PC Staff Report 3-4-08 PC DATE:
March 4, 2008
1
CC DATE:
March 24, 2008
CITY OF CHANHASSEN
REVIEW DEADLINE:
April 1, 2008
CASE #:
08-04
BY:
AA, AF, JM, TJ
STAFF REPORT
PROPOSAL:20.2
The applicant is requesting an 18 .2-foot front yard setback variance and an
8-foot side yard setback variance for the demolition and reconstruction of a single
family home on a nonconforming lot of record zoned Single Family Residential
APPLICANT
District (RSF)
(All proposed setbacks are measured from the eaves of the structure)
LOCATION:
3633 South Cedar Drive
Lot 1, Block 5 & Lot 16, Block 4, Red Cedar Point Lake Minnewashta
APPLICANT:
Dave Bangasser & Mary Jo Anding Bangasser
8321 View Lane
Eden Prairie, MN 55347
PRESENT ZONING:
Single Family Residential (RSF)
2020 LAND USE PLAN:
Residential – Low Density (Net Density Range 1.2 – 4u/Acre)
ACREAGE:DENSITY:
0.35 acre N/A
SUMMARY OF REQUEST:
The applicant is proposing to demolish an existing single-family
cabin and build a single-family home on a nonconforming riparian lot of record. The proposed
SITE DATA
20.2
home will require an 18.2-foot front yard setback variance from the minimum 30-foot front
yard setback requirement and an 8-foot side yard setback from the minimum 10-foot side yard
setback requirement. The proposal reduces the hard surface coverage by 500 square feet and
maintains the shoreland setback. Staff is recommending approval of this request.
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.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 2 of 12
SUMMARY OF PROPOSAL
The subject property is a nonconforming lot of record. It is located on Lake Minnewashta’s Red
Cedar Point at South Cedar Drive, and is zoned Single Family Residential (RSF). The applicant
20.2
is requesting an 18.2-foot front yard setback variance from the minimum 30-foot front yard
setback requirement and an 8-foot side yard setback variance from the minimum 10-foot side yard
setback requirement for the construction of a single-family home. This will permit the structure to
9.8
maintain an 11.8-foot setback from the front property line and a 2-foot side yard setback from
the east property line.
The right-of-way width on
South Cedar Drive is 30 feet per
the Red Cedar Point plat. The
Certificate of Survey submitted
with the application notes that
the right-of-way at this location
is only 25.80 feet wide due to
“longstanding evidence of
monumentation”, which is 4.20
feet less than that shown on the
plat. The City Attorney’s
opinion is that the City is
entitled to the 30-foot wide
right-of-way as shown on the
plat regardless of where the
monumentation was set.
The requested setback variances include the 4.2-foot discrepancy on the submitted survey. The
survey must be revised to delete the statement “It is not possible to hold public platted right-of-
way due to longstanding evidence of monumentation” and show a 30-foot right-of-way.
The zoning ordinance states that eaves may not encroach into the required setback if a variance is
granted. Therefore, all setback distances for variance consideration will be measured from the
eaves of the structure while the foundation is recessed two feet from the eaves. Staff is
recommending approval of this variance request based on the reduction of the hard surface coverage
as well as maintaining the shoreland setback.
APPLICABLE REGUATIONS
Sec. 20-481. Placement, design, and height of structures.
Sec. 20-615. Lot requirements and setbacks.
Sec. 20-908. Yard regulations.
Sec. 20-905. Single-family dwellings
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 3 of 12
BACKGROUND
The subject site consists of two lots bisected by South Cedar Drive; staff will be referring to the
northerly triangular lot as Parcel A and the riparian lot as Parcel B. Parcel A contains a three-car
garage and Parcel B contains a single-family seasonal cabin. In 2006 the applicant received a
setback and hard surface coverage variance for the construction of the garage on parcel A; at which
time the parcels were joined into a single zoning lot.
By combining the lots into a single zoning lot, the parcels are listed under a single Parcel
Identification Number and the zoning requirements apply to the parcels as if they were one parcel,
i.e. lot area, hard surface coverage, etc.
Accessory Structure
Variance granted in
2006
Red Cedar Point Road
Lot 16, Block 4
A
Principal
Structure
Drive
Cedar
B
South
Lake
Minnewashta
The subject property was platted as part of the Red Cedar Point Lake Minnewashta Subdivision
which was recorded on August 30, 1913. Both parcels are nonconforming lots of record as they do
not meet minimum lot requirements. Parcel A does not meet the 15,000 square-foot lot area in the
RSF district or the lot depth requirements. Parcel B does not meet the 20,000 square-foot lot area
requirement for a riparian lot, the 90-foot street frontage, or the 90-foot lake frontage requirements.
Due to the fact that the Red Cedar Point Lake Minnewashta subdivision predates the adoption of the
zoning ordinance in 1972, nearly all the parcels in this development are nonconforming lots of
record and many may require a variance to update the homes, as well as provide a reasonable use of
the property (year round homes).
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 4 of 12
ISSUE
The 4.2-foot right-of-way discrepancy shown on the certificate of survey is of major importance
with regard to the applicant’s front yard setback request. This not only affects the front yard
setback, but also the lot area and the hard surface coverage calculations on the site.
The current right-of-way is 30 feet, which is not clearly marked on the submitted survey. All
measurements for the request include the 4.2 feet of right-of-way discrepancy. This greatly
increased the front yard variance request from 14 feet to 18.2 feet (the structure including the
9.8
eaves is proposed to maintain an 11.8-foot setback).
