The URL can be used to link to this page

2. Bixby Variance Request ~ z -< u ~ ~ ~ ~ -< -< ~ -< ~ ~ ~ ~ rJJ. PC DATE: October 3, 2006 [lJ CC DATE: October 23,2006 CITY OF CHANHASSEN REVIEW DEADLINE: October 31, 2006 CASE #: 06-31 BY: JM STAFF REPORT PROPOSAL: Request for a 16.1-foot front yard setback variance to construct a one-stall garage with a 13.9-foot front yard setback and a 3.21 % hard surface coverage variance on property located in the Single Family Residential (RSF) zoning district at 3735 Hickory Road. LOCATION: 3735 Hickory Road Lot 5, Block 2, Red Cedar Point Lake Minnewashta d~ APPLICANT: Edward & Cheryl Bixby 3735 Hickory Road Chanhassen, MN 55317 PRESENT ZONING: Single Family Residential (RSF) 2020 LAND USE PLAN: Residential- Low Density (Net Density Range 1.2 - 4u/Acre) ACREAGE: 0.13 acres (5,991 square feet) DENSITY: NA SUMMARY OF REQUEST: Request for a 16.1-foot front yard setback variance to construct a one- stall garage with a 13.9-foot front yard setback and a 3.21 % hard surface coverage variance on property located in the Single Family Residential (RSF). The property does not currently have a garage. 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 Bixby Variance Request Planning Case No. 06-31 3735 Hickory Road City of Chanhassen Lake Minnewashta SCANNED Bixby Variance Planning Case #06-31 October 3, 2006 Page 2 SUMMARY OF PROPOSAL The subject property is a nonconforming lot of record and is located on Lake Minnewashta's Red Cedar Point at 3735 Hickory Road, and is zoned Single Family Residential (RSF). The applicant is requesting a 16.1-foot front yard setback variance from the required 3D-foot minimum front yard setback requirement and a 3.21 % hard surface coverage variance from the 25% impervious surface restriction for the construction of a one-stall garage. Ordinance Proposed Detached Accessory Structure 1,000 sq. ft. 280 sq. ft. Area (RSF) maXimum Front Yard Setback 30' 13.9' Side Yard Setback 10' 10' Hard Surface Coverage 25% 28.23% The zoning ordinance states that eaves may not encroach into the required setback if a variance is granted. In this case the front of the proposed garage will not have an overhanging eave; therefore, the setback will be measured from the foundation of the proposed garage. APPLICABLE REGUA TIONS Sec. 20-615. Lot requirements and setbacks. (5) The maximum lot coverage for all structures and paved surfaces is 25 percent. (6) The setbacks are as follows: a. For front yards, 30 feet. b. For rear yards, 30 feet. c. For side yards, 10 feet. Sec. 20-908. Yard regulations. (5) The following shall not be considered to be obstructions {variances granted from a reQuired setback are not entitled to the following additional encroachments}: a. Into any required front yard, or required side yard adjoining a side street lot line, cornices, canopies, ~, or other architectural features may project a distance not exceeding two feet, six inches; Sec. 20-904. Accessory structures. (a) A detached accessory structure, except a dock, shall be located in the buildable lot area or required rear yard. No accessory use or structure in any residential district shall be located in any required front, side or rear setback with the following exceptions: Bixby Variance Planning Case #06-31 October 3, 2006 Page 3 Sec. 20-905. Single-family dwellings. All single-family detached homes shall: (2) Conform to the following standards for living areas: d. A two-stall garage must be provided with the single-family structure. BACKGROUND The subject property was platted as part of the Red Cedar Point Lake Minnewashta Subdivision which was recorded on August 30,1913. The subject property is nonconforming in that it does not meet minimum lot area requirements for the RSF zoning district. At 5,991 square feet the subject property is 40% the size of the required minimum lot size for the RSF district which is 15,000 square feet. The subject property also does not meet lot frontage requirements and does not contain a two-stall garage. Currently, vehicles are parked on a gravel pad located in the front yard with access to Hickory Road. Staff conducted a survey of variances granted on Red Cedar Point and found the following cases: RED CEDAR POINT VARIANCE HISTORY Address Variance Variance File Number 3633 South 22.5-foot front yard setback variance, a 15.8-foot front yard Cedar Dri ve 06-04 setback variance and a 2.39% hard surface coverage variance for the construction of a modified three-stall garage 3637 South 19.3-foot front yard setback, 6.2-foot lakeshore setback Cedar Dri ve 04-07 and a 15% hard surface coverage variance (built to 31.66%) for the expansion of a single-family home 3628 Hickory 13-foot front yard setback, 2-foot front yard setback and 5- Road 02-05 foot side yard setback variances for the construction of a garage. 3733 Hickory 18-foot front yard setback variance, 6-foot side yard Road 00-09 setback variance and a 5 % hard surface coverage variance for the construction of a two-stall garage 7201 Juniper 98-07 1l.5-foot front yard variance for the construction of a home Avenue addition 3705 South Two 7-foot side yard setback variances, a 31-foot Cedar Dri ve 96-04 lakeshore setback variance and a 25 % hard surface coverage variance. 