PC Report 2-17-04
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PC DA1E;: February 17,2004
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CC DATE:
CITY OF CHANHASSEN
REVIEW DEADLINE: 03/20/04
CASE #: 04-07
BY: RG, LH, ML, JS, ST
STAFF REPORT
PROPOSAL: Request for setback and lot coverage variances to permit the expansion of a
single-family home.
LOCATION: 3637 South Cedar Drive
Lot 17, except the east 10 feet thereof, and Lot 18, Block 4, Red Cedar Point
APPLICANT: Tom and Jackie Johnson
3637 South Cedar Drive
Excelsior, MN 55331
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PRESENT ZONING: RSF, Single Family Residential and Shoreland Management District
2020 LAND USE PLAN: Residential- Low Density
ACREAGE: 0.27 acre
DENSITY: NA
SUMMARY OF REQUEST: Request for a variance from the front, side and lakeshore setback
requirements and a lot coverage variance to expand a single-family home.
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 leve
of discretion with a variance because the applicant is seeking a deviation from established standards.
This is a quasi judicial decision.
Notice of this public hearing has been mailed to all property owners within 500 feet.
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Planning Case #04-07
Johnson Variance
February 17,2004
Page 2
SUMMARY OF PROPOSAL
The applicant is requesting setback variances from the front (a 19.3 foot variance from the 30 foot
setback requirement for a 10.7 foot setback), side (a 2.6 foot variance from the 10 foot side yard setback
for a 7.4 foot setback) and lakeshore (a 6.2 foot variance from the 75 foot setback requirement for a 68.8
foot setback) to permit the expansion of their home to connect the garage and the house, to add an
entrance vestibule, to create a larger kitchen, to add three bedrooms and to expand the deck. The
majority of the expansion would take place over existing impervious surface; however, there would still
be an increase in impervious surface to 46.6 percent from 43.9 percent.
The applicant could complete a majority of the building expansion without the need for a variance. This
can be achieved by maintaining the 10 foot side yard setback by either aligning the expansion to parallel
the property line or moving the expansion in 2.6 feet along its length, and reducing the area of the deck
to maintain a 75 foot setback from the lake, which would still provide ample deck area in front of the
proposed expansion. The only area of the expansion that would require a variance would be the
bedrooms over the garage, which is currently non-conforming, and the expanded garage.
Staff believes that the expansion of the garage to include second story bedrooms is a reasonable request
and is recommending approval with the condition that the existing impervious surface be reduced.
However, staff does not support the other variances for side, lakeshore and impervious surface coverage
and is recommending denial.
APPLICABLE REGUATIONS
Section 20-72(a) states that there shall be no expansion, intensification, replacement, structural change, or
relocation of any nonconforming use or nonconforming structure except to lessen or eliminate the
nonconformity.
Section 20-72 (b) states that any detached single-family dwelling that is on a nonconforming lot or that is a
nonconforming use or structure may be altered, or expanded provided, however, that the nonconformity
may not be increased. If a setback of a dwelling is nonconforming, no additions may be added to the
nonconforming side of the building unless the addition meets setback requirements.
Section 20-481 (a) requires a 75 foot setback from the ordinary high water elevation of recreational
development lakes.
Section 20-615 (4) of the zoning ordinance permits maximum lot coverage of 25 percent.
Section 20-615 (5) of the zoning ordinance requires a 30 foot front yard and a 10 foot side yard setback for
properties zoned RSF.
BACKGROUND
The subdivision including this property was recorded on August 30,1913. The house was constructed in
1943. The development of this house on the lot predates the existing zoning ordinance.
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Planning Case #04-07
Johnson Variance
February 17, 2004
Page 3
Case # Address Variance Notes
04-07 3637 South Cedar Dr. 19.3' front, 2.6' side and 6.2' lakeshore proposed
1975 3715 South Cedar Dr. 20' front Approved for garage
81-8 3607 Red Cedar Point 13.5' and 7.5 lakeshores setback Approved for deck and entry
82-12 3732 Hickory Ln. 2' side and 33' lakeshore Approved, 11,342 sq. ft. lot
85-20 3624 Red Cedar Pt. 1.8' front Approved for garage
85-26 3713 South Cedar Dr. 15' front Approved for garage, 6,500
sq. ft. lot
85-27 3701 South Cedar Dr. 5' front and 35' lakeshore Approved for addition
87-10 3601 Red Cedar Pt. 45' lakeshore setback Approved for addition,
peninsula lot
87-13 3629 Red Cedar Pt. 12' front and 3' side Approved for new house
88-11 3605 Red Cedar Pt. 4' side and 2' side Approved for expanded
garage and house
91-4 3727 South Cedar Dr. 79' lot width Approved for new house,
triangular parcel
92-1 3607 Red Cedar Pt. IS side and 14.5' lakeshore Approved for garage and
house expansion
93-3 3841 Red Cedar Pt. 2' side Approved for garage
93-6 3618 Red Cedar Pt. 15' lakeshore and 8' side Approved for deck & porch
96-4 3705 South Cedar Dr. 3' side yards, 31' lakeshore and 25% Approved for house
. .