While this does not affect the lot area of Parcel A (7,920 square feet) or the impervious coverage
(1,000 square feet), it does affect Parcel B. The lot area for Parcel B changes from 7,105 square
feet to approximately 6,895 square feet. The proposed home is 1,671 square feet, the driveway is
240 square feet, and approximately 860 square feet of existing impervious coverage. This will
result in a hard surface coverage of 25%, the maximum allowed by ordinance in the RSF district.
The applicant submitted hard surface calculations. In reviewing the floor plans for the house, it
appears that the applicant intends to construct a porch under the proposed deck. This structure,
as well as other impervious areas such as concrete pavers, parking pad, etc., may not have been
included in the overall calculations.
Structure Area
House 1,671
Garage with Driveway on Parcel A 1,000
Driveway with encroaching area from neighboring parcel 300
Deck with 3 Season Porch 307.5
Concrete Pavers 444
Stairs 48
Total Area of impervious 3,771
Total Area of Parcels A and B 14,815
Percent of Coverage 25.45
Staff attempted to verify these numbers and calculated an estimated total of 25% hard surface
coverage. Staff has added a condition directing the applicant to limit the hard surface coverage
to 25% and submit a revised signed registered survey reflecting a 30-foot right-of-way, all lot
measurements, structure setbacks, and impervious coverage to the City at the time of building
permit application.
ANALYSIS
All calculations include the 4.2 feet of right-of- way from the original Red Cedar Point plat. The
combined area of the parcels is 14,815 square feet. However, the area of the subject parcel is 6,895
square feet with 50 feet of street frontage and 38 feet of lake frontage. The minimum lot area for a
riparian, sewered lot is 20,000 square feet, with 90 feet of street frontage and 90 feet of lake
frontage.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 5 of 12
Parcel B has an approximate buildable area of 1,325 square feet, occupying less than 20% of the lot
area, which is less than the 25% maximum hard surface coverage permitted in the RSF district. The
buildable area is limited due to the nonconforming lot width and the required 30-foot front yard, 10-
foot side yard and 75-foot shoreland setback requirements.
The existing home occupies 960 square feet. It has a nonconforming front yard setback of 16.8 feet
from South Cedar Drive, and a nonconforming side yard setback to the east property line of 5 feet.
The required setbacks in the Residential Single Family district are 30-foot front yard and 10-foot
side yard setbacks. The applicant is proposing to locate the home closer to the front and east
property lines, while maintaining the 10-foot west side yard setback and the 75-foot shoreland
setback. The shape of the parcel amplifies the variance request due to the larger width at the road
and tapering in at the shore line.
Ordinance Existing Proposed
Single-Family Home 960 sf 960 sf 1,671 sf
Setback from South
9.8
30’ 21 11.8’
Cedar Drive
East side yard
setback
10’ 4’ 2’
(Variance required
includes Eaves)
West side yard
setback
10’ 10’ 10’
(No variance required)
The area of the home will also increase in size;
however, the applicant is proposing to remove
approximately 500 square feet of existing
hardcover, including a driveway along the west
side of the property. This will significantly
decrease the overall lot coverage from 31.05%
(variance approved in 2006) to approximately
25%. This in turn will reduce the runoff to the
lake. Approval of the applicant’s request will
nullify the previous 6.05% hard surface coverage
variance. The lot coverage includes both lots.
The applicant is requesting the 8-foot east side
yard setback variance while maintaining the 10-
foot setback on the west side of the property to
maintain the greatest separation between the
adjacent buildings. The distance between the
proposed home and the home to the west is
approximately 20 feet, the distance between the
proposed home and the home to the east is
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 6 of 12
approximately 18 feet.
There is currently a timber, terraced retaining wall between the subject property and the property
to the east that crosses the property line. The homeowner and the adjacent neighbor intend to
reconstruct the terraced wall should the applicant’s proposal be approved and the home
constructed. This will require a building permit and consent from both parties at the time of
building permit application. The terraced retaining wall will help infiltrate some of the runoff
before it goes into the lake.
Reasonable Use
A reasonable use is defined as a use made by a majority of comparable properties within 500
feet, in this case that means a single-family home and a two-car garage.
The subject property currently
contains a single-family seasonal
cabin and a three-stall garage
(located on parcel A, shown to the
right).
The existing structure on Parcel B
was constructed in 1920 as a
summer cabin. The applicant
would like to modernize the site
and make this their permanent
year round residence. The
architecture of the home will be
consistent with the garage design.
The zoning ordinance states a single family home must have minimum area of 960 square feet;
however, current market conditions necessitate a larger living space. For example, new
construction for an attached single-family home in the Liberty on Bluff Creek subdivision is over
1,700 square feet per unit. The applicant’s request for a 1,671 square-foot single family home is
reasonable.
The applicant’s request for a front yard setback, decreasing the distance between the structure
9.8
and the road to permit an 11.8-foot setback, will not create a precedent in the neighborhood
as many of the homes are currently located closer to the road. The property to the east of the
subject site has a front yard setback of less than 5 feet.
Many of the existing lots and setback dimensions throughout the neighborhood do not meet the
minimum requirements, because the “homes” were also constructed as cabins in the early 1900’s,
nearly 70 years before the district standards were adopted. Staff reviewed city records to
determine if variances had been granted within 500 feet of the subject property. Staff found 7
variances granted within 500 feet of the subject property, all of which are setback variances.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 7 of 12
Variance File
Address Variance
Number
22.5-foot front15.8-foot front
yard setback variance, yard
3633 South
2.39% hard surface coverage
06-04 setback variance and a
Cedar Drive
variance for the construction of a three-stall garage
19.3 foot front4 foot lakeshore
3637 South yard setback, a setback
04-07
Cedar Drive for the expansion of a single family home
13-foot front2-foot front
yard setback, yard setback and
3628 Hickory
5-foot side
02-5 yard setback variances for the construction of
Road
a garage.
