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1 VAR 40 Hill StreetPROPOSAL: LOCATION: APPLICANT: PRESENT ZONING: STAFF ~i~I · ACREAGE: / · , DENSITY: ~" - ~ -~ ADJACENT ZONING ;~. :'~ AND LAND USES: REPORT CASE#: 99,'20 VAR 'By~ Kitchoff:V. ': ' .~ Request for a 27 foot variance from th~-30 foot from yard setback for. the reconstruction ,of a detached garage.;-' .. - -. ' - o _,~,,~eunset:Xti''~''~' .: . : 40 Hill Street (Lot 1 40 Hill Street Chanhassen, MN 5531'7 -- ' ' RSF Single Famiiy Resid ntiat- ApProximately 37;700 sq. ft.' (.86 acres) N/A . -- ,. - ',- - :' N: LOtUs."L~e'/'-:--";-'-:-': 2000 LAND USE PLAN: Low Density ReSidential-:: ~ // j!eJ_L aA~ co~ JO!]UOJa Flym~ Variance December 1, 1999 Page 2 APPLICABLE REGULATIONS Section 20-615 of the zoning ordinance requires a 30 foot front yard setback for properties zoned RSF (Attachment 2). Section 20-72(a) states that there shall be no expansion, intensification, replacement, structural change, or relocation of any nonconforming use or nonconforming structure except to lessen or eliminate the nonconformity (Attachment 3). Section 20-72 (e) states that removal or destruction of a non-conforming structure to the extent of more than 50 percent of its estimated value, excluding land value and as determined by the city, shall terminate the right to continue the nonconforming structure (Attachment 3). BACKGROUND This property is part of Sunset View, platted in 1954. According to records supplied by Carver County, this home was constructed in 1960 prior to the adoption of the zoning ordinance. The existing 22 foot by 28 foot detached garage, does not meet the 30 foot front yard setback currently required by ordinance. ......... ir:7 "-r "w Garage at 40 Hill Street The applicant proposes to demolish the existing garage and reconstruct a 27' x 28' or 756 sq. ft. detached garage in the same location. The garage is proposed to maintain a 5 foot nonconforming front yard setback and a 17 foot side yard setback. (A 10 foot side yard setback is required.) The subject property is approximately 37,700 sq. ft. in area (20,000 sq. ft. is required). It is an average of 71.5 feet in width (90 feet required) and 528 feet in depth. Flynn Variance December 1, 1999 Page 3 ANALYSIS The applicant is requesting a 27 foot variance from the 30 foot front yard setback for the reconstruction of a 2 stall garage. The existing garage was constructed at a 5 foot front yard setback. The applicant seeks to maintain that nonconforming setback. However, the zoning ordinance requires the setback be measured from the eave. The eave is two feet, thus the 27 foot variance. The applicant's pick-up truck does not fit into the existing garage due to the truck's height and length. That is the reason for the additional 5 feet of depth. Staff can support the variance because the vehicle to be stored in the garage is 22 feet in length. After performing research, staff found that a few pick-up trucks are over 20 feet in length. Although the additional depth will increase the nonconformity of the structure, it is not logical to build a garage that cannot accommodate vehicles. The additional 5 feet will allow 2.5 feet of clearance in front of and to the rear of the pick-up truck. Staff has reviewed locating the garage on the site differently, that is, positioning it so the doors face Hill Street. However that will reduce the parking area currently on site. Also, shifting the garage to the north (to the embankment) will alter existing drainage patterns. Site Characteristics The topography of the site limits the buildable area to such an extent that a variance is needed to construct a garage. The existing garage location is limited by the 30 foot setback and 26 percent slope just to the north. There is approximately 40 feet from the property line that abuts Hill Street to the slope. Permitted Use This site is zoned RSF, Single Family Residential. A single family home can be legally constructed on the site. The zoning ordinance (Section 20-1124 (2) f) requires two parking spaces, both of which shall be completely enclosed for single-family dwellings. Currently, a single family dwelling with a two-stall garage is on site. Reasonable Use 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 with a two-stall garage. The property owner has a reasonable use of the site, however, the garage needs to be reconstructed because of its deterioration and to accommodate a pick-up truck. It is illogical to construct a garage that cannot accommodate a personal vehicle. Flynn Variance December 1, 1999 Page 4 Nonconforming Setback The existing garage maintains a nonconforming 5 foot from yard setback. The zoning ordinance permits a nonconforming structure to be maintained or repaired but only to 50 percent of its value. (The garage is being rebuilt so a variance is required.) It also states that a nonconformity shall not be