ImpervIOus
2000-9 3733 Hickory Ln. 18' front, 5' side and 5% impervious Approved for garage
2002- 5 3628 Hickory Ln. 13' front and 5' side Approved for garage
ANAL YSIS
The applicant could perform a majority of the expansion without the need for a variance. The incorporation
of the existing garage is problematic since the majority of that structure does not meet the required front
setback of 30 feet. It is reasonable for the homeowner to want to incorporate this structure into the overall
remodeling of the home. In exchange for the city supporting the variance in this area, we would require that
the property owner reduce below the CUlTent level the amount of impervious surface on the property. While
it would be impossible to reduce the site coverage to 25 percent impervious, it can be reduced to
approximately 40 percent. (Please note that decks are not included in impervious surface calculations
unless the deck does not permit water to run down between the boards on the flooring, if there is a roof over
the deck or if there is other impervious surface below the deck.)
The balance of the expansion could be accomplished without a variance, but it would require a modification
to the plans. The kitchen expansion would need to meet the 10 foot side yard setback and the deck outside
the expansion would need to be shortened to meet the 75 foot lakeshore setback. Even with these restraints,
there is considerable area for the house to expand.
. The property should reduce the current percent impervious surface. It appears that the extent of the
driveway could be reduced in several locations to achieve the reduction.
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Planning Case #04-07
Johnson Variance
February 17, 2004
Page 4
· Section 20-1122 (e) states: "For A-2, RSF, and R-4 residential uses, the width of the driveway
access shall not exceed twenty-four (24) feet at the right-of-way line. No portion of the right-of-way
may be paved except that portion used for the driveway. Inside the property line of the site, the
maximum driveway width shall not exceed thirty-six (36) feet. The minimum driveway width shall
not be less than ten (10) feet." The current driveway width at the ROW line is 55 feet. A majority
of the driveway exceeds 36 feet in width.
· Section 20-1122 (e) states: "Driveways shall be setback at least five (5) feet from the side property
lines, beginning at twenty (20) feet from the front yard setback unless an encroachment agreement is
received from the city." The driveway does not currently meet the side property line setback on the
west side of the property.
· If a variance is (or variances are) approved, the applicant should work with staff to provide a
vegetative buffer between the principal structure and Lake Minnewashta.
FINDINGS
The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a
variance unless they find the following facts:
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 would not cause an undue hardship. The applicant
could expand the house and comply with the required buiJding setbacks on the side and lake side.
Additionally, the impervious surfaces can be reduced. The use of the existing garage, which is
currently non-conforming, appears to be a reasonable request. The majority of the garage expansion
on this side maintains the existing non-forming setback, the architectural dormers on the second
story encroach closer to the property line. Normally, such architectural features are permitted to
encroach in to setbacks.
b. The conditions upon which a petition for a variance is based are not applicable, generally, to other
property within the same zoning classification.
Finding: The condition upon which the petition for the variance is based is applicable to other
properties within the same zoning classification. There are numerous properties that are non-
conforming and can be expanded without variances. There are also numerous properties in this
neighborhood that have received variances.
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: While the proposed expansion will increase the value of the property, the intent of the
variance over the garage is to provide two bedrooms for the property owner's children.
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Planning Case #04-07
Johnson Variance
February 17,2004
Page 5
d. The alleged difficulty or hardship is not a self-created hardship.
Finding: The expansion of the house to the side and toward the lakes would be new construction
and therefore would be self-created hardship. However, the use and expansion of the garage, which
is currently non-conforming, is caused partially because the house was developed prior to the
current ordinance and the proposed expansion of these areas is dictated by the location of the
existing structure.
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. The granting
of the side yard variance, may infringe on the improvements to the neighboring property.
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 front yard setback 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 since this structure already exists.