98-7
11.5-foot front
7201 Juniper yard variance for the construction of a
Avenue home addition
84-2
Two 7-foot side31-foot
yard setback variances, a
3705 South
lakeshore hard surface coverage
setback variance and a
96-4
Cedar Drive
variance.
15-foot lakeshore 8-foot side
3618 Red Cedar and yard setback variances
93-6
Point Road for the construction of a porch and deck
1.5-foot side 14.5-foot lakeshore
yard andsetback
92-1
variances for the construction of an attached two-car
garage
3607 Red Cedar
Point Road
7.5-foot lakeshore setback variance
for the construction
13.5-foot lakeshore
of a deck and a setback variance for
81-8
the construction of a 6’ x 6’ stairway landing pad
12-foot fronttwo 3-foot side
yard setback and yard
3629 Red Cedar
87-13 setback variances for the demolition of an existing cabin
Point Road
and the construction of a new home
TREE PRESERVATION
There are several large mature trees
on the subject property and the
neighboring properties. Of the
applicant’s trees, one is shown as
removed and three to be preserved.
The two trees within the lake setback
area should be protected during
construction. The third tree appears
to be 5-10 feet from the proposed
foundation. Staff does not
recommend that this tree be preserved
as the root damage will be severe and
cause its eventual decline.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 8 of 12
The neighboring trees on either side of the applicant are close to the property lines and thus to
the proposed construction area. The applicant will need to employ solid tree protection measures
for their neighbors’ trees because of their close proximity. Tree protection fencing must be
installed prior to any construction activity and maintained throughout the development of the lot.
To protect the trees during construction, the following practices are advised:
?
Tree protection fencing must be properly installed at the edge of construction. This must be
done prior to any construction activities and remain installed until all construction is
completed.
?
Wood chip mulch should be applied to a depth of 4 – 6 inches, but no deeper, over all the
root area to retain soil moisture in the remaining root area.
?
Roots closest to the tree should be cut by hand or a vibratory plow to avoid ripping or tearing
the roots.
?
No equipment or materials may be stored within the protected root areas.
?
The trees will need to be watered during dry periods.
?
Any pruning cuts necessary for oaks must be done before April 1 or after July to avoid
possible exposure to the oak wilt fungus.
GRADING & STREETS
The 30-foot wide right-of-way is substandard per current requirements; typical right-of-way
width is 60 feet. At this location South Cedar Drive’s roadway is approximately 20 feet wide.
City Code requires minimum 24-foot wide rural (ie. no curb or gutter) streets within this zoning
district.
Staff anticipates that the streets within Red Cedar Point will be reconstructed in 2010 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 30 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.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 9 of 12
Based on the 30-foot right-of-way, the attached garage, which is located on the east side of the
property, will be set back an average of 17.5 feet from South Cedar Drive. This is a sufficient
distance so that a passenger vehicle could park in the driveway.
WETLANDS
There is no indication of any wetlands on the property although Lake Minnewashta is a DNR
Public Water.
LAKES
The entire property lies within 1,000 feet of the ordinary high water level (OHW) for Lake
Minnewashta, a recreational development lake, and is therefore subject to the Shoreland
Management District rules. The proposed project meets the setback requirements from the OHW
and the proposed plan will be below the maximum allowed impervious surface requirements per
the shoreland ordinance.
EROSION AND SEDIMENT CONTROL AND RUNOFF
The total land disturbance associated with the proposed project does not meet the minimum
threshold for “small construction activity”. Therefore, no NPDES Phase II permit to discharge
stormwater associated with construction activities is required. The Minnehaha Creek Watershed
District administers its own erosion control rules.
Down gradient erosion control practices should be installed around the construction area to
prevent the transport of sediment to the lake located southeast of the property or onto adjoining
properties. At a minimum, the City Standard Detail plate 5302B and 5301 shall be included.
Placement of the silt fence or other approved perimeter controls should be indicated on the plan
and installed prior to any earth disturbing activity. A rock construction entrance shall be placed
at the ingress/egress for construction traffic.
The City of Chanhassen is a Select Municipal Separate Storm Sewer System (MS4) City.
Further, Lake Minnewashta, which this site is tributary to, is listed by the MPCA as an impaired
water for Mercury. The proposed project lies in a largely developed area with limited
stormwater treatment, rate and volume control infrastructure.
Staff and the applicant have discussed utilizing the terraced retaining walls east of the proposed
structure to offer some water quality treatment and volume reduction. Staff recommends
providing infiltration within the chambers behind each retaining wall by backfilling with a
suitable coarse soil material with a high infiltration rate (0.6 inches/hour or greater) and vegetate
the terrace surfaces with a suitable planting medium and deep-rooted vegetation to promote
further infiltration as well as evapotranspiration. Staff would also recommend using native
plants.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 10 of 12
OTHER AGENCIES
The applicant is responsible for and obtaining any permits or approvals from the appropriate
regulatory agencies and comply with their conditions of approval.
MISCELLANEOUS
A building permit is required before any demolition or construction may begin. Any portion of
the structure less than five (5) feet from the property line must be of one-hour fire-resistive
construction. Building permits are required for retaining walls. Retaining walls must be designed
by a structural engineer licensed in the State of Minnesota.
Approval of a variance is contingent upon proof that the literal enforcement of the City Code
would cause an undue hardship. Many aspects of the parcel are legal nonconforming, including
the lot size, building setbacks and lot frontage, because the lot was platted and the building
constructed in the early 1900’s as a cabin, prior to the adoption of the district regulations.