3618 Red Cedar 93-06 IS-foot lakeshore and 8-foot side yard setback variances Point Road for the construction of a porch and deck Bixby Variance Planning Case #06-31 October 3, 2006 Page 4 Address Variance Variance File Number 3841 Red Cedar 93-03 2-foot side yard setback variance for the construction of a Point Road two-stall garage 1.5-foot side yard and 14.5-foot lakeshore setback 92-01 variances for the construction of an attached two-stall 3607 Red Cedar garage Point Road 7.5-foot lakeshore setback variance for the construction of 81-08 a deck and a 13.5-foot lakeshore setback variance for the construction of a 6' x 6' stairway landing pad 3727 South 91-04 79-foot lot frontage variance for the construction of a Cedar Dri ve single-family home 3605 Red Cedar 4-foot & 2-foot side yard setback variances and a 26-foot Point Road 88-11 lakeshore setback variance for the construction of a garage and home addition 3725 South 87-15 12-foot front yard, 3-foot side yard, 40-foot lot width and Cedar Drive 13, 000 sq. ft. lot area variances 3629 Red Cedar 12-foot front yard setback and two 3-foot side yard setback Point Road 87-13 variances for the demolition of an existing cabin and the construction of a new home 3601 Red Cedar 87-10 45-foot lakeshore setback variance for the construction of a Point Road single-family home 3701 South 85-27 5-foot front yard and 35-foot lakeshore setback variances Cedar Drive for the construction of a single-family home 3713 South 85-26 15-foor front yard setback variance for the construction of a Cedar Drive two-stall garage 3624 Red Cedar 85-20 4.8-foot side yard and 1.8-foot front yard setback Point Road variances for the construction of a garage 3707 South 84-18 20-foot front yard setback variance for the construction of a Cedar Dri ve garage 3613 Red Cedar 12-foot front yard, 2-foot side yard and 7-foot lakeshore Point Road 83-05 setback variances for the construction of a single-family home 3732 Hickory Two 2-foot side yard, 50-foot lot width and 33-foot 82-12 lakeshore setback variances for the construction of a single- Road family home Bixby Variance Planning Case #06-31 October 3, 2006 Page 5 Address Variance Variance File Number 3607 Red Cedar 81-08 13.5-foot lakeshore setback variance for the construction of Point Road a deck STREETS The existing right of way width on Hickory Road is 30 feet, which is substandard. Typical right of way width is 60 feet; 50 feet in environmentally sensitive areas. At this location Hickory Road is approximately 18 feet in width. City Code requires minimum 24-foot wide rural (Le. no curb or gutter) streets within this zoning district. Within the next five years staff anticipates that the streets within Red Cedar Point will be reconstructed due to the poor condition of the streets and the utilities. Reconstruction work within this neighborhood will be challenging since the majority of the right of way within the area is substandard and existing structures are quite close to the right of way. Based on traditional construction techniques and the depth of sanitary sewer and watermain, staff estimates that the excavation limits for the utility replacement will be approximately 47 feet wide. Additional space will be required to place material excavated from the construction trench. Considering that the right of way width in this area is only 30 feet, staff is aware that special construction techniques will likely be required for the future project. Perimeter drainage and utility easements were not included on the Red Cedar Point Lake Minnewashta plat; therefore, space required for the project outside of the 30 foot right of way will need to be secured by permanent and/or temporary easements. In order to keep project costs to a minimum, engineering is attempting to preserve a construction corridor free of structures to provide adequate space for construction. Engineering staff recommends that the garage be set back a minimum of 18 feet from the Hickory Road right of way to ensure that there is adequate space to park a passenger vehicle in the driveway should Hickory Road be widened to the southern edge of the right of way in the future. ANALYSIS 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 is on site. A reasonable use is defined as the use made by a majority of comparable property within 500 feet. In this case, because the subject property is located in the RSF zoning district, a reasonable use is a single-family home with a two-stall garage. Therefore, the applicant currently does not have reasonable use of the property. The subject property is only 5,991 square feet in area (40 feet wide by 150 feet in depth) so location options for the garage are limited. Only 25 percent of the property may be covered with hard surface, including structures with roofs, sidewalks, patios and driveways. Since the subject property is only 5,991 square feet in area, only 1,497 square feet of the site can be covered with impervious surface. The buildable area is limited by the required 30-foot front and rear yard setbacks and lO-foot side yard setbacks. Bixby Variance Planning Case #06-31 October 3, 2006 Page 6 HARD SURFACE COVERAGE CALCULATIONS Applicants Garage wI staff Garage meeting Existing (sq. Proposal (sq. recommended 18- 30-foot setback ft.) ft.) foot setback (sq. (sq. ft.) ft.) Lot Area 5,991 5,991 5,991 5,991 House 850 850 850 850 Porch 208 208 208 208 Concrete 164 159 153 134 Retaining Walls 27 27 27 27 Shed 104 0 0 0 Landscaping wI 43 0 0 0 plastic Garage 0 280 280 280 Driveway 192 (gravel) 166 216 360 