1998 09 01 AGENDA
CHAN~ASSEN ZONING BOARD OF ADJUSTMENTS AND APPEAI~
TUESDAY, SEPTEMBER 1, 1998 AT 6:00 P.M.
CHANHASSEN CITY HALL, 690 CITY CENTER DRIVE
CITY COUNCII, Clt'AMBERS
New Business
.
.
A request for an 10 foot variance from the 30 foot front yard setback for the consmm/on of
a detached garage located at 6401 Yosemite, Hue & Cath{x/ne Lam
Approval of Minutes.
Adjournment
CITY OF
BOA DATE: 9/1/98
CCI}ATE:
CASE #: 98-8 VAR
By:. Kimhoff:v
STAFF
REPORT
Z
PROPOSAL:
LOCATION:
APPLICANT:
A request for a 10 foot variance firom the 30 foot front yard setback for the
construction of a detached garage.
6401 Yosemite
Hue & Catherine l.am
6401 Yosemite Avenue
Excelsior, MN 55331
306-8016
PRESENT ZONING:
ACREAGE:
DENSITY:
ADJACENT ZONING
AND LAND USES:
WATER AND SEWER:
PHYSICAL CHARACTER:
RSF, Single Family Residential
1.19 acres
N/A
N:
S:
E:
W:
RSF, Single Family Residential
RSF, Single Family Residential
RSF, Single Family Residential
RSF, Single Family Residential
Available to the site
A single family home exists on the site. Thc site slopes to
the east. A natmal wetland is present on the site.
2000 LAND USE PLAN: Low Density Residential
D
PR POS DVA (;E
. ~..,.- : __ ~~ :
- " ' ' ~ ~ ' '-- :
. .,.. .~~'~ . ~., i. ~Clr .'..
~'" ~' ~'E -- -'~' '~-~~'~~; ' ~' ~
- : ........ · ~ ~~W :
~ ~~~ ~' , ~-.' .~, ~',"-~. ~w ~ -:.~.:.'-<~ ~ . -'~:.~
~' '~ ,2~. ~¢.:'-, "-.. - .'2~'_,~. ~2~ ~¢~"~L":'"'L.TM''
· ~ ...~.~...~ .... , . ,~ ..~~~ .~,~.~. .
~,,~ ~ ~~--...:...~ ..~~ ~' ~ ~ .~ ~ ~_ .~..~ ~,,
.. __ ~~ -~.-.~
-~ ' -- ~~ 7'--."--.~ ~ I ~: :' ~ ~z~ .. :~.'"
"
'.:~:c; ~ F~.r¢~ ~.~ ~ ~ , .-. . ." , ~i~. . -- .,
~ ~-' ~ . ...~ · '.-.. ' } ~~.~d.. ~-..~ ~ I~-
.... ~.,. ~l ,~ ..,, ~ ~ ~~ .... . . ._
'.-~ : ~1' '"~ -
' :~~ ......."-~' ' ~"' f ~ iR. ~"-~ ~-~.--. '.~ ' __.
. -....-.~ .... Z~: ~ ~- . f
' "'~" '"' '--E' Lake '
~ :':"':wT~' - ' ' ~-' ' ....
:
· /'.,.,..,."..".,,.~ ......
'.'~.~ .~'~..i': "';': .... - ..............
'"'---, ~. '9,b-- --' ~ .....',~'~-., 1 BANEBERRY V~Y W
[.:( ¥:',.~ 2 CLOVER
RV
; -/Vla~estJCWay .. : 5 BANEBERRY W~Y E
~ ~ . 6 CONE FLOWER CRV 5
~ .... ~.-
.- ' CHICORY ~
= t"'~ .
Lam Variance
September 1, 1998
Page 2
APPLICABLE REGULATIONS
Section 20-615 states that in single family residential districts the minimum front yard setback is
30 feet (Attachment 2).
Section 20-1124 requires two enclosed parking stalls for single family dwellings (Attachment 3).
BACKGROUND
The home on the subject property was constructed in the 1950s. The property does not currently
have a garage. The zoning ordinance requires two covered parking spaces for single family
dwellings (Sec. 20-1124). The original tuck-under garage was converted into living space some
time during the 1960s (probably prior to current city ordinance). The zoning ordinance does not
permit the conversion of garage space unless other parking space is provided. The topography of
the property limits the location of a detached garage because the property slopes to the east.