The site currently has a hard surface coverage variance; which will be eliminated should this
variance request be approved. The improvements to the site will be beneficial to the
neighborhood as well as the lake due to the significant reduction of impervious coverage and use
of an infiltration area, resulting in a decrease of surface water runoff. Therefore, staff is
recommending approval of this request.
RECOMMENDATION
Staffrecommends that the Planning Commissionadopt the following motion:
20.2
“The Planning Commission approves Variance #08-04 for a 18.2-foot front yard setback
variance and an 8-foot side yard setback variance for the construction of a single-family home
on a lot zoned Single Family Residential (RSF) based upon the attached findings of fact
subject to the following conditions:
1.Building Official Conditions:
a.The applicant must apply for a demolition permit prior to removing the existing
structure.
b.The applicant must apply for a building permit prior to construction.
c.Any portion of the structure less than five (5) feet from the property line must be
of one-hour fire-resistive construction.
d.Building permits are required for retaining walls.
e.Retaining walls must be designed by a structural engineer licensed in the State of
Minnesota.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 11 of 12
2.City Engineer Conditions:
a.The Certificate of Survey must be revised as follows when applying for a building
permit:
1.The survey must be to scale.
2. The note stating “It is not possible to hold public platted right of way due to long
standing evidence of monumentation” must be deleted.
3.Clarify the bearing of the northern property line for Lot 16.
4.Correct the Block numbers shown on the survey (Block 4 is shown as Block 5,
and vice versa).
5.Show the correct distance and bearing of the property lines for Lot 1, Block 5.
6.The flow arrows on the sanitary sewer manhole are in the wrong direction.
7.Show existing and proposed contours.
8.Show proposed retaining wall location and top and bottom of wall elevation.
9.Show a 30 foot right-of-way, all lot measurements, structure setbacks, and
impervious coverage shall be submitted to the city at the time of building permit
application.
b.The applicant must submit a proposed grading plan with the building permit to
demonstrate how the site will drain.
3.City Forester Conditions:
a.Tree protection fencing must be properly installed at the edge of construction and
extended completely around the tree at the greatest distance possible. This must be
done prior to any construction activities and remain installed until all construction is
completed.
b.The roots of neighboring trees must be cut by hand or a vibratory plow to avoid
ripping or tearing the roots.
c.To retain soil moisture in the remaining root area, wood chip mulch should be applied
to a depth of 4 – 6 inches, but no deeper, over all the root area.
d.No equipment or materials may be stored within the tree protection area.
e.The trees will need to be watered during dry periods.
f.Any pruning cuts necessary for oaks must be done before April 1 or after July to
avoid any possible exposure to the oak wilt fungus.
g.One tree is required within the front yard setback area.
Bangasser Variance
Planning Case # 08-04
March 4, 2008
Page 12 of 12
4.Water Resource Coordinator Conditions:
a.The plans shall be revised to indicate the placement of silt fence or other approved
perimeter BMP as well as incorporate any applicable Chanhassen standard details for
erosion and sediment control. This should include, at a minimum, 393-5301 and 393-
5302B. All erosion and sediment control features shall be installed prior to any earth
disturbing activities and shall remain in place until at least 75% of the property is
covered by vegetation.
b.The applicant shall provide specifications for the soils to be used to backfill the
retaining walls to show that infiltration rates within these areas are maximized.
c.The applicant shall provide a generalized list of plants which are to be used to
landscape the retaining wall areas.
d.The applicant shall maintain the depression adjacent to Lake Minnewashta.
e.The applicant shall apply for and obtain permits from the appropriate regulatory
agencies where applicable and comply with their conditions of approval.
5.General Condition:
a.The site shall not exceed the maximum 25% site coverage allowed in the Residential
Single Family district.
ATTACHMENTS
1.Findings of Fact.
2.Development Review Application.
3.Letter from Dave Bangasser stamped “Received February 1, 2008”.
4.Registered Land Survey.
5.Survey showing site coverage reduction stamped “Received February 25, 2008”.
6.Building Plans and Elevations.
7.Photos of Subject Property.
8.Public Hearing Notice and Affidavit of Mailing List.
9.Email from Peter & Karri Plucinak dated February 16, 2008.
g:\plan\2008 planning cases\08-04 bangasser variance\staff report.doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND ACTION
IN RE: Application of David and Mary Jo Anding Bangasser for an 20.2-foot front yard variance
from the 30-foot front yard setback requirement and an 8-foot side yard variance from the 10-foot
side yard setback requirement for the demolition and reconstruction of a single-family home –
Planning Case No. 08-04.
On March 4, 2008, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of David and Mary Jo Anding Bangasser for an 18.2-foot
front yard setback variance and an 8-foot side yard setback for the demolition and reconstruction
of a single-family home. The Planning Commission conducted a public hearing on the proposed
variance 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 Residential Single Family (RSF).
2.The property is guided by the Land Use Plan for Residential-Low Density (1.2-4 units/acre).
3.The legal description of the property is: Lot 1, Block 5 and Lot 16, Block 4, 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.That the literal enforcement of this chapter would cause an undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
comparable property within 500 feet of it. The intent of this provision is not to allow a
proliferation of variances, but to recognize that there are pre-existing standards in this
neighborhood. Variances that blend with these pre-existing standards without departing
downward from them meet this criteria.