TOTAL 1,588 1,690 1,734 1,859 Hard Cover 26.51 % 28.21 % 28.94% 31.03% Percentage The applicant could construct a one-stall garage on the property without the need for a front yard setback variance; however, increasing the proposed front yard setback would significantly increase the hard surface coverage on the lot due to the need for additional driveway. A variance to the hard surface coverage restriction would still be necessary. As proposed, the subject property would contain a 13.9-foot driveway. Approximately 5.5 feet of the proposed driveway would lie in the right-of-way. The total length of the proposed driveway will be 19.4 feet, thus meeting the City ordinance requiring parking spaces to be 18-feet deep. However, if Hickory Road is widened in the future the applicants' driveway would be shortened, thus, bringing it below parking space standards. By requiring the garage to be setback 18-feet from the front property line the applicant will be ensured the use of at least an 18-foot driveway. The increased setback will increase the hard surface coverage variance, however, staff feels the recommended 18-foot setback and associated hard surface coverage of 28.94% are reasonable and is recommending approval of such variances. The applicants proposal would place the garage 27- feet from the principal structure whereas staffs recommendation would place the proposed garage 23-feet from the principal structure. It should be noted that the applicant has made an effort to minimize the amount of hard surface coverage to be placed on the property by proposing the construction of a one-stall garage rather than a two-stall garage and reducing the length of the proposed driveway. The applicant is proposing to remove an existing storage shed and landscaping with a plastic liner if the variance request is granted. The combined hard surface coverage of these two items to be removed total 147 square feet, or 2.45% of the lot area. As the "Red Cedar Point Variance History" chart above will show, there are numerous properties in this neighborhood that have received variances from setback and hard surface coverage restrictions. Staff reviewed surveys of surrounding properties and found that the homes on the north side of Bixby Variance Planning Case #06-31 October 3, 2006 Page 7 Hickory Road meet all required setbacks because the homes were built in the 1980's and 1990's. Carver County records indicate that the homes on the south side of Hickory Road were constructed in 1930 and are small cabin-like structures based upon square footage. The property immediately adjacent to the subject property on the east (3733 Hickory Road) was granted a variance in 2000 for the construction of a two-stall garage. In that case an 18-foot front yard setback, 6-foot side yard setback and 5% hard surface coverage variances were granted. The proposed garage will not be constructed any closer to the front property line, or street, than the garage at 3733 Hickory Road. Because the property currently cannot be put to reasonable use due to the lack of a two-stall garage, staff is recommending approval of a variance for the construction of a one-stall garage with an 18-foot front yard setback and an increase in hard surface coverage (28.94%) necessary to serve the garage. 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 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 cause an undue hardship. Due to the lack of a two-stall garage on the property the applicant does not have reasonable use of the property. 2. 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 all properties that lie within the Single Family Residential District. Due to the unique character of Red Cedar Point, there are numerous properties in this neighborhood that have received variances from setback and hard surface coverage restrictions. 3. 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 proposed development will increase the value of the property. However, construction of a one-stall garage would bring the property closer to compliance with City Code. Bixby Variance Planning Case #06-31 October 3, 2006 Page 8 4. The alleged difficulty or hardship is not a self-created hardship. Finding: The alleged hardship is not self-created because the property does not contain a garage. The property was platted in 1913. The subject lot represents only 40% of a standard lot in the RSF district. 5. 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 granting of a variance for a one-stall garage would not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located because the proposed garage would not depart from preexisting neighborhood standards. The granting of a variance for at least a two-stall garage would be necessary to bring the site into compliance with City Code. 6. 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 one-stall garage will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets. RECOMMENDA TION Planning Commission has the option to either approve motion A (staff recommendation to accommodate for future right-of-way expansion) or motion B (applicant proposal). Staff recommends that the Planning Commission adopt motion A: A. "The Planning Commission approves Variance #06-31 for a I2-foot front yard setback variance to construct a one-stall garage with a I8-foot front yard setback and a 3.94% hard surface coverage variance on property located in the Single Family Residential (RSF) with the following conditions: 1. A building permit is required for the construction of the garage. 