PC Staff Report 2-17-09
CC DATE: March 9, 2009
OJ
PC DATE: February 17, 2009
CITY OF CHANHASSEN
REVIEW DEADLINE: March 17,2009
CASE #: 09-02
BY: AA, JM, JS, ML, TJ
PROPOSED ALTERNATIVE MOTIONS:
A. "The Planning Commission recommends approval of Planning Case 09-02 as shown in plans
dated received January 16, 2009, with variances to permit a lot area less than 15,000 square
feet, lot depth less than 125 feet, and front yard setback less than 30 feet as measured from
the 100-foot lot width and a 40 x 60-foot house pad, allow a private street with a width of
less than 20 feet and less than a 7 -ton design, and approval of the subdivision creating two
lots as outlined in the staff report subject to conditions 1-15 below and adoption of the
Findings of Fact for Alternate A.
Or,
B. "The Planning Commission recommends approval of Alternate B for Planning Case 09-02 with
a variance to allow a private street with a width ofless than 20 feet and less than a 7-ton
design, and denial of the lot area variance to create a lot less than 15,000 square feet, lot
depth less than 125 feet and front yard setback less than 30 feet as measured from the 100-
foot lot width and a 40 x 60 foot house-pad, and approval of the subdivision creating two
lots as outlined in the staff report subject to conditions 1-17 below and adoption of the
findings of fact for Alternate B.
SUMMARY OF REQUEST: The applicant is requesting a two-lot metes and bounds
subdivision with variances to create a second building lot and a variance to allow a private street
to serve the parcels. There are two alternative motions:
1. Approve the applicant's proposal (Alternate A).
2. Approve staffs recommendation (Alternate B).
LOCATION: 7160 Willow View Cove - Tract A of Registered Land Survey 109
APPLICANT: Mark and Suzanne Senn
7610 Willow View Cove
Chanhassen, MN 55317
PRESENT ZONING: Single-Family Residential (RSF)
2030 LAND USE PLAN: Residential-Low Density (1.2-4 units/acre)
ACREAGE: 3.66 Acres
GROSS DENSITY: 0.54 units per acre
NET DENSITY: 0.54 units per acre
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Senn Subdivision with Variances
Planning Case 09-02
February 17, 2009
Page 2 oj 14
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 and Subdivision 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.
The City's discretion in approving or denying a metes and bounds subdivision is limited to
whether or not the proposed subdivision meets the standards outlined in the Subdivision
Regulations and Zoning Ordinance. If it meets these standards, the City must approve the
subdivision. This is a quasi-judicial decision.
APPLICABLE REGUA TIONS
Chapter 18 Subdivisions
Chapter 20, Article XII Single-Family Residential District
Sec. 20-615. Lot Requirements and Setbacks.
PROPOSAL/SUMMARY
The applicant is requesting a metes and bounds subdivision to subdivide a parcel into two single-
family lots with variances. A metes and bounds subdivision is permitted when the resulting parcels
meet the minimum requirement ofthe zoning ordinance. The applicant's proposal does not meet
the zoning ordinance requirements (area, depth and setbacks.) The proposal does not meet all
subdivision ordinance requirements (60'x60' house pad). In order to proceed with a metes and
bounds subdivision, the city must approve these variances. Staff is proposing an alternate design
(Alternate B) that eliminates all zoning variances. Both the applicant's request and staffs alternate
design require a variance to allow a private street to serve both parcels.
Senn Subdivision with Variances
Planning Case 09-02
February 17, 2009
Page 3 of 14
The property is a riparian lot, zoned RSF, Single-Family Residential District and gains access via
Willow View Cove. The current site density is 0.27 units per acre. The site is guided Low Density
(1.2-4 units per acre). The existing site density is well below the density permitted in the district.
The lot area is 3.66 acres (159,429 square feet). The RSF district requires a minimum lot area of
15,000 square feet for a non riparian lot, and 20,000 square feet for a riparian lot. The existing lot
area far exceeds the minimum requirements of the zoning district.
There is currently a single-family home located on the parcel. The existing structure meets the
requirements of the RSF and Shoreland Management Districts ordinances.
Staffis proposing an Alternate B with a variance to allow a substandard private street with
conditions outlined in the staff report. A metes and bounds subdivision requires City Council action
only; due to the nature of the request the Planning Commission should review the complete
application.
BACKGROUND
The subject site is a riparian lot located on the east
side of Lotus Lake and is part of the Kurvers Point
Subdivision. The Kurvers Point Subdivision was
created in 1987 and consists of 42 single-family
lots.
The subject site is the largest lot within the
subdivision with an area of 3 .66 acres.
When the subdivision was originally approved the
subject site was platted as Lot 4, Block 3. In
November 1989, the City Council passed a
resolution to approve an administrative
subdivision of Lots 4 and 5, Block 3, transferring
a portion ofland from Lot 4 to Lot 5.
Kurvers Point
Subdivision
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Senn Subdivision with Variances
Planning Case 09-02
February 17, 2009
Page 4 of 14
SUBDIVISION
The applicant is proposing a metes and bounds subdivision to subdivide a 3.66 acre site into two
single-family lots served by a private street. As previously stated, a metes and bounds subdivision
is permitted when both resulting parcels meet the minimum requirements of the zoning ordinance
(area, width, depth, etc.) and abut a public or private street. The applicant's proposal (Alternate A)
does not meet the minimum requirements of the zoning ordinance. Therefore, the applicant is
requesting approval of several variances in order to be able to create a metes and bounds
subdivision.
CERTIFICATE OF SURVEY
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Proposed New Lot (Tract C)
Alternate A (Applicant's Lavout):
Regulations governing lots served by a private street:
The applicant's proposal requires the following variances:
Zoning Variances
. Lot area variance-The private street
serving the parcel must be located within
a 30-foot easement. The area ofthe
easement and the private street may not be
calculated as part of the total lot area.
. Lot Depth Variance.
. Setback variances.
