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4 Schwartz Variance CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site www.ci.chanhassen.mn.us '-I MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Don Asleson, Natural Resources Tech.O~ July 10,2006 DATE: SUBJ: Tom Schwartz - Request for relief from wetland buffer setback at 7376 Bent Bow Trail- Planning Case 06-22 EXECUTIVE SUMMARY The applicant is requesting waiver of the 40-foot wetland buffer setback for an after- the-fact, non-conforming, non-permitted, 175-square foot gazebo and a 230-square foot patio/fire pit structure. City ordinance requires wetland buffers to remain undisturbed and a wetland buffer setback of 40 feet from the wetland buffer edge. To bring the structures into compliance with city ordinance, a variance in the amount of 52 feet from the 40-foot wetland buffer setback for the patio/fire pit and 45 feet from the 40-foot wetland buffer setback for the gazebo will be needed. Should the variance be approved, the applicant will also need to obtain an encroachment agreement for the structures within the drainage and utility easement and conservation easement areas. The applicant is currently working to resolve the issues with the emergency overflow swale on the property separate from this variance process. ACTION REQUIRED City Council approval requires a majority of City Council present. PLANNING COMMISSION SUMMARY The Planning Commission held a public hearing on June 20, 2006, to review the requested variance. The Planning Commission voted 4 to 2 to deny the proposed variance. The Planning Commission minutes are attached to this report as item la. RECOMMENDATION Staff and Planning Commission recommend the adoption of the motion denying the requested variances in the staff report dated June 20,2006. ATTACHMENT Revised Planning Commission Staff Report dated June 20, 2006. g:\plan\2006 planning cases\06-22 schwartz variance\executive summary.doc The City of Chanhassen . A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. CC DATE: July 10, 2006 w PC DATE: June 20,2006 CITY OF CHANHASSEN REVIEW DEADLINE: July 30, 2006 CASE #: 06-22 BY: DA STAFF REPORT PROPOSAL: After-the-fact Variance request for a Gazebo and Patio structure within the wetland buffer setback. LOCATION: 7376 Bent Bow Trail Lot 6, Block 3, The Meadows at Longacres 4th addition APPLICANT: Thomas and Paula Schwartz 7376 Bent Bow Trail Chanhassen, MN 55317 PRESENT ZONING: PUD-R 2020 LAND USE PLAN: Residential - Low Density (Net Density Range 1.2 - 4u/ Acre) ACREAGE: .93 acres DENSITY: NA < ~ < ~ ~ ~ ~ 00. SUMMARY OF REQUEST: Request for relief from 40-foot wetland buffer setback to allow after-the-fact placement of gazebo and patio structure in the wetland buffer setback on property zoned Planned Unit Development-Residential (PUD-R). Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY 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. Location Map Schwartz Variance Planning Case No. 06-22 7376 Bent Bow Trail City of Chanhassen 6CAtltlED Schwartz Variance Planning Case #06-22 June 20, 2006 Page 2 SUMMARY OF PROPOSAL The applicant is requesting relief from the 40-foot wetland buffer setback requirement for an existing gazebo and patio/fire pit structure within the wetland buffer setback. The gazebo and patio/fire pit have already been constructed without obtaining permits APPLICABLE REGUATIONS Sec. 20-406. Wetland Buffer Strips and Setbacks. Buffer and setback requirements for lots on record between December 15, 1992 and May 24, 2004: . Principal and accessory structure setback of 40 feet from edge of buffer. . Buffer Strip minimum average width for Natural Wetland is 20 feet. . Minimum buffer strip is 10 feet. BACKGROUND The subject property was platted as part of The Meadows at Longacres 4th Addition in 1998. The Schwartz home was built in 2000 on Lot ~ 6, Block @ 3. The delineated wetland is identified on The Meadows of Longacres 4th Addition plat map and the wetland buffers determined around the entire basin were monumented as indicated on the March 10, 2000 and May 17, 2006 survey (see Attachments 7 & 9). According to the applicant, the wetland buffer signage was never installed at the monumented locations as required with the Longacres development. The wetland buffer setback is measured 40 feet from the monumented wetland buffer. During the storm events of September and October 2005, concern over structures within the emergency overflow easement on the applicant's property initiated a staff investigation into the structures at 7376 Bent Bow Trail. Upon further inspection a non- permitted gazebo and patio/fire pit within the wetland buffer setback were identified near the wetland at 7376 Bent Bow Trail. Both structures, as they currently exist, encroach into the 40- foot wetland buffer setback, wetland buffer, drainage and utility easement and conservation easement area. The wetland at 7376 Bent Bow trail is identified as a natural wetland area within