increased. Specifically, the ordinance states ifa setback of a dwelling is nonconforming, no additions may be added to the nonconforming side of the building unless the addition meets setback requirements. The proposed garage does not meet the required 30 foot front yard setback and will expand the garage area at the nonconforming setback. However, rebuilding the same 22 foot deep garage will not meet required needs. Neighborhood Setbacks Staff performed a visual survey of the surrounding properties on Hill Street and determined that only one of homes meets the required front yard setback. Approving this variance will not create a new neighborhood setback. In 1985, three variances were granted for the construction of a single stall detached garage at 20 Hill Street. The most notable variance was to allow the garage to maintain a 6 foot front yard setback because of the topography of the site. Yard Encroachments In cases where a variance is granted, the zoning ordinance does not permit any encroachments into the setback such as eaves or bay windows. If a variance is granted, the setback shall be measured from the edge of the eave of the garage. The applicant indicated to staff that the proposed garage will have 2 foot eaves, thus the 27 foot variance. Staff recommend~ approval of the 27 foot variance. The applicant has demonstrated a hardship due to the unique physical constraints of the site. FINDINGS The Planning Commission shall not grant a variance unless they find the following facts: 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 these criteria. Flynn Variance December 1, 1999 Page 5 Finding: The literal enforcement of the ordinance creates a hardship because the topography of the site dictates where a garage can be located. Also, the existing garage has been in this location for nearly 40 years. Approving the variance will increase the nonconformity of the setback, but it will not depart downward from pre-existing standards. bo 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 this variance is based are applicable to many properties in the RSF zoning district. Co The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Finding: The new garage will increase the value of the property, however, staff does not believe that is the sole reason for the request. d. The alleged difficulty or hardship is not a self-created hardship. Finding: The garage was constructed prior to the ordinance, so the hardship is not self- created. Additionally, the topography limits the location of any garage. 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 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. 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 increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: 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. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion: "The Planning Commission approves Variance #99-20 for a 27 foot variance from the 30 foot front yard setback for the reconstruction of a detached garage." Flynn Variance December 1, 1999 Page 6 ATTACHMENTS 1. Application and Letter 2. Section 20-615, RSF District Requirements 3. Section 20-72, Nonconforming Uses and Structures 4. Site Plans and Garage Plans 5. Public hearing notice and property owners g:\plan\ckXboa\llynn 99-20 var.doc ADDRESS: ~7/~ ,/~'// TELEPHONE (Day time) CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION CITV OF CHANHASSEN NOV O1 1999 Comprehensive Plan Amendment __ Temporary Sales Permit Conditional Use Permit Interim Use Permit Non-conforming Use Permit Vacation of ROW/Easements __ Variance ~ "7~"- Wetland Alteration Permit Planned Unit Development* __ Zoning Appeal __ Rezoning Zoning Ordinance Amendment Sign Permits __ Sign Plan Review __ Notification Sign Site Plan Review* Subdivision* ~ Esc~Filing Fees/Attorney Cost** ( ($50 C,~JP/SPR/VAC/VAR/WAP/I~etes '-ef,,d'Bounds, $400 Minor SUB) it TOTAL FEE $ t ;;;;~,~. ~ A list of all property owners within 500 feet of the boundaries of the property must be included with the application;.. Buildin ~ateria,/samp st be sub. 'rpi~ed w~h.~ite plan revjews."~ ) *Twenty-six/frill size folded copie.~f the plans~ust be.sdbmitted, includi!~an 81/2" ~ced copy of tC-<~n/spar.