2. A revised survey showing proposed structures and hard surface coverage data must be submitted with the building permit application." B. "The Planning Commission approves Variance #06-31 for a 16. I-foot front yard setback variance to construct a one-stall garage with an I3.9-foot front yard setback and a 3.21 % hard surface coverage variance on property located in the Single Family Residential (RSF) with the following conditions: 1. A building permit is required for the construction of the garage. Bixby Variance Planning Case #06-31 October 3, 2006 Page 9 2. A revised survey showing proposed structures and hard surface coverage data must be submitted with the building permit application." ATTACHMENTS 1. Findings of Fact - Applicant Proposal. 2. Findings of Fact - Staff Recommendation. 3. Development Review Application. 4. Letter from Ed Bixby to the City of Chanhassen dated August 18,2006. 5. Lot Survey. 6. Aerial Photograph. 7. Pictures of neighborhood garages with reduced setbacks. 8. Map of Red Cedar Point Variances. 9. Property Tax Statement. 10. Public Hearing Notice and Affidavit of Mailing. g:\plan\2006 planning cases\06-31 bixby variance\staff report. doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND ACTION (Applicant Proposal) INRE: Application of Ed & Cheryl Bixby for a 16. I-foot front yard setback variance to construct a one-stall garage with a 13.9-foot front yard setback and a 3.21 % hard surface coverage variance on property located in the Single Family Residential (RSF) District- Planning Case No. 06-31. On October 3, 2006, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the Application of Ed & Cheryl Bixby for a 16.1-foot front yard setback variance to construct a one-stall garage with a 13.9-foot front yard setback and a 3.21 % hard surface coverage variance on property located in the Single Family Residential (RSF) District at Lot 5, Block 2, Red Cedar Point Lake Minnewashta. 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 Single Family Residential (RSF). 2. The property is guided by the Land Use Plan for Residential - Low Density (Net Density Range 1.2 - 4uJ Acre). 3. The legal description of the property is: Lot 5, Block 2, Red Cedar Point Lake Minnewashta. 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 #06-31 Variance dated October 3,2006, prepared by Josh Metzer, et aI, is incorporated herein. ACTION The Planning Commission approves the Variances from the front yard setback and impervious surface restrictions of the Single Family Residential (RSF) District for the construction of a one-stall garage on property zoned RSF. ADOPTED by the Chanhassen Planning Commission on this 3rd day of October, 2006. CHANHASSEN PLANNING COMMISSION BY: Jerry McDonald, Its Chairman g:\plan\2006 planning cases\06-31 bixby variance\findings of fact - applicant proposal.doc 2 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND ACTION (Staff Recommendation) INRE: Application of Ed & Cheryl Bixby for a I2-foot front yard setback variance to construct a one-stall garage with a I8-foot front yard setback and a 3.94% hard surface coverage variance on property located in the Single Family Residential (RSF) District - Planning Case No. 06-31. On October 3,2006, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the Application of Ed & Cheryl Bixby for a I2-foot front yard setback variance to construct a one-stall garage with a IS-foot front yard setback and a 3.94% hard surface coverage variance on property located in the Single Family Residential (RSF) District at Lot 5, Block 2, Red Cedar Point Lake Minnewashta. 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 Single Family Residential (RSF). 2. The property is guided by the Land Use Plan for Residential - Low Density (Net Density Range 1.2 - 4uJAcre). 3. The legal description of the property is: Lot 5, Block 2, Red Cedar Point Lake Minnewashta. 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. I 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 #06-31 Variance dated October 3,2006, prepared by Josh Metzer, et aI, is incorporated herein. ACTION The Planning Commission approves the Variances from the front yard setback and impervious surface restrictions of the Single Family Residential (RSF) District for the construction of a one-stall garage on property zoned RSF. ADOPTED by the Chanhassen Planning Commission on this 3rd day of October, 2006. CHANHASSEN PLANNING COMMISSION BY: Jerry McDonald, Its Chairman g:\plan\2006 planning cases\06-3! bixby variance\findings of fact - staff recommendation.doc 2 Planning Case No. 00 -3 \ CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 DEVELOPMENT REVIEW APPLICATION PLEASE PRINT Applicant Name and Address: Ed t>..",-J che.....yl BiXby 373 S- H'-Ck./J"Y L"'-'t.~ c->Cce-/ S,'I> r, {'VI. /II >>33 I Contact: Phone: 95"2-1f70~OS-'6 Fax: Email: eJlaix@Yo...J..OO.COM Owner Name and Address: Ed "'-I.t.J cke.....y/ 8rxby> 373 S" fkc!c IIV' y Le:/iI'\e' E>cc.e..1 S ,'0 r, M iv s s 33' Contact: Phone: 9'5.2 - If 70 - a 5'" " Fax: Email: edb..~@Yec.l1 00. CoO t\1 NOTE: Consultation with City staff is required prior to submittal, including review of development plans Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit (CUP) Vacation of Right-of-Way/Easements (VAC) . Interim Use Permit (IUP) ~ Variance (VAR) . ,....