The front setback of a lot served by
a private streel begins where Ihe
widlh achieves 100 feet
Subdivision Variances
. 60x60 house pad
. Private Street
Senn Subdivision with Variances
Planning Case 09-02
February 17, 2009
Page 5 oj 14
Alternate B (staff's proposal)
Staff has developed an alternative layout that will meet the minimum requirements of the zoning
ordinance. Staff proposes extending the easterly property line to the north edge of the private
street. The lot will achieve a width of 100 feet 35 feet west of said line. The front yard setback
and lot depth are measured from the 100- foot line. The lot depth is increased from 96 feet to 131
feet. By extending this property lines, all zoning variances are eliminated and the only variance
request necessary is for the private street.
Zoning Ordinance Regulations - All Requirements Met
Minimum Lot Area. The City Code requires a minimum lot area of 15,000 square feet.
private street serving the parcel must
be located within a 30-foot easement.
The area of the easement and the
private street may not be calculated
as part ofthe total lot area. Staffs
layout proposes a parcel with an area
of approximately 15,500::1: square
feet. Since the driveway access to
the proposed Tract C is not shown
on the plans, staff is unable to
determine the exact area of the
private street. The lot area must be
adjusted accordingly to maintain a
minimum of 15,000 square feet as
required in the RSF zoning district.
.
The
The front setback of a lot served by
a Inivate street begins where the
width achieves 100 feet
. Lot Depth. On lots served by a private street, the front property line is measured where the lot
achieves 100 feet in width. The front yard setback and lot depth are then measured from the
front property line. All plans must demonstrate that a 60x60 house pad can be accommodated
on a newly created parcel. Staff s proposal shows a lot width of 100 feet. The lot depth is 131
feet. The buildable area on the site can easily accommodate a 60 x 60 house pad leaving room
to accommodate improvements.
. Setbacks. A structure must maintain a 30-foot setback from the 100-foot front property line.
Staffs layout maintains all required setbacks.
Subdivision Ordinance Regulations
. The City Code requires a minimum 60' x 60' house pad (3,600 square feet) be shown on the
plans or the proposed house type. Staffs proposal reflects a 60' x 60' house pad.
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Senn Subdivision with Variances
Planning Case 09-02
February 17,2009
Page 6 of 14
STREETS
The plan proposes accessing the lots via a private street utilizing the existing private driveway.
The existing driveway gains access from the cul-de-sac located on the easterly side of the parcel,
Willow View Cove. Once the commonality of the private street ends, any portion of the private
driveway serving Tract D, located on Tract C, shall be placed in a cross-access easement. An
easement over the private street must be provided.
Section 18-57 (P) of the City Code requires private streets to be constructed to a 7-ton design,
with 20-foot pavement width and located within a 30- foot easement. The applicant is requesting
a variance to maintain the existing width of 10 feet. The intent is to minimize disturbance to the
mature trees on the site. Staff is recommending approval of the variance.
Private Street Criteria
Section 18-57. Streets. (s) Private streets serving up to four lots may be permitted in the A2, RR,
RSF, R4 and RLM (when less than four units per acre) districts if the criteria in variance section
18-22 are met and upon consideration of the following:
(1) The prevailing development pattern makes it unfeasible or inappropriate to construct a
public street. In making this determination, the city may consider the location of existing
property lines and homes, local or geographic conditions and the existence of wetlands.
(2) After reviewing the surrounding area, it is concluded that an extension of the public street
system is not required to serve other parcels in the area, improve access, or to provide a
street system consistent with the comprehensive plan.
(3) The use of a private street will permit enhanced protection of the city's natural resources,
including wetlands and protected areas.
Senn Subdivision with Variances
Planning Case 09-02
February 17,2009
Page 7 of 14
COMPLIANCE TABLE
Compliance Tract C Existing Lot
Alternate A Alternate B Tract D
15,000 sq ft 15,500 sq ft 142,500 sq ft
Lot Area Non-Riparian Less than 15,000 sq it (less private street (less private
20,000 sq ft access and easement street access and
Riparian sq fl) easement sq fl)
Lot
Frontage 100' 68.04' 78' 95'+
(Private
Street)
Lot Depth 125' 97' 158.61' 682'+
Front yard 30' extends 14 feet outside of 30' 470'
Setback buildable area
Rear Yard 30' non riparian 30' 30' 320'
Setback 75' riparian
Site 25% May not exceed 25% May not exceed 25% 11.5%
Covera2e
*There are a number of items that are needed in evaluating a subdivision that the applicant has not
addressed. They include:
· Location of existing and proposed utilities.
· Location of the proposed driveway access to the proposed lot.
. Tree survey.
. Necessary easements.
. House Plan.
These items must be addressed and submitted prior to recording.
WETLANDS
The property abuts Lotus Lake, a DNR Public Water. In addition, a review of topographic data,
historic aerial photography, the Web Soil Survey Data and the City's Second Generation Surface
Water Management Plan indicates that a fringe Type 1/3 wetland exists adjacent to Lotus Lake.
Based upon the proposed lot split as submitted, it appears that no wetland impacts will result
from the proposed activity. In addition, the proposed new lot is located well outside of any
wetland buffer areas or setbacks required under City Code.
LAKES and BLUFFS
The proposed project is located within the shoreland district for Lotus Lake. Lotus Lake is
classified as a recreational development lake. Riparian lots must have a minimum lot size of
20,000 square feet while non-riparian lots within the shoreland management district must have a
Senn Subdivision with Variances
Planning Case 09-02
February 17,2009
Page 8 of 14
minimum size of at least 15,000 square feet. Both proposed lots as shown in Alternate B will
meet the pertinent area requirement.
Based upon topography provided by Carver County, there does not appear to be any areas which
meet the criteria to be classified as a bluff.
Erosion and Sediment Control
In the event that a building permit is issued for the property, adequate erosion control best
management practices will need to be installed to prevent sediment from being discharged off the
site or into any water features such as wetlands, lakes, or stormsewer.
Silt fence should be provided in areas where sediment may otherwise be carried off-site. All
upland areas disturbed as a result of construction activities shall be immediately restored with seed
covered with mulch or sodded according to the following table.