the 1994 Surface Water Management Plan. I ~ Schwartz Variance Planning Case #06-22 June 20, 2006 Page 3 Gazebo and Patio Structure at 7376 Bent Bow Trail The wetland is a.6 acre Type 3, deep marsh wetland. This wetland is considered a jurisdictional wetland protected by the Wetland Conservation Act and City Code. The southwestern portion of the Schwartz property lies on a drainage and utility easement for the purpose of serving as an emergency overflow for the wetland to the north. The applicant is currently working with an engineer and the City Engineer to ensure the emergency overflow issue is adequately resolved (removal of garden beds) separate from this variance process. ANALYSIS The Meadows at Longacres 4th Addition was platted in 1998 with a drainage and utility easement over the northern portion of the lot including the wetland area. The wetland is classified as a natural wetland basin in the 1994 Surface Water Management Plan. Wetland buffer requirements at the time of platting were a 20-foot average buffer around the wetland basin with a minimum buffer distance of 10 feet in addition to the 40- foot wetland buffer setback. The applicant's wetland buffer varies from 25 feet near the gazebo to 50 feet in width closest to Bent Bow Trail. See buffer comparison table below for buffers that exist around the entire wetland basin. Buffer Comparison Table for Natural Wetland adjacent to 7376 Bent Bow Trail Lot Block Minimum Width of Buffer Max Width of Buffer Location from Applicant 3 6 6 3 25 50 Applicant 1 1 10 10 Across Wetland 2 1 10 10 Adjacent to Southwest 5 3 35 55 Adjacent to North 7 5 10 25 Across Wetland The wetland buffers for the wetland were monumented on the applicant's property and are identified on the 2000 and 2006 surveys. The 40-foot wetland buffer setback is located 40 feet from the wetland buffer monuments. The City became aware of the non-conforming structures during inspection of the emergency overflow on the applicant's property during the storm events of September and October 2005. Upon investigation ofthe emergency overflow easement, staff became aware ofthe non-conforming gazebo and patio/fire pit structure which encroach into the wetland buffer, wetland buffer setback, conservation easement and drainage and utility easements. Staff also realized that the wetland buffer signs indicated on the 2000 survey were not in place. The applicant is requesting an after-the-fact variance from the 40-foot wetland buffer setback on his property to bring a non-conforming, non-permitted, 175-square foot gazebo and a 230-square foot patio/fire pit structure into compliance with city ordinance. Currently both structures are located Schwartz Variance Planning Case #06-22 June 20, 2006 Page 4 within the wetland buffer requiring a variance of 52 feet from the 40-foot wetland setback for the patio/fire pit and a variance of 45 feet from the 40-foot wetland buf~er setback for the gazebo. The subject property has buildable area outside of the wetland buffer setback available for the structures. Staffhas indicated on a copy of the 2000 survey areas where structures could be relocated on property to bring structures into compliance (Attachment 8). The applicant has indicated that moving the structures would be too costly and would constitute a hardship. Although a zoning permit is a new requirement for Chanhassen residents, the applicant at the time of the improvement would have needed a zoning compliance review to ensure that proposed improvements complied with city ordinances. Back Yard Area suitable for structure placement Should the Plmmillg C@mmissi@ll City Council choose to approve the variance request, the structures would also require encroachment agreements for the patio/fire pit and/or gazebo within the conservation easement and drainage and utility easements as part of the variance approval. The encroachment agreements should specify that no additional structures or expansion of existing structures shall be allowed in the easements. FINDINGS The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: 1. That the literal enforcement of this chapter would cause undue hardship. For purposes of the definition of undue hardship, reasonable use includes a use made by a majority of Schwartz Variance Planning Case #06-22 June 20, 2006 Page 5 comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances, but to recognize that in developed neighborhoods preexisting standards exist. Variances that blend with these preexisting standards without departing downward from them meet these criteria. Finding: The literal enforcement of this chapter would not cause undue hardship. The applicant has reasonable use of the property without the need for a variance. Suitable areas exist on the subject property to allow the applicant to comply with the required wetland buffer setback. 2. That 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 on which a petition for a variance is based are applicable, generally, to other property within the same zoning classification. 