Finding:
The literal enforcement of this chapter does cause an undue hardship. The parcel
predates the zoning ordinance as it was platted in 1913 and was a summer cabin; the site is
legal nonconforming. The properties within 500 feet of the parcel are also legal
nonconforming, many of which may already have or require variance approval to modernize
their sites.
b.The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
1
Finding:
The conditions upon which this variance is based are not applicable to all
properties that lie within the Single Family Residential District. This condition is unique to
the Red Cedar Point Lake Minnewashta subdivision as it predates the adoption of the zoning
ordinance and many of the houses and properties within the subdivision do not meet the
current lot requirements for the district.
c.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 intent of the proposed home is not based on the desire to increase the value of
the home, rather to make the house their permanent residence. Red Cedar Point Lake
Minnewashta was platted in 1913 and the current structure was built in 1920 as a seasonal
cabin.
d.The alleged difficulty or hardship is not a self-created hardship.
Finding:
The alleged hardship is not self-created because the applicant is requesting to
update an existing cabin into a permanent residence located on a nonconforming lot of
record. Red Cedar Point was platted in 1913 and predates the adoption of the zoning
ordinance. The proposed single family dwelling is smaller in size than what the market
demands for an individual dwelling unit within an attached single-family building.
e.The granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
Finding:
The granting of a variance for the construction a single-family home will not be
detrimental to the public welfare or injurious to other land or improvements in the
neighborhood in which the parcel is located. The applicant is proposing to reduce the
amount of hard surface coverage on the site, maintain the required shoreland setback and
create a surface water infiltration area within the retaining wall to reduce the runoff into
Lake Minnewashta.
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.
Finding:
The proposed home will not impair an adequate supply of light or air to the
adjacent property or substantially increase the congestion of the public streets or increase the
danger of fire or endanger the public safety or diminish property values within the
neighborhood. The modernized home will be beneficial to the neighborhood, as there is
currently a seasonal cabin, constructed in 1920, located on the property. There is an existing
house on the site. According to City Code, reasonable use of the property is a single family
home. The proposed home will be constructed to maintain substantial separation between
the neighboring properties as well as maintain the required shoreland setback.
2
5.The planning report #08-04 Variance dated March 4, 2008, prepared by Angie Auseth, et al,
is incorporated herein.
ACTION
“The Planning Commission approves Planning Case 08-04, for an 20.2-foot front yard
variance from the 30-foot required front yard setback and an 8-foot side yard setback variance from
the 10-foot required side yard setback for the demolition and construction of a single-family home
on Lot 1, Block 5 and Lot 16, Block 4, Red Cedar Point Lake Minnewashta.”
ADOPTED by the Chanhassen Planning Commission on this 4th day of March, 2008.
CHANHASSEN PLANNING COMMISSION
BY: ___________________________________
Its Chairman
3
Planning Case No. 0 ~ -of
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHN~HASSEN
RECEIVED .
FEB 0 1 2008
DEVELOPMENT REVIEW APPLICATION
CHMJHASSEN PLANNING DEPT
PLEASE PRINT
~plican1 Name and Address:
'Vf\\JE ~ ~\MN :fa ~NerA$Se(L
B-:' 1.\ V ~ E'W LAN f.
EDEN V A If(.\t:./MN '?S~41
Contact:
Phone: q'51.- foS&-4451Fax:
Email: \)au~r~a.~ltS:5IN@[)pltStorp.CoI.IIV
Owner Name and Address:
MA (( '? :fa 'B~fJl1A5~e(2.
Contact:
Phone: '1>1 #q 31, \I &1 Fax:
Email:
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)
Interim Use Permit (IUP)
Vacation of Right-of-Way/Easements (VAC)
---L Variance (VAR)
Non-conforming Use Permit
Wetland Alteration Permit (WAP)
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
Notification Sign - $200
(City to install and remove)
Site Plan Review (SPR)*
x ~! for Filing Fe~/~Q{~.ey Cost**
~UP/SPR/VA~AP/Metes & Bounds
- $450 Minor SUB
":) ~ a:J
TOTAL FEE $ c:;7'\ ~O ~
c C==rt y SO d....
Subdivision*
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.
*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 diaital 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: ~f\Nb-f\S~~(2.. RE5rDeNtB
LOCATION: .~ ~ 3') $ ou-rt\ Cti)~ (2..
LEGAL DESCRIPTION: Lar \ J 1)Lot-1l-- r; atlv~ LO'i l & I 1) L.otlL 4 1Zl::'D CEDAr2. foJ\J'i LA~
jiliN N~WJ\sn-rA Ekt6TI --Me f1\Si \0' bF SA-r\) LDj \ fO ANT> I\-\t" as, 10/ oF- LoT III 'BLcttL 4
TOTAL ACREAGE: o,,~,... / IS \ 0'1'=' $ ,f'.
WETLANDS PRESENT: YES X NO
PRESENT ZONING:
~Sf
REQUESTED ZONING:
PRESENT LAND USE DESIGNATION:
REQUESTED LAND USE DESIGNATION:
REASON FOR REQUEST: 'Rt&u~~rr n'JC1 ~ 5 (DE. 'l'PrflJ) serBA ct. V (lJ<.JA'N l(; To ~lLt:AN
CoN.$"nz."t'\\o~ 0 f .f\- N~\N fuMe olJ r\ ..$IT~ W 1\11. f\N OLoE:r<- tAg,fN. \f {\f<-IANCe
,oS ~N ~'lCl~JIN{} tvNV/'\16i'\, ~t"~ ATfAN-\Q) Letr"e((."
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.