Time
(maximum time an area can remain unvegetated
when area is not activel bein worked
7 Days
14 Days
21 Days
Daily scraping and sweeping of streets shall be completed any time construction site soil, mud,
silt or rock is tracked or washed onto paved surface or street that would allow tracked materials
or residuals of that material to enter the storm water conveyance system. Construction site
access points shall be minimized to controlled access points with rock entrance and exit pads
installed and maintained throughout construction.
Water Quality Fees
Because of the impervious surface associated with this development, the water quality fees for this
proposed development are based on residential development rates of $3,41 0 per acre. Total area of
proposed Tract C equals 0.344 acres. Therefore, the water quality fees associated with this project
are $1,173.04.
Water Quantity Fees
The SWMP has established a connection charge for the different land uses based on an average
citywide rate for the installation of water quantity systems. This cost includes land acquisition,
proposed SWMP culverts, open channels, and storm water ponding areas for runoff storage. Single
Family Residential developments have a connection charge of$2,360 per developable acre. This
results in a water quantity fee of approximately $811.84 for the proposed Tract C.
Senn Subdivision with Variances
Planning Case 09-02
February 17,2009
Page 9 of 14
SWMP Credits
This project proposes no on-site water quality features. Therefore, no credit will be applied to
the proposed subdivision. At this time, the estimated total SWMP fee, due payable to the City at
the time of recording, is $1,984.88.
GRADING AND DRAINAGE
A grading plan was not submitted with the proposal. If the subdivision is approved a grading
plan must be submitted for review and approval. The grading plan shall adhere to the
requirements set forth in the City Code.
UTILITIES
A utility plan was not submitted with the proposal. According to the utility as-built information
for this area, sanitary sewer lies along the shoreline of Lotus Lake and within Willow View
Cove. It appears that the sanitary sewer service to the existing home on proposed Tract D
extends from the sewer along Lotus Lake. The as-builts do not show a sanitary sewer service
stub for proposed Tract C.
According to the utility as-built information, the water service for the existing home on proposed
Tract D extends from a six-inch lateral on the property to the south. The as-built does not show a
water service for proposed Tract C.
If the subdivision is approved, a utility plan must be submitted showing the existing sanitary
sewer and water services to the existing home, the existing gas, electric, cable and telephone
services to the existing home, and the proposed sanitary sewer and water services to the new lot.
A drainage and utility easement must encompass any portion of the new services that cross
another property. The easement width shall extend minimum of 10 feet from the service.
If the sanitary sewer and/or water service are extended from the utilities within Willow View
Cove, an escrow must be posted for the restoration of the street. The escrow amount will be
determined when the utility plan is submitted since the extent of excavation is unknown at this
time. The escrow will not be released until it is deemed the area is in satisfactory condition after
one freeze-thaw cycle.
The sanitary sewer and water hookup charges for Tract C shall be paid with the building permit
application at the rate in effect at that time. The 2009 rates are $5,087 for the City water hookup
charge, $1,893 for the City sewer hookup charge and $2,075 for the Metropolitan Council sewer
charge. The party applying for the building permit is responsible for payment of these hookup
charges.
Senn Subdivision with Variances
Planning Case 09-02
February 17, 2009
Page 10 of 14
PARK DEDICATION
The nearest neighborhood park to this
subdivision is South Lotus Lake Park. South
Lotus Lake Park is 7.42 acres in size and
features a playground, boat access,
tennislbasketball court, and an open field. Off-
street parking is available at the park. No
additional parkland acquisition is being
recommended as a condition of this
subdivision.
TRAILS
The subject site can access the Highway 101
North pedestrian trail. No additional trail
construction is being recommended as a
condition of this subdivision.
It is recommended that full park fees in lieu of
parkland dedication and/or trail construction be
collected as a condition of approval for the
metes and bounds subdivision. The park fees
shall be collected in full at the rate in force
upon subdivision approval.
TREE PRESERVATION/LANDSCAPING
Lotus Lake
The applicant has not submitted tree preservation calculations or survey. If this subdivision is
approved, the calculations and survey will be required prior to the issuance of a building permit.
Even without specific calculations, it is evident from aerial photos and a site visit that the
applicant will not exceed canopy coverage limits for the subdivision. It appears that the
proposed lot will have significant tree removal.
Existing conditions within the proposed lot (Tract C) include mature, native sugar maple-
basswood woods on the east and central portions of the lot and lawn and mature spruce on the
west side of the lot. The proposed location of the home will remove a significant area of existing
trees due to grading and construction activities.
Senn Subdivision with Variances
Planning Case 09-02
February 17,2009
Page 11 of 14
Staff strongly recommends the preservation of the wooded area for the following reasons. The
wooded area provides greater diversity and is self-sustaining (younger trees growing and
replacing older). It also provides greater environmental benefit by producing more oxygen,
sequestering more carbon, alleviating more urban heat island effect, providing wildlife habitat,
and sheltering a greater area of land thereby reducing runoff, an important consideration for a
lakeshore property.
Due to the location of the proposed building pad in relation to the wooded area, tree preservation
seems most applicable around the edges of the lot. The wooded area lies between the road
access and the house pad. The equipment used for construction will need a perimeter of access
around the building pad which is generally 15 - 20 feet. The northwest comer of the house pad
lies 21 feet from the driveway. This proximity will lend itself to the most convenient and
efficient access to the house pad and placement of the driveway and therefore will be cleared.
The picture below represents the tree removal on the proposed lot; the area is outlined in red.
Staff recommends that, at a minimum, the applicant be required to preserve all trees outside of
the red area. Reducing the size of the removal area should be a priority in order to retain as
many trees on the lot as possible. Additionally, staff supports the recommendation to allow the
private street to remain at its current width. Widening the private street will necessitate
additional significant tree removal. The tree loss will be greater than the benefit of a short
section of a widened drive.
Senn Subdivision with Variances
Planning Case 09-02
February 17, 2009
Page 12 of 14
The applicant must submit tree preservation and removal calculations and survey for city staff
approval prior to recording.