3. That 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 improvements increase the value of the property. 4. That the alleged difficulty or hardship is not a self-created hardship. Finding: The alleged difficulty is a self-created hardship. The applicant did not obtain a building permit or zoning compliance review for the gazebo er a zening }l0Fmit fer tfl0 and patio/firepit. 5. 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 of land is located. Finding: The granting ofthe variance will not be detrimental to public welfare or injurious to other land or improvements in the neighborhood. 6. That the proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion ofthe public streets or decrease visibility or site distances, or increases the danger of fire, or endanger the public safety or substantially diminish or impair property values within the neighborhood. Finding: The proposed variance will not endanger public safety or diminish property value in the neighborhood. Schwartz Variance Planning Case #06-22 June 20,2006 Page 6 RECOMMENDATION Staff and Planning Commission recommends that the Plannillg Csmmissisll City Council adopt the following motion: "The Plarmillg C€lmmissi€lll City Council denies the 52-foot variance for the 175-square foot gazebo and the 45-foot variance from the 230-square foot patio/fire ring structures based on the findings of fact in the staff report and the following: 1. The applicant's hardship is self-created in nature. 2. The applicant has reasonable use of the property. 3. The conditions upon which a petition for a variance is based are applicable, generally, to other property within the same zoning classification. In addition, the Planning Commission orders the applicant to remove the structures from within the wetland buffer setback and restore native vegetation to disturbed areas as required by City Code. If the structures are to remain on the property with conforming setbacks, building permits and zoning permits must be obtained. Final inspection and approval will be necessary from the building department for the gazebo. The applicant shall also install wetland buffer signs provided by the City at the monument locations." Should the Pl!m11illg Csmmissisll City Council choose to approve the request, staff recommends the Plmmillg Csmmissisll Council adopt the following motion: "The Plarmillg Csmmissisll City Council approves the 52-foot variance for the gazoos ails 15 fest yarioo.@@ f@r tft@ patis stm@!tir@ ts aIls,,- tft@ 175-square foot gazebo ails 29g s€J.yar@ fsst ~ to remain in place based on the findings of fact in the staff report with the following conditions: 1. An encroachment agreement shall be issued for the gazebo structures within the drainage and utility easement and conservation easement area. 2. No expansion or addition mto the structures shall be allowed. 3. The applicant shall place wetland buffer signs provided by the City at monumented locations. 4. A building permit with {"mal approval from the building department shall be obtained for the gazebo. 5. The patio/firepit shall be moved to an area outside easements meeting all setbacks or removed from the property. Schwartz Variance Planning Case #06-22 June 20, 2006 Page 7 6. All gardens areas within the monumented buffer area must be re-established with a native, non-invasive wetland buffer seed mix. (Staff recommends BWSR U8,U12 or similar upland MNDOT mix) 7. Remove raised-bed gardens from wetland buffers and wetland buffer setbacks." ATTACHMENTS 1. Findings of Fact. 2. Development Review Application. 3. Development Review Letter dated May 15,2006. 4. Affidavit of Mailing. 5. November 2, 2005 Letter to Thomas and Paula Schwartz. 6. November 15,2005 Letter in response to November 2, 2005 letter. 7. 2000 Proposed Survey. 8. 2000 Proposed Survey with acceptable structure locations. 9. 2006 As-built Survey. g:\plan\2006 planning cases\06-22 schwartz variance\cc update.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND ACTION INRE: Application of Thomas and Paula Schwartz for an after-the-fact Variance request for relief from the 40-foot wetland buffer setback for an existing gazebo and patio structure - Planning Case No. 06-22. On June 20, 2006, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the Application of Thomas and Paula Schwartz for an after-the-fact Variance request for relief from the 40-foot front yard setback requirement to allow after-the-fact placement of gazebo and patio/fire pit structures in the wetland buffer setback on property zoned Planned Unit Development- Residential (PUD-R). The Planning Commission conducted a public hearing on the proposed variances that was preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Planned Unit Development- Residential (PUD-R). 2. The property is guided by the Land Use Plan for Residential- Low Density (Net Density Range 1.2 - 4u/Acre). 