washington County inspection compliance report for the existing on - site wastewater system or a wastewater management plan and permit approved by Washington County. 9. Address numbers must be plainly visible from the street and on the buildings. Primary buildings must be identified by their use. 10. The Main buildings defined as Animal Inn, Animal Hospital, Kennel, and Animal Daycare may be used for boarding. The two storage buildings labeled as shed and storage shall not be used for boarding. 11. No outdoor kenneling shall be permitted on the property. This does not mean dogs cannot run freely in fenced areas. 12. All fencing as proposed shall remain in place. Any desire to expand or erect new fencing shall constitute the need for a CUP amendment. General repair and replacement of fencing does not need an amendment. 13. There shall not be more than 4 principal buildings and 2 accessory buildings on the property. a. Principle buildings are labeled as Animal Inn, Animal Hospital, Kennel, and Animal Daycare. b. Accessory buildings are labeled as shed and storage. 14. The caretaker quarters located in the main building, identified as the Animal Inn building on the Survey, can remain. Expansions of the dwelling space will require an amendment to the CUP, other zoning or building codes may also apply. 15. Uses are stated and defined: a. Boarding — Daily stay (Not overnight) and Long term stay (defined as being overnight) b. Grooming — Grooming services (baths, clipping, etc.) that do not extend into veterinary service. c. Pet Cemetery — Sball be maintained and operated as a cemetery for deceased pets. d. Obedience training - Standard training and socializing of dogs. e. Storage — Storage for items or products associated with the Animal Inn business. PUBLIC COMMENT: A public hearing was sent to surrounding property owners on March 13th, 2024, and published in the Stillwater Gazette on March 15th, 2024. City Staff received 12 written public comments after the Planning Commission meeting in support of the business and applications. PLANNING COMMISSION: The Planning Commission reviewed both requests at their March 25th 2024 meeting. The Commission voted to recommend approval of the requests (Vote 4-0). OPTIONS: The City Council may: • Approve the request. • Approve the request with conditions. • Deny the request. Citing findings of fact for denial. RECCOMENDATION: Staff recommend the City Council approve both the conditional use permit amendment and variance request. Below is the recommended motion: "Move to adopt Resolution 2024-043 approving variances for the Animal Inn property located at 861.1 341 Street N with the findings and conditions listed in the staff report. " AND "Move to adopt Resolution 2024-044 approving a conditional use permit amendment for Animal Inn property located at 8611 34rh Street N with the findings and conditions listed in the staff report. " ATTACHMENTS: 1. Location Map 2. Application and Narrative 3. Parking Study 4. CUP Resolution 2019-018 5. Fire Dept Memo (3/7/2024) 6. City Engineer Memo (3/9/2024) 7. Washington County DOT Email (3/12/2024) 8. VBWD Email (3/17/2024) 9. Public Comments 10. Resolution 2024- 043 - Variances 11. Resolution 2024- 044 — CUP Amendment CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA RESOLUTION NO.2024-043 A RESOLUTIONAPPROVINGA STRUCTURE SETBACKAND OFF STREET PARKING VARIANCE FOR THE PROPERTYS AFFILIATED WITHAMINAL INN. (861134th STREET N. PIDs 16.029.21.43.0013, 16.029.21.43.0001, 16.029.21.42.0011) WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Corwin and Katie Cheng of Animal Inn. Pet Resort and Spa Inc., 8633 34th, Lake Elmo, MN 55042, (the "Applicant") has submitted an application to the City of Lake Elmo (the "City") for a variance to the structure setback requirements of the limited commercial zoning district and off street parking requirements for commercial kennels for the property located at 8611 34th Street North (PIDs 16.029.21.43.0013, 16.029.21.43.0001, 16.029.21.42.0011) (the "Property"); and WHEREAS, notice has been published, mailed, and posted pursuant to the Lake Elmo Zoning Code, Section 105.12.250; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter on March 251h 2024; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation to the City Council as part of a Staff Memorandum dated May 7th 2024; and WHEREAS, the City Council considered said matter at its May 7th 2024 meeting and directed City staff to draft a resolution approving the variance for its consideration; and NOW, THEREFORE, based on the testimony elicited and information received, the City Council makes the following: 1. That the procedures for obtaining a variance are found in Section 105.12.320 of the Lake Elmo Zoning Code. 2. That all submission requirements of Section 105.12.320 and 105.12.1260 of the Lake Elmo Zoning Code have been met by the Applicant. 3. That the request includes the following components: I] a. A structure setback variance from 50 feet to 25 feet for the building addition and new animal daycare building. b. An off-street parking variance for 38 stalls where 63 are required. 4. Practical Difficulties. A variance to the provision of this chapter may be granted by the Board of Adjustment upon the application by the owner of the affected property where the strict enforcement of this chapter would cause practical difficulties because of circumstances unique to the individual property under consideration and then only when it is demonstrated that such actions will be in keeping with the spirit and intent of this chapter. Definition of practical difficulties - "Practical difficulties" as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by an official control. SETBACK FINDING: The property has constraints with the septic location, pet cemetery, and floodplain. The proposed location is the only feasible location for an addition. Existing facilities are at capacity and the applicant states expansion is required to remain a viable business. OFF STREET PARKING FINDING: The applicant is not proposing any additional parking with the facility addition. The undeveloped property has significant slopes that are not suitable for parking and adding additional impervious surface and drainage. 