The applicant is proposing to construct a 3 stall garage 20 feet fi'om the front property line. This
site is a flag lot so the front property line runs parallel to Yosemite.
ANALYSIS
The applicant is requesting a variance to allow for the construction of a 3-stall detached garage in
the front yard setback. This garage is proposed to be 32 feet wide by 24 feet deep (768 sq. fL)
and maintain a 20 foot setback. The setback is meamn~ from the eave of the structure since
required setbacks that have received variances are not entitled to encroachments. The site
currently does not have a garage. While site topography limits the location of the garage, a
garage can be constructed within the required setback_
The elevation change leading to the natural wetland certainly places a restriction on the
placement of any structures. However, thc applicant can consu'uct a gara~ while maintaining
the 30 foot setback. The survey indicates that there is adequate buildable area to locate a garage
within the required setback. This can be accomplished numerous ways including shiffing the
garage 8 feet to the east or changing the orientation of the building, that is locating it within the
existing driveway (see Attachment 5 for smffproposals).
Staff also believes that the garage can be reduced in depth to 22 feet. This would reduce the
garage protrusion into the existing driveway. Staff randomly surveyed building permit fries of
new homes and found that the majority have garages that are 22 feet in depth. The reduction in
garage depth that staff recommends is consistent with the majority of existing garages in the city.
Lam Variance
September 1, 1998
Page 3
A variance is granted based on the presence of a hardship. A hardship occurs when the owner
does not have a reasonable use of the property. A reasonable use is defined as the use made by a
majority of comparable property within 500 feet. A "use" can be defined as "the purpose or
activity for which land or buildings are designed, arranged or intended or for which land or
buildings are occupied or maintained." In this case, because it is in a RSF zoning district, a
reasonable use is a single family home. The only structure that currently exists on the site is a
home. In order for a reasonable use to be made of the property, a garage must be constructed.
However, a garage can be constructed that meets the requirements of the zoning ordinance. The
applicant has created the hardship by placing the garage 22 feet from the front property line.
Therefore, staff recommends den/al of the variance request because a hardship has not been
demonstrated.
FINDINGS
The Board of AQustments and Appeals shall not recommend and the City Council shall not grant a
variance unless they find the following facts:
ao
That the literal enforcement of this chapter would cause an 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 there are pre-existing standards in
this neighborhood. Variances that blend with these pre-existing standards without departing
downward from them meet this criteria.
Finding: Although the topography of the site restricts the location of any additional
structures, a reasonable sized garage can be constructed within the required setbacks.
Therefore, a hardship does not exist.
bi
The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Finding: The conditions upon which the variance is based are applicable to other
properties in the RSF zoning district. The site constraints do not preclude compliance with
the City Code.
Ce
The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel &land.
Lam Variance
September 1, 1998
Page 4
Finding: Although the garage 8ddition will ~y increase the value of the property, the
ultimate purpose of the variance is to consm~ a garage.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding: The hardship is self-created as the garage can be co~ at the 30 foot
setback. It is the applicant's preference to locate the garage in the proposed location-
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.
Finding: The variation will not be detrimental to the public welfare or injurious to other
neighboring properties. However, the redaction in setback may infringe upon the
neighboring propcn~/'s expectations for aa open area between existing homes.
The proposed variation will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public slreets or increase the danger
of fire or endanger the public safcny or substantially diminish or impair property values
within the neighborhood.
Finding: The variation will not impair an adequate supply of light to neighboring property
or increase the congestion of the public streets. However, the proposed variance may create
the perception that adequate light is reduced on an abutti~ property.
RECOMMENDATION
Staff recommends that the Board of Adjustments and Appeals adopt the following motion:
'~I~e Board of Adjustments and Appeals denies request g98-8 for a 10 foot variance from the 30
front yard setback for the construction of a detached garage based upon the findings presented in the
staff report."
ATTACHMENTS
1. Application and Letter
2. Section 20-615, Lot Requirements and Setbacks
3. Section 20-1124, Parking Requirements
4. Site Plan
5. Staff's Proposal
6. Property Owners List
g:3plan~:kXboaXlam 98-8 var. doe
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
~Fr"'"~\/ED
AU G 0 5 1998
DEVELOPMENT REVIEW APPLICATION
ADDRESS:
TELEPHONE (Day time).