3. The legal description of the property is: Lot 6, Block 3, The Meadows at Longacres 4th Addition. 4. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: a. .Literal enforcement of this chapter would cause an undue hardship. b. The conditions upon which this variance is based are applicable, generally, to other properties in the Single Family Residential district. c. That the purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. d. The alleged difficulty or hardship is not a self-created hardship. 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 of land is located. 1 f. The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. 5. The planning report #06-22 Variance dated June 20, 2006, prepared by Don Asleson, et aI, is incorporated herein. ACTION The Planning Commission denies the Variances from the 40-foot wetland buffer setback for the existing gazebo and patio structures. ADOPTED by the Chanhassen Planning Commission on this 20th day of June, 2006. CHANHASSEN PLANNING COMMISSION BY: Its Chairman g:\plan\2006 planning cases\06-22 schwartz variance\findings of fact.doc 2 Planning Case No. 0(0 - da CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED MAY 1 7 2006 DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT PLEASE PRINT Applicant Name and Ad~ress: n . "7'7Io/11,4S ~J /fh1-L,.4- ..J~_ A'<.Itf-,4Z..- "7 J 7 C. ~L' A,) r ,d:'?..u '/'7cL C~;U/#1Ss-e-~, /?7,J SS"3 f7 Contact: ~O",";f...s Phone:?/2. ?/c, .ot;t'? Fax: Email: .;'L Sc-llw,#:T2-t!? rns h'. C~..~ Owner Name and Address: ~~. Contact: Phone: Email: Fax: Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Interim Use Permit Vacation of Right-of-Way/Easements --4- Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign** - $75 + $100 Damage Deposit Site Plan Review* x Escrow for Filing Fees/Attorney Cost*** - $50 CUP/SPRNAC~AP/Metes & Bounds - $450 Minor SUB . Subdivision* 00 TOTAL FEE $ ~50 - rpcl cK.-* 101310 An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. * Twenty-six (26) full-size folded copies of the plans must be submitted, including an aw' x 11" reduced copy for each plan sheet along with a diQital copy in TIFF-Group 4 (*.tif) format. ** Applicant to obtain notification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of completed application. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. *** Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. CCAtItlED s C h\....,0 OJ .-t L \J a. v \'(x. '(1 (~ LOCATION: 13l to ?;e (l+ ~()W \r-C\..ll LEGAL DESCRIPTION: Lo+ <.c \S\.ac..\::-3 Me6--dlJuJ-s PROJECT NAME: 0-.-+ Lo~o...c (C' S Y-+h A-Jdn TOTAL ACREAGE: . q~ (L(re S WETLANDS PRESENT: X YES NO PRESENT ZONING: Pu D- R REQUESTED ZONING: N / ~ PRESENT LAND USE DESIGNATION: _I<QSIDf'IL-h'aJ - Law 1k(l~I'\j REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: ::.t- . I' em s ~<lC W ~ u....~JerS-bt~ 6 :.....c. #IJ ,u,~ ~(..-7 1Ur.--:- tD ,$ /I * K ~-r' ~:::Z::::::?? '1".5' ~ /i .4-ccd 1- S VPA12-J /4-0 r " ..(:J 0+ 10 1=00 T wer t ,4AJO S2TI3tk..k. ..It) ~7 tua1 ~ /j C-j ~rr--< J:,6tc.{. ;4..$ ~ 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 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 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. ~:.:1 ~ Signature of Fee Owner Date G:\plan\lorms\Dilvelopment Review Application.DOC Rev. 4/05 Mav 15.2006 Development Review Application City of Chanhassen 7700 M~r1rpt Rlwl Chanhassen, MN 55317 Reauest of a variance for Gazebo and adioininl! fire oit located at 7376 Bent Bow Trail. In August 2000 we purchased the above mentioned property from Lundgren Bros. Development. We were told at the time of purchase that a 10 foot wetland buffer existed around the pond shared with five other home sites. We adhered to the buffer restriction as disclosed at purchase. Unfortunately we had no knowledge of a 40 foot Wetland Buffer Setback aligned with a Drainage and Utility Easement which we had no knowledl!e of. Subseauently. as Dart of our overall comorehensive landscaoinl! olan we placed a gazebo and fire pit within this area. Before placing the gazebo and fire pit we applied for and received approval from the association's architectural committee. In olacinl! a call to the city ofChanhassen's rel!ardinl! a permit I was informed that a "kitted" gazebo didn't require a permit. No mention was made at that time that there was a concern as to the placement. So the gazebo and fire pit were built in 2001/2002 and were out within the Drainal!e &Utilitv Easement and the adioininl! 40 foot Wetland Buffer Setback. It was after the chanl!es that occurred to the orooertv north of the Lonl!acres Development and the abnormal water runoff entering the pond adjacent to and shared within our property did we find out about both restrictions. We have since conducted exhaustive research. soent thousand of dollars and hired an indeoendent survey comoanv to determine what we really have as a property. In addition, we have received several bids regarding the destruction, moving or takedown and rebuild of the gazebo and pit onlv to have those alternatives orove to be fmancially imoractical and orove to be too burdensome. Lastly. we are aware that a permit for the Gazebo will be reauired if the variance is approved. A subsequent permit will be requested should variance be approved. ~~-- 7376 Bent Bow Trail tP' Q?O-iRO-ll1" Fnc.