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3 Pointe Lake Lucy Variance - '? =t ,) J 1. 1- :( ::t - 3 J.J - - :n :3 CITY OF CHANHASSEH PC DATE: June 20, 2000 CC DATE: July 10, 2000 REVIEW DEADLINE: July 31,2000 STAFF REPORT By:AI-Jaff7Haak:v PROPOSAL: Variance to allow three single-family homes and three decks to encroach into the required -60 foot setback of a Natural Wetland. LOCATION: South of Lake Lucy Road, West of Point Lake Lucy, and North of Lake Lucy, Lots 14, IS, and 16, Block I, Pointe Lake Lucy Addition. APPLICANT: Charles Cudd Company 275 Market Street, #445 Minneapolis, MN 55405 Attn. Doug Beck (612) 333-8020 PRESENT ZONING: RSF, Resid,~tial Single Family ACREAGE: 1.8 acres DENSITY: 1.6 u/a (gross) 2020 LAND USE PLAN: Residential Low Density (1.2-4 u/a) SUMMARY OF REQUEST: The applicant is requesting an after the fact variance to allow three single family structures and a future deck to encroach into the required 60 foot setback of a natural wetland. The site is zoned RSF and is guided for Low Density Residential. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi- judicial decision. \0 Lake Lucy I) Bend Charles Cudd Variance June 20, 2000 Page 2 BACKGROUND On April I 0, 1995, the City Council approved second reading for rezoning of 18.15 acres of property zoned RR, Rural Residential to RSF, Residential Single Family (94-6 REZ), and the final plat to subdivide 18.15 acres into 19 single family lots and one outlot with a variance to allow a 20 foot front yard setback and a 50 foot wide right-of-way (94-13 SUB) for Pointe Lake Lucy as shown on the plans dated March 31, 1995 and subject to conditions. A natural wetland occupies the easterly portion of the site. When the Pointe Lake Lucy subdivision was reviewed, staff made sure that each lot adjacent to a wetland provided sufficient area to accommodate the applicable front yard setback, sixty foot by forty-foot deep building pad, and a thirty-foot rear yard area as required by ordinance. All of these elements were provided outside of the designated wetland and buffer strip areas. On January 6, 2000, the applicant contacted staff and requested verification that the house and deck proposed to be built on lot 15, meets wetland setback requirements. Staff defined the buildable area on a survey, which reflected a 40 foot setback from the edge of the natural wetland. The applicant purchased Lots 14 and 16 with the assumption that the same setback applied to these lots. When the building permit applications were submitted to the city, the surveys for all three lots failed to show a natural wetland. The permits were approved in error. The houses were constructed within the required wetland setback. The building permits for the decks on both Lots 15 and 16 were issued as part of the house permit. The deck on Lot 15 has been constructed and it encroaches into the required setback. Lot 16, for which a house and a deck building permits have been issued, are situated a minimum of 40 feet from the edge of the natural wetland, which does not meet the standards. On May 4, 2000, the applicant submitted a building permit application for the construction of a deck on Lot 14. The applicant was notified that the applicable setback is 60 feet. The house alone already encroaches into the setback. Staff recommended the applicant apply for a variance for all three lots to resolve the nonconforming status of the structures. APPLICABLE REGULATIONS Section 20-406.Wetland buffer strips and setbacks. (a) For lots created after December 14, 1992, (date of ordinance adoption), a buffer strip shall be maintained abutting all wetlands. All existing vegetation adjacent to a wetland shall be left undisturbed and applied toward the buffer strip unless