5. Unique Circumstances. The plight of the landowner is due to circumstances unique to the property not created by the landowner. SETBACK FINDING: The applicants are not responsible for the layout of the current facility. Expansion is not viable in areas that meet setbacks due to grades, wetlands, septic location, and the pet cemetery. OFF STREET PARKING FINDING: The applicant does not utilize all the parking currently in place due to the drop off/pick up structure of the business. The grading of the property is not conducive to additional parking and parking is not permitted in the fire lane. Additional parking would cause increased runoff and flooding of the structures. 6. Character of Locality. The proposed variance will not alter the essential character of the locality in which the property in question is located. SETBACK FINDING: The variance should not impact essential character; the use of the facilities is to remain the same. The request meets the overall design intent of this area. OFF STREET PARKING FINDING: The variance request should not impact essential character; the parking will remain as -is. 7. Adjacent Properties and Traffic. The proposed variance will not impair an adequate supply of light and air to properties adjacent to the property in question or substantially increase the congestion of the public streets or substantially diminish or impair property values within the neighborhood. SETBACK FINDING: The request should not negatively impair adjacent properties or increase congestion on a public street. The area has natural buffers from residential areas. OFF STREET PARKING FINDING: The variance should not impair adjacent properties or increase congestion on a public street. The parking will remain as -is. DECISION NOW, THEREFORE, BE IT FURTHER RESOLVED, and based upon the information received and the above Findings, that the City Council of the City of Lake Elmo hereby approves the request. Passed and duly adopted this 16t' day of April, 2024 by the City Council of the City of Lake Elmo, Minnesota. Mayor Charles Cadenhead Julie Johnson, City Clerk CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION 2014-044 A RESOL UTION APPRO VING AN AMENDMENT TO THE CONDITIONAL USE PERMIT FOR A COMMERCIAL KENNEL FOR THE PROPER TYS AFFILIATED WITH AMINAL INN. (861134th STREET N. PIDs 16.029.21.43.0013, 16.029.21.43.0001, 16.029.21.42.0011) WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Corwin and Katie Cheng of Animal Inn. Pet Resort and Spa Inc., 8633 34tih, Lake Elmo, MN 55042, (the "Applicant") has submitted an application to the City of Lake Elmo (the "City") for an amendment to the existing Conditional. Use Permit to expand their facility capacity at the property located at 8611 34th Street North (PIDs 16.029.21.43.0013, 16.029.21.43.0001, 16.029.21.42.0011) (the "Property"); and WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo Zoning Ordinance, Section 105.12.250; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter on March 251h 2024, recommended approval; and WHEREAS, the Lake Elmo Planning Commission has submitted its report dated May 71h, 2024, to the City Council; and WHEREAS, the City Council considered said matter at its May 71h 2024 meeting. NOW, THEREFORE, based on the testimony elicited and information received, the City Council makes the following: FINDINGS 1. That the procedures for obtaining said Conditional Use Permit are found in the Lake Elmo Zoning Ordinance, Section 105.12.290. 2. That all the submission requirements of said Section 105.12.290 have been met by the Applicant. 3. The conditional use permit amendment should not be detrimental to or endanger the public heath, safety, comfort, convenience or general welfare of the neighborhood or City. 4. This use is anticipated in the Limited Business land use guidance. 5. The facility has been in existence since the early 1970's. There also is a neighboring property that is operating as an obedience training facility. 6. The conditional use permit amendment meets all specific development standards of Article 15. 7. There is a pond on site which causes part of the property to fall within a flood zone. However, the land use table lists base district uses such as kennels as an allowed use with a Conditional Use Permit. 8. The proposed addition and new building are designed to be compatible with the existing structure character. The character of the general vicinity should not be changed. 9. There is a County highway to the north separating Animal. Inn from the northern residential properties. The closest home to the north is over 850 ft. away from the property line. Along the southern property line there is an active rail line and large pond that separates the property and residential properties. The distance from the property line is conservatively measured at over 300 ft. Staff believe that the spacing is sufficient to assist in mitigating any nuisances. It is not anticipated for the use to become a nuisance. 10. The use will be adequately served by essential public facilities and services. A condition of approval has been included for the property to connect to the existing 16- inch Trunk Watermain. 11. The use should not create additional requirements at public cost, nor will it be detrimental to the economic welfare of the community. 12. The use will not produce excessive traffic, noise, smoke, fumes, glare or odors. 13. Vehicular approaches to the property are not proposed to be changed and should not create traffic congestion. 14. The proposed amendment and use will not result in the destruction, loss or damage of the natural environment. CONCLUSIONS AND DECISION Based on the foregoing, the Applicant's application for an Amendment to the Conditional Use Permit is hereby approved subject to the following conditions: 1. The total number of dogs boarded at any point in time shall not exceed 300. 2. The total number of cats boarded at any point in time shall not exceed 30. 3. All past conditional use permits affiliated with the properties shall now be null and void. 4. The applicants must enter into a restrictive covenant agreement to ensure the three parcels remain under common ownership. 