~ r\~Nr\"'SSi.N Cln' o;~<6~\\J~O N\~'{ 1 '7 '2.\)\)0 IJ..NNING OE.Pi C""",N"",.,sSE.N P GCAtltIED. CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ) ss. COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on June 8, 2006, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Thomas Schwartz Variance - Planning Case 06-22 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this 1>-\-\--\ day of" \ Ll (\ -L , 2006. ~\~,l, ~ Notary Public I ~ '^ KIM T. MEUWISSEN I ~<. ..~~ Notary Public-Minnesota .... 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ID 0 C = ~ .~ C)~ oc...oE~~~oo;a~Q):mg~mE.~- :~~.--~eO~~~~Ee51o...:a.EE~ C'-B~C.cWIDGeC~o~Io...&~iocuu ..=>~ <(O.!QE~ Q)2~cn::.EUJ1i3~og>Q) !i~c:: .~.~~~~E~2 .g~~Q)~g~~ ~e~g~a.~u~o~_~-eS=RE~'2uU -g @ a.~+: ~ Q) ~ ~- u g.en.g; 0-6 UJB.~ e ffi'~ 80:~'~'i:~m~~~~~~~~~i~~~! ~ui"OEcID!~a.m~Q)~~.~uo~rnQ)oo c ~ 0'- ~ 0 m C) ~ 0 ~ UJ ~ UJ -E ~.r=. .c a.::: ~ .Q ~ 0 :5 a. nt.5 ffi.(;i e !9 ~.~ ~ 0 ~ ~ - ~ c: ~ .5 .5 ~~ ~ ~ & ro E .~ ~ g ; c: t'tJ :@ 8 _ ~ ~ ~ CD .- C:'c u a. ID Q) Q) E E () ID CD 0 UJ .2' e u ~ u 1i3 ocE2C:==~Io...~oE>.c.~~~Q)Q).~~~E ~~~~~~~s~~8u~~~~~~~~~g 0.. ... Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation 01 records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used lor reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error Iree, and the City does not represent that the GIS Data can be used lor navigational, tracking or any other purpose requiring exacting measurement 01 distance or direction or precision in the depiction 01 geographic leatures. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes 9466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable lor any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City lrom any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation 01 records, inlormation and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Inlormation System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction 01 geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes 9466.03, Subd. 21 (2000), and the user of this map acknowledges that the City shall not be liable lor any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City Irom any and all claims brought by User, its employees or agents, or third parties which arise out of the user's access or use of data provided. CARTER W & CARRIE A MUENCH 7284 BENT BOW TRL CHANHASSEN . MN 55317 -6401 THOMAS M & KATHLEEN M KUHL 7289 BENT BOW TRL CHANHASSEN , MN 55317 -7562 JAMES A CHRISTIANSEN & JENNIFER L CHRISTIANSEN 2435 HUNTER DR CHANHASSEN . MN 55317 -8431 STEPHEN NIKRANT & LISA KAY NIKRANT 7300 BENT BOW TRL CHANHASSEN , MN 55317 -6402 STEVEN C & ANNE R FORSLUND 7301 BENT BOW TRL CHANHASSEN , MN 55317 -6402 CHAD A & JENNIFER L ERICKSON 7315 BENT BOW TRL CHANHASSEN , MN 55317 -6402 DAVID C & SUSAN L KIBLER 7329 BENT BOW TRL CHANHASSEN , MN 55317 -6402 WILLIAM 0 DOCE-HEIAM & SUZANNE M DOCE-HEIAM 7348 BENT BOW TRL CHANHASSEN. MN 55317 -6402 KEVIN P & JEAN ANN THAYER 7351 MOCCASIN TRL CHANHASSEN . MN 55317 -7549 RANDALL L & SHELLY A CHRISTY 7377 MOCCASIN TRL CHANHASSEN . MN 55317 -7550 ERIC V & BARBARA F DOREMUS 7371 BENT BOW TRL CHANHASSEN . MN 55317 -6402 DAVID M & JENNIFER S FRITZ 7385 BENT BOW TRL CHANHASSEN ,MN 55317 -6402 MATTHEW M & SUSAN B QUINN 7397 BENT BOW TRL CHANHASSEN , MN 55317 -6402 STEVEN M & CAROLYN B WElBY 7398 BENT BOW TRL CHANHASSEN , MN 55317 -6402 TERRY L & KAREN F RADIL 7415 BENT BOW TRL CHANHASSEN. MN 55317 -6400 BRIAN A & AMY R WUEBBELS 7400 MOCCASIN TRL CHANHASSEN. MN 55317 -7551 JOHN R & STACEY L BOSACKER 7428 BENT BOW TRL CHANHASSEN . MN 55317 -6400 JOHN KEITH & COURTNEY J BRYAN 7406 MOCCASIN TRL CHANHASSEN , MN 55317 -7551 DALE F & JO ELLEN MUELLER 2529 LONGACRES DR CHANHASSEN , MN 55317 -7553 ROBERT & AMY F BUTTERFIELD 2537 LONGACRES DR CHANHASSEN. MN 55317 -7553 ALLISON L CRAIG & ROBERT W CRAIG 2547 LONGACRES DR CHANHASSEN ,MN 55317 -7553 BRIAN P & DIANE M LARSON 2427 HUNTER DR CHANHASSEN . MN 55317 -8431 DOUGLAS L & EILEEN H PETERSON 7320 BENT BOW TRL CHANHASSEN , MN 55317 -6402 KENNETH & KIMBERLY SWITALSKI 2563 LONGACRES DR CHANHASSEN . MN 55317 -7553 DANIEL J & KRISTlE M WIGGER 2419 HUNTER DR CHANHASSEN , MN 55317 -8431 MARK S & PAMELA J GOLENZER 7334 BENT BOW TRL CHANHASSEN . MN 55317 -6402 KURT W & MICHELLE K ODDSEN 7325 MOCCASIN TRL CHANHASSEN , MN 55317 -7549 KARLENE A JOHNSON 2403 HUNTER DR CHANHASSEN. MN 55317 -8431 JAMES W & STACIA L SPEIGHT 7361 MOCCASIN TRL CHANHASSEN , MN 55317 -7550 DAVID M & ELIZABETH 0 KUCERA 2572 SOUTHERN CT CHANHASSEN. MN 55317 -7547 MICHAEL J NELSON & COLLEEN I D NELSON 7357 BENT BOW TRL CHANHASSEN . MN 55317 -6402 MICHAEL T & MARY T K MAESER 2584 SOUTHERN CT CHANHASSEN . MN 55317 -7547 MICHAEL P SMITHSON & JULIE R LARSON SMITHSON 7389 MOCCASIN TRL CHANHASSEN , MN 55317 -7550 ROBERT M & KATY S KEELER 7399 MOCCASIN TRL CHANHASSEN ,MN 55317 -7550 JON E FREEMAN 2575 SOUTHERN CT CHANHASSEN , MN 55317 -7547 WILLIAM E & KIM M WHITE 2585 SOUTHERN CT CHANHASSEN , MN 55317 -7547 DAVID JOE & PAULA M WARD 7483 MOCCASIN TRL CHANHASSEN . MN 55317 -7552 BART JAY & REBECCA LYNN EDDY 7433 BENT BOW TRL CHANHASSEN ,MN 55317 -6400 GEORGE E II & JACQUELINE TYSON 7414 MOCCASIN TRL CHANHASSEN. MN 55317 -7551 MICHAEL W & JENNIFER APPANEAL 7424 MOCCASIN TRL CHANHASSEN. MN 55317 -7551 THOMAS B & LAURA E PAPAS 7434 MOCCASIN TRL CHANHASSEN. MN 55317 -7551 JOHN 0 ESCH & LEAH HAWKE 7444 MOCCASIN TRL CHANHASSEN. MN 55317 -7551 ALLAN D & ELIZABETH D REDING 7457 BENT BOW TRL CHANHASSEN. MN 55317 -6400 DAVID G & STACEY R HURRELL 7460 BENT BOW TRL CHANHASSEN. MN 55317 -6400 PAUL D & ELIZABETH S MILLER 7473 BENT BOW TRL CHANHASSEN . MN 55317 -6400 MATTHEW JEFFREY THOMAS 2555 LONGACRES DR CHANHASSEN. MN 55317 -7553 DAVID E & CONNIE S MOORE 7330 MOCCASIN TRL CHANHASSEN . MN 55317 -7549 TIMOTHY J & JENNIFER A LORGE 2589 LONGACRES DR CHANHASSEN , MN 55317 -7554 LEONIDAS & KRISTINE CHECHERIS 2411 HUNTER DR CHANHASSEN . MN 55317 -8431 BRIAN A & KIMBERLY A WELLMAN 7343 BENT BOW TRL CHANHASSEN . MN 55317 .6402 CHARLES ARNOLD BOBERTZ & MARY BOWAR BOBERTZ 2401 HUNTER DR CHANHASSEN . MN 55317 -8431 PATRICK S & SHERYL M ROGERS 2596 SOUTHERN CT CHANHASSEN , MN 55317 -7547 MICHAEL E & ANNE M RYAN 2595 SOUTHERN CT CHANHASSEN ,MN 55317 -7547 NEAL R & NANCY J SIMON 7490 MOCCASIN TRL CHANHASSEN . MN 55317 -7552 JAMES L & LISA R COLBERT 7454 BENT BOW TRL CHANHASSEN, MN 55317 -6400 KHAI & HEATHER TRAN 7474 MOCCASIN TRL CHANHASSEN. MN 55317 -7552 JOSEPH RANDY WILLIAMS & ANN L WILLIAMS 7476 BENT BOW TRL CHANHASSEN , MN 55317 -6400 Public Hearing Notification Area (500 feet) Schwartz Variance Planning Case No. 06-22 7376 Bent Bow Trail City of Chanhassen ~ ,I' CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.22r1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site WIIW.ci.chanhassen.mn.us November 2, 2005 Thomas and Paula Schwartz 7376 Bent Bow Trail Chanhassen, MN 55317 Re: Structures within Easements and Setbacks at 7376 Bent Bow Trail (Lot 6, Block 3- The Meadows at Longacres) Dear Thomas and Paula: The City of Chanhassen experienced significant rain events during the month of September. As a result of those rain events, the City became aware of some issues with its storm water conveyance system. One of the issues that became evident to City staff involves your property and has been aggravated by landscaping and construction activities at the above address. Currently, a garden area with timber walls, gazebo and a patio area exist on your property. These are located within drainage and utility easements, conservation easements and/or wetland buffers and setbacks. There are several issues with the structures as installed: 1. The garden area and associated timber walls are located in an area that was designed to function as an emergency overflow for the wetland just north of your home. Without an emergency overflow, the wetland could raise to an artificially high level, threatening to flood homes adjacent to the wetland. 2. The gazebo and patio are located within a conservation easement, a wetland buffer and a wetland buffer setback. These areas are protected by the conservation easement, as well as by Chanhassen City Code. No structures are allowed within these areas. Additionally, further review of your property file revealed that a building permit for the gazebo structure has not been issued. To bring your lot into compliance with Chanhassen City Code, The following issues must be addressed: 1) Restore the emergency overflow swale for the wetland. The garden and all associated structures must be removed from the emergency overflow swale and the drainage easement as illustrated on your lot survey. As part of the removal, you, must re-install the swale that has been removed as part of the garden installation. As indicated above, the swale that was removed is critical to the proper functioning of the storm water system in your neighborhood. Without the capacity to overflow in high water situations, the wetland is more likely to cause flooding problems within your neighborhood. The City 01 Chanhassen . A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. ~. .. <,.