otherwise approved by city council. Buffer strip vegetation shall be established and maintained in accordance to the following requirements. If the buffer area is disturbed, plant species shall be selected from wetland and upland plants to provide habitat for various species of wildlife. Buffer strips shall be identified by permanent monumentation acceptable to the city. In residential subdivisions, a monument is required for each lot. In other situations, a monument is required for Charles Cudd Variance July 10, 2000 Page 3 each three hundred feet of wetland edge. The buffer strips and structure setbacks shall meet the following standards: Buffer stri Buffer Stri Minimum Avera e Width % Of Native Ve etation in Buffer Stri Natural 40 feet measured from the outside ed e of the buffer stri 10-30 feet 20 feet Entire Wetland T e Principal Structure Setback The dimensions of the buffer strips may be adjusted by the city based upon the quality of the wetland, local topographic conditions, and the type and design of development being proposed. The table above provides minimum and maximum dimensions for the buffer strip. The use of a meandering buffer strip to maintain a natural appearance is encouraged. Where roadways are constructed next to a wetland, the average buffer strip width for the adjacent wetland shall be maintained. Structure setbacks are also described in the table. On £ingle-family subdivisions in the RSF district, the applicant must demonstrate that each lot provides sufficient area to accommodate the applicable front yard setback, sixty foot by forty-foot deep building pad, and a thirty-foot rear yard area. All of these elements must be provided outside of designated wetland and buffer strip areas. PROPOSAL SUMMARY/ANALYSIS The applicant is requesting an after the fact variance to allow three structures and a future deck to encroach into the required 60 foot natural wetland setback. The lots are located south of Lake Lucy Road, west of Point Lake Lucy, and north of Lake Lucy, Lots 14, 15, and 16, Block I, Pointe Lake Lucy Addition. The site is zoned Residential Single Family and a natural wetland occupies the easterly portion of it. The ordinance requires all structures to maintain a 40 foot setback from the outside edge of a buffer strip on a natural wetland. The buffer strip must maintain a width of 10-30 feet with an average width of 20 feet. Structures on Lots 15 and 16, including the decks are either constructed or have obtained a building permit for the construction of the structures. The frame of the home on Lot 14 is completed, however the deck has not been built. The structures maintain the following setbacks: Ordinance Lot 14 Lot 15 Lot 16 Home Setback 40 + (10-30) 48± Feet 57± Feet 51± Feet from edge of Buffer Strip Wetland Deck Setback 40 + (l0-40) No deck yet 49± Feet 43± Feet from edge of Buffer Strip No permit The building Wetland permit for the deck was issued with the house. Charles Cudd Variance July 10, 2000 Page 4 House pads on Lots 15 and 16 meet the setback requirements if we assume a 10 foot wetland buffer strip, however, the decks encroach into the wetland setback. Setbacks and buffer strips are required to protect the quality and integrity of wetlands. A properly preserved and monumented buffer, 20 feet in width, would adequately protect the quality and integrity of the natural wetland basin by trapping sediment, fertilizers and pesticides. In addition, the buffer may provide food, nesting cover, shelter and a travel corridor for wildlife. In areas where the buffer area has been disturbed, upland and wetland plant species should be selected and planted in the disturbed area to provide habitat for various species of wildlife. City storm water management