~~~
Signature of APPlicaM
Sign2&~~ ~
'1{c laK
~
c;;J1/Dg
Date
GCAtlttED
G:\pLAN\fonns\Development Review Application.DOC
Rev. 12/05
lJ"rom tIie Home of:
'lJavU!T. & !Mary Jo .9l.. tJ3angasser
8321 o/iew Lane
'Eaen Prairie, ~
952/937-1167
February 1, 2008
("'\TV OF CHANHAssal
v RECEIVED
Ms. Angie Auseth
Planner
City of Chanhassen
7700 Market Blvd.
P.O. Box 147
Chanhassen, MN 55317
FEB 0 1 Z008
CHANHASSEN PU,NNlNG DEPT
Re: 3633 South Cedar Drive- Variance Request
Dear Angie,
Per our meeting on this subject, attached are materials required for our application for
variances from the front yard and side yard setback requirement in order to demolish our
existing "cabin" to construct a new house.
Attached please find the following materials:
1. Development Review Application- Variance
2. Check in the amount of $ 250.00
3. Certificate of survey prepared Engineering Design Services- 16 sets at llxl7.
4. Proposed floor plans and renderings- 16 sets 8.5xl1.
5. Aerial Photo of the neighborhood.
We ask that the planning staff as well as the Planning Commission and City Council
consider the following relative to this request:
. This property has been in the family as a 700 square foot cabin for four
generations and we now plan to make this our permanent residence.
. The property was platted in 1913, which predates the current zoning ordinances.
The individual lots are smaller than current minimum sizes and as a result, the
majority of the properties are either non-conforming or have received variances.
. The side yard setback variance we are requesting is an existing condition with the
east wall of the proposed home in the same location as the existing east wall.
. The property line from which we are requesting the side yard variance was moved
10 feet to the west in the 1970's which explains why both of these parcels are
shifted near their easterly property lines while maintaining in a relatively large 23
feet between the houses.
. The distances proposed between this house and the neighbors on either side are
greater than the distances between the majority of the houses in the area (see
aerial photo.) In fact, of the 11 homes in the immediate area, the 23' between our
flCANNED
proposed house and the Plucinak home to the east is more than all existing home
separation distances except one.
. The 16' front yard setback proposed is significantly greater than neighbors on
either side.
. We have reduced the height of the house by "burying" the house into the hill and
by placing the bedrooms in the normal roofline rather than creating another full
floor. Therefore, we feel we have not impacted light and air to the adjacent
properties.
. Due to the narrow widths of our property and the Plucinak's property to the east,
we have shared the use of the properties for many years and continue to do so.
This includes access to the lake on our west property line; a common dock; a
parking stall and sidewalks.
. The overall size of the home is compatible with the neighbors on either side as
shown on the survey.
. Due to the narrow width of the property, we could not build a reasonable home
without a variance.
. We have taken steps to improve storm water run-off through the use of a slight
berm along the shoreline as well as infiltration at planting beds in the retaining
walls between the house and the lake.
. We have met with both of our neighbors regarding our plans and have received
their support.
Thank you for your assistance in this matter. If you have any questions or comments, I
can be reached at my office, 952/656-4457 or dave.bangasser@opuscorp.com.
cQ
Dave Bangas~
SCMHlED
CERTIFICATE OF SURVEY
RESIDENCE FOR:
DAVE BANGASSER
3633 SOUTH CEDAR
CHANHASEN, MN
BENCHMARK
EI. 951.20 TOP OF CASTING OF SANITARY MANHOLE
ON CEDAR DRIVE SOUTH, 200 FEET WEST OF
INTERSECTION OF CEDAR DRIVE SOUTH &
RED CEDAR POINT
LEGEND
t~~:il DENOTES CONCRETE SURFACE
. DENOTES FOUND IRON MONUMENTS
o DENOTES SET IRON MONUMENTS
x 999.99 DENOTES EXISTING ELEVATION
1999.991 DENOTES PROPOSED ELEVATION
@ DENOTES SANITARY MANHOLE
.e DENOTES DECIDUOUS TREE
_ DENOTES CONIFEROUS TREE
'OJ DENOTES ELECTRIC POWER POLE
MINIMUM SETBACKS
30 FT.
30 FT.
10 FT.
FRONT STREET
REAR YARD
INTERIOR SIDE YARD
HARDCOVER
AREA IMPERVIOUS OF LOT 1
AREA TOTAL OF LOT 1
HARDCOVER OF LOT 1
AREA IMPERVIOUS OF LOT 16
AREA TOTAL OF LOT 16
HARDCOVER OF LOT 16
HARDCOVER OF COMBINED LOTS:
1000 SQ. FT.
7920 SQ. FT.
12.6 %
2418 SQ. FT.
7105 SQ. FT.
34.0 %
22.7 %
NOTE
G) IT IS NOT POSSIBLE TO HOLD PUBLIC
PLA TED RIGHT OF WAY DUE TO LONG
STANDING EVIDENCE OF MONUMENTATlON
* ALL LOT LINE BEARINGS ARE ASSUMED
* CONTRACTOR MUST VERIFY PROPOSED ELEVATIONS
* NO SPECIFIC SOIL INVESTIGATION HAS BEEN
COMPLETED ON THIS LOT BY THE SURVEYOR
LEGAL DESCRIPTION
Lot 1, Block 5, RED CEDAR POINT LAKE
MINEWASHTA, Carver County, Minnesota
Lot 16, Block 4, RED CEDAR POINT LAKE MINEWASHTA
except the east 10.00 feet of said lot 16 and
the east 10.00 feet of lot 17, Block 4, RED CEDAR
POINT LAKE MINEWASHTA, Carver County, Minnesota
-
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EDGE OF BIT.