All trees proposed to be preserved shall be protected by fencing throughout the construction
process. The fencing must be installed prior to any excavation or grading. No trees on Tract C
or Tract D shall be removed unless approved by the city.
RECOMMENDATION
Staff recommends the Planning Commission adopt one ofthe following motions:
A. "The Planning Commission recommends approval of Planning Case 09-02 as shown in plans
dated received January 16, 2009, with variances to permit a lot area less than 15,000 square
feet, lot depth less than 125 feet and front yard setback less than 30 feet as measured from the
100 foot lot width, a 40 x 60 foot house-pad and allow a private street with a width of less
than 20 feet and less than a 7-ton design, and approval of the subdivision creating two lots as
outlined in the staff report subject to conditions 1-15 below and adoption of the findings of
fact for Alternate A.
or,
B. "The Planning Commission recommends approval of Alternate B for Planning Case 09-02 with
a variance to allow a private street with a width ofless than 20 feet and less than a 7-ton
design, and denial ofthe lot area variance to create a lot less than 15,000 square feet, lot depth
less than 125 feet and front yard setback less than 30 feet as measured from the 100-foot lot
width and a 40 x 60 foot house-pad, and approval of the subdivision creating two lots as
outlined in the staff report subject to conditions 1-17 below and adoption of the findings of
fact for Alternate B.
Senn Subdivision with Variances
Planning Case 09-02
February 17,2009
Page 13 of 14
Conditions of Approval
1. Approval of the metes and bounds subdivision is contingent upon approval of the private street
vanances.
2. A grading plan must be submitted for review and approval and shall comply with the City
Code.
3. A utility plan must be submitted showing the existing sanitary sewer and water services to
the existing home, the existing gas, electric, cable and telephone services to the existing
home and the proposed sanitary sewer and water services to the new lot.
4. A drainage and utility easement must encompass any portion of the new services that crosses
another property. The easement width shall extend a minimum of 10 feet, on center, from
the service.
5. If the sanitary sewer and/or water service are extended from the utilities within Willow View
Cove, an escrow must be posted for the restoration of the street. The escrow amount will be
determined when the utility plan is submitted since the extent of excavation is unknown at
this time. The escrow will not be released until it is deemed the area is in satisfactory
condition after one freeze-thaw cycle.
6. The sanitary sewer and water hookup charges for Tract C shall be paid with the building
permit application at the rate in effect at that time. The 2009 rates are $5,087 for the City
water hookup charge, $1,893 for the City sewer hookup charge and $2,075 for the
Metropolitan Council sewer charge.
7. The party applying for the building permit is responsible for payment ofthe hookup charges.
8. Environmental Resources Specialist Conditions:
a. The applicant must submit tree preservation and removal calculations and survey for
city staff approval prior to recording.
b. All trees proposed to be preserved shall be protected by fencing throughout the
construction process. The fencing must be installed prior to any excavation or grading.
c. No trees on Tract C or Tract D shall be removed unless approved by the city.
9. At this time, the estimated total SWMP fee, due payable to the City at the time of recording, is
$1,984.88.
10. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Minnesota Pollution Control Agency, Minnesota Department of Natural Resources (for
dewatering)) necessary and comply with their conditions of approval.
11. All disturbed areas shall be mulched and seeded or sodded according to following table:
Senn Subdivision with Variances
Planning Case 09-02
February 17,2009
Page 14 of 14
Time
(maximum time an area can remain unvegetated
when area is not activel bein worked)
7 Days
14 Days
21 Days
These areas include any exposed soil areas with a positive slope to a storm water conveyance
system, such as a curb and gutter system, storm sewer inlet, temporary or permanent drainage
ditch or other natural or man made systems that discharge to a surface water.
12. Full park fees in lieu of parkland dedication and/or trail construction shall be collected in full at
the rate in force upon approval and recording.
13. Submit a revised survey showing the following:
a. Drainage and utility easements.
b. All utilities must be shown and relocated if necessary prior to recording.
c. Driveway access to the new parcel must be shown on plan.
14. Submit a 30-foot wide private cross-access easement over the shared portion of the private
street. .
15. A drainage and utility easement must encompass any portion of the driveway serving Tract D
and encroaches on Tract C.
16. Tract C must meet the minimum criteria for a non-riparian lot within the shoreland management
district as described in Chapter 20, Article VI.
17. The applicant shall revise the lot lines as shown in staff's layout (Alternate B). "
ATTACHMENTS
1. Findings of Fact Alternate A.
2. Findings of Fact Alternate B.
3. Application.
4. Email from John Gleason dated February 6,2009.
5. Public Hearing Notice and Affidavit of Mailing.
6. Survey dated received January 16, 2009.
g:\plan\2009 planning cases\09-02 senn subdivision & variance\staff report. doc
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
AL TERNA TE A
INRE:
Application of Mark and Suzanne Senn for a two-lot subdivision with zoning variances to create a
second building lot and a variance to allow a private street to serve the parcels.
On February 17,2009, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application. The Planning Commission conducted a public hearing on
the proposed subdivision with variances 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 in the Chanhassen Comprehensive Plan for Residential - Low
Density (1.2 - 4.0 units per net acre) uses.
3. The legal description of the property is: Tract A of Registered Land Survey 109.
4. VARIANCES - There are two types of variances associated with this application. The first
set are zoning ordinance related while the other is subdivision related.
Zoning Variance Findings
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 these criteria.
Finding: The literal enforcement of this chapter does cause an undue hardship. Due to the
lot configuration and the location of the driveway and the location of the trees on the site,
the granting of the variance will permit the applicant to locate a building on the property that
minimizes its impact.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other properties within the same zoning classification.
1
Finding: The conditions upon which this variance is based are not applicable to all Single
Family Residential properties since this property was platted prior to the adoption of the
Pri vate Street variance requirements.
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 request is not based on the desire to increase the value of the
land.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding: The alleged difficulty or hardship is not a self-created hardship since the location
of the existing drive and treed areas on the site constrain its development.