RECOMMENDATION
Staff recommends that the Planning Commission approve the following two motions:
A. "The Planning Commission approves a 19.3 foot front yard setback variance to permit a 10.7 foot
front yard setback for the expansion of the house at 3637 South Cedar Drive based on the findings of
fact in the staff report and subject to the following conditions:
The impervious surface shall be reduced to less than the current 43.9 percent impervious surface. The
driveway shall be removed and re-vegetated as shown on the attached "Impervious Surface Reduction"
schematic to achieve a reduction in the impervious surface.
Tree protection fencing must be installed prior to any work commencing around all trees near the
construction limits. Fencing shall remain in place until all construction is completed.
The applicant shall work with staff to provide a vegetative buffer between the principal structure and
Lake Minnewashta.
Permits must be obtained before beginning construction, alterations or demolition.
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Planning Case #04-07
Johnson Variance
February 17,2004
Page 6
The tower and other elements of the project which are beyond the scope of Chapter 9 of the Minnesota
State Building Code must be designed by a licensed engineer.
B. "The Planning Commission denies the side yard, shoreland and lot coverage variance for the
expansion of the house at 3637 South Cedar Drive based on the findings of fact in the staff report."
Attachments
1. Development Review Application
2. Letter from Tom and Jackie Johnson dated 01/14/04
3. Architectural Plans
4. Street Elevation Picture
5. Existing Structure Picture
6. Existing Deck Picture
7. 6' 9" Ceiling Picture
8. Driveway Picture
9. Room Above Garage Picture
10. Bedroom Picture
11. Kitchen Picture
12. Retaining Wall Picture
13. Impervious Surface Reduction Schematic
14. Affidavit of Mailing Notice, Public Hearing Notice and Mailing List
15. Lot Survey
CD
CITY OF CHANHASSEN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION
CITY OF CHANHASSEN
RECEIVED
JAN 2 0 2004
CHANHASSEN PLANNING DEPT
APPLICANT:' -¡;;X ~ ~k/ lJãht1 sð~ OWNER:
ADDRESS: 36.~ 7 ç 6da L j)íê ADDRESS:
éy (f/~ !~/d ¡( . ¡~ JÝ S--:-Ss3 I
..----- . /
TELEPHONE (Day {Prn~ 9 S- ~ -1 tJ r' - 7 r7 'fl11 ) TELEPHONE:
-J:~ rS-d- - '17 ¥ '-"I;) I o¡ (H)
¥Þ7¿-
_ Comprehensive Plan Amendment _ Temporary Sales Permit
- Conditional Use Permit - Vacation of ROW/Easements
,," -"'--
- Interim Use Permit )sL Variance ( ~d-()ð)
_ Non-conforming Use Permit - Wetland Alteration Permit
~
_ Planned Unit Development* _ Zoning Appeal
_ Rezoning _ Zoning Ordinance Amendment
_ Sign Permits
_ Sign Plan Review _ Notification Sign
- Site Plan Review* -2L ESCa Filing Fees/A~Cost**
$50 UP/SPRNAC A AP/Metes
Bounds, $400 Minor SUB)
- Subdivision* TOTALFEE$
A list of all property, owners withi~ ~O ~.eet of the boundaries of the property ~st by inC,elUded with the
application. Ket)~ ~ &.I( ~ Ld-. 7~~. /
,Building material samples must be submitted with site plan reviews.
*Twenty-six full size folded copies of the plans must be submitted, including an 8W' X 11 N reduced copy
for each plan sheet.
** Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
LOCATION
3&37
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PROJECT NAME ¡õ m
LEGAL DESCRIPTION LOT [7
OF LOT I ~ 8LD Cj<- '-f..
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Tl:::i,)LU_ CoT S ("6.£::
TOTAL ACREAGE
II I '5 c¡ 0 s q [:::-T:
.
WETLANDS PRESENT
YES
X NO
PRESENT ZONING K e 5 I D t")v T7 Ii L.-
REQUESTED ZONING 5 II IY) E
PRESENT LAND USE DESIGNATION Re:s I () eN T7 A L-
REQUÊSTED LAND USE DESIGNATION S'A m E:
REASON FOR THIS REQUEST St-"t=. Ii TT71 eH t:~
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 ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten 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.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review, Development review shall be completed within 120 days unless additional review
extensions are approved by th pplicant.
Application Received on I !2-Ò 10'-1-
J} . oC>
Fee Paid ~50 -
//~t
0~t.