5. Primary buildings must connect to City Water prior to the issuance of a Certificate of Occupancy for the additions. 6. The applicant must provide plans for the water connection to the satisfaction of the City Engineer, Public Works Director, and Fire Chief prior to the release of the building permit. 7. All city, state, or other necessary permits must be obtained prior to the release of the building permit. 8. No construction may begin until the applicant has provided written documentation demonstrating adequate wastewater management facilities exist or are proposed to serve the proposed addition. This should include either a Washington County inspection compliance report for the existing on -site wastewater system or a wastewater management plan and permit approved by Washington County. 9. Address numbers must be plainly visible from the street and on the buildings. Primary buildings must be identified by their use. 10. The Main buildings defined as Animal Inn, Animal Hospital, Kennel, and Animal Daycare may be used for boarding. The two storage buildings labeled as shed and storage shall not be used for boarding. 11. No outdoor kenneling shall be permitted on the property. This does not mean dogs cannot run freely in fenced areas. 12. All fencing as proposed shall remain in place. Any desire to expand or erect new fencing shall constitute the need for a CUP amendment. General repair and replacement of fencing does not need an amendment. 13. There shall not be more than 4 principal buildings and 2 accessory buildings on the property. a. Principle buildings are labeled as Animal Inn, Animal. Hospital, Kennel, and Animal Daycare. b. Accessory buildings are labeled as shed and storage. 14. The caretaker quarters located in the main building, identified as the Animal Inn building on the Survey, can remain. Expansions of the dwelling space will require an amendment to the CUP, other zoning or building codes may also apply. 15. Uses are stated and defined: a. Boarding — Daily stay (Not overnight) and Long term stay (defined as being overnight) b. Grooming — Grooming services (baths, clipping, etc.) that do not extend into veterinary service. c. Pet Cemetery — Shall be maintained and operated as a cemetery for deceased pets. d. Obedience training - Standard training and socializing of dogs. e. Storage — Storage for items or products associated with the Animal Inn business. Passed and duly adopted this 16t' day of April, 2024 by the City Council of the City of Lake Elmo, Minnesota. Charles Cadenhead, Mayor /_rY111�I.Y11� Julie Johnson, City Clerk ArcGIS Web AppBuilder 3/13/2024, 10:58:08 AM 1:4,514 Parcels Municipals DNR Protected Waters ID 0 0.03 0.05 0.1 mi 0 0.04 0.09 0.17 km Washington County, MN Date Received: Received By. Permit f1If: t:tF ()J: ELMO Property Owner. ANIMAL INN TRAINING, LLC. - KAT E & CORWIN C EPS Address: 8611 34th ST, N, LAKE ELMO, MN 55042 Phone C 5-907-925a Email Address: KATIE@aANIMALINNPETRESOR ,NET Fee Owner: ANIMAL INN TRAINING, LLC.. KATIE & CORWIN CHENG Address; 8611 34th ST. N. LAKE ELMO, MN 55042 Phone # 00 -907-9258 Email AddreSS'KATIE@)a ANIMALINNPETRE O) T.NET • ## 8611 34th ST� N� LAKE ELMO, MN 55042 • # • # Engineer Name and Entail; 651-747-3900 3880 LaverneAventle North Lake Elmo, P N 5504 and serviced animals are allowed onsite, This application is for a new CUP to allow for an additional building within the property� and an increase in allowed maximum boarded animals to a limit of 330, ordinance and current administrative procecluresI further acknowledge the fee explanation as outlined in the application procedures and hereby agree to pay all statementerrecelved from the City pertaining to additional application expense, Signature of property owner., Date: Y-6/2u 'I'll 11. CITY (w LAKE ELMO Lake Elmo City Hall 651-747-3900 3800 Laverne Avenue Nodh Lake Elmo, MN 55042 I have read and understand the instructions supplied for processing this application, The documents and/or information 1 have submitted are true and correct to the best of my knowledge. I will keep myself informed of the deadlines for submission of material and of the progress of this application. SEMI be determined by the City. Said expenses shall include, but are not limited to, staff tithe, engineering, legal expenses and other consultant expenses. Signature of applicant 4Date Name of applicani:Lk� W11 Phone (Please Pri Name and address of Contact (if other than applicant) KATIE & CORWIN CHENG - Owners 805-907-9258 KATI E@AN IMALI N NPETRESORT. NET a 'i'l I (:hi l' OF LA K E ELM Lake Elft City Hall • i e ! I hereby affirm that I am the fee title owner of the below described property or that I have written authorization from owner to pursue the described action. Name of applicant I (Please Print) Street address/legal description of subject property' , 3, , OF THE WEST HALF OF THE SOUTHEAST QUARTER OF SECTION 16, TOWNSHIP 29 NORTH LAKE MN 55042 ignature or r copy of your • r e to pursue o Date If a joint venture or partnership is the fee owner, attach a copy of agreement authorizing this action o behalf of the joint venture or partnership. 11 Date Received: Ti It a CITY ( A- 651-747-3900 Received By: LAKE ELMO 3 8 00 Laverne Avenue North Permit #: Lake Elmo, MN 55042 Applicant: ANIMAL INN TRAINING, LLC. - KATIE & CORWIN CHENG Address� Phone #if i Email Address:A#E �ANI MALIN N PET Phone# 805- 07�-9215�8 ! M1 A Enginee(ARCHITECT) RISHABH AGARWAL - TWC INC, Address� -1550 WILL Phone# 320-979-5345 lEmail AddressxRA-GA RWT ALaTWLM-C-Q0—M Property Location (Addressy 8611 34TH ST. N, LAKE ELMO, MN 55042 Complete Legal Descripti 0ri� FarcelS 1, Z, 0, 4 N 0 Of Farl OT ine West F151T OT the Soutnea& ToWhship 29 horth� Ranoe 21 innesot; Pio#: 1602921420011: 1602921420001: 1602921430013 I UKI MOM Ila 01 ISO-Lor-A *Vanance Requests: As outlined in LIEC Section 103,00A 10 (c), the applicant must demonstrate practical difficulties before a variance can be granted, The practical difficulties related to this application are as follows, SEE ATTACHE Q DOC SUPPORTI.N I I t ordinance and current administrative procedures� I further acknowledge the fee explanation as outlined in the application procedures and hereby agree to pay all statements received from the City pertaining to additional application