policies and programs are merged with wetland protection efforts since all wetlands have storm water retention function. A buffer, 20 feet in width, would provide storm water quality treatment and may assist in attenuating high water levels within the wetland basin through evaporation and infiltration. Our first choice would have been to maintain the 60 foot setback from the edge of the natural wetland. However, under the present conditions, staff believes that the wetland integrity will be maintained through the implementation of staff's conditions. Should the city decide to deny this variance application, the applicant will be required to demolish the portions of the three structures that encroach into the 60 foot setback. We do not believe that this is a reasonable solution. We are recommending approval of this variance application with conditions. VARIANCE FINDINGS A variance may be granted by the Board of Adjustments and Appeals or City Council only if all of the following criteria are met: a. That the literal enforcement of this Chapter would cause undue hardship. "Undue hardship" means 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 five hundred (500) feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that in developed neighborhoods pre-existing standards exist. Variances that blend with these pre-existing standards without departing from them meet this criteria. * The variances on Lots 15 and 16 including the house on Lot 14 are after the fact since the structures have been constructed / building permit issued. The deck on Lot 14 has not been constructed. A deck is a use utilized by all neighboring properties; therefore, it meets the definition of reasonable use. The size and design of the deck will be determined by the approved wetland setback variance. Since Lot 16 maintains a 40 foot setback from the edge of the easement surrounding the wetland, we recommend this setback becomes the pre-existing standard which the deck on Lot 14 should maintain. ..-, Charles Cudd Variance July 10, 2000 Page 5 This will allow the deck to be constructed, giving the lot a reasonable use, and blend with the pre-existing standard and not create a new one. b. That the conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. * The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. c. That the purpose of the variation is not based upon a desire to increase the value or income potential of the parcel ofland. * The purpose of the variation is to allow a deck to be constructed on Lot 14 and to allow the three existing structures on Lots 14, 15, and 16 to be legal. The other option is to demolish the portions of the structures that encroach into the setbacks, which is an unreasonable expectation. d. That the alleged difficulty or hardship is not a self-created hardship. * The alleged difficulty or hardship is not a self-created hardship. As staff explained in the Background section of the report, the applicant contacted the city to verify the wetland setback and proceeded with the building accordingly. Staff could have caught the error at the time of building permit application, however, the wetland was not shown on the Registered Land Survey. e. That 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 ofland is located. * Granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. Staff is requiring all lots to maintain a 20 foot buffer strip around the edge of the wetland to ensure the quality of the wetland is maintained. f. That the proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets, or increases the danger of fire, or endanger the public safety or substantially diminish or impair property values within the neighborhood. * The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets, or