OWNER:
ADDRESS:
TELEPHONE:
Comprehensive Plan Amendment
Conditional Use Permit
Interim Use Permit
Non-conforming Use Permit
Planned Unit Development*
. Rezoning
. Sign Permits
· Sign Plan Review
Site Plan Review*
Subdivision*
,
Temporary Sales Permit
Vacation of ROW/Easements
..,~_.. Variance
Wetland Alteration Permit
Zoning Appeal
Zoning Ordinance Amendment
Notification Sign
X Escrow for Filing Fees/Attorney Cost**
($50 CU P/SPR/VAC/VAR/WAP/Metes
and Bounds. $400 Minor SUB) '
TOTAL FEE $ c~ ,~. ~
A list of all property owners within 500 feet of the boundaries of the property must be Included with the
application.
Bulldlng material samples must be submitted with site plan reviews.
*Twenty-slx full size ~folded copies of the plans must be submitted, including an 81/2" X 11" reduced copy o'
transparency for each plan sheet.
** Escrow wlil be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
· NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME
LOCATION
LEG~ DESCRIPTION
PRESENT ZONING
REQUESTED ZONING
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION
~a ~ a~anled by all i~o~a~n
and plans required by appli~ble C~ O~inance provisions. Before filing this ~l~n, ~u s~u~. ~er w~h the
Planning Depa~ment to dateline the spec~ic o~ina~e and pm~duml requireme~ ~pl~le ffi ~ur ~li~ion.
This is to ce~y that I am makl~ ~pl~ation for the des~d a~n ~ the C~ ~ t~ I am ms~n~ble fo~ ~lyi~
w~h all Ci~ requireme~s ~h regard ~ this request. ~ls a~i~t~n s~uld be p~essed ~ ~ ~me a~ I am the pa~y
w~m the City should ~a~ regarding any m~er pe~lnl~ to this ~l~n. I ~ ~hed a ropy of p~f ~
o~ership (e~her ~py of ~ner's Duplicate Ce~i~te ~ ~le, ~ra~ ~ T~e or ~mhue agme~nt), or I am t~
authorized person to make this appli~t~n a~ the fee o~er ~ ~o s~ned ~ ~l~on.
I will keep myself Informed of the deadlines for subrrdssion of material and the progress of this appllc~tlon. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. wtth an estimate prior to any
authorization to proceed with the study. The documents and Information I have subrnltted are true and correct to the best
of my knowledge.
I also understand that after the approval or granting of the permit, such permits shall be Invalid unless they are recorded
against the title to the property for which the approvaVpermlt is granted within 120 days with the Carver County Recorder's
Office and the original document retumed to City Hall Records.
Signature of Applicant
ignature of Fee Owner
Date
Date
Application Received on
Fee Paid, Receipt No.,
· The applicant should contact staff for I copy of the staff report which will be available on Friday prior to the
meeting, ff not contacted, a copy of the report will be mailed to the appllcant'a addmu.
August 5, 1998
Board of Adjustments and Appeals
City of Chanhassen
690 Coulter Drive
P.O. Box 14'/
Chanhassen, MN 55317
RE: Variance Request for Garage Construction
Dear Sirs / Madams:
My wife and I are the home owner of the property located at 6401 Yosemity Avenue,
Chanhassen, Mn 55331. We are writing you this letter to request for a variance of 10 feet
for the construction of our future garage.
This variance is really needed due to the following hardships:
1. The house does not have a garage.
2. "The property can not be put to reasonable use because of its size, shape, and
physical surroundings."
3. There is only one appropriate location, as indicated in the attached map that has
sufficient square footage for the construction.
These hardships have been acknowledged by Ms. Cynthia R. Kirchoff, the City Planner,
and Mr. Bill, a city engineer, who visited the site on July 21 and August 3, 1998.
The dimentions of the planned garage are 32 by 24 feet. It will be detached. As indicated
on the plotted map, it is the North West Back-Comer of the garage that has only 20 to 22
feet setback. Therefore, a variance of 10 feet will be needed for the realization of this
plan.
If you have any questions concerning the given information prior to the Variance Hearing
on August 25, 1998, please give me a call at 306-8016. Your consideration is really
appreciated.
Sincerely,
Hue Lam
gar-le~r
§ 20-595
CHANHASSEH CITY CODE
b. For accessory structures, three (3) stories/forty (40) feet.