¢nby for each--~ §bee~t. / // ' //- ~ // *~Es'crow will be reqbi~ed for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME LOCATION LEGAL DESCRIPTION TOTAL ACREAGE WETLANDS PRESENT //,71 5¢, / YES NO PRESENT ZONING REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST ~ :~: .... .,: ,~ ,, ~.,, ~ ~ / 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 devel.opment review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. Signature o{,ApBlicant Signature of Fee Owne¢ Application Received on I1' I. qq Fee Paid Date /t-/- y? Date Receipt No. ~ ~3 ~:~ 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, November 1, 1999 Robert Flynn 7390 Butterscotch Rd. Eden Prairie, MN 55346 612-508-1251 Dear Members of the Chanhassen Planning Commission, }40V 01 1999 Thank you for considering my request for a variance to the property at 40 Hill Street. My name is Bob Flynn. I am purchasing the above property and plan to take occupancy with my family on November 27, 1999. I will not be able to put the existing garage to reasonable use because my vehicle can not fit in it. The existing garage door is not high enough and the garage is not deep enough to fit my vehicle. I would like to tear down the existing garage and build a new one that is the same width but deeper, with a higher garage door that will accommodate my vehicle. The existing garage is non- compliant as the front setback is only five feet instead of the required thirty feet. To build the new garage thirty feet back from the property line would cause undue hardship because it would require building on a hill (see plot plan and elevation). I did not create this hardship as the hill was always there. Therefore I would like to build the new garage in the same location as the existing one which is the reason I am applying for a variance. Granting this variance would blend with the pre-existing standards of the neighborhood. Two of my immediate neighbors have garages that are five feet or less from their front property line (see photos). One of the neighbors was granted a variance for their garage. This proposal would not be injurious to the neighborhood. Rather it would be an improvement as the existing garage is deteriorated and the electrical wiring is not up to code. The proposed variation would not impair an adequate supply of light or air to adjacent properties or increase the danger of fire or public safety. Building this new garage should increase the value of the surrounding properties as the new garage will not have the deficiencies of the existing one. Thank you for considering my request. Sincerely, Robert Flynn § 20-595 CHANHASSEN 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 XII. '~RSF" SINGI.E.FAMII.Y RESIDENTIAL DISTRICT Sec. 20-611. Intent. The intent of the "RSF" 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 "RSF" 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. $0, Axt. 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 shall 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 fi~een 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 CHANHASSEN CITY CODE illustrated below. Lot, Where Frontage la M,asured At 5,tbaok Line (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 ;'leg Lots Fro7 Lot Line / ] ' 11' , I /~ I I I I I I I I O0/Lot Width~, ~ i II II I I '~ ""~' I I I I L_L .... J_--.I (4) The maximum lot coverage for all structures and paved surfaces is twenty-five (25) percent. (5) ~ setbacks are as follows: For front yards, thirty (30) feet. b. For rear yards, thirty (30) feet. Supp. No. 9 1212 ZONING § 20-632 c. For side yards, ten (10) feet. (6) The setbacks for lots served by private driveways and/or neck lots are as follows: 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. ARTICLE XIII. '~R-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 § 20-60 CHANHASSEN CITY CODE Sec. 20-60. Denial. Variances may be deemed by the board of adjustments and appeals and the council, and such denial shall constitute a finding and determination that the conditions required for approval do not exist. (Ord. No. 80, Art. III, § 1(3-1-4(6)), 12-15-86) Secs. 20-61-20-70. Reserved. DMSION 4. NONCONFORMING USES' Sec, 20-71. Purpose. The purpose of this division is: (1) To recognize the existence of uses, lots, and structures which were lawful when established, but which no longer meet all ordinance requirements; (2) To prevent the enlargement, expansion, intensification, or extension of any noncon- forming use, building, or structure; (3) To encourage the elimination of nonconforming uses, lots, and structures or reduce their impact on adjacent properties. (Ord. No. 165, § 2, 2-10-92) Sec. 20-72. Nonconforming uses and structures. (~ There shall be no expansion, intensi~Scation, replacement, structural change, or relo- cation of any nonconforming use or nonconforming structure except to lessen or eliminate the nonconformity. (b) Notwithstanding any other provisions of this chapter, any detached single-family dwelling that is on a nonconforming lot or that is a nonconforming use or structure may be altered, or expanded provided, however, that the nonconformity may not be increased. If a setback of a dwelling is nonconforming, no additions may be added to the nonconforming side of the building unless the addition meets setback requirements. (c) No nonconforming use shall be resumed if normal operation of the use has been discontinued for a period of twelve (12) or more months. Time shall be calculated as beginning on the day following the last day in which the use was in normal operation and shall