expense, • I= Phone (320) 235-1664 Fax (320) 235-3137 Animal Inn Suites E"anslon & New Building Proposed Project Summary & Variance Request Project Address: 8611 North 34"' Street Lake Elmo, MN Project Location: ,mW -1W & 5 of Part of the West Half of the Southeast Quarter of Section 16, Township 29 North, Range 21 West, City of Lake Elmo, Washington County, Minnesota tSee attached certificate of Survey] Existing Site: The existing site currently has (3) Principal Structures and (2) Accessory Structures onsite. The (3) principal structures are as follows: Animal Inn Pet Resort & Spa Main Building, Animal Inn Kennels, and Animal Inn Daycare, Adjacent to the property, Animal In Training School, operates under its own business license and commercial address [8633 North 34"' St.] and is not affiliated with the owner and operations of the other facilities within the this scope's property, The property currently operates under a Conditional Use Permit (CUP) and was rezoned from Limited Business to Limited Commercial in March of 2019. On the South side of the property, there is a pond which causes southern property bound to fall within a flood zone, Project Description: This project's scope proposes (2) changes onsite: The first is to be ail addition to the existing building labeled as Kennels, we refer to this as the Suites Expansion portion of the project. The expansion's scope plans for more suites for animal boarding purposes, as well as an open indoor exercise area; the suites are to include (8) additional kennel runs and (2) "luxury" suites, The expansion interior and exteriors are to match the existing design. The anticipated expansion square footage is to be no less than 3,315 SF. Exterior materials shall be specified to match the existing. The second is to be a new building with the intent of animal training and daycare use. The proposed new build areas onsite [See attached Exhibit A] have changes in elevation up to a maximum of 10' and cause for extensive field excavation and subsequent retaining walls. The, anticipated new building is to be no less than 4,975 SF, The exterior materials are to be similar to those found onsite and are to be engineered wood horizontal siding. Colors for the exterior facades have not been specified but are to be monotone and/or pastel to complement. existing colors onsite. All buildings on the overall property are accessed by a single-entry access off 34"' St N., a.k.a. State Trunk Highway No. 5. All drives and parking stalls are in good condition and considered sufficient; no changes are anticipated. In addition to the CUP, the owners request for an administrative setback variance, see page 2 of this document for information and reasoning. Upon CUP approval, the owners agree to connect the property's utilities to the City's water main, if deemed necessary for new fire systems and by the utility companies, 1111111111 11 11111111 11111111111111111 1111 1 1111111 1 ! 11 Adjacent property, Zoning Information: North: Advanced Auto Transport, Inc. South: N/A West: Proposed Commercial Warehouse Development (City of Lake Elmo transaction) East: Animal Inn Training School (unaffiliated) Site Parking Summary: Parking Spaces-, Existing to remain with Parking Variance ApprovaL Entry Access, Existing to rentain. Single access with concrete drives and lot. Sidewalks: Existing to remain with neu, enoy walk at proposed new building. Building Information: Existing building: Current Occupancy Type: Business: Group B Proposed Occupancy Type: Business: Group B Original Construction Type: UB New Construction Type: IIB Existing Square footage: 4,250 sf Allowable Square footage- 23,000 sf Proposed Square footage: No Less Than 7,565 sf Existing building height: I stories 16 ft Allowed building height, 3 stories 55 ft Proposed building height: I stories 16 (To Match Existing) ft Occupancy Occupancy SF Load Factor Actual Load Existing Business 4,250 SF 150 28 Proposed Business 7,565 SF 150 50 New building: Proposed Occupancy Type: Business: Group B New Construction Type- 1113 Proposed Sprinklere& No Allowable Square footage: Proposed Square footage: No Less Than Allowed building height, 3 stories Proposed building height: I stories Occupancy Occupancy SF Proposed Business 4,975 SF 23,000 sf 4,975 sf 55 ft 20 ft4 in Load Factor Actual Load 150 33 Setback' arian Request (reL Table 12-2 ofLEC 105,12-930 & LECsection 105, 12 210 Existing building setbacks: 50' side yard Proposed building setbacks: 25' side yard Reasoningl Unique Circumstances --- Within the total property owned, there is no additional building space that con fanns with the 50' setbacks set forth in the municipal code. We did not build the existing buildings in their current locations and they existed decades prior to our purchase of the business and land, Due to the setbacks required by high water and wetlands we are not able to build on the open area near the Annual Inn Dayearc building. The open area adjacent to the Animal Irm Pet Resort and Spa Main building consists of a pet cemetery which is required to be a cemetery per our CUP and thus is unsuitable for development, See Planning and Zoning notes for additional information, Practical Difficulties — For the expansion of the Suites building, expanding the building out into the existing yards was ruled out due to location of septic systems. The hillside next to the Animal Inn Daycare building also has an existing septic system that further blocks development on the hillside leading towards the ponds. The location of these systems combined with the unique circumstances listed above make it so there is no other area on the property that is suitable for development. Existing facilities are at capacity and further expansion of the facilities is necessary to accommodate the growth and development around Lake Elmo. Furthermore, expanded play areas and updated facilities are required to stay a viable business. 1550 Willmar Avenue S. E, Willmar, MN 56201 Phone (320) 235-1664 Fax (320) 235-3137 Character of Locality — Existing structures within the total propel ty bounds do not conforni with the latest setback requirements. The proposed development conforms with the overall design intent of the existing local design practices. Adjacent Pro ge ernes — The West and North properties adjacent to Parcel I have drives and natural Adjacent landscaping that abut the property lines. The proposed 25' setback still gives the properties adequate buffer and space for utilities and/or drives, if necessary. 