(7) The minimum driveway separation is as follows:
a. If the driveway is on a collector street, four hundred (400) feet.
b. If the driveway is on an arterial street, one thousand two hundred fifty (1,250)
feet.
(Ord. No. 80, Art. V, § 4(5-4-5), 12-15-86; Ord. No. 127, § 2, 3-26-90; Ord. No. 170, § 2, 6-8-92;
Ord. No. 194, § 2, 10-11-93)
Sec. 20-596. Interim uses.
The following are interim uses in the "RR" District:
(1) Commercial kennels and stables.
(Ord. No. 120, § 3, 2-12-90)
Editor's note--Inasmuch as there exists a § 20-595, the provisions added by § 3 of Ord. No.
120 as § 20-595 have been redesignated as § 20.596.
Secs. 20.597--20-610. Reserved.
ARTICLE XH. 'rP,.S~' SINGLE-FAM~.Y RESIDENTIAL DISTRICT
Sec. 20-611. Intent.
The intent of the "RS~' District is to provide for single-family residential subdivisions.
(Ord. No. 80, Art. V, § 5(5-5-1), 12-15-86)
Sec. 20-612. Permitted uses.
The following uses are permitted in an "RSF" District:
(1) Single-family dwellings.
(2) Public and private open space.
(3) State-licensed day care center for twelve (12) or fewer children.
(4) State-licensed group home serving six (6) or fewer persons.
(5) Utility services.
(6) Temporary real estate office and model home.
(7) Antennas as regulated by article XXX of this chapter.
(Ord. No. 80, Art. V, § 5(5-5-2), 12-15-86; Ord. No. 259, § 11, 11-12-96)
Sec. 20-613. Permitted accessory uses.
The following are permitted accessory uses in an "RS~"' District:
(1) Garage.
Supp. No. 9 1210
·
ZONING § 20-615
(2) Storage building.
(3) Swimming pool.
(4) Tennis court.
(5) Signs.
(6) Home occupations.
(7) One (1) dock.
(8) Private kennel.
(Ord. No. 80, Art. V, § 5(5-5-3), 12-15-86)
Sec. 20-614. Conditional uses.
The following are conditional uses in an "RSF" District:
(1) Churches.
(2) Reserved.
(3) Recreational beach lots.
(4) Towers as regulated by article XXX of this chapter.
(Ord. No. 80, Art. V, § 5(5-5.4), 12-15-86; Ord. No. 120, § 4(4), 2-12-90; Ord. No. 259, § 12,
11-12-96)
State law reference~Conditional uses, M.S. § 462.3595.
Sec. 20-615. Lot requirements and setbacks.
The following minimum requirements shah be observed in an "RSF" District subject to
additional requirements, exceptions and modifications set forth in this chapter and chapter 18:
(1)
The minimum lot area is fifteen thousand (15,000) square feet. For neck or flag lots,
the lot area requirements shall be met after the area contained within the "neck" has
been excluded from consideration.
(2)
The minimum lot frontage is ninety (90) feet, except that lots fronting on a cul-de-sac
"bubble" or along the outside curve of curvilinear street sections shall be ninety (90)
feet in width at the building setback line. The location of this lot is conceptually
Supp. No. 9 1211
§ 20-615
illustrated below.
CHA_NHASSEN CITY CODE
Lots Where Frontage I~
·
Measured At 8etbaok Line
L
,ee e(
(3)
The minimum lot depth is one hundred twenty-five (125) feet. The location of these lots
is conceptually illustrated below. Lot width on neck or flag lots and lots accessed by
private driveways shall be one hundred (100) feet as measured at the front building
setback line.
Neck I Flag Iota
Fron Lot Line
100#Lot Width
,~ e I I
I I I I ·
~1 II I
~J .i I '
e I I I
L-- L._._[__I
(4) The maximum lot coverage for all structures and paved surfaces is twenty-five (25)
percent.
(5) The setbacks are as follows:
a. For front yards, .thirty (30) feet.
b. For rear yards, thirty (30) feet.
Supp. No. 9 1212
ZONING § 20-632
(6)
c. For side yards, ten (10) feet.
The setbacks for lots served by private driveways and/or neck lots are as ~ollows:
a. For front yard, thirty (30) feet. The front yard shall be the lot line nearest the
public right-of-way that provides access to the parcel. The rear yard lot line is to
be located opposite from the front lot line with the remaining exposures treated
as side lot lines. On neck lots the front yard setback shall be measured at the
point nearest the front lot line where the lot achieves a one-hundred-foot
minimum width.
b. For rear yards, thirty (30) feet.
c. For side yards, ten (10) feet.