run continuously thereafter. Following the expiration of twelve (12) months, only land uses which are permitted by this ordinance shall be allowed to be established. *Editor's note-Section 2 of Ord. No. 165, adopted Feb. 10, 1992, amended Div. 4 in its entirety to read as set out in §§ 20-71-20-73. Prior to amendment, Div. 4 contained §§ 20-71-20-78, which pertained to similar subject matter and derived from Ord. No. 80, Art. III, § 5, adopted Dec. 15, 1986; and Ord. No. 163, § 1, adopted Feb. 24, 1992. ~upp. No. 4 1164 ZONING § 20.73 (d) Full use of a nonconforming land use shall not be resumed if the amount of land or floor area dedicated to the use is lessened or if the intensity of the use is in any manner diminished for a period of twelve (12) or more months. Time shall be calculated as beginning on the day following the last day in which the nonconforming land use was in full operation and shall run continuously thereafter.' Following the expiration of twelve (12) months, the nonconforming land use may be used only in the manner or to the extent used during the preceding twelve (12) months. For the purposes of this section, intensity of use shall be mea- sured by hours of operation, traffic, noise, exterior storage, s/gus, odors, number of employees, and other factors deemed relevant by the city. ((e Maintenance repair of nonconforming structures is permitted, or ~l'ld Removal destruc. tion of a nonconforming structure to the extent of more than fifty (50) percent of its estimated value, excluding land value and as determined by the city, shall terminate the right to con- tinue the nonconforming structure. (fl Notwithstanding the prohibitions contained in the forgoing paragraphs of' this section, if approved by the city council a nonconforming land use may be changed to another noncon- forming land use of less intensity if it is in the public interest. In all instances the applicant has the burden of proof regarding the relative intensities of uses. (g) If a nonconforming land use is superseded or replaced by a permitted use, the non- conforming status of the premises and any rights which arise under the provisions of this section shall terminate. (Ord. No. 165, § 2, 2-10-92) Sec. 20-73. Noncon.form~,~g lots of record. (a) No variance shall be required to reconstruct a detached single, family dwelling located on a nonconforming lot of record or which is a nonconforming use if it is destroyed by natural disaster so long as the replacement dwelling has a footprint which is no larger than that of the destroyed structure and is substantially the same size in building height and floor area as the destroyed structure. Reconstruction shall commence within two (2) years of' the date of the destruction of the original building and reasonable progress shall be made in completing the project. A building permit shall be obtained prior to construction of the new dwelling and the new structure shall be constructed in compliance with all other city codes and regulations. (b) No variance shall be required to construct a detached single-family dwelling on a nonconforming lot provided that it fronts on a public street or approved private street and provided that the width and area measurements are at lest seventy.five (75) percent of the minimum requirements of this chapter. (c) Except as otherwise specifically provided for detached single-family dwellings, 'there shall be no expansion, intensification, replacement, or structural changes of a structure on a nonconforming lot. (d) If two (2) or more contiguous lots are in single ownership and if all or part of the lots do not meet the width and area requirements of this chapter for lots in the district, the Supp. No~ 4 1165 NOV 0 ! 1999 zz ' 0'~ 5~ 0'' c u,~8 6661, '[ 0 AON ~ ~ ~ ~,'~,l,l,~'~',H 0 -ID .A-bIZ) t4~11 II ,2'2' 0" NOTICE OF PUBLIC HEARING PLANNING COMMISSION MEETING WEDNESDAY, DECEMBER 1, 1999 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 690 CITY CENTER DRIVE PROPOSAL: Variance Request for a Garage APPLICANT: LOCATION: Robert Flynn 40 Hill Street NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Robert Flynn, is requesting a 25 foot variance to the 30' front yard setback for the reconstruction of a detached garage on property zoned RSF and located at 40 Hill Street. 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 Chair will lead the public hearing through the following steps: 1. Staff will give an overview 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. 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 November 18, 1999. s cod Lotus Lake Z ~ ~ ~ z Z ~Z O~Z w ~w ~iw ~ 00< o 0 o z rn r-- o (D Z W Z 0 orr~ 00:7 ~:0~ w 2~ z ~oz -rOT ~0..0 Z z J ~ ~ ~ w O0 w wj~ wo~ ILl > o~,~ -- T z Z Z ~ c ~ z >, ;~ z IL~ J~T .J z CdT --Z .< Ld ,,/ O_ o-jI z~z ~I~ W~ Jz IWz <T-¢ oO c~<z- 01-0~ CloT o z u.Iz ~0~ 00~ -- Z LLI rr' o ~ 1.1-1z rr fro~ 0 ~w ~Z oZ ~o~ ~q