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 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.
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 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.
Subdivision Variance Findings
Sec. 18-22.Variances. The city council may grant a variance from the regulations contained
in this chapter as part of the plat approval process following a finding that all of the
following conditions exist:
Variances Within Subdivisions
The subdivision variance is required to allow a private street to serve the subject development.
Staff is also recommending the applicant be permitted to maintain a substandard private street
(Less than 20 feet wide and less than 7 ton design).
a. The hardship is not a mere inconvenience.
2
Finding: The hardship is not a mere inconvenience. The proposed private street preserves
site features. Reconstruction of the private street will cause environmental impact.
b. The hardship is caused by the particular physical surroundings, shape or typographical
conditions of the land.
Finding: The hardship is caused by the particular physical surroundings, shape and
topographical conditions of the land. The subject parcel is the largest lot within the Kurvers
Point subdivision.
c. The conditions upon which the request is based are unique and not generally applicable to
other property.
Finding: The conditions upon which the request is based are unique and not generally
applicable to other properties due to the unique site features.
d. The granting of the variance will not be substantially detrimental to the public welfare and is
in accord with the purpose and intent of this chapter, the zoning ordinance and
comprehensive plan.
Finding: The granting of a variance will not be substantially detrimental to the public
welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance,
and comprehensive plan. The applicant is proposing to access the site via a private street.
This option will minimize grading and tree removal.
5. SUBDIVISION - FINDINGS
a. The proposed subdivision is consistent with the zoning ordinance;
Finding: The applicant's proposal is consistent with the requirements of the RSF district
subject to the zoning variance approval.
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the comprehensive plan and
subdivision ordinance if the private street standards variance is approved.
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions specified
in this report
3
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
e. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause significant environmental damage
subject to conditions of approval. The proposed subdivision contains adequate open areas
to accommodate a house pad.
f. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but rather
will expand and provide all necessary easements.
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate storm water drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
6. The planning report #09-02, dated February 17, 2009, prepared by Angie Auseth, et aI, is
incorporated herein.
RECOMMENDA TION
The Planning Commission recommends that the City Council approve a subdivision
creating two lots with a variance for the use of a private street and approval of the zoning variance
requests to permit a reduced lot area, lot depth and a front yard setback variance to be 30 feet from
the front property line rather than 30 feet from the point where the lot meets the 100 foot lot width.
ADOPTED by the Chanhassen Planning Commission this 1 ih day of February, 2008.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
4
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
AL TERNA TE B
INRE:
Application of Mark and Suzanne Senn for a two-lot subdivision with zoning variances to create a
second building lot and a variance to allow a private street to serve the parcels.
On February 17,2009, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application. The Planning Commission conducted a public hearing on
the proposed subdivision with variances 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 in the Chanhassen Comprehensive Plan for Residential - Low
Density (1.2 - 4.0 units per net acre) uses.
3. The legal description of the property is: Tract A of Registered Land Survey 109.
4. VARIANCES - There are two types of variances associated with this application. The first
set are zoning ordinance related while the other is subdivision related.
Zoning Variance Findings
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 these criteria.
Finding: The literal enforcement of this chapter does not cause an undue hardship. The
proposed development could comply with the minimum zoning ordinance requirements.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to
other properties within the same zoning classification.
1
Finding: The conditions upon which this variance is based are applicable to all Single
Family Residential properties since this property complies with the City's zoning
requirements.
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 request is not based on the desire to increase the value of the
land.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding: The alleged difficulty or hardship is a self-created hardship since the property
could be developed in conformance with the zoning ordinance.
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 the variance will be detrimental to the public welfare or injurious
to other land or improvements in the neighborhood in which the parcel is located since it
does not comply with the minimum requirements of the zoning ordinance.
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 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.
Subdivision Variance Findings
Sec. 18-22. Variances. The city council may grant a variance from the regulations contained
in this chapter as part of the plat approval process following a finding that all of the
following conditions exist:
Variances Within Subdivisions
The subdivision variance is required to allow a private street to serve the subject development.
a. The hardship is not a mere inconvenience.
Finding: The hardship is not a mere inconvenience. The proposed private street preserves
site features. Reconstruction of the private street will cause environmental impact.
2
b. The hardship is caused by the particular physical surroundings, shape or typographical
conditions of the land.
Finding: The hardship is caused by the particular physical surroundings, shape and
topographical conditions of the land. The subject parcel is the largest lot within the Kurvers
Point subdivision.
c. The conditions upon which the request is based are unique and not generally applicable to
other property.
Finding: The conditions upon which the request is based are unique and not generally
applicable to other properties due to the unique site features.
d. The granting of the variance will not be substantially detrimental to the public welfare and is
in accord with the purpose and intent of this chapter, the zoning ordinance and
comprehensive plan.
Finding: The granting of a variance will not be substantially detrimental to the public
welfare and is in accord with the purpose and intent of this chapter, the zoning ordinance,
and comprehensive plan. The applicant is proposing to access the site via a private street.
This option will minimize grading and tree removal.
5. SUBDIVISION - FINDINGS
a. The proposed subdivision is consistent with the zoning ordinance;
Finding: The applicant's proposal is inconsistent with the requirements of the RSF
district. The proposed lot can comply with the minimum zoning requirements
b. The proposed subdivision is consistent with all applicable city, county and regional plans
including but not limited to the city's comprehensive plan;
Finding: The proposed subdivision is consistent with the comprehensive plan and
subdivision ordinance if the private street standards variance is approved.
c. The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and storm
water drainage are suitable for the proposed development;
Finding: The proposed site is suitable for development subject to the conditions specified
in this report
3
d. The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage disposal, streets, erosion control and all other improvements required by this
chapter;
Finding: The proposed subdivision is served by adequate urban infrastructure.
e. The proposed subdivision will not cause environmental damage;
Finding: The proposed subdivision will not cause significant environmental damage
subject to conditions of approval. The proposed subdivision contains adequate open areas
to accommodate a house pad.
f. The proposed subdivision will not conflict with easements of record.