Receipt No. Ì)W / L)f.::,89
.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting.
If not contacted, a copy of the report will be mailed to the applicant's address.
®
January 14th, 2004
Re: 3637 South Cedar Drive Variance
To whom it may Concern,
This letter of description is to inform the members of the Planning committee and the city
council our need for a variance on our home.
The Variance will allow us to have a bedroom for both our son and daughter, at the
present time both of the children are sharing the same room, our current layout has a
master bedroom and one bedroom.
The addition will allow us to have a bedroom for both, as well as a bathroom to share,
As per the plans we were able to utilize the room over the current garage by raising the
existing roof. To accommodate this plan as well we are adding six feet to the west on to
the garage below.
All the added square footage allows the bedroom expansion to work.
As far as the hard cover we are willing to match the current hard cover calculations as
well as reduce by 3 to 5 % by adding in some planting areas.
It is of our opinion we are not asking for unneeded space only making what is currently
there, work.
Variances requested are for the following:
o 30' set back on street side. (11' proposed - existing garage)
o 10' side yard set back. (7' proposed)
o 75' from high water mark. (73 proposed)
o Hard Cover (to maintain existing 43.9%)
Thank you very much.;:,:~/ ./
Ø$ d«t 4fd¿ /;:
Tom and Jackie Johíison
3637 South Cedar Drive
Chanhassen Mn
CITy OF CH
RECEtv1:~SSEN
JAN 2 0 2004
CHANHASSE
N PLANNIN
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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 4, 2004, 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 Johnson Variance Request (3637 South Cedar Drive) - Planning Case No. 04-
07 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an
envelope addressed to such owner, and depositing the envelopes addressed to all such owners in
the United States mail with postage fully prepaid thereon; that the names and addresses of such
owners were those appearing as such by the records of the County Treasurer, Carver County,
Minnesota, and by other appropriate records.
Subscribed and sworn to before me
this 1!:i day of ~ if¡ Ll a..--ct ' 2004.
~JM- T~!1d-A~
L./ --'
Notary .
g:\eng\fonns\affidavit. doc
®
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, FEBRUARY 17, 2004 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
7700 MARKET BLVD,
PROPOSAL: Setback and Lot Coverage
Variances on Property Zoned
RSF
APPLICANT: Thomas & Jacqueline Johnson
LOCATION: 3637 South Cedar Drive
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant,
Thomas & Jacqueline Johnson, is requesting setback and lot coverage variances to permit the
expansion of a single-family home on a 0.27 acre lot zoned RSF located at 3637 South Cedar Drive.
What Happens at the Meeting: 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 public hearing through the following steps:
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.
Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall
during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone
about this project, please contact Bob Generous at 952-227-1131 or e-mail
bqenerous@ci.chanhassen.mn.us. 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.
Notice of this public hearing has been published in the Chanhassen Villager on February 5, 2004.
Lake Minnewashta
City Review Procedure
Subdivisions, Planned Unit Developments, Site Plan Reviews, Conditional and Interim Uses, Wetland
Alterations, Rezonings, Comprehensive Plan Amendments, 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. This report 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 something to be included in the report, please contact the Planning Staff
person named on the notification.
Planning Case No. 04-07
Public Hearing Notification Area
Lake Minnewashta
Subject Site
AARON J & ADRIENNE F THOMPSON
3711 SOUTH CEDAR
EXCELSIOR MN 55331-9688
CHARLES F & VICKI LANDING
6601 MINNEWASHTA PKY
EXCELSIOR MN 55331-9657
DOUGLAS J & CAROLYN A
BARINSKY
3719 SOUTH CEDAR
EXCELSIOR MN 55331-9688
ELIZABETH J SAVAGE & HEIDI J
SAVAGE
3715 HICKORY RD
EXCELSIOR MN 55331-9769
EVELYN Y BEGLEY
3701 SOUTH CEDAR
EXCELSIOR MN 55331-9688
GREGORY & JOAN DATTILO
7201 JUNIPER AVE
EXCELSIOR MN 55331-9614
JEAN D LARSON
3609 RED CEDAR POINT RD
EXCELSIOR MN 55331-7721
JOHN R MARX & HEIDI A RIGELMAN
3755 RED CEDAR POINT RD
EXCELSIOR MN 55331-9676
MARIANNE I & RICHARD BANDING
TRUSTEES OF TRUST
3715 SOUTH CEDAR
EXCELSIOR MN 55331