increases the danger of fire, or endanger the public safety or substantially diminish or impair property values within the neighborhood. Charles Cudd Variance July 10, 2000 Page 6 PLANNING COMMISSION UPDATE On June 10,2000, the Planning Commission reviewed and recommended approval of this application. Variances require a 4/5 of a vote from the Planning Commission in order to pass without having to appear before the City Council. The vote on this application was 3/5. The commissioners that voted against it felt that staff is requiring the applicant to provide a 20 foot buffer which is already required by the ordinance. Staff explained that a 20 foot buffer was adequate. We also wanted the homeowners to have some usable backyard. RECOMMENDATION Staff recommends the City Council adopt the following motion: "The City Council approves Variance #00-8 V AR to allow structures to encroach into the required setback ofa natural wetland, located on Lots 14, 15, and 16, Block I, Pointe Lake Lucy, as shown in plans dated received June 1,2000, with the following conditions: 1. The applicant shall maintain a 20 foot buffer strip along the edge of the natural wetland. 2. The applicant shall maintain a 40 foot setback from the outside edge of the Drainage and Utility Easement surrounding the delineated edge of the Natural Wetland. The 20 foot wide buffer strip shall be included within the 40 foot wetland setback. 3. The 20 foot buffer strip shall be identified by permanent monumentation. The monuments will be supplied by the city. The applicant shall be responsible for the cost of these monuments. The monuments shall be placed as shown on the attachment entitled "MONUMENT LOCAT~ONS". ATTACHMENTS I. Proposed Monument Location. 2. Application and Notice of Public Hearing. 3. Planning Commission minutes dated June 20, 2000 (Will be e-mailed to Council 717/00) 4. Plans dated received June 6, 2000. g:\plan\sa\cudd variance.docg:\plan\sa\cudd variance.doc , ~ - -\ \f\ r ~ t"\ 'ë. ~ ~ ø , I 100J.f. ( E)<,('T,. If' ~'.J I "", II^II("'C rlVU...)L- - - 1- - - - I r\T' 1 -, L_V I I I k *1:> .. I I I I ,.. I I «- '~ fig I I , I I I , _- 49.13 --~ 40.66 -- \1 \,.>.--- -- \ ~ - r DRAINAGE AND UTlUTY EASEMENT / ~ --- _ - Approximate location of Edge /' per plat of POINT£ LAKE WCt / Schoell /< Madson, Inc. -Apprqximote location of : WetloJ,d Setback ~--~ .05~·01 - ~ ~ rDRAINAGE AND Ul'lLITY EASEMEN T / \~ , , , , , _"~ ',ro' LOT 15 rDRAINAGE Ai / UlIUTY EASI Lj ~ ~ A / / "\ " .1 ;:>' .,.. ý - / t. i~ ~..... . ,.. ~,._..., --- ~'. 5/2&/88 13:11:48 &12-937-5739-> &12 335 5871 Page 882 , " "" . CITY OF CHANHA881iN ,to COUL,'I1!R DIWI CHANHAlleN. MN 1IS17 ('11) e)f,.' aoo DEVELOPMIiNT REVIew APPLICATION : APPlICANT:....C!I-A1{l.E5 ~ L.,;,. ADPRess: 2,5 ~~. .",415 ->>If'C..h,' 1Yf¡..¡. 55'"'105 TeLePHONe (DIy hi) ....JeI2. ~...... F::oze> OVVNe~~ LdþD F-", ADDRESS: '2.'50 ~4. '144> -1t1 PL?, MJJ "':7"J/t.>5 TELepHONe: bl'þ ?;;.~ &'20 . _ Oompre.,...,lIve PI,., Amendment _ Tampol'll}' 8tlIea Permit _ CondlUonal UN Permit _ v,çttlon of ROWIl!at,menll , ~ Interim U.. P,nt1It J:S. V'r1Inoe , _ NOnoCO"lo¡j'n n Vie Permit _ weiland AI!erIUon P,rmlt .' j _ Plan,*, U~ItÞtveloptl1Clnt· _ ZOning Appell " . _ Rezoning _ ZOnlnq 0rdl11ll11Oe Amendment _ Sign P,rmIts _ 618n Plln R'vlew ___ NoUflçatlon 81gn _ 81t. Plln Review" ..L. EIOIVtY for ¡;glng F""AtIom,y COtt" (NO CUPI8PIWAONAfWlN'IMt'M and BoIIndt, f400 Minor SUB) -,- 8ubdMtlon' TO"Al,FEE$ .' A "" of ," pro"1t1 own.... withIn toO fNt of the bou"d.rIta of tilt propt", mlltt be Inollldtcl with the Ippl~.lIon. . . . BUlldl"lI m*"l1al tlmp'" mll,t be tubmttt.d with ,It. pltn ...vItwt. ·TWtIll¥..bt full .Iø (QbIU oop," of tII. plan. mutt be .ubmllttd,lnç'lIdln, .n ey." X 11" I'tdu* ooP1 of ttlnapa...n4y"fOf...oh plln ."Nt. '. .. litOI'OW will be rtqlll...d for oth.r 'pp"çtUon. through tht d.vetoJÍ\ntnt oontrtot NOTE. 