1550 Willmar Avenue S.E. Willmar, MN 56201 Phone (320) 235-1664 Fax (320) 235-3137 Parking Variance Request tf �'Tyble �5-2 o �LEC 10�5.12�41�0: Existing parking spaces: 38 unstriped parking spaces to remain Required Parking Spaces: I space per emplqyee on the largest shiji + Ispace per six animals 8 spaces for staff + 50 spaces (for up to 330 animals) = 63 Spaces The main functions of the businesses within the property bounds is drop-off and pick-up based transactions. Client transactions typically do not take longer than 10 minutes and are expected to continue as such with the new developments. Currently, there are seldom to no times that the existing parking lots spaces are all occupied, even during the peak traffic hours of the business. The grading of the property is also not favorable to adding additional parking, The property is graded so that water runoff runs downhill towards the pond. This has created substantial challenges in avoiding flooding for the Animal Inn Pet Resort Main building. Landscaping has been done along the road and in front of the building to absorb water, Removing additional green space along the road to create parking will create flooding iSSUeS for existing buildings. Practical Difficulties,- - The partial undeveloped portion of the overall property along the existing drive aisle at the Southeast area closest to the pond, there is a significant grade that would be hazardous to be used for parking without regrading much of the area; this would affect the drainage of the property and negatively impact the water levels of the pond, Character of LocalityLLocality The site's prominent green space would have to be reduced to allow additional parking spaces to be constructed. Adjacent Properties -,- The only business with adjacent parking is the unaffiliated Animal Inn Training School, which has its own parking lot accommodating their facilities. 1550 Willmar Avenue S.E. Willmar,. MN 55201 Rhone (320) 235-1564 Fax (320) 235-3137 Planning& Zoning Notes* The existing property has multiple parcels, each with existing structures onsite. This variance would provide adequate space for new development and provide enough space between property lines for utilities and access. Existing landscaping buffers are to remain between the Northern adjacent property, and the elevation differential between the two sites is around 1 CI'. The proposedextensionand new building would not be taller than existing structures onsite and therefore would not impose visual discrepancies frora what exists. The elevation changes also make it so the proposed and existing buildings are not greatly visible from Ste highway 5. Onsite there exists a`pet cemetery to the East of the Main building, this area is required per the CLIP and could not be encroached upon for a new building. At the South lays a pond with a large flood zone that floods during every rainfall, this area is not suitable for a new building. The only feasible location for a new building is where it is shown, at the Noth center of the site's area. In ruder to accommodate the City's acceptance of a setback variance, the owners have agreed to set in }dace a restrictive covenant that distinguishes the following condition. If the owner(s) wish to sell the property, all parcels owned within the overall platted property of [Parcels 1, 2, 3, 4 & S of Part of the West Half of the Southeast Quarter of Section 15, Township 29 North, Mange 21 Vilest, City of Lake Elmo, Washington County, Minnesota] roust be sold as a single sale. With this restrictive covenant in place, setbacks should be determined by outer bounds of the entire platted property, rather than individually per parcel, if the variance and CUP amendments are not accepted by the City, the owner(s) shall not administer the restrictive covenant. Furthermore, the property currently operates under a CUP [See attached Copy ofC UP], With the proposed expansion and new buildings, the underlying conditions will no longer be applicable. Conclusion 1) he total nuraaber of dogs boarded tit farms helical i throe shall carat exceed 1.50, Conclusion 8) All exi,�ting ncing.s all remain in Mace, Arty desire to etpand or erect new fencing shall constitute the need,for ca CUP amendment (site plan r=evierr=) ... Conclusion t Terre .shall not be more than 3 principal buildings and 2 accessory y buildings on the property rat principle buildings are labeled as Aniraxrd Inn, Anirraral Hospital„ and Kennel. b. - ccessot)i buildings are labeled as shed and storage, Changes required pertaining to Conclusion 1) The current operations of all associated buildings operate to the full capacity of the current CUP; the maximum number of animals currently boarded is (150). The expansion and new building proposed willincrease this number by (180), making the total (330). With the new scope, there is to be maximum of(3n) boarded cats and (300) dogs. Reasoning: Since the last CUP amendment in 2019, the areas surrounding the property have been farther developed and the demand for boarding has greatly increased. Current restrictions and operations require the denial of services to new customers. There is potential for further development of the areas surrounding the property and the owners hope to accommodate those that are new to the area. Changes required; pertaining to Conclusion ) A proposed part of"the scope included connecting the fenced in yards of the (2) existing buildings, Animal Inn Pet Resort & Spa and Kennels with a proposed fenced in yard of the new building: Reasoning: Current locations of the buildings and associated yards require that in the event of additional care and services for animals in one building that are only available in another building, clogs and Animal Inn staff most cross the existing parking stalls and drives. This creates a safety concern for the animals, cz r.isr 6 rff'tsg NISHIKti R NISHiK Et99 t� r,tb5 hN8 p '4 5 VUV�,�Y j{^� y�''� 'may t�,F+}�'a �j /ry (�"'j �,.,j }.