~ 2) Relocate the patio and 2azebo. The gazebo and patio must be moved outside the drainage and utility easement, conservation easement and the 40 foot wetland buffer setback (please see enclosed survey for details) or removed from the property. Additionally, a permit shall be obtained from the Chanhassen Building Department for the construction and/or moving of the gazebo. If you do not wish to move or remove the structures, you may apply for a variance from the 40 foot wetland setback and wetland buffer requirements. The variance process is a public process that allows public input before the Planning Commission and/or City Council make a decision. As part of the variance process, you will be required to submit an updated survey illustrating the gazebo and patio locations, the drainage and utility easements, conservation easements, wetland buffer setbacks, edge of wetland and wetland buffer monuments as currently shown on your survey. This process does not guarantee that you will be able to keep your structures in place if the Chanhassen City Council decides to deny the request for a variance. In order to leave the structures in place, you would also need to receive relief from the conserVation easement requirements. This would occur immediately following, or concurrent with, the variance process. 3) Replace wetland buffer monuments. The wetland buffer monuments must be replaced to the locations shown on your lot survey. If you do not have the buffer signs, the City has them available at a cost of $20 per sign. I have enclosed a copy of your property survey, the portion of Chanhassen City Code that addresses wetland buffer and setback requirements, and the documents that you will need to apply for a variance if you decide that you would like to pursue a variance or variances. In the future, please submit any proposed improvements for a zoning compliance review with the Chanhassen Planning Department to avoid violation of City Code. A zoning compliance review is free and essential to ensure that the proposed improvement complies with all city ordinances. If you have questions, feel free to contact me at 952.227.1106. I appreciate your cooperation in addressing this issue. Sincerely, CITY OF CHANHASSEN --;:? t:L Don Asleson Natural Resource Technician . .'t Enclosures: 1) 7376 Bent Bow Trail (Lot 6, Block 3, The Meadows at Longacres 4th) Lot survey dated March 2000. 2) Section 20-406 of Chanhassen City Code 3) Variance application documentation Thomas and Paula Schwartz - 7376 Bent Bow Trail, Chanhassen, MN 55317 November 15, 2005 Don Asleson City of Chanhassen 7700 Market Blvd. Chanhassen, MN 55317 Dear Mr. Asleson; This communication is in response to your letter dated November 2, 2005 and the subsequent telephone call on November 14, 2005. You have requested that we remove the garden area which aHegedly interferes with the natural swale of the pond. I am requesting that the City of Chanhassen grant us additional time (Spring, 2006) to research our options; review with legal counsel the requests that you put forth; have time to apply for variances (if necessary); and if necessary, prepare and budget for the significant changes you have requested in our property. You have requested that the garden area be removed to return the "emergency overflow swaJe to its original state". I wish to reiterate that we have made NO CHANGES to the original grade of this swale. The garden has been in existence since 2001 with no adverse effect on drainage throughout our property. Secondly, you are requesting that we put in place the "wetland monuments". These monuments did not exist when we purchased this property in 2000, nor were we informed of such monuments by Lundgren Bros (the seHer) or the City of Chanhassen which granted us certificate of occupancy without these monuments in place. These changes have initial estimates in excess of$15,000! The financial hardship you proposed is rather staggering and I hope the city understands I am still very uncertain as to the implications of what's being requested and therefore need time to do my homework and to seek advice from those who are better versed in these matters. With these considerations I think it best if we cancel our meeting which was scheduled for Friday, November 18. It is our hope that we can reach a mutually acceptable agreement. SURVEY ,FOR: LUNDGREN BROS. 60120~619 569/28 (101-52) I EXISTING L BUILDING I ----1 1, ., (-,- .....; ~. '.1 , -e- I SCHOELL & MADSON, INC.- ENGINEERS . SURVEYORS . PlANNERS SOIL TESTING . EtMRONMENTAL SERVICES 10580 WAYlATA BOUlEVARD. SUITE 1 MINNETONKA. MN 55305 (612) 546-7601 F"A)(:546-9065 It /' EMERGENCY OVERFLOW SWAUE~ VACANT \ . "E\ \., N830 16' 4-8 110.26 o~o ~ . I J \ . \ }' ~V'> C/J -. :JIY o,.(Q -':0) -A. 0,. II ~ -----.. -" -~ ~'% €.tS~f:.4G'€, 'E:"rj- <f: u.... 11(1l}- , ~l CONTROL' . Lr.noS\04'.~' AMn1C1't l<I" lAf1 ,.V. INfifP-.t.l- T'fP;HOWN ON n~t ~ 10 ' t:I:.MCW~G AS 0'"- ~ur'1EY PR\O'....U~.1'1 lOT \S I"l;;r'i . '1\1'" f'" '. . If'.tN .",~~ c.tRl\~\t ~'j" tH) W~.iN ..,. \I\J'~TtR "~....rrlO~,, ;Y" tll"Il>.IG 'It' It aAoJ ~1\.CI"'.;'''':',~ A"feD; rh.;!"'ll~ 1\ . BALES. ~fU"l, \11 \..."f \i~~t.T. l' AKED H..... 't, ' ~O~'l5.1RUcn~~ ~f ftt'\C\NG , t ,.~c., \N lJr.; \)~ V~f;;V - CURB GENERAL NOTES: BENCHMARK: Top of iron monument, as shown Elevation =992.48 (NGVD-19.29 Datum) 6. 7.' 8. ~ 1. . - Denotes iron monument. 2. x890.0 - Den,otes existing sp'ot elevation. 3. x(890.0) ~ Denotes' proposed spot elevation. 4.,..