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5' EASEMENT PERPElUAL
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CERTIFICATION
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I hereby certify that this survey, plan or
report was prepared by me or under my direct
supervision and that I am a duly Licensed Land
Surveyor under the Laws of the State of Minnesota
VeQd (;l'.J 'Uv e..-.: 1/23/08
Dated:
Vladimir Sivriver
MN Reg. No. 25105
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N Phone: (763) 545-2800 E-mail: info@edsmn.com
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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
February 21, 2008, the duly qualified and acting Deputy Clerk of the City ofChanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing for Bangasser Variance - Planning Case 08-04 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 ofthe County Treasurer, Carver County, Minnesota, and by other appropriate
records.
Subscribed and sworn to before me
this~dayof [:eb(U-ur1 ,2008.
~ '
/- ~\. ~
Notary~
j!1. . "'0,. KIM T. MEUWISSEN j
%~r Notary Public-Minnesota
<".,;;;", My Commission Expires Jan 31, 2010
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time: Tuesday, March 4, 2008 at 7:00 p.m. This hearing may not start
until later in the evenino, dependino on the order of the aoenda.
Location: City Hall Council Chambers, 7700 Market Blvd.
Request for setback Variances for the demolition and
Proposal: reconstruction of a single-family residence on property zoned
Residential Single Family
Applicant: Dave BanQasser
Property 3633 South Cedar Drive
Location: A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
What Happens public hearing through the following steps:
at the Meeting: 1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the project.
If you want to see the plans before the meeting, please visit
the City's projects web page at:
www.cLchanhassen.mn.us/serv/olan/08-04.html. If you wish to
talk to someone about this project, please contact Angie
Questions & Auseth by email at aauseth@cLchanhassen.mn.us or by
Comments: phone at 952-227-1132. If you choose to submit written
comments, it is helpful to have one copy to the department in
advance of the meeting. Staff will provide copies to the
Commission. The staff report for this item will be available
online on the project web site listed above the Thursday
prior to the Planning Commission meeting.
City Review Procedure:
· Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
. Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the publiC to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercial/industrial.
. Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
· A neighborhood spOkesperson/representative is encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
· Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
somethinQ to be included in the report, please contact the PlanninQ Staff person named on the notification.
Notice of Public Hearing
Chanhassen Planning Commission Meeting
Date & Time: Tuesday, March 4, 2008 at 7:00 p.m. This hearing may not start
until later in the evenino, dependino on the order of the aoenda.
Location: City Hall Council Chambers, 7700 Market Blvd.
Request for setback Variances for the demolition and
Proposal: reconstruction of a single-family residence on property zoned
Residential Single Family
Applicant: Dave BanQasser
Property 3633 South Cedar Drive
Location: A location map is on the reverse side of this notice.
The purpose of this public hearing is to inform you about the
applicant's request and to obtain input from the neighborhood
about this project. During the meeting, the Chair will lead the
What Happens public hearing through the following steps:
at the Meeting: 1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses
the oroiect.
If you want to see the plans before the meeting, please visit
the City's projects web page at:
www.cLchanhassen.mn.us/serv/olan/08-04.html. If you wish to
talk to someone about this project, please contact Angie
Questions & Auseth by email at aauseth@cLchanhassen.mn.us or by
Comments: phone at 952-227-1132. If you choose to su bm it written
comments, it is helpful to have one copy to the department in
advance of the meeting. Staff will provide copies to the
Commission. The staff report for this item will be available
online on the project web site listed above the Thursday
prior to the Planning Commission meeting.
City Review Procedure:
. Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland Alterations,
Rezonings, Comprehensive Plan Amendments and Code Amendments require a public hearing before the
Planning Commission. City ordinances require all property within 500 feet of the subject site to be notified of the
application in writing. Any interested party is invited to attend the meeting.
. Staff prepares a report on the subject application that includes all pertinent information and a recommendation.
These reports are available by request. At the Planning Commission meeting, staff will give a verbal overview of
the report and a recommendation. The item will be opened for the public to speak about the proposal as a part of
the hearing process. The Commission will close the public hearing and discuss the item and make a
recommendation to the City Council. The City Council may reverse, affirm or modify wholly or partly the Planning
Commission's recommendation. Rezonings, land use and code amendments take a simple majority vote of the
City Council except rezonings and land use amendments from residential to commercial/industrial.
. Minnesota State Statute 519.99 requires all applications to be processed within 60 days unless the applicant
waives this standard. Some applications due to their complexity may take several months to complete. Any
person wishing to follow an item through the process should check with the Planning Department regarding its
status and scheduling for the City Council meeting.
. A neighborhood spOkesperson/representative js encouraged to provide a contact for the city. Often developers
are encouraged to meet with the neighborhood regarding their proposal. Staff is also available to review the
project with any interested person(s).
· Because the Planning Commission holds the public hearing, the City Council does not. Minutes are taken and
any correspondence regarding the application will be included in the report to the City Council. If you wish to have
somethinQ to be included in the report, please contact the PlanninQ Staff person named on the notification.
lake Minnewashta
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 predsion 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 ~466.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shall not be liable for any damages, and expressly
waives all daims, and agrees to defend, indemnify, and hold harmless the City from any and all daims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
lake Minnewashta
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 predsion in
the depiction of geographic features. If errors or discrepandes are found please contact 952-227-1107.
The preceding disclaimer is provided pursuant to Minnesota Statutes ~66.03, Subd. 21 (2000), and
the user of this map acknowledges that the City shall not be liable for any damages, and expressly
waives all daims, and agrees to defend, indemnify, and hold harmless the City from any and all daims
brought by User, its employees or agents, or third parties which arise out of the use~s access or use of
data provided.