�,j ��.j � y rvuc9Q e...0 V dS ON V 1CIl. 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V t yf [ i {E.. { z i O �yy ii } h ttt �wh: i3 Z / C3 ti t9 t Z {{pp 4 'S tf3 jf J t Z cr 33i Im —j o 0 >r z. 14 �. z "fssm ... uj ry CL P CO m t jjj {� l P 1 Mm 11 r` wIL 1ti R 0 CL sow NJ r !" i RCL M C t a: 1—in y 2w SC a 2 'L Receipt:# 425989 4188151 WAR $46 00 Transferred Entered GRVFiled No Delinquent. Taxes Exempt/No Tax Due Certified Filed and/or recorded on Return to: 312512019 3 16 PNI E.BiNort 4188151 48A4.North 3tit? VY�:st 300 Suite202.: Office of the County Recorder Provo UT 84604 Washington County, Minnesota Jennifer Waganius, County Recorder S ewn Corbid, AGdCdor Treasure' Recenut # 425965 1268426 WAIF $ate 00 SDT I I IIIII III IIIII IIIII. III III IIII III TransferredE.nterer3.53��0��. CRV Filed Certified Bled and/or recorded on: No Delinquent Taxes:. 3,2gPB 5/2019 10,07 A Return tin r 8 E - SIMPLIFILE 4844 North 300 West Certibriate #r:.73858 77397 Suite 202 Office of the Registrar of Titles Provo LT 84604 Washington County.; Minnesota Jennifer Wagenius, hegsner of 'Tines Kewn Corbrd, Auditor Treasurer WARRANTY DEED CJ b k Le L--)--1 DEEDTAXDUE:$ DATE: FOR VALUABLE CONSIDERATION, Animal Inn Pet Resort & Spa Inc., a Corporation under the laws of Minnesota ("Grantor"), hereby conveys and warrants to 8633 34th Street N, LLC, a limited liability company under the laws of Minnesota C'Grantee" ), real property in Washington County, Minnesota, legally described as follows: See attached Exhibit "A" 21 together with all hereditaments and appurtenances belonging thereto, subject to the following exceptions: See attached Exhibit "B" ECB-1019 Page I of 6 Check applicable boxl E] The Seller certifies flitit the Seller does not know of any wells on the described real document or has been electronically filed, (if elec,tronically filed, insert WDC number - I x iS ! jSIH'o°ERJ ANIMAL INN PET RESORT & SPA INC. Minnesota corporation E. Mauer President Dawn M. Larsen. 'treasurer Page 3 of 6 WARRANTY DEED State of Minnesota, County of Washington This instrument was acknowledged before me on March 2019 by Joan E, Taxer as President of ANIMAL INN PET RESORT & SPA INC., a Corporation under the laws of Minnesota on behalf of said corporation. M • *sign lar�eo tn�(-Tllc ,aver - Title (and Rank): My commission expires: --7m-o-n-7Fdq-})Ty-e-ar7 This instrument was acknowledged before me on March 2-1 , 2019 by J Dawn M. Larson, as Treasurer of ANIMAL INN PET RESORT & SPA INC., a Corporation under the laws of Minnesota on behalf of said corporation. M THIS INSTRUMENT WAS DRAFTED BY: Stewart Title Company 333 South Seventh Street, Suite 2420 Minneapolis, MN 55402 01040-22097 RETURN TO. Stewart Title Cornpany 333 South Seventh Street, Suite 2420 Minneapolis, MN 55402 sag a) 1[2u� Pr e �5'( a �rz a �qi c e T� Title (and Rank): — My commission expires: (7? on1Rd,q-V7V—ea-r7 HN-0061 8633 34th Street N, LLC 8611 34th Street North Lake Elmo, MN 55042 Page 4 of 6 WARRANTY DEED • • • - s r> -t • s a -• � e- • - e�� -� s s s t rs a « "«• ,� . a• _• • `• * • • sir s •- • • e ii -a t • � • -s 1 ! - s 1s _� 1 e s • • ., a - r e is • .• •-■ •� e • r - • • «1 of 8! to the point of • s•- a : s -� ♦ • s • - _ a !#s s -- ! - � - s � �-. a -s.� -�s - sr a •s a � Ii a -a -,, ! - , • � ,. � • . • - - • - • i# __ - � « e-• .a • .. e - • � $ • sir s e•� e • • • •� e fr •. e s • e R • • ! «• s-� as • a • - a ai 1 • � • •i i1 s - • a r � s 11 •-• � + s s-. • 1I s, • .. i - a _ a • • - as s •-s r - • i1 • • -- i _ a e • • _ s li .. s - es _„ • all r s +r - s •- •�e • s • • . s s s . • + M - � !! �-a - 1 Fags 6 of 6 WARRANTY DEED Exhibit "' Permitted Encumbrances 1 Reservations, declarations, easements, covenants and restrictions of record, if any; 2. The Lien of real estate taxes and special assessments not yet due and payable; Rights of Tenants, if any; 4: Easement for ingress and egress over Marcel 1 pursuant the following instruments: Warranty Lieu, dated October 30, 1970, filed November"12, 1970 as Document No. 284956; Warranty Deed, dated August 14, 1972, filed October 3, 1972 as Document No. 303 88; Warranty Creed, dated March 14, 1985, filed April 18, 1985 as Document No. 483204 Contract for Creed, dated August 13 2903, filed January 9, 2994 as Document No. 3415292 Warranty Deed, darted March 17, 2015, filed.March 18, 2915 as Document No.-4018782; and Contract for Deed, -dated April 2, 2015, filed April 3, 2015 as Document No. 49 97 ; and As further adjudged and decreed in Order and Decree of: Registration, June 5, 2016, filed June 13, 2115 a Document No. 1240884. 5 Terms and conditions of Well usage and Maintenance Agreement dated duly 1, 1999, filed July 12, 1999, as Document No. 3057698 between Donald Tauer and Joan Tauer, aka Donald J. Tauer and ,loan E. Tauer, and Dennis Ostrander and Held! Ostrander. 5 Terms and conditions of Well usage and Maintenance Agreement crated July 1, 1999, filed July 12, 1999, a Document No. 305 599 between Donald Tauer and Joan Tauer, aka Donald J, Tauer and Joan E. Tauer, and Dennis Ostrander and Heidi Ostrander, 7: Terms and conditions of a perpetual easement for overhead electric and telephone as shown in utility Easement Grant dated June 19, 2003, filed January 9, 2004, as Document No. 3415291 conveyed to Charles W. Anderson and Sharon K. Anderson.. 8. Terms and conditions of Resolution No. 2004-091 Granting a Variance to Lot Area and for a Minor Subdivision adopted October 19, 2004, filed October 25, 2004, as Document No. 347 602. 'J"§§Mf JIMW vkJrT&Jf I RE. Report of Geotechnical Exploration Animal Inn Pet Resort Additions Lake Elmo, Minnesota AET Report No. P-0021413 American Engineering Testing, Inc. (AET) is pleased to present the results of our subsurfa-F-9 exploration program and geotechnical engineering analysis for the upcoming building additi and site improvements project in Lake Elmo, Minnesota. Our services were performed accordl to our proposal to you dated March 21, 2023. 