Finding: The proposed subdivision will not conflict with existing easements, but rather
will expand and provide all necessary easements.
g. The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
1) Lack of adequate storm water drainage.
2) Lack of adequate roads.
3) Lack of adequate sanitary sewer systems.
4) Lack of adequate off-site public improvements or support systems.
Finding: The proposed subdivision will have access to public utilities and streets.
6. The planning report #09-02, dated February 17, 2009, prepared by Angie Auseth, et aI, is
incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the variance for
the use of a private street and deny the zoning variances. The Planning Commission further
recommends that the subdivision be approved conditioned upon the applicant reconfiguring the
lot to eliminate the need for the zoning variances.
ADOPTED by the Chanhassen Planning Commission this 17th day of February, 2008.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
4
Planning Case No.
oq-o~
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317-(952)227-1100
CITY OF CHANHASSE~,
RECEiVED
DEVELOPMENT REVIEW APPLICATION
JAN 1 6 2009
PLEASE PRINT
Applicant Name and Address:
t11 h R ~ -;>E""tJ'tJ
71 loO vJlLUJW VI ~ Co V E
CH'f1AlH.+'f-.. S~N M I\J 5''53/7
Contact: . M 114<::: .5 W.0
P~one:<f.rl---'i tfCt --1,2- 77- Fax: ~z -qlJ t. -oq 7</
Email: WI. senn e mch c;: /, r/7W)
:::H,l\NHASSE~1 PLANNING Dr~p'
Owner Name and Address:
MA.1Z.lc:: AN () .:J"t 'z..~ '" N €. <> 't tV-J
71 "0 WIU_A/W Ulf..-W uvE'
Cfl/1AJ lI~s~ N I AN ~S3/7
Contact: MIrt.4C- ">CAlN
Phone:qrz.'1V'tz..-.z12.- Fax: 9J:z..9t)6092-'fl
Email: m. .renJ1 (f /JtcL St. COW')
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 (V AR) 2ci)
Non-conforming Use Permit
Wetland Alteration Permit (WAP)
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
>( Notification Sign ~
(City to install and remove)
Site Plan Review (SPR)*
X ~for Filing Fees/Attorney Cost-
$5 UP/SPRlVACNARlWAP/Metes & Bounds
45 inor SUB
TOTAL FEE $ 1,'-144 ci)
X Subdivision*"toO
,
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. 'i- 8 ?~... CR. ls ~'3 -= \$\qt.l- 02
*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: Wherimultiple applications are processed, the appropriate fee shall be charged for
each application.
. SCANNED
PROJECT NAME:
LOCATION: 7/60 Wic.-t..tJ LJ J(~W <::0 v r
LEGAL DESCRIPTION AND PID: P,O 1\z.:S,~CJS6oI0
TOTAL ACREAGE:
3.~ Ac;u:S
WETLANDS PRESENT:
PRESENT ZONING: R 5' F
REQUESTED ZONING: (<Sf"
YES
X NO
PRESENT LAND USE DESIGNATION: l..-crw o 'V) S l 7 y rc..~.S i b'~;-1/ 7l.rrL
REQUESTED LAND USE DESIGNATION: U)l..\) DEN ~I TY 4YI oe:vvrrt1 L-
REASON FOR REQUEST: sG't::. tt-tt/tcrt'id) .
FOR SITE PLAN REViEW: include number of existing employees:
and new employees:
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 appljcant 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 addition-at fees may be charged for COhsulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents anaitlforirlatiori rhaVe~submitte~ are ,true and correct to the. best of
myk~. 7 /
)~~ /-;'007
Date
/" / s-:- CJ 7
Date
se~N"!O
G:\Pl.Affifp'T~\~eve'opment Review Application.DOC
..... ,....~ -; '. ;, ;,.J,.,('<df'
Rev. 1/08
VARIANCES REQUEST 7160 WILLOW VIEW COVE
We purchased this property approximately 20 years ago. Our property is just shy of 4
acres and has approximately 430 feet oflakeshore on Lotus Lake. Our long term plan was
to always place one if not two additional structures on the property to accommodate
future family needs. When we purchased this property there were no rules which
prohibited us from doing so. My mother is now 85 years old and wishes to maintain her
independence, something that we support. It is however now necessary to get her closer
to us so we can better help her. She is now ready to move so I subsequently contacted the
City and was told that ordinances had now been put in place that prohibited us from 1).
adding additional dwellings to the property, or 2). do a lot split to construct another
dwelling. It is our strong preference to always keep the property as one, and in the family,
because we never want to nor intent to dispose of any property created by a split. The
City suggested the only possible way to proceed was to request variances to allow us to
subdivide. We were then informed that other ordinances passed even more recently
prohibited us from proceeding without variances unless we upgrade the driveway to a
city street and remove a lot of significant number of mature trees and vegetation which
would negatively alter the character of the property. Rather than argue over the effective
taking caused by new ordinances being put in place that we were not notified of, in the
spirit of cooperation we proceeded down the track to subdivide. We ate willing to
cooperate and do so even though it is our strong desire not to subdivide. We have had a
updated survey completed and sited the proposed structure keeping in mind all things
considered important about the character ofthe property.
Subsequently, we are seeking approval of several variances which will allow us to
maintain the character of the property, place the structure where it best fits without
destroying a lot of mature vegetation, and likewise not allowing construction to do the
same.
These more recently passed ordinances don't allow private driveways any longer serving
multiple lots without being constructed to the standards ofa city road. To do so would
wipe out and destroy a large wooded area surrounding the current driveway which by the
way is over a thousand feet long.
Another more recently passed ordinance does not allow lot splits with less than 100 feet
of street frontage and while we have just shy of four acres we only have about 70 feet of
street frontage.
Again due to a more recent ordinance passed, our proposed lot size of 15,000 square feet
and house pad size (60'x 40') or 2400 square feet require variances only because of
where we placed the structure. To move the structure from the current proposed location
would either wipe out a lot mature woods one way, or a cluster of approximately 100 foot
pines the other way. Ifwe move the structure approximately 30 feet to the west to avoid a
variance it would wipe out the above mentioned pine cluster.