-- - Denotes direction of surface ,drainage. , 5. Proposed garage floor = 994.0 (DROP GARAGE 1 COURSE) Proposed top of foundation = 99.5.0 Proposed 'basement floor = 987.0. - - Denotes wetland buffer monument.. DESCRIPTION: Lot 6, Block 3, THE MEADOWS, AT LONGACRES 4TH ADDITION. CITY OF CHANHASSEN !Rll!(gIEOWIElQ) ~qAR 2 7 2000 I hereby'certify. that this survey was prepared !,under my supervision and that I am a Licensed Land Surveyor' under the laws of the State of Minnesota. ..~td~ Bruce W. Skipton ENGINEERING OEPT. This drawing has lrn. hhecked and reviewed this I -r. day of /Y1 A---.etJ-J.f " ~-:btlOP by ......:J:p -d. . ~~ <1~ 40 0 I---l _ I 40 I 80 I Date: 3-9-00 : 120 Feet . I . License No. 17768 .'1;.... . .. ~~BR~:~~ ~.=:. ~ '. . -::'1.IUi~""'~"~'-"noo -- ~~ -'1- .. 60120~619 569/28 (10'1-52)', I EXTSTlNG I L 8UilDING --~.J ~' I. I -.- ~ .. ...1 . SCHOEl-L . & MADSON, INC.' ENGINEERS,. SURVEYORS 1ft PlANNERS SOIL TESTING. ENVIRONMENTAL SERVICES 10580' WAYlATA BOUlEVARD, SUITE 1 MINNETONKA. MN 55305 (6~2) 546-7601 . FAX:546-9065 i i VACANT :~ . ;t' '\ "E\ \,. NB301 6' 4-8 '\ 10.26 I I . .f o~\) ~ ~ 01~C)1 3 ~~~ .~nJ~~Eo~~) \ . '. . ~. F . VJ ""'" :J/J QJCO -..~ Cb -A 0:>. ~, ,~ f (~~)\/r:D j~:rrl~J~-.o~ t:.-:-:-~~y;:;r~__..:. f~':':~~:T I,,, ;d-' . ,., .. ,- :..' ~ / ~ I ",.. 0 t -: .~... ,~: 1'1. ~'. f L>:!"! W;';::. Lj~~-"', L- 0.... ... . -~\:.I...I~~ . ", ~ /:' -~\ , C?> \) ~ "\.... / C1'. ,~~ '\ 01"..0.> e:,,:>'f-. A' / .~ < " " . > k-~~c; / ~0 rS . <<,x: -w ' . / . ~'\J .< : ~, -'" . --~ ~~ €4s€'Z4G't. ~I\tl' ~ (; "r. I '(fly , <I"'1..'nl!O'] . , i rli'''!I,.~'I-.:'t ~ 5'4.,':; .... , , 1 ~ [1 ('} S~:!) l!i~ :." ~.). ,:,'i... ~ t~1 D !.() it " I l;\.~, VW'~J)~ _--- .....~"'.r."I~;},. "JI~~.~f.: Pl}.\.f:t f"'~.(.... ~ \Il\lSi' !i\v,. ~ I ~ m i: '(' \.;v ~~ I,J :,a l.:~., ;" "l<(:!; . f;:~;~l;;~::~~ :?~'~~~;~f\i.~j~~;~1~~'~!0:;:c; LOT is "'/ f."i' .. , l:'f'~, ,f~o.~ \i:-! /,f~~ n ~o t,;1 rI. _, r, t ~ 1 ;f~ \'~g H'~ ~ ~.. - ~ ,(/ t~ 1 U ~l'. ~~: rt." '!~ ',). ~) \J &'1. ~ r~ .d ~/: ,,~!o,. ~ t ~ f'ri'\A lj 61 rt;\,r~, \f.~~~0~'S<f'A!:~~~:~~~- ~J."'~"- . t" ~:l1: ~ 0, t ~i'" \1# ''n') U "+ 1(' *'" ,- ~:,~ \'.c,~ \ N ~ . ~:~'it:~r.R'-q"'~ l "", ~ ~t"~~, ~ tJt ~ .~-",,, .. ~ ..,.., t; ~'"\\ \ ~~ t.-. '! (... ~P' ~~ t:. l.~ :1 ~ ~~, , - CURB. , GENERAL NOTES: BENCHMARK: . Top. of . ir9n 'monument, as shown Elevation == '992.48 (NGVD-1. 9,~9 Datum) 6. 7.'- 8. ~, 1 .. Den.otes iron monument. 2. x890.0 Den.otes existing' sp-ot eJevation~' 3. x(890.0) ~ Den'qtes" pr6po'sed spot elevation. 4. ~ - Denotes direction of surface,. ,drainag.e. 5. Propose'd .garqge floor. = 994.0 (DROP GARAGE 1 . C6U.RSE) , Proposed top of foundation. = 99.5.0' Propos~d 'ba's~menf floor = 987.0': '-. "Denotes wetland buffer mon'ument.. DESCRIPTION: Lot 6,' BJock 3, THE MEADOWS_, AT LONGACR,ES , '+T~ ADDITIOt~. ENGINEERING OEPJ: ! \ I hereby" "c~rtifY . that this' survey was' prepare'd \un'der my supervision and that I am a Licerised '. land Surveyor'. under '. the laws of the state of Minnesota. ..~~ttI ~ Bruce W. .Skipton CITY OF CrfAr\tHASSEN lFJ~@rgQW~fQ) ~1AR 2 7 2000 Thl~ drawin~ h~s' ~e~t} checked and r~vlewed this I L ~h doy of ~;l2 L'1/l /. *97 ~1-t{ Vi:> by ".,dr 4. .. t~---n 4~tfl . 40. ~ o .......... , ~ 40. I .80 ! Date: 3-9-00 : 120 Feet ~ 'License No~ 17768 "'f!,;~'''~~~..~e~''''1..~'~J~tll!.f.'4~':r'~1~l''fJ1~~"Mn41~t~~ll':1::"~~....:J'~.f:&.:.t~I1".~~,,~~~~'~..c~~~n._T1IIr_rn...~~ . ~". ,-~:-- "~,,:~:,,",,, ,... .-~"r ~_ . ' ________~....IPoIII9'1Il..'~I1!f1f..~....~..~~"I-mQ:J;.'....i:7l1\>~~l~~r:;G'l;.~I'Y...,~TIP.."'~;~\,w~ll~h~~'i:':'1,.t~.t~!~.: ,):.h"f." L ;:: ~ - ~ ~ e l , m I~ I~ ~ . ~ g ~ i l !H Hi , ! ii; 0 i-l i Ii I" p ; ,~ u ~ , rr I I! 'lP , : -~ ."; .' [;i j l ~~; " i: ~ t t ~ . n I Ii , l. t ~ ;~ -- , m i. III t i d ! ! .' f j i r,=~ f . oil{; ~i r ~~i ~ ~j tP. ~fi ! fti !' t-d d H ~ !;! " . i5 f~ ;:; Ii ~ 11 -,~ . " ~ ., .. .. j& H < ! " I , I I I I I If t: I!/ "';? .... 'i:f1L ~' '" ~ ( ).. '.. " ~ -' I I I ~, c ! L ~ -~e-v- ''f''} ). I',J (') ~:~ IJ \.) ..../ f.') ). ). --" ~~./.~~'" -- - ; ,":'...... .5 / ~<- o.c-- if---~, .... f,:,~, I;-----f'-~- \ '" '7-- ..:~, II Iii ./' 11 t'" ' '-""~'~ Ii ~!i J 1~ ~ "f:, L' ;,; ~~-..j \ \ ", ~kz~ ,,? ../ -, -' - ':',-S~ 1 \ \ ...<>~ ~~!~~ :i, / '--,"':::';z tt~..... '\ '\ ~~~~~ ", / ... \: / J ~ / ...,;:\. \ \ N ,ti'/ / t\. /// \ f\..tf"i\. ,,\ .... ../ '" '~ II I '~;J~ ',~ .'. " ,.} ~~<.. \\ \" ' <"- ..-"(---.!./~ I'" "" \ ", ____ _ _ _ __ ~ ..... ,\' ~" ~ ..... ;:" 4. S ). ,). t> " t> " '. I) (J ~':. ~':- ..) ,;,.. h " ~J a; ~ ~. ,. (} " '- , ---.....-'".;- o \i '. " c r.-) ). t> <> " () <, ~) ). r) f.') "'~':~7'~ ? / ' / ~ / / / / / // /' ~ -- -- -- -- -- -- / / / /--\ ,/./ \ / // \ / / \ / \ // \ / \ / \ '.,\ " ~ I~ ;; 8 ~ ~'i: a <:'~ 9 z F a ~ ~ ~ ~~ ~ z~ - " BOUNDARY, LOCATION, & TOPOGRAPHICAL SURVEY PREPARED FOR 7376 BENT BOW TRAil CHANHASSEN, MN 55317 (~3- r-'fs p..... ~~THRE-BERGQUIST. INC. 150 SOUTH BROADWAY WAYIATA. MN_ 55391 (952) 476-6000 . , , ;;u m < en 0 z . en ~ TOM SCHWARTZ