1 G1 AS IT J 7171T.7-77,774,17lestions aoM 1. Te ate a 'ai 77 73 at raf-11 construction observation, inspection and testing services. I Sincerely, arir-aT Mitchell G. Nelson, P.E. Staff Engineer 11 Geotechnical Division 612-756-3332 550 Cleveland Avenue North I Saint Paul, Minnesota 55114 Phone (651) 659-90011(800) 972-6364 1 teamAETcom I AA/IEE0 This document shall not be reproduced, except in full, without written approval from American Engineering Testing, Inc. SIGNATURE PAGE Prepared for: Prepared by: Animal Inn Pet Resort American Engineering Testing, Inc. 8611 34th Street North 550 Cleveland Avenue North Lake Elmo, Minnesota 55042 Saint Paul, Minnesota 55114 (651) 659-9001 / www.teamAET.com L. Flickinge Senior Ent-ga-in—ee-tanager of Construction Services I hereby certlN that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Section 326.02 to 326.15 Date- MPYA,2023 License #- 59401 550 Cleveland Avenue North I Saint Paul, Minnesota 55114 Phone (651) 669-90011(800) 972-6364 1 teamAET.com AA/EEO f11 11 1 gI fm 12 1fing " i Q Report of Geotechnical Exploration Animal Inn Pet Lake Elmo, Minnesota AAME41CAN AET Report No, P-0021413 TABLE OF CONTENTS 1]0 INTRODUCTION ................................................ ......... ............ ................... ................... 1 2.0 SCOPE OFSERVICES ~~_~---- ........ -..-....... ..... --- ....... -.__~_-....... ~...... .._.~1 310 PROJECT INFORMATION ..... ............ ~....... ...... .-...... ~.......... ~~~~~.............. ,... ~~^�~~~~� 4.0SAND TESTlNG.~............ _.,.......... ~..-_................ 2 ^~., Field Exploration rProgram __..-,_~..,~_---~-.~^---^.--^--.=`-_._.=---.-_~~.................. --'* 4~2 Laboratory 'e°" -~~-=--- =--~-`=`=-`~===-``-,==="="=~=-=°-~^~="---="``~~°2 ~^0SITE ~~~~..~~...,~.~~...~.......... ._._.......... __............ ...... ......... ................. ................ _ 5.1Surface -^.................... ~----..-~~-.~_-..-.-~--............ -^..-_-~-~~-_-_�3 5.2 Subsurface Profile and Soil -.=... -.=`~._...... '...... "=_=^`=="...... ._=,.,--._"_^-3 5.~.~~_`_~�-~.___~~--~..�...,.^__.'-.~-~�~---~~.~_~.'_.'_-.~°`^~-.'_-__-~ ~ -^-~./4 6.0 RECOMMENDATIONS --,_,`,.,.,^_...... ............ ................... ...... -........ .._................ ....... 4 6.1 --..... ........................~__-__4 6.2 Building Additions.._.._.. ........ .....-~,-'_~-_'~..~-__.....~___._~._-_..'~-.-........ 5 0.3 __....... ~_-6 6,4Floor Slab Supp=°^~=-~~',..^'-.-°........ _~............. ~--....... ~...................... -....... -._-..._-,-~. 6.5 Exterior Site Grading and Support.,~_...___-_,��--_°~,-_,,~-__.��_^______�~=�_=^__^.~_~_� Ma .--"~'-~8 7.(}CONSTRUCTION CONSIDERATIONS ........................ ......~~~-.....-_`_-._...... .....__.-8 7,1 Potential Difficulties ... -_-.~..___._.-_~_._...~........... ...--_-____..^...... ...... ..-_,'_.._."~.-J0 ,, Excavation Bac^s........... ......... ........ =.~-°........ _--°=._'-__=".-_^^^'.... =~'.... ^^=^="�=^9 '~~~~~~~r,~.~~and .~s_~_-__-, �-.........-.'~_---`--.......... -- STANDARDS- .................. .... - ... ............................................. .................. - 9 9.0 LIMITATIONS..._.-___..._-°-..._..~-__-__~._-~,.,_ . 10 Report of Geotechnical Exploration Animal Inn Pet Resort Additions; Lake Elmo, Minnesota AAMEQICAN May 30, 2023 AET Report No. P-0021413 1.0 INTRODUCTION Animal Inn Pet Resort is proposing to construct two additions to the existing buildings at a in Lake Elmo, Minnesota. To assist with planning and design, you have authorized America Engineering Testing, Inc. (AET) to complete a subsurface exploration program at the sit conduct soil laboratory testing, and perform a geotechnical engineering review for the projecl This report presents the results of the above services and provides our engineerin recommendations based on this data. 2.0 SCOPE OF SERVICES AET's services Were performed according to bur proposal to Terwisscha Construction, Inc. date I March 21, 2023 and authorized by Katie Cheng of Animal Inn Training, LLC on April 4, 202 The authorized scope consisted of the following: I • Performing review and classification of samples and soils laboratory testing. • Conducting a geotechnical engineering analysis and preparing this report. 111111p 111111 11111111 11111!111 1111111 11 W 11 0 mas 3.0 PROJECT INFORMATION T 14CF fie �Panne* c*r 1 -1 Resort building with associated site work located at 8611 34th Street North in Lake Elmo, Minnesota. We understand building additions Will be single -story wood frame construction, and planned grades Will match the existing buildings. The planned floor slab elevations will be 953.3 for both additions. Additionally, the project will include construction ! #rmwa basin to the southwest of the buildings. For preliminary purposes, we have estimated maximum wall loads of approximately 3 to 5 kips per linear foot and maximum column loads of about 50 kips per column. Our foundation design 7SW"V**S1* '? A 41 ixkuA�� e0I t*e�tdt*2tW.-`#-P �va� We assume the structure will be able to tolerate total settlements of up to 1 inch, and differential settlements over a 30-foot distance of up to 1/2inch. We also assume the design will be able to tolerate differential settlements of up to Y2inch between the existing building and new addition. Report of Geotechnical Exploration Animal Inn Pet Resort Additions; Lake Elmo, Minnesota May 30, 2023 AET Report No. P-0021413 0 This anticipated design information represents our understanding of the proposed construction and is an integral part of our engineering review. It is important that you contact us if the final design differs from these assumptions so that we can evaluate whether modifications to our recommendations are approp riatnke. 