(7) The maximum height is as follows:
a. For the principal structure, three (3) stories/forty (40) feet.
b. For accessory structures, twenty (20) feet.
(Ord. No. 80, Art. V, § 5(5-5-5), 12-15-86; Ord. No. 90, § 1, 3-14-88; Ord. No. 127, § 3, 3-26-90;
Ord. No. 145, § 2, 4-8-91; Ord. No. 240, § 18, 7-24-95)
Editor's note~Section 2 of Ord. No. 145 purported to amend § 20-615(6)b. pertaining to
accessory structures; such provision were contained in § 20-615(7)b., subsequent to amend-
ment of the section by Ord. No. 127. Hence, the provisions of Ord. No. 145, § 2, were included
as amending § 20-615(7)b.
Sec. 20-616. Interim uses.
The following are interim uses in the "RSF" District:
(1) Private stables subject to provisions of chapter 5, article IV.
(2) Commercial stables with a minimum lot size of five (5) acres.
(Ord. No. 120, § 3, 2-12-90)
Secs. 20-617--20-630. Reserved.
ARTICI.E XIII. '~-4" MIXED LOW DENSITY RESIDENTIAL DISTRICT
Sec. 20-631. Intent.
The intent of the "R-4" District is to provide for single-family and attached residential
development at a maximum net density of four (4) dwelling units per acre.
(Ord. No. 80, Art. V, § 6(5-6-1), 12-15-86)
Sec. 20.632. Permitted uses.
The following uses are permitted in an "R-4" District:
(1) Single-family dwellings.
(2) Two-family dwellings.
Supp. No. 9 1213
ZONING § 20-1124
b. In churches and other places of public assembly in which patrons or spectators
occupy benches, pews or other similar seating facilities, each twenty'four (24)
inches of such seating shall be counted as one (1) seat for the purpose of this
division;
c. Except in shopping centers or where joint parking arrangements have been ap-
proved, if a structure contains two (2) or more uses, each use shall be calculated
separately in determining the total off-street parking spaces required;
d. For mixed use buildings, parking requirements shall be determined by the city
based on the existing and potential uses of the building. In cases where future
potential uses of a building will generate additional parking demand, the city
may require a proof of parking place for the difference between minimtun parking
requirements and the anticipated future demand.
e. If warranted by unique characteristics and/or documented parking demand for
similar developments, the city may allow reductions' in the number of parking
spaces actually constructed as long as the applicant provides a proof of future
parking plan. The plan must show the location for all minimum required parking
spaces in conformance with applicable setback requirements. The city may re-
quire installation of the additional parking spaces whenever a need arises.
f. One (1) handicapped parking stall shall be provided for each fifty (50) stalls.
Handicapped parking spaces shall be in compliance with the Uniform Building
Code and state law;
g. The parking requirement for uses not listed in this division may be established
by the city based on the characteristics of the use and available information on
parking demand for such use.
(2) The
be:
minimum number of required on-site parking spaces for thb following uses shall
a. Assembly or exhibition hall, auditorium, theater or sports arena--One (1) parking
space for each four (4) seats, based upon design capacity.
b. Auto sales, trailer sales, marine and beat sales, implement sales, garden supply
store, building materials sale, auto repair--One (1) parking space for each five
hundred (500) square feet of floor area..
c. Automobile service station--Four (4) parking spaces, plus two (2) parking spaces
for each service stall; such pariti,~g spaces shall be in addition to parking space
required for gas pump areas.
d. Bowling alley--Seven (7) parking spaces for each bowling lane.
e. Churches-One (1) parking space for each three (3) seats, based on the design
capacity of the main seating area, plus one (1) space per classroom.
f. Dwelling.
.
~Single-family--Two (2) parking spaces, both of which must be completely
enclosed. No garage shall be converted into living space unless other accept.
able on-site parking space is provided.
Supp. No. 2
1250.1
0'~
" 0
0,.~1~,
I-, II f-f
Of)
-'~- "', fllO
3, f~
~ 0
:/
~0~
a o~
' 0~
~. ~ i,~''
o~
O~N
0
NOTICE OF PUBLIC HEARING
BOARD OF ADJUSTMENTS AND APPEALS
Tuesday, September t, t998
at 6:00 p.m.