'MIen multlpl. ,pPUçtuon. Ire p_ltd, the 'PPlQprl,tt f.. 't',n be ohar;td ~ NOh .pplk:«tIon. " 85126/8813:12:84 612-937-5739-) 612 335 5871 Page 8B3. .' ~ ~/ PROJEOTNAMEI~/~'1b .u,p:. U~{· LOCATION LEGA1.DESCRIP'I10N L.o-re;, - 11",'6, I"" 8f --~n.I'1'Ik ( ....J!:' {~'C..y : .. TOtAl ACR!AGE WETl.AND8P~E81!NT ~ YEs _NO· . . PRESENTZONINCJ_fe=-JDf!'!t...ITIM_ "'S::>'f..le.,Œ 'F/MIJL-"Y REQUESTED ZONING No ~~~'_fT PRESENT LAND ÓI.'ÍE tlESIGNATlON ..J?-=-~t::>e1-&-rIM.... I~T ~rrY . REQUESTED wJoluaþ DESIGNATION --->lD c.I-IAJJ f4F.. RE4S0N FOR THIS)U:QUE!S'I" -¡; ßL.l.ntr &J.k:.J?o~CHMI!!{J/T IN7ö PEI!i'rJ/J!.eQ ..w6T¿Æ#J£) . 'Ã:.1 aA....~. , this IIppRoeUon mllst ~~ COm )leled ¡II full IInd '" typewritten or clellrly prtllle<l IInd must be IIOCOmpelllecl by IlIlnformeUOn IInd pie", fequlrtd bY Ill' llIoIbl. City Ordinance provisions. Before IIIlnll this appllc:tiUon. you .hould conl'lr wItI1lhe Pl8nlll"" Department 10 detehillne'the epeclftc ordinance Ind procedurel requll'lllllllntt IIpplloablt to your IIPP1lcaUon. ¡ ! A d.terminaUon of ~~tenll88 of the .ppllc:aUOn ahall be made within ten bualnen day. of IIppllOlltlon .ubmlltal. A wr111tn noUoe of eppllClltlOn d. nole, .hall be meUsd to thelppllcent within ten bulln.., days of Ippllcetlon. . , . this Is to O\IrtItt IhIt I em: making .pplloellon for the described IIctIon by tile Olty lne! that I 11m I'IIIPOnalble for complyIng with 1111 Olty requlrem'mt; with reglns to thl, fllquetl ThlallPPlIc:aUOn al10uld be proco888d In my name and I em the party whom tile Olty Il10uld ~~ ",gllnslng IIny matler pertaining 10 this lIppI/oellon, 'hllYe ItteohecI a copy of prool 01 owneralllp (either copy of ~ dupRClte Oertlftc:ate 01 T1tIe, Abstract 01 TlUe or pUrchl8e egreelllllnt). or 111m the luthOllztd pnon to make this appl . IIhd the fee owner has .110 algned 11118 appIloel/on, I w1II keep myaelllnfomled 01 the deadlines for eubmJaalon of materiel lne! the progma of tllle IIppllcadon. I further underat8nd IIIIIt acldlUonal f_ mey be charveø lor conlultlng .. feaSibility atUdI88. lto. wItI1l1n esUma" prtor 10 1111)' .uthOltzatlon to prooHd with the study. The documents end information I have submitted ere we and'correct 10 the "'slof IW knOWdge. . . . The City hereby no~ft.. the IIpp/IoInt thet dlvelopment I'IIYIew Qlnnol be COl11'l818d wItI1ln 80 daya due to public ~rtng l'IIqulrementf .nelegency l'IIYIew. Therefore, the city I' nolllylng the Ipp/Jcønl thet tile city requll'llt IIn lIutomadç 80 ellY extoneJon for deve þpme/ll rtYIew. Development rwIew .hlll be completed withIn 120 days unleaa addlllonll1 I'IIY18w .xt.nalena.re Ipprovid liy the IppUc:anl ~~ ~~.Æ ofApp nt . ú¡'/~o - na<. . ...... . , I 8Jønllture 01 F.. own., ApplIoBIIon Received on ~18 Receipt No. Fee P.leI Th'· Ippllcant Iholl!d contlct Itlff for I copy of the IItlff rlpert which will be lvalleblll on FrldlY prior to the ","llnll' If not contacted. , copy ilf Ihe rlport will be mall8lf to tit. IPPllcmt" ~dd"". . . ..... ....... '" .. ad ..I&' III~'.'I' .¡ ~H , .-.................... NOTICE OF PUBUC HEARING PLANNING COMMISSION MEETING TUESDAY, .JUNE 20, 2000 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 890 CITY CENTER DRIVE PROPOSAL: Wetland ......ck Varlan~ APPUCANT: Chari.. Cucld Company LOCATION: Polnte Lake Lucy NOTICE: You are Invited to attend a public hearing about a proposal In your area. The applicant, Charles Cudd Company, Is requesting a blanket variance to allow structures to encroach Into the required 60 foot setback fA a natural wetland located within the westerly portion fA Lots 14, 15, and 16, Block 1, PoInte Lake Lucy. What Happens at the Meeting: The purpose of this public hearing Is to Inform )'011 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 )'011 wish to talk to someone about this project, please contact Sharmln at 937-1900 ext. 120. If )'011 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 June 8, 2000. 