4.0 SUBSURFACE EXPLORATION AND TESTING 0 Z It 11 Its so a Final boring locations were recorded with a field GPS unit with submeter accuracy. Please no 91 Ground surface elevations Were measured In the field by AET personnel using a surveyor's r and level sight, with reference to the existing building finished floor elevation as a benchmar The GPS boring locations are provided on a Google Earth view on Figure 2 in Appendix A. Samples collected in the field were analyzed at the AET soils laboratory to provide a A t ie h r H-7 1^ f Istu Z Report of Geotechnical Exploration Animal Inn Pet Resort Additions; Lake Elmo, Minnesota AAM6RICAN May 30, 2023 AET Repoq No, P-0021413 5.0 SITE CONDITIONS a WIM47LOMONFAMS 004 The subsurface profile of the site is characterized by topsoil and existing site fill underlain by natural soil deposits, primarily glacial till. The estimates of strength, compressibility and drainage given in the paragraphs below are subjective in nature meant to give a generalized view of the soil properties, Topsoil and surficial fill soils were mostly mixtures of silt, sand and clay with varying amounts of organic material and gravel. The variable N-values, and the composition of the soils indicate that the fill was likely hot placed ih a controlled manner for structural support. The fine-grained clay and silt observed in topsoil and fill samples can be considered slow -draining, and susceptible to /eJ INI&M. Will a 'T not conducive to infiltration. We judge the observed glacial till soils to have oderate streng and relatively low compressibility properties. While generally not encountered at the grou J surface, the till soils are susceptible to frost -heave displacement if exposed to freezi conditions. Report of Geotechnical Exploration Animal Inn Pet Resort Additions; Lake Elmo, Minnesota May 30, 2023 AET Report No. P-0021413 Aj(�Ahl IMMUNE Groundwater was observed during drilling in Boring B-7 at a depth of approximately 10 fee corresponding to an elevation of 944 feet. This was the only groundwater observed in th building addition areas. Groundwater Was also observed during drilling in Boring B-2, at a dep I t 0 a r - '7 a of the site. We caution that groundwater levels can fluctuate due to Varying seasonal and annua. rainfall and show melt amounts, as well as other environmental factors. Additionally, region a. groundwater levels can change due to construction events such as alterations in ground covei surface water runoff control, and dewatering systems. 6.0 RECOMMENDATIONS slabs should be placed on clean, free -draining coarse granular material to provide a unifor Working area for construction and to protect the underlying moisture -Sensitive glacial tills fro disturbance. Design and construction considerations Will also be needed to preverit damage surface structures due to seasonal frost -heave displacement in fine-grained soils near t ground surface. Report of Geotechnicai Exploration Animal Inn Pet Resort Additions; Lake Elmo, Minnesota AMERCANMay 30, 2023 AET Report No. P-0021413 T of I ys and very loose silty sands. This w surface vegetation, topsoil, surficial site fill, soft cla , expose the competent underlying natural soil deposits which will support the anticipateq* structural loads. The minimum excavation required to reach the observed natural soil deposito- at each boring location is summarized it! Table 6.�.!. Please see the boring logs in Appendix for details. I .............. Approximate Surface Elevation Excavation Depth Boring Location Excavation Elevation a�i (ft) (ft) 953. 948 946 963.8 i i51/2 954.2 to new fill placement or footing construction. Where the excavation extends below foundation grades� the excavation bottom and resultant structural fill system must be oversized laterally beyond the planned outside edges of the foundations to properly support the loads exerted by that foundation. This excavation/structural grade at that location (i.e., 1-1 lateral oversize). The deepest anticipated subcut and soil correction is in the area of Boring B-5, where the excavation will need to extend approximately four feet beyond the anticipated footing depth. Where excavations extend below planned foundation grades, structural fill will be n»» # o attain bottom -of -footing elevation. We judge the existing sandy and gravelly fill soi s to Report of Geotechnical Exploration Animal Inn Pet Resort Additions; Lake Elmo, Minnesota May 30, 2023 AEA' Report No. P-0021413 0 11, NO 1 11 Mil! -- IV IFFLEI-1111fle tile ar"Wilt Vt-e;k151lTTj# fill (flat llJdJ *Cs. on our observations of the soil samples some of the of the excavated fill will be acceptable. If the site does not contain enough suitable material and imported borrow fill is needed, recommend using coarse granular material with no more than 12% of the particles (by weigh] finer than the #200 sieve, and no more than 50% of the particles (by weight) passing the sieve. Where feasible, suitable existing site materials may be used to supplement import granular soils. 111TWO111M." Z" ZZ =11111 I 00 11ISMS#s # s #w # # # # ## # #MA M I I on F. OWITMO minimum compaction level of 95% of the standard maximum dry Unit Weight. If encountered, frozen soils should not be used as fill, and fill should not be placed over frozen soils. Based on the conditions encountered, We recommend designing the building foundations based on a net maximum alloWable soil bearing pressure of 3,000 pounds per square foot (psf). We recommend perimeter foundations for heated building spaces be placed such that the bottoms are a minimum of 4� inches below exterior grades. We recommend foundations for unheated bearing capacity, We judge that total settlements under this loading should not exceed I inch. We also judge that differential settlements of conditions depicted by the borings should not exceed V2 inch. Differential settlements of Up to 1-inch can be expected between the existing building and the new construction. Report of Geotechnical Exploration Animal Inn Pet Resort Additions; Lake Elmo, Minnesota AAMSRICAN May 30, 2023 AET Report No, P-0021413 We anticipated concrete floor slabs will be supported on newly placed and compacted site fill. We recommend compacting backfill beneath floor slabs to at least 95% Standard Proctor maximum dry density. For design of concrete floor stabs supported by the compacted fill, we A♦N • at ImIlro differential frost heave may be expected at sidewalks, stoops, or other similar structures that are directly supported by these fine grained, slow -draining soils. This could contribute to ponding surface water, tripping hazards, cracks, and other damage. A method to limit the potential for 401 ; R wit' I We assume that exterior Utilities will be constructed at depths of approximately 4 to 8 feet below final grades. The on -site inorganic fill and till soils are anticipated to provide adequate support for the new utilities. If silty or gravelly soils are present at the utility trench bottom, a 4-inch thick •M