<1A'\ - ~V(;./<>' .... . Non-conforming Use Permit We't1and Alteration Permit (WAP) Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review -::::::$7 Notification Sign - $200 (City to install and remove) Site Plan Review (SPR)* x ~s. ,for Filing Fees/Attorney Cost** - 0 P/SPRNACNARlWAP/Metes & Bounds - 450 Minor SUB TOTALFEE$ ,~S{? -- Subdivision* An additional fee of $3.00 per address within the public hearing notification area ""ill be invoiced to the applicant prior to the public hearing. *Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a digital copy in TIFF-Group 4 (*.tif) format. **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. SCANNED PROJECT NAME: (i- 0... V fA!J it. ct ~ D ri Ve.. W 0.. 'I LOCATION: '3735" fI r ck()~ 'I ~PDo..d, ct.. '\ "" h. c..! ~e...~ 1 /'1 tV S S- S 3 I LEGAL DESCRIPTION: Lof S c.......d -the. wesf Ljo -fee.:!- 0.( "/1"e. ~sl- aCJ Fee..r Blocle 2, c~"'ver COkl'l-fYI l"'\;hf\e.SP-rc.... TOTAL ACREAGE: ,13 7;; o..c-r~ p{= (()i- 20 I WETLANDS PRESENT: YES ~ NO PRESENT ZONING: ({sF REQUESTED ZONING: PRESENT LAND USE DESIGNATION: REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: vv e... w 0.....1 d !." ke.. +t> b l.t.J! c/ " 3 curc...;)e ct. L.t. J drive.w","y pll\. oc.t.r f("~fer+-y, b""-f i"" c>rrle..r -1-0 A-e.e--I- the.. h,,-qJ c"ver {'e..f.tA.",.e./""\e.~+S, We... f\-e..e..J -1-0 f",,--r ~~ Cj ~v~e. Ie..!f --tL,.A.-. 30 Fe.e,+ F{"t>M ~e. S~-T ~lt()rfe.r drlve \A/'o...'7.! C\Je. ve-~y Co/\-''''P''' II.-\. ""iLt;r V\e,'~"'bo("'~pod. we. w,,~l'" "",,/StI V\ee.d +9 ref"""ve. c.. sL"ed (;1.......oJ SoAe 1c....~J.!~r~, 7-" Cflkf'ly. 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. Signa~ A~. I i I 2 () p 6' Date SCANNED Signature of Fee Owner Date G:\pLAN\forms\Development Review Application.DOC Rev. 12/05 August 18, 2006 Proposed Variance for the construction of a garage at 3735 Hickory Lane in Chanhassen We would like to build a garage on our property but require a variance in order to comply with the hardcover requirements. According to our survey, our lot totals 5991 sq. ft., and our hardcover is currently 1188 sq. ft., or 19.8%. Ifwe add a 280 sq. ft. Garage (14' x 20'), that would increase the total hardcover to 24.4%, so there wouldn't be any hardcover allowance left for a driveway. So our proposal is as follows: -We will remove the shed in the back yard, and the landscaping with plastic, on the Northeast comer of the lot, to gain an additional 143 sq. ft. to work with. -Rather than placing the garage 30' from the street, per code, we would like to place it 14' from the property line, or approximately 20' from the street. This will allow us to build a 12' wide driveway, 14' of which, would be on our lot, which would take up 168 sq. ft. of hardcover on our lot. -This would bring the total hardcover to 1488 sq. ft., or 24.84%. So the variance we are requesting is to place the garage 10' closer to the street, to meet the hardcover requirement. The most comparable house on our street is right next-door at 3733 Hickory Lane. She constructed a new garage within the last few years, and obtained a variance to do so, and her garage is also only 20' from the street. This would make our garages parallel. As these would be the only two garages on our side of the street, it would provide a consistent look on the street. Besides 3733 Hickory Lane, there are 8 other properties within 500' of our property, that have garages less than 30' from the road. They are" -3715 Hickory Lane -3706 Hickory Lane -3632 Hickory Lane -3630 Hickory Lane -3628 Hickory Lane -7201 Juniper Avenue -7024 Red Cedar Cove -7028 Red Cedar Cove This is an old neighborhood and there many other homes with similar short driveways, so this would not be out ofthe ordinary. Attached are a Plot Plan, and photos of the above listed neighbors garages. Ed Bixby 3735 Hickory Lane Excelsior, MN 55331 952-470-0516 edbix@yahoo.com SCANNF.IJ ---------- ". ".. cl \ -, .!>"-S..1 - X94S.6 /i FOUND ~ 0.30 FT EAST OF" PROPERTY UNE ". "'. ~ \ \ S 89043'13" W --39.78-- BOA./} X9#.4 " 10 "" '" ~ ~ o t') X944.7 ~CH),{A~ TOP NUT HYDRANT E1.EV.-947.9~ ~ 944.2X o t') HICKORY X9<<.3 o IRON X946.o 946.0 lS < ~ o W, :: I COr-. ~O) ~. ...-0) .0 X946.9 946.7 0...- X94B.1 01 Zl IW 2.4 I :: ....CO C(WIlCRETE 946.8X 947 N!"J .r-. 00 ~ .... 0 pORCH ....0 ~ 0\ 10 0\' :z: ~ IZ (;3 oF 0 0\' ~ ~ :z (;3 9.5 EXIS11NG- .., OWELUNG 949.8 ~ I? 950.4X t J X9SO.1 -- DEO< \ W 9SO. 7 W , X9So.7 , . 1--.., , . NO) CO..... .. 0) O)~ N. .N O~\ 0)0 .~ t'). 0, ,0 0, ,0 Z Z 95L6X 9S1.5X \ FOIJNt) IRON X953.1 J if.f2-' 1 ~? - --40.00....;- -' Jr N 89056'OS- W 3733 (--)1- ckov I L~he ;:;, ... r ;:;.~ "" I!II _.~ c, ,;I ~- .-..., ......, ,;--/ i?,~-~ ~--r?!t -.:'1 fih ll! --- 1:11 ~ ~;:,' .:-. CIIU II:lI 37 /5 /-/; ckov 7 p~' ~ ,,~. :>, ~~ - ;to ~ X,"'o .... ..._ '~~~.~ ~"I 1.~"" il:',:; ;::,~': .f - _~~~.;!:.~ ~ ::,', '1i io+'- :,:, ;z;I' a~ -.::.<;-~~~ ~. ~ I:i -~ ',~ :_;_. ~.~ _. III ilia .. .",~..~--:I Lc\'h~ __J ., ,~. t:.t-'_"~l-' '::'1 ~'" .,~. , ~ __' i_.'_ - --~..'" 3 70t ff; cKtJrl L tA. '-1. ~ .. - ~', , ... .. ....:, "'A~~. ,7 -~~ ,.... -, ~:" .' - ,J ~.~. .... --. ...... ~', !i1olA::~ _, 'Jr.III r ~ - -- ': .A ~ ~ -: ,- .. ~ '1("~ ..../ - ....L . ,"" .. .. . .. ....~.~ ,; -.'. ~, ~ ... - , ::II .,.oj"';":,g,,.. ,'!~ ~ . ,,' , '.<>>;l,~ ..,If,.,:.,.","J'i,A<f1.-". ..:.. " ,~.;.. ': ~;:,:r.'~' ,~.. ":.