SCANNED
In that none of the variances impact setbacks from existing neighboring properties,
we seek the approval of all necessary variances due to hardships at any number of levels.
First, if our property right to add additional dwellings to our acreage had not been taken,
no variances would be necessary. By cooperating with a lot split instead these variances
are created. Each of these variances then necessitated by the split are being caused again
by the elimination of or taking of our property rights through ordinances passed since we
have owned the property, which we were never made aware of.
Most importantly, to proceed with any plan other than the proposed would substantially
alter and destroy much of the character of the property through the elimination and
damages to mature wooded areas and vegetation. What we are proposing, given our
acreage, will have no practical spill over effects to anyone else other than us. Our current
hard surface coverage is 10.4% overall. Splitting off the lot changes the coverage on the
primary lot to 11.4%. On the split lot or secondary lot the coverage would be 16%.
SCANNED
UHluINAL.
REGISTERED LAND SURVEY NO.
CARVER COUN1Y, MINNESOTA
109
R.L.S. FILE NO. 97
R. T. DOC. NO. T63214
'f>Hot</ELf/</E 0 F LOTuS-
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BE:NGH MAR.K.: ,O\" Of' fo1tJ, of I-lYORAt.1T
Ai t-lE: QUAO~At-lT- VALLEY view f<.OAD ~
""TATE HWY. 101. r=LEV." "3>1.54 FEET, Nc,VO-t':>2.9
1-l\6J.\EST Ki\lOWN LAKE ELEV. " $%.~ FEET
C.U1<:.~e:f-..t\ W",-rE.f( ELEV." B~9.7 FE.EI (11/bj99)
T~E. NDlZ'Tl-t LlNE. Of' LoT7 4f '5} 6LOC.K 3J KURVERS
POtNT HAS AN AS7UMED e.eAR-I/-l6 Of N Beo 24' 2.0" W
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o PE~Oif07 Yz INet{ I<. 14- \fo1C.1-\ \ R.O N. PIPE
~ET MAR-KeD E!>Y t..lceN-SE NO. \4100
I hereby certify that. in accordance with the provisions of Chapter 508, Minnesota Statutes of 1949. as amended, I have surveyed lhe
following described property in the County of Carver, State of Minnesota to wit:
Lot 4 and Lot 5, Block 3, KURVERS POINT. according to the recorded plat thereof.
r-J That the survey shown hereon is a correct delineation of said survey.
~.MN>lESOTA
This Registered Land Survey was approved and accepted by the City Council of the City of Chanhassen, Minnesota at a regular meeting
thereof held this (p'ffi day of No-J~""""..oI2.. . 19..eel.. .
d / CrTYCO~ILOFTHECI1YOFCHAN~.MINNESOTA
B~/~ d . Mayor By . ........ +' ..... . Manager
COUNTY SURVEYOR. Carver County, Minnesota
Pursuant to Chapter 395, Minnesota Laws of 1971, this Registered Land Survey has been approved thisEtbday of November.
19M. .
BY~~_____
Theodore Kemna. Carver County Surveyor
COUNTY AUDITOR, Carver County, Minnesota
I hereby certify that there are no de!ICJlent taxes for all years porior to 19!i!l
transfer entered. Dated this....z:l-~ay of 1tr~~- ~~ ~ , ,19tt.
"'S41/UJII ~I<'-' AI
~l I .. -1' County Auditor
for land described on this Registered Land Survey and
BY_~_~~'____
SCHOBORG
COUNTY TREASURER, Carver County, Minnesota
I hereby certify that the taxes PJlyable for the year 19 1'1 for land described on this Registered Land Survey
have been paid on this~ay of ~"" , 19...fZ.
D. F. Dahlke, County Treasurer By 'ci!f...~
REGISTRAR OF TITLES, Carver County, Minnesota 1)=
I hereby certify that this Registered Land Survey was filed thls~ day of 17~. 19...u..:z...
at .lL},Ja.o'clock-'l..M.
NO SURVEYING Carl W. Hanson, Jr., Registrar of Titles
INC.
By G~&~
Auseth, Angie
From:
Sent:
To:
Subject:
John Gleason [John.Gleason@dnr.state.mn.us]
Friday, February 06, 2009 4:27 PM
Auseth, Angie
Request for Two-Lot Subdivision with Variances at 7160 Willow View Cover
Dear Ms. Auseth~
I am writing in response to the memo you sent me dated January 26~ 2009 on the subject II
Request for Two-Lot Subdivision with Variances [....] at 7160 Willow View Cover [...].
We are opposed to this lot subdivision if either or both of the resulting lots result in
non-conforming lot dimensions (area or width). If a non-conforming lot results~ please review
the City' s code regarding lot subdivisions and non-conforming lots in the Shoreland
District. Although I saw no reference to an easement in the information you provided~ should
that be included in the proposal~ we also recommend that no easement to the lake be granted
to the non-riparian lot owner as non-riparian lake access can negatively effect water
quality.
Thanks you for the opportunity to comment on this proposal. If you have any questions~ please
let me know.
Regards~
Jack
John (Jack) Gleason~
Area Hydrologist -West Metro
MN DNR Waters
n00 Warner Road
St. Paul~ MN 55106
651-259-5754 (W)
651-772-7977 (F)
John.Gleason~dnr.state.mn.us
Visit our website at:
http://www.dnr.state.mn.us/waters/index.html
1
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 5, 2009, 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 the Senn Subdivision with Variances - Planning Case 09-02 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(:; b(llfJ.fl{ ,2009.