1'\11.":. P n J ;; / ? / ff) Smooth Feed Sheets™ GREGORY A & JULIE A CARTER 6600 CHARING BND CHANHASSEN MN 55317 GENNINE NAVICKAS 1420 LAKE LUCY RD CHANHASSEN MN 55317 DOUGLAS J AHRENS & JOAN E LITILE 6601 CHARING BND CHANHASSEN MN 55317 DANIEL G & RENEA A HAIGHT 6587 SHADOW LN CHANHASSEN MN 55317 JEFFREY C MARTINEAU 6619 LAKEWAY DR CHANHASSEN MN 55317 JOSEPH J & D GAYLE MORIN 1441 LAKE LUCY RD CHANHASSEN MN 55317 ROBERT H MASON INC 14201 EXCELSIOR BLVD HOPKINS MN 55345 ROBERT H MASON INC 14201 EXCELSIOR BL HOPKINS MN 55345 ROBERT H MASON INC 14201 EXCELSIOR BLVD HOPKINS --- 55345 DOUGLAS D & RACHEL LIVINGSTC,V 6670 MULBERRY CIR CHANHASSEN MN 55317 ø A"CDV"" ðAtfrft~~ . ..."',..1... ERIC D & LISA KLEVEN LEHRER TRUSTEES OF TRUSTS 6601 MULBERRYCIR CHANHASSEN MN 55317 KEVIN L ANDVIK & TONETTE F CLINE-ANDVIK 6606 MULBERRY CIR W CHANHASSEN MN 55317 ROBERT H MASON INC 14201 EXCELSIORB HOPKINS MN 55345 ROBERT H MASON INC 275 MARKET ST STE MINNEAPOLIS 55405 LOSCHEIDER CUSTOM HOMES IN 1607 FLORIDA A V~ GOLDEN V Abt£'{ MN 55427 -------- DUANE H & MONA R UDSTUEN 6636 MULBERRY CIR E CHANHASSEN MN 55317 ANDREW R AGEE 6629 POINT LAKE LUCY CHANHASSEN MN 553 I 7 LOSCHEIDER CUSTOM HOMES IN 1607 FLORIDA AVE N GOLDEN VALLEY 55427 LOSCHEIDER CUSTOM HO 1607 FLORIDA AVE N GOLDEN VA MN 55427 MICHELE M SEELEY 5555 DEWEY HILL RD #109 EDINA MN 55439 Use template for 51601i) RANDY M & LISA M SIEVE 6619 MULBERRY CIR CHANHASSEN MN 55317 DAVID M & COLLEEN B RONNEl 6666 MULBERRY CIR E CHANHASSEN MN 55317 ROBERT H MASON INC 14201 EXCELSIOR BLVD HOPKINS 45 STEVEN B & ANGELA B LEE 6637 MULBERRY CIR CHANHASSEN MN 553 I 7 DAVID R & LINDSAY F ANDERSON 6655 MULBERRY CIR CHANHASSEN MN 55317 LOSCHEIDER CUSTOM HOMES IN 1607 FLORIDA AVE N GOLDEN VAL 55427 LOSCHEIDER CUSTOM HOMES IN 1607 b~~~ft~ GOL7 N 55427 BRUCE A MILLER SUSAN P WILSON 7630 PRAIRIE FLOWER BL CHANHASSEN MN 55317 LESTER W & STEPHANIE A MORR 6673 MULBERRY CIR CHANHASSEN MN 55317 LOSCHEIDER CUSTOM HOMES IN 1607 FLORIDA AVE N _____-- GOL~MJ<r 55427 _,. ___I'C\ Smooth Feed Sheets™ :iARLES CUDD LLC '5 MARKET ST STE 445 lNNEAPOLlS MN 55405 :>UGLAS H VOLKMEIER \NDRA L BLAIR ;91 MULBERRY CIR ;iANHASSEN MN 55317 ~IG B & MELISSA A MANDERY ;70 POINTE LAKE LUCY :fANHASSEN MN 55317 EVlN J & KATHLEEN C DILLON '01 MULBERRY CIR HANHASSEN MN 55317 ;)BERT H MASON INC 1201 EXCELSIOR BLVD OPKINS DSCHEIDER CUSTOM HOMES IN i07 FLORIDA AVE N ~ OLD~ 55427 ERAL YN M GRUSS '15 MULBERRY C1R HANHASSEN MN 55317 )HN B & CAROL C GOODMAN ,86 POINTE LAKE LUCY ¡'¡ANHASSEN MN 55317 )SCHEIDER CUSTOM HOMES IN ;07 FLORIDA AVE N ~ OLDEN V ALLEY 5427 AMAL K SAHGAL UMUD M SAHGAL m9 GOLF VIEW DR DEN PRAIRIE MN 55346 .s u _____ ROGER M & E ELAINE SAMPSON 6710 POINTE LAKE LUCY CHANHASSEN MN 55317 ALAN R & CLAIRE P THOMETZ 6690 MULBERRY CIR CHANHASSEN MN 55317 SCOTT R & TRACY E CLARK 6700 MULBERRY CIR CHANHASSEN MN 55317 ROGER M & E ELAINE SAMPSON 6710 POINTE LAKE LUCY CHANHASSEN MN 55317 ROBERT H MASON INC 14201 EXCELSIOR BLVD HOPKINS DOUGLAS R & MICHELLE L HOUS 6714 MULBERRY CIR CHANHASSEN MN 55317 \ ROBERT H MASON INC 14201 EXCELSIOR BLVD H/------- MN 55345 BONNIE S MCCOSKEY 6720 POINTE LAKE LUCY CHANHASSEN MN 55317 RITA CRAWFORD 6728 MULBERRY CIR CHANHASSEN MN 55317 THOMAS J & KATHLEEN R KEEGA 1340 HEATHERCT CHANHASSEN MN 55317 Use template for 5160~ SCOTT P BAUHOFER & MARY L GOOCH-BAUHOFER 1350 HEATHER CT CHANHASSEN MN 55317 - )... ~ § CI) LI- 0- Itt. 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