City Hall Council Chambers
690 City Center Drive
.3
Lilac Lane
Crt
PROJECT: Front Yard Setback Variance
APPLICANT: Hue Lam
LOCATION: 640t Yosemite
NOTICE: You are invited to attend a public hearing about a development proposed in your area. The
applicant, Hue Lam, is requesting a 10 foot variance from the 30 foot front yard setback for the construction
of a detached garage on property zoned RSF and located at 6401 Yosemite.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood about this project. During the meeting,
the Board of Adjustments Chair will lead the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the proJect.
3. comments are received from the public.
4. Public hearing is closed and the Board discusses project. The Board will then make a decision.
Questions and Comments: If you want to see the plans before the meeting, please stop by City
Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to
someone about this project, please contact Cindy at 937-1900 ext. 117. 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 August 20, 1998.
~.~c.:~'-~..-i;, ~ ..
;.~,.. ~-? ,~...-
D & LAURA SMITH
ASHTON COURT
CHANHASSEN, MN 5.5317
RUSSELL STODJ
1611 WE~T~D STREET
EXCELSIOR, MN 55331
TODD D BOGEMA
6371 YOSEMITE
EXCELSIOR, MN 55331
RUSSELL L & K STODDART
1611 WEST 63RD STREET
EXCELSIOR, MN 55331
KENNETH L LARSON
1610 WEST 63RD STREET
EXCELSIOR, MN 55331
HUE & CATHERINE LAM
6401 YOSEMITE
EXCELSIOR, MN 55331
COFFMAN DEVELOPMENT CO.
7409 W 112TH STREET
BLOOMINGTON, MN 55438
MELVIN SCHMID
1620 WEST 63RD STREET
EXCELSIOR, MN 55331
CHARLIE HEBERT
6411 YOSEMITE
EXCELSIOR, MN 55331
JOHN C & SHARON A KNOBLAUCH
1450 KNOB HILL LANE
EXCELSIOR, MN 55331
EARL ST. JOHN
1621 WEST 63RD STREET
EXCELSIOR, MN 55331
SHIRLEY GARCIA
6420 YOSEMITE
EXCELSIOR, MN 55331
CRAMER & DEBRA HEGEMAN
KNOB HILL LANE
'.LSIOR, MN 55331
WILLIAM HARGENS
1631 WEST 63RD STREET
EXCELSIOR, MN 55331
TIMOTHY & FRANCES GUERRE
6430 YOSEMITE
EXCELSIOR, MN 55331
PATRICK DONOVAN
1375 LILAC LANE
EXCELSIOR, MN 55331
JOHN C & SHARON_.A-KNOEILAUCH
1450 KNO~SdYcL-'~LANE
E.X~E~OR, MN 55331
DONALD OELKE
6431 YOSEMITE
EXCELSIOR, MN 55331
FRANK & MARY UGGLA
6381 TETON LANE
CHANHASSEN. MN 55317
DOUG & TERRI SCHEURICH
6320 YOSEMITE
EXCELSIOR, MN 55331-9034
HARRY DESANTIS
6440 YOSEMITE
EXCELSIOR, MN 55331
EDWIN & CARLA ENGELBRECHT
6391 TETON LANE
CHANHASSEN, MN 55317
BRUCE TWADDLE
6321 YOSEMITE
EXCELSIOR, MN 55331
MRS. E. J. LUNDQUIST
6460 YOSEMITE
EXCELSIOR, MN 55331
DAVID SLOTTEN
6401 TETON LANE
CHANHASSEN, MN 55317
JOEL EICHERS
6340 YOSEMITE
EXCELSIOR, MN 55331
MIKE SCHMIDT
6470 YOSEMITE
EXCELSIOR, MN 55331
KENNETH LARSON
1610 WEST 63RD STREET
EXCELSIOR, MN 55331
LEE CLASEN
6351 YOSEMFrE
EXCELSIOR, MN 55331
THOMAS & COLLEEN STEWARD
6471 YOSEMITE
EXCELSIOR, MN 55331
MARK/KATHRYN BASTIANSEN
6301 YOSEMITE AVENUE
EXCELSIOR, MN 55331
MICHAEL & SUSAN LEVI
6480 YOSEMITE AVENUE
EXCELSIOR, MN 55331