I .. KIM T. MEUWISSEN I
' Notary Public-Minnesota
~~... . My Commission Expires Jan 31, 2010
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ALFRED BERRY & GINA BERGAMINO
BERRY
7023 CHEYENNE TRL
CHANHASSEN MN 55317-7513
BRAD L & PAMELA S HARRISON
7018 CHEYENNE TRL
CHANHASSEN MN 55317-9504
CHARLES L & KATHERINE J HIRT
7007 CHEYENNE TRL
CHANHASSEN MN 55317-7513
CHRISTOPHER R MCGINTY & JANE
A MCGINTY
7010 SANDY HOOK CIR
CHANHASSEN MN 55317-9315
DALE H & NANCY A JOHNSON
7120 WILLOW VIEW CV
CHANHASSEN MN 55317-7514
DOUGLAS H & JEANNE E MACLEAN
7280 KURVERS POINT RD
CHANHASSEN MN 55317-7518
FRANKLIN J & MYRNA A KURVERS
TRUSTEES OF TRUST
7220 KURVERS POINT RD
CHANHASSEN MN 55317-7518
HENRY NEILS
7012 DAKOTA
CHANHASSEN MN 55317-9583
JAMES A & MARILYN J CONNELLY
7008 CHEYENNE TRL
CHANHASSEN MN 55317-9504
JAMES S & M CAROLYN ERNY
7008 SANDY HOOK CIR
CHANHASSEN MN 55317-9315
-BARBARA A BURKE
7009 CHEYENNE TRL
CHANHASSEN MN 55317-7513
BRADLEY A & ELIZABETH HAMILTON
7011 DAKOTA
CHANHASSEN MN 55317-9583
CHARLES L & STACEY A MEHR
7022 DAKOTA CIR
CHANHASSEN MN 55317-9581
CRAIG A & SANDRA A CARLSON
7271 KURVERS POINT RD
CHANHASSEN MN 55317-7520
DANIEL J & KRISTEN A RYAN
7004 CHEYENNE TRL
CHANHASSEN MN 55317-9504
ERIC & SOPHIE CHABIN
7130 WILLOW VIEW CV
CHANHASSEN MN 55317-7514
GARY A & RUTH E ARENS
7140 WILLOW VIEW CV
CHANHASSEN MN 55317-7514
HERBERT A LEPLATT & ELIZABETH J
LAPLATT
7012 CHEYENNE TRL
CHANHASSEN MN 55317-9504
JAMES HENRIK QUACKENBUSH
JOANN M QUACKENBUSH
7241 KURVERS POINT RD
CHANHASSEN MN 55317-7519
JASON G & JODI L RADEL
20 TWIN MAPLE LN
CHANHASSEN MN 55317-7523
BENT V & ANNE-LISE PAULSEN
7013 DAKOTA
CHANHASSEN MN 55317-9582
BRIAN & KIMBERLY L1EBO
7025 CHEYENNE TRL
CHANHASSEN MN 55317-7513
CHRISTOPHER K LARUS & HEIDI M
GARCIA
7018 DAKOTA CIR
CHANHASSEN MN 55317-9581
CRAIG R & LAURIE K BURFEIND
7150 WILLOW VIEW CV
CHANHASSEN MN 55317-7514
DAVID M & LAURIE C SUSLA
7008 DAKOTA
CHANHASSEN MN 55317-9583
FRANK W JR & MARGARET M
HETMAN
7014 DAKOTA
CHANHASSEN MN 55317-9582
GERRY & SHIRLEY HUMPHREY
7251 KURVERS POINT RD
CHANHASSEN MN 55317-7519
JACQUELINE D KURVERS
7240 KURVERS POINT RD
CHANHASSEN MN 55317-7518
JAMES P WIRE
7024 DAKOTA
CHANHASSEN MN 55317-9582
JEFFREY A & PIA E SCHUTT
40 TWIN MAPLE LN
CHANHASSEN MN 55317-7523
JEFFREY B & KATHLEEN M GROVER
60 TWIN MAPLE LN
CHANHASSEN MN 55317-7523
KURVERS POINT HOME OWNERS
ASSN
7160 WILLOW VIEW CV
CHANHASSEN MN 55317-7514
MARK S & SANDRA L CHRISTENSEN
7019 CHEYENNE TRL
CHANHASSEN MN 55317-7513
MICHAEL J & MAUREEN D GREBIN
7151 WILLOW VIEW CV
CHANHASSEN MN 55317-7515
ROBERT P BIRDWELL & KIMBERLY A
BIRDWELL
7016 DAKOTA CIR
CHANHASSEN MN 55317-9581
STEPHEN K & ELIZABETH LIEDTKE
7231 KURVERS POINT RD
CHANHASSEN MN 55317-7519
WILLIAM L & SHERRI L HILLE
7131 WILLOW VIEW CV
CHANHASSEN MN 55317-7515
JOHN D & MARGARET A ADIE
7011 CHEYENNE TRL
CHANHASSEN MN 55317-7513
LEE R & JENNIFER A WALDRON
7020 DAKOTA CIR
CHANHASSEN MN 55317-9581
MICHAEL & LYNN J MARRA
7007 DAKOTA
CHANHASSEN MN 55317-9583
PAUL H LUEHR & KATHRYN M
WOODRUFF
7012 SANDY HOOK CIR
CHANHASSEN MN 55317-9315
ROBYN N & BARBARA S MOSCH ET
7006 CHEYENNE TRL
CHANHASSEN MN 55317-9504
STEVEN M & MONICA M POSNICK
701 0 DAKOTA
CHANHASSEN MN 55317-9583
KENNETH A & ANN H BLOCH
7015 DAKOTA
CHANHASSEN MN 55317-9582
MARK 0 & SUZANNE SENN
7160 WILLOW VIEW CV
CHANHASSEN MN 55317-7514
MICHAEL J & LISA J FARLAND
7261 KURVERS POINT RD
CHANHASSEN MN 55317-7519
PETER J SPERLING & TRACY A
WRIGHT SPERLING
7021 CHEYENNE TRL
CHANHASSEN MN 55317-7513
SCOTT M & MARCIA A HIPPEN
7017 CHEYENNE TRL
CHANHASSEN MN 55317-7513
STEVEN T MESTITZ & PEGGY L
NAAS
7200 WILLOW VIEW CV
CHANHASSEN MN 55317-7514
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