~ , ~ ~ ".,/lJ :'Er:'>~~' a ,".." n ~ '~i< a ~ . '(ti - ,--",,>"i.~; 3(32 ftcfcov)l Lqh~ ," l~~ ~ liil II II " ~ ~ l1li =- 11,1 G iIlI ,''>1, II ." .~: 1:1 "'."- ~, " ':""':~!:"::I~l.; ~:"',-'" . -If"'" ",'~<"'$;.;~"-" ~,;:::;::- -~":~~~;;.t-( ... ell "_~' _(~~4~~:~ II. II," ~ ~;...~t~,>";:,. "'-:".. .! "II '. ~ 1:f:l 1:1 3{22 ;-/;ckory 0~) LeA.. h e. 365 H L"'-h~ ck o ory 72 D/ yutVl fer A v~ V\ lit e... 702lj 7D 23 (( e.d 0\ '^d K~j CeJo...r CDV~ C e d(A reD ve. . c - CARVER COUNTY Carver County Government Center Mark Lundgren - Carver County Auditor Administration Building 600 East Fourth Street Chaska, MN 55318-2102 PHONE (952) 361.1910 Your Proposed Property Tax for 2006 . . . . IMPORTANT INFORMATION IS PRINTED ON THE BACK OF THIS FORM Property 10: R25.6600180 EDWARD H & CHERYL A BIXBY 3735 HICKORY RD EXCELSIOR MN 55331-7769 1.1.111111111 II III II 111.111,1111,111.11111.1,11111 ..1.1..11..1 Legal Description: Sect-DB Twp-116 Range-023 RED CEDAR POINT LK MINNEWASHTA Lot-DOS Block-002 & W 40' OF E BO' OF LOT 20 Property Address: 3735 HICKORY RD EXCELSIOR MN 55331-7769 59 22700 ,.:,:,.,,,,. Taxes Payable Taxes Payable in 2005 in 2006 Taxable Market Value: $108,600 $124,900 Property RESIDENTIAL-HOMESTEAD RESIDENTIAL-HOMESTEAD Classification: (1) (2) Actual 2005 Proposed 2006 Property Tax Property Tax 1,091.00 $ . 1,222.00 12.0% Your taxable market value for property tax payable in 2006 was sent to you in the spring of 2005. The period to discuss possible changes has passed and changes can no longer be made to your property valuation. It is included here for your information only. Hearing Dates and Locations . TOTAL excluding special a.ssesments Percent of Change -,'":;1 '...... f. ':\"',- <"':,<,:.:,;.... ':'.< .i1,"Y'9f CHANHASSEN . PO BOX 147 CHANHASSEN,MN 55317-0147 CARVER COUNTY DEC 1, 2005 - 7:00PM GOVERNMENT CENTER-CO BOARD RM 602 4TH ST E CHASKA, MN CITY OF CHANHASSEN DEe 5; 2005~7:(jOPM CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD 357.74 408.04 . ARVER COUNTY. ADMINISTRATION GOVT CENTER'~ 602 4TH ST E CHASKA, MN 55318-2102 (952)361-1510 286.42 $ 311.91. NO MEETING REQUIRED . ,,' :"".' ,; .'.:: " .~,;' bl)276~ATTN: FINANcE &.OPER . 562J CO RD 101.. ...... . MINNETONKA,MN 55345-4214 (952) 401-5000 . .. SCHOOL DISTRICT 276 NOY 29, 2005 ~7:00PM SERVICE CENTER-COM1v1UNITt ROOM 5621 CO RD101 MINNETONKA, MN '~"'; ,,' .. MI:T~~J~PECIAL TAXING DISTRICTS. . MEARS PARK CENTRE 230 FIFTH ST EAST ST PAUL, MN 55101-1634 METRO~PE9iAL:T MING DiSTRICTS DEC 7, 2005 "7:30PM' .. MEARS PARK CENTRE 230 FIFTH ST EAST ST PAUL, MN 55101-1634 $ $ 333.72 112.93 30.36 OTHER SPECIAL TAXING DISTRICTS 22.73 $ 25.04 ,.f -:,,'; ,,-.: ...>:_'~:_::~>-i\-..';, ;'~ ',' "':'"""" SCANNED 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 September 21, 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 Ed & Cheryl Bixby Variance - Planning Case No. 06-31 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~day of ~PIY\ ~..- ,2006. ~ -~ \ ~ I ^^". ~ Notary Pu lic I .1J.~~r4> I ~.. ..... ....~~ KIM T. MEUWISSEN ~.. # Notary PubliC-Minnesota My Commission Expires Jan 31, 2010 Ol C :;::: Q) Q) ~ Ol6 ,~ 'Ci) - tn ca,- Q) E :J: uE ,_ 0 :cO ~Ol a.C .... '2 Oc Q) ca u- _a. Oc ZQ) tn tn ca .c C ca .c o Ol C :;::: Q) Q) ~ C OlO c'Ci) - tn ca,- Q) E :J:E ,!::! 0 -0 .a ~Ol a.c ....c Oc Q) ca u- a. - oc zm tn ca J: C ca .c o t:: <ll 1i5 "0 ;, 0)1 <ll C >- E. 'C = Cl <ll '5 E .5 -g C'" CIl Cii~"O~LL ~<ll>0>..Q2 .!!1 ~ iD ~ g> .c ... .... ,-'_ l-'Oo>CIl(/) . .... ~ O>(ii E~CIl"O+:: c.i.o~~55 o CD 0 u"O o oS 0 19 'ii) ooc:l'--o>o> I'--Ol'--"OCC CtigenCll"O COU Q5'O 0> g~.oc5C;; C\/li)EON, _"0 CIl +:: >-CO C")..:.!:UtO ....~o20> .~ 0>'- _..... e..0 <:: .0 55'0 ~ e z ~ o > C 0 e.. 0> .- .....CD:JU enlll OUCDO....CCIl-s;. oSOOOO~ -c: -en_o> ~.;: (ii 1i5 ~ C'.!: "0 .l!l I 0> c'- 0 en..!'Q :JCIl2~ 0> :;; ~ g.c CIl "0 ~50CC~a::UJ Qj E i= olS Cl) - 10 C .. C o :;:: 10 U o ..J 10 en o 0. o ... C. t:: <ll 1i5 "0 ;, 0>1 <ll C >- E. 'C= Cl <ll '5 E c: "0 C'" CIl 'S 55 0> LL '" -0.... ~<ll>0>..Q2 .!!1 ~ iD 0> 0) .r:: _ CIl .!; I- ~U) '0 ~ 'u . .... .... O>(ii E~ CIl"O+:: c.i.o~~ 55 o CD 0 U"O o oS 0 19 'ii) "c:1'--0>0> I'--Ol'--"OCC Ctic:uiCll"O couQ5'OO> g55.oc5C;; C\/CDEoN, _"0 CIl +:: >-CO C") -.!: UtO ....c:020>0. 0> .- ..... e.. .0 55'0 ~ e z Biiicoe..o> uCD:JuCen O.r::O....oCll _~O.E enO >-.- = ..... 0> CIl Q; CIl ~ U C -g l\1 I :J @'C 06 0> = ..... C'".c @ :J c'- 0> CIl _ "0 I-:>OCC>o...UJ "00> B ~ O>O.!: en......!: E ~>- =~~ 0> en en C ~~ .....t~ ~ ~ ~ >- O>o>men :JOo> :J 0> :J.!:.oco>E.!:>'" 0.0_ U U en O~.........t.....m~ ~~= 0> en CIl >-JO~CIlOCl)~ :J~$: ~~ ~ ..Q2 - en$:e.......~ Oc.... ....u c e.. =u:J.....~~-.cCl) .- e...~ 0 CIl ..-.....- = >- 0> CIl "0 0 'ii) 0) E c cEo> e.. == - ..;. ~=B ~~d~ ~ Eo~~=8E~! .EEo>..oo>=E 0> ,....~55enoO>Cl)O:;:: Ee=&~=~E E ~eneno~~~t~ 0- -o>....ce..o coCllen.....e..>en E .....'5O)ciiie..oo>O 0> eo>CIlO>oo:c'O ene.. 0> 0> = c~~enou~_~c .- c ~ O)c .!: ~ = .!: 0> ~ - CIl 0 0> = ... en 0 0>.- 0>'- ..... CIl ..... .... :c u .!: .!: C .- 0 = .- Cc ""- E"O _o..--o>uuo$:-Cl)enen ~-E~o~oc O>.....~~~:JO>=~~- CIl19O>=$:.....~CIl .oCllO>....uo>CIloenE ~ 15 = .E.~ 55"0"0 en 0> ~ e..@ >- CIl U) 0. ~ E ~enO>O> cO)enen...._.!: Cl) .2 0 0) 0> ~ 0> > en CIl CIl ~ :c ~ -: 0 .... g;! 0 ~.....E=~....~~ ~e..c..........C\/.....o>=~O :J~~.!:o~gu o>iE'5EO>C")SEmu~ e..CIlO~c=""~ .!:$:~0~~~~~Cl)~ ~..... OCll$:o>O) .....enO>~Cti~~O>Cl)~C =~~~o>c~E ~u~o> C\/.!:E.!:~~ _:Jo>.....2C1len....