PAMELA ANN SMITH
3720 RED CEDAR POINT DR
EXCELSIOR. MN 55331 -9675
GREGORY G & JOAN S DATTILO
7201 JUNIPER
EXCELSIOR. MN 55331 -9614
CHARLES F & VICKI LANDING
6601 MINNEWASHTA PKWY
EXCELSIOR. MN 55331 -9657
ELIZABETH J NOVAK
7210 JUNIPER
EXCELSIOR. MN 55331 -9613
GARY ALAN PETERSON &
KAREN AUDREY PETERSON
1769 20TH AVE NW
NEW BRIGHTON. MN 55112 -5433
SUSAN A & JOHN R BELL
PETER WOOD & LYNN M HAWLEY
4224 LINDEN HILLS BLVD
MINNEAPOLIS, MN 55410 -1606
RICHARD B & MARIANNE F ANDING
3715 SOUTH CEDAR
EXCELSIOR, MN 55331 -9688
TAB B & KAY M ERICKSON
3720 SOUTH CEDAR
EXCELSIOR. MN 55331 -9687
CAROLYN A BARINSKY
3719 SOUTH CEDAR
EXCELSIOR. MN 55331 -9688
MARIANNE I & RICHARD BANDING
TRUSTEES OF TRUST
3715 SOUTH CEDAR
EXCELSIOR. MN 55331 -9688
AARON J & ADRIENNE F THOMPSON
3711 SOUTH CEDAR
EXCELSIOR. MN 55331 -9688
JILL 0 HEMPEL
3707 SOUTH CEDAR
EXCELSIOR. MN 55331 -9688
ANVER L & ANNE K LARSON
3705 SOUTH CEDAR
EXCELSIOR. MN 55331 -9688
GREGORY & JOAN DATTILO
7201 JUNIPER AVE
EXCELSIOR. MN 55331 -9614
GREGORY P ROBERTSON &
LESLIE M ROBERTSON
3701 SOUTH CEDAR
EXCELSIOR, MN 55331 -9688
THOMAS C & JACQUELINE JOHNSON
3637 SOUTH CEDAR
EXCELSIOR. MN 55331 -9686
MARY JO ANDING BANGASSER
8321 VIEW LN
EDEN PRAIRIE. MN 55347 -1430
EMIL & PATRICIA SOUBA
14025 VALE CT
EDEN PRAIRIE. MN 55344 -3017
BETSY SANDING
3618 RED CEDAR PT
EXCELSIOR. MN 55331 -7720
PETER J & KARRI J PLUCINAK
3631 SOUTH CEDAR
EXCELSIOR, MN 55331 -9686
BIRUTA M DUNDURS
3627 RED CEDAR POINT RD
EXCELSIOR. MN 55331 -7721
CATHERINE J BLACK
TRUSTEE OF TRUST
3629 RED CEDAR POINT RD
EXCELSIOR, MN 55331 -7721
DOUGLAS B & JAMIE ANDERSON
3607 RED CEDAR POINT RD
EXCELSIOR, MN 55331 -7721
JEAN 0 LARSON
3609 RED CEDAR POINT RD
EXCELSIOR. MN 55331 -7721
LUMIR C & SUSAN S PROSHEK
3613 RED CEDAR POINT RD
EXCELSIOR. MN 55331 -7721
EDWIN L & LIVIA SEIM
TRUSTEES OF SEIM FAM IL Y TRUST
292 CHARLES DR
SAN LUIS OBISPO. CA 93401 -9204
DEBORAH S LOCKHART &
DIANE LEESON ANDING
3618 RED CEDAR POINT RD
EXCELSIOR. MN 55331 -7720
STEVEN E & MARSHA E KEUSEMAN
3622 RED CEDAR POINT RD
EXCELSIOR. MN 55331 -7720
STEVEN P & LAURIE A HANSON
5901 CARTER LN
MINNETONKA . MN 55343 -8966
STEPHEN M GUNTHER &
HELEN KATZ-GUNTHER
3628 HICKORY RD
EXCELSIOR. MN 55331 -9766
SCOT A LACEK
3630 HICKORY RD
EXCELSIOR. MN 55331 -9766
GARY PETERSON
1769 20TH AVE NW
NEW BRIGHTON. MN 55112 -5433
GREGORY BOHRER
3706 HICKORY RD
EXCELSIOR. MN 55331 -9768
Public Hearing Notification Area (500 feet)
Bangasser Variance
. .
3633 South Cedar Drive
Planning Case 2008-04
Lake Minnewashta
SUBJECT
PROPERTY
Page 1 of 1
Auseth, Angie
From: Plucinak, Peter [Peter.Plucinak@adc.com]
Sent: Saturday, February 16, 2008 9:56 AM
To: Auseth, Angie
Cc: dave.bangasser@opuscorp.com
Subject: Bangasser Variance
Attachments: Bangasser Variance Application 2-1-08.pdf
Dear Ms. Auseth,
We are the neighbors of Dave and Mary Jo Bangasser. This letter is confirm the Bangasser's have reviewed their
plans for building a new home with my wife and I as they describe in their attached application. Our home is
directly to the east of the Bangasser's current property. As stated in their application we have shared the
properties for several years and as a result we are in full support of the Bangasser proposal and have no problem
with their requested variance.
Thank you for your consideration; if you have any additional questions for either my wife or myself please feel free
to contact us directly.
Regards,
Pete & Karri Plucinak
3631 South Cedar Drive
Chanhassen, MN.
952-474-6183
peter.plucinak@adc.com
I. !
2/26/2008