~enO>CIlc~C\/eno>l- - oC'"~O)O)gc~uB~~oE~~=c.!c. o>~~.~;:e..o>.!:.~ ....CIlO>O>LO _o-Cl) ~~en~$:iEuece...!:E>-m~o~c~ ~c:c~=o>E~am~3g.oCtico>O>~00 :JCIl..... CIl.!:o:JO>~.....u.... uECl)- e..u.....uU)I-OO"'.!::JO .00>0>Ec C'" o>~g~ .....~o>~;igE~~~~ ~~~~~NM~ ~=$:~~~8~OOQ .;.; .. c >-c m~o .~ Cl):;:: c.g-~ Q....o <cc...J ai .~ '0 I: III :2 - '0 Gl "0 Ui Gl III .... Gl > Gl ... Gl .r:: 0>-;; Co CIlIll -1- ~g. ~E Ul: .- 0 I;:; LOlli C")u 1'--.2 C")et enOl c c Cl)._ 0.- 0.Cl) 10 Cl) :I::i: _Cl) m.c .!:- 3:1ti ai u ;:; o I: III :2 - - o Gl "0 Ui Gl III .... Gl > Gl .... Gl .r:: 0>-;; Co CIlIll -1- ~g. ~E Ul: .- 0 I;:; LOlli C")u 1'--.2 C")et o>-g~ .!:o..... en ......!:"O 0> .........ro en :Joo> en ,g~= ~ ~ CIl 0)= g en :J 'Q) $: '0 ~ ~ o C.!::: .... U C >- 0> ro e.. 0> 0 E .!: .!: "0 '0 'ii) .........U 0> ~ ..!!2 OEo>..en uE co.!:enoo>= .- .... ..... e.. e...!: .0 E 0::: 0;$ e~ ~o -;;; ~.~ en e.. 0 0> 0 .- c ..... 0> 0> en .!: 0> 0).- ~ .~ = c ..... = 'E .~ Eo$: '0 ~ E "0 CIlCll _ e..oc o>:O~O$:c~CIl .!: 0 ..... - .~ 0> "0 "0 uoO)O>~enO>o> :6 ..... .!; = 0> ~ .~ ~ :J"O.....!: > e..0>_ e..c:JO)o_gu en~O:J c~ .....!!2 :c~~eCll.....~O) ..... U.!:O>CCllC - :J 0> ..... > CIl .- o C'"'~ 0)'- en ~ ~ 0> 0> e c O)g C 0> U en .... e..';:: ;: e.. 0> .!: .0> o~enCll$:e..Eue ~c:c 0>- CIl E= :J CIl ..... .!: (ij 0> .0 0> e..u.....u......!:O:J 0>~5:5(/)I-OO"'= .!: e...o :J I- CIl CIl e..~ N M ~ olS.. en,:!! c c o Cl) :;::E Xl E ~ 0 00 B Cl) ......!: .~:o >- 'ii) en ..... 10 10 .:;.~ 55 0> ~ -g 0> :J.!:>-cE.!:>'" en oen'OO>t.....m~ CIl >-o....::::CIlOCl).!: 0> _ J 0 .;:: e....... ~ I- ~ -u~$:o>en_Cl) 0) ~ ~ ~ 'E ~ .~ ~ ~ .~ .!: 0 ~ .0 = 8 E ~ c ~ ,....Uc~oO>Cl)o:;:: 0> C")O>O> ..... -~Cl) E 'en en 0 >-~.- 10 Cl) coCllen.....e..>en E 0> Oo>CIlO>OO'-'O = c: ~ ~ ~ u ~~ ~ C 0> ~ -CIloo>=...eno .... U .!: .!: C .- 0 = .- .E.."'S;o>uuo$:-Cl)g: 0> ..... ~ 'O'~ :J 0> - ~ - .- .oCllo>....U >(ijo'iiiE 0> ~ e.. @ g, CIl U) 0..0 E ~O)enen""_.!: Cl)Cl) CIlCll~:c~-:o ....""0 ~ e.. c ..... ..... C\/ ..... 0)= ~ 0 'OE.....O>""-c...- 0> 0> :J E" :J._'u U .!: $: ~ o. ~~~~ Cl).E ~ en O>~Cti~ ~ 0> Cl)'oc O>U ~ 0>=C\/.!: EE ~~ en 0> CIl c CIl C\/ .!!2 0>'- Cl) ;:;- o '~.!: 0 E'.!: .... .....ecO>o>~:t::.....~.cCl) .....c..CIlE --0- c .!: >- m en 0.- c .!: CIlenuO .......... en - - . .oCllco>enOo $: .2:"0 en.... 0> u 'E- Cl) _ :J 0'- . 0 0> 0> E c C'" o $:.....NCECIlE.-o >- 0> $: ~ ~,g 0 -E; 0 i: .>: ~= $:19~ e..u CIlO 0 en Ol Qj c c 06 Cl)._ E 0.- en,:!! .;.: 0.Cl) i= c 10 C >-c 10 Cl) C C 0 10 ~o :I::i: o Cl) olS en :;::E :;:: 0 U Cl):;:: _Cl) Cl) 10 0. 0.10 m.c Xl E - U 0 o U .!:- ~ 0 10 0 ... ... 0 3:1ti c ..J c. <cc...J 00 en Q) -'0 OJ ~ c 5 .o~ .5<1> ~ u~ ~ 0 .~ ~ ~ ~:: c >-~ ~ d) ~ B CD Q) "0 m"2; ro 0: 0 ctS c:: g .Q ~ e: .e C -.eID ~IDm m ~<(.- m~ ID.~O <e~:s ai~~ ~~ 8:di~ 6).~ :rg::~ "g,Eg Em~ctS>.Z':- ctS];?~ ~(D ID5.g ctS ID E e 0 ID t.;:: . Q) a. 10... Q.) 10... 10... >.:+::; ~D~ 8Q)a.~ctS.g~~E~ =B :~g ~go ID>eEn~~m8ID OQ) Q).Q.) cn.~; ~:~~O~~~B~ >.:g ~g:6 ~~~ ~.~5~~a.5g~~ ~~ ~~~ ~uu ~~SE~~~m-Q.) ~> .u~ E:'=Q.) e::=OID::m.o>'SO.ectS ->.Q.) .- ..c :n .2::..c.~ >. C'CS 10... ~ E OJ ::: 0 g.~ E ~&~ ~~:~~Q)~O-.~ 2~ mO~ EC'CSQ) ~~m;~~E~~~ ~.~ ~~e: "g~~ ~d~~1o...;8~~~ ~~ ~~~ C'CS~o ._C:oUoc:o.-m 0_ u Q.) -:if- "c'iij-.!!! ",.,-;:.,Jg oen <='1:: C ctSlo...Q)gQ)Q.)uucE~u~_ ~. 50~ .~Zl~~.f: E:B-g==-g:g ~.g:5 Q)m u~.g :6 ai 8 ID i :5 a C'CS <<: ID ~ ~ ~.~ ~ ~ Z: Q) ~ e:E~Ea..~Q)OJ~E~uE~ e~ 6S~ 8~~!~.~~~~:!K~~ a.~ Q)E.E ~~j~m~om~~EQ)'~~ s~ :5u~ ~ <( >. ai ~ 0:;"6 ~ 0 .g ~ -a 32 -g:5 g~ 0: ._Q)t~-oQ.)=ctS-gm-Eg C'JOJ .;::~Q) ~U(1)~gOJ~.gEC'CS"Emo.e ee: ~g== 0:8 8".9:;:.5 c.c.~ Q) Q):5 ~ (I) g=e ~.-t5 ~u~u~~~~~~~~.ffi~ .g& E!.g -c:=2-~..c-oue:.~~Q)C'JQ)Q.) ~~e: ~~ctS.~c~=Q)ocQ.)liogimlo... ~~8 Q) m Q) C .2 .=- en ~ E a. _ 10... Q.) .- "C a. ~E~~~!~.Q~~ctSctSQ)a.Q)Q)o Q)5~ ~Q.)~.~g=~~5~~~~~~~~ :5~m Zli5 ~t 2:<(.~ ==~.5 ~ m m.e.o 'E 0 ~.~~ CcmctSctS.Q) ~c"CQ.)C:OJcQ)D -li~ (1)wQ.)a._~~g 2c:~.2~~m~.oa.~ [Egig~~.~~Q)~~~e8~~~~ctS8 o<(ctS-~cr..~g~"CQ.)g:5~a.C:~OIDQ.) ~C::.~~~~5E~ .c:Io...c. ~~Q)o.~:51o... [; ~"E CD m >+:::: E 0 5 ctS m g- ~ () c ~ ~ .~ OJ ~ O~OE~D~OO=~~Q)~Q)g.eQ)E.5- _Q)~.__IDC:U>~C:_Ee:~Io...~a.EE.5 .E.~~>'c:~Q)Q)~-g.E~ ctS:::Q)::"CoC'CS ..=:I ~u~ O,!!! EJ::U., 22c51;:.8 fir.dl u g>-g !i!c .~.~~~:5E~2 .gOJ~Q)!glo...g ~C:Q.)g~a.C'CSu~o~_.g"Es~&EQ).EB~ ~ ~ a. ~ = ! Q) ! ~ ~ 0 g.en ~ 0 ~ m.9:5 c ai.5 ~o:E~.~ctS~C'CSgo!~Sc:~mu"C~~uB ~~8Ec~~~~~~m~~.~~g&i~:5o c: ~o.- 10... 0 C'CS CJU o~ m-55 m-E e.e ~ a.-=. ~ .2 ~ () :5 ~ a.~.~ ~.w c: .f!:C.~ ~ 0 ~.~ - ~ ~' .!! .~ .f: g+:::: ! ~ 0 ~ E .~ 5 g - C'CS :E! 8 ~ ~ ~ :c ~~g~.~n~~!EE()~~~~.~~~~8~ ~..cNC:li~m oE~c:.~~_m .-o>.E ~~~~~~~~~~8B~~~*~~[~~g 0.. ... ., w m -0 OJ ~ c: 5 .o~ EQ) ~ u~ ~ 0 .~ ~ ~ ~ ~ c ~~ 8. m i $2 ~mu rn'~C'CS 0:0 C'CSc:g.Q= e:.ec -~m UQ.)m m .~<(.- Q.):: Q.).~o <e;:s ~~~ ~~ 8:di~ a>.~ 7d~~ ~2g Em~~~Z':- C'CS~~ ~~ ;gg ctS 0) E e 0 Q) t.- . m c. 10... Q).... ~ >-:+::; ~..c~ 80)a.~~~~5E'E =$2 :~g ~~o .,>eE~~E~~B" 0., .,.., ~.;:: - 10... ctS a. 0 ~ C/) E . :0 -S 15 .e mro~ C'CSQ.)Q)~ Q)u2.9~ Z':-C'CS c:c- (1)0).- u>~ctS~-c:cmro .-:= ._~e: ~~U i~~E~.~~;:6~ ~~ ~8~ E=.~ c:~02::m.C3~50 -EctS 0>.0) .;::.g.g g~1;J.Q;~ctS(ijuEg o~ C:B~ ~a.w ~Ero~:5u~Eom~ :ctS ~ c: EC'CS~ ~ro o~Emlo...C: om o IDe: "C ~ :5 0 ~ 8. ~ E - 0 .;: g! C'CS .g ~ "0 :5 0 c.-_ ~OJ(I)~~no~Q.)~ C:ctS -om ~~~ .~ig.~o~gj:~ 8~ ~~(ij ~1o...Q.)~mm.~u~E~u~_ C'CS~ go~ .2S~~.~E~~~-g:g~S:5 ~~ ()~.g :6 ~ 8 Q) ii :5 ~ ctS ~ Q.) ~ ~ ~.~ .~ 0 ~ Q) en c: E ~ E o..w Q) OJ ~ E.~ <..> E ~ e g. 5 -5 8~~!~~:5.~~:~[>-~ c.~ o>e:~ ~~j~~~~~~~EQ)j~ ~~ ~~~ ~ <( >- ~ -g O"C 0 ~~,g ~ li~ Q) 5 g-g a.. .-Q)~=-()Q):'=~e:m-Eo OJOJ .;::-0> ~uQ)ctSgOJai.gEC'CScmo~ ~c: C'CSg5 0: 8 8" .9 :;:.5 a. 0.15 0> Q.) :5 ~ (/) g =e ! .- '0 ~u~u~~~~~~~~.ffi~ .g& .2!S -c=~-~..c-ouc.~5~g~Q) ~~c ~::~5~E~()~IDli.ge=.~~ ~~8 ~'E~.~~~~g~~~~IDa.~~O Q)5~ ~Q)~.-~=E~5&Q)=~~E~B :5=ctS ~i5~~8:<(~~~.~~:m~15~o ~~2 ai~~~ctS~mc:~5u~:5CJ5Q)~ oa~ KEgi~~~~~~~.~~~8~.~~~~o .Q<ctS-~rr.~gO:uQ)g:6>.c.c:~gQ)Q) Q)e:.5~~Q)gE~ .clo...n :!Q)o.~:51o... > ~ u 10... m ~+:: E 0 e: ctS ~ a. E U C J:: m (I) OJ 0> ~O:o2mDctSO()8~~C'CS~Q)o~(ij.~~:6 _~>..~5ID~()>.roc~Q)EcJ::~~a.E~~ .2.~:>'c~Q.)Q)~~.E~ ctS~Q.)~uoC'CS .. =:I ~U ~ O,!!! EJ::U., 2 2c51;:.8 fir.dl u g>-g m~." t~E~"E.,~ Oo".,.,o~~ ~~~~~~~~~~~i~~~~t~~~~~ ~ctSc.en_Io...Q)Io...ID Ow UOU(/)-._C:Q.).- uo~E.~.~~~C'CSgg!~2C~Q)uu>--a.~u! _ oE mmUIo...=mQ)roctSc:J::OQ)C c: C. wU o.~ ~t c a.~~c:=U)~:c ~B ~C'CS Q) &.9 :: B ~u 5 ~8.~ gai.~ g .g~.~-g o:s~ == ~ c .!!:~c:g=~~o'~E.~gg-::ctS~8~~~:c ~.~~~~C.Q)iQ.)EE()ID~5m~c:o~8~ ~uoc:'==C/)Io...~oE>.C:>C/)2Q.)Q).~u>E .g~roC.S~Q.)Q)oo~.~~~roc:~eQ)c:o ~en~~~en~~~~uu~;:~w~~~rn~~ U . .. Lake MnretvaShta 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 of 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 for reference purposes only. The City does not warrant that the Geographic Information 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 of 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 for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold hamiess the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. Lake MnretvaShta 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 of 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 for reference purposes only. The City does not warrant that the Geographic Information 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 of 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 for any damages, and expressly waives all claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use~s access or use of data provided. JOANNE T KIMBLE & MELVIN A KIMBLE 7058 RED CEDAR CV EXCELSIOR. MN 55331 -7795 ROBERT E BRUERS 7054 RED CEDAR CV EXCELSIOR. MN 55331 -7795 ROBERT D & JOY D WILSON TRUSTEES OF WILSON FAM TRUST 7048 RED CEDAR CV EXCELSIOR, MN 55331 -7995 LANE L & RENEA M WOODLAND 7034 RED CEDAR CV EXCELSIOR. MN 55331 -7795 QUAI D'ANJOU LLC 4510 WEST LAKERIDGE DENVER. CO 80219 -5623 WILLARD E MORTON 7024 RED CEDAR CV EXCELSIOR. MN 55331 -7795 MARGO J JESKE 7096 RED CEDAR CV EXCELSIOR, MN 55331 -7796 PAMELA ANN SMITH 3720 RED CEDAR POINT DR EXCELSIOR. MN 55331 -9675 GREGORY G & JOAN S DATTILO 7201 JUNIPER EXCELSIOR. MN 55331 -9614 KATHRYN B HAWORTH-TRUSTEE C/O CHARLES HAWORTH 7044 RED CEDAR CV EXCELSIOR. MN 55331 -7795 ROBERT & CAROL HOLZINGER TRUSTEES OF TRUST 7038 RED CEDAR CV EXCELSIOR. MN 55331 -7795 KENNETH L & DEBRA S RENNICK 32670 195TH ST NEW PRAGUE. MN 56071 -4522 ROBIN L & MATTHEW J ROBEY 3840 RED CEDAR POINT RD EXCELSIOR, MN 55331 -7765 PATRICK R GORMAN 3737 HICKORY RD EXCELSIOR. MN 55331 -7769 EDWARD H & CHERYL A BIXBY 3735 HICKORY RD EXCELSIOR, MN 55331 -7769 BRENDA LEE BLAHA 3733 HICKORY RD EXCELSIOR, MN 55331 -7769 ROGER L & DOROTHY P DOWNING 7200 JUNIPER PO BOX 651 CHANHASSEN . MN 55317 -0651 BERNARD & HELEN LEACH 3830 RED CEDAR POINT RD EXCELSIOR, MN 55331 -7765 ELIZABETH J NOVAK 7210 JUNIPER EXCELSIOR, MN 55331 -9613 GARY ALAN PETERSON & KAREN AUDREY PETERSON 1769 20TH AVE NW NEW BRIGHTON, MN 55112 -5433 JOSEPH A MRAZ & SHANNON E HOBAN 3861 RED CEDAR POINT RD EXCELSIOR, MN 55331 -7766 J BENSON CONSTRUCTION 7020 WALKER ST ST LOUIS PARK. MN 55426 -4222 PAMELA A SMITH 3720 RED CEDAR POINT RD EXCELSIOR. MN 55331 -9675 PETER J SCHISSEL 3851 RED CEDAR POINT RD EXCELSIOR, MN 55331 -7766 KEVIN & MICHELE CLARK 3841 RED CEDAR POINT RD EXCELSIOR. MN 55331 -7766 JIM P & SUSAN M GULSTRAND 3831 RED CEDAR POINT RD EXCELSIOR. MN 55331 -7766 MICHAEL D & CYNTHIA H WENNER 3801 RED CEDAR POINT RD EXCELSIOR, MN 55331 -7766 JOHN R MARX & HEIDI A RIGELMAN 3755 RED CEDAR POINT RD EXCELSIOR. MN 55331 -9676 SUSAN A & JOHN R BELL PETER WOOD & LYNN M HAWLEY 4224 LINDEN HILLS BLVD MINNEAPOLIS. MN 55410 -1606 JASON A JERNELL 3821 RED CEDAR POINT RD EXCELSIOR. MN 55331 -7766 RICHARD B & MARIANNE F ANDING 3715 SOUTH CEDAR EXCELSIOR. MN 55331 -9688 TAB B & KAY M ERICKSON 3720 SOUTH CEDAR EXCELSIOR, MN 55331 -9687 JAMES & PATRICIA A MOORE 3630 HICKORY RD EXCELSIOR. MN 55331 -9766 RICHARD H & DOROTHY M COMER 3800 RED CEDAR POINT RD EXCELSIOR, MN 55331 -7765 ALFRED & CARLOTTA F SMITH 3714 HICKORY RD EXCELSIOR, MN 55331 -9768 CHRIS & KRISTINE WEDES 3716 HICKORY RD EXCELSIOR, MN 55331 -9768 ALLEN R & CARRIE A HOFFMAN 3732 HICKORY RD EXCELSIOR. MN 55331 -9768 MICHAEL & SUSAN L MORGAN 3734 HICKORY RD EXCELSIOR, MN 55331 -9768 WILLIAM J & HELEN E WILSON 5445 ZUMBRA DR EXCELSIOR. MN 55331 -7756 TIMOTHY J NELSON & DANA E COOKE 3724 HICKORY RD EXCELSIOR, MN 55331 -9768 GARY PETERSON 1769 20TH AVE NW NEW BRIGHTON, MN 55112 -5433 GREGORY BOHRER 3706 HICKORY RD EXCELSIOR. MN 55331 -9768 JOHN P BAUMTROG & ILENE M LEISTER 3738 HICKORY RD EXCELSIOR. MN 55331 -9768 RED CEDAR COVE TOWNHOUSE PO BOX 181 EXCELSIOR. MN 55331 -0181 Publication Hearing Notification Area (500 feet) Bixby Variance Request Planning Case No. 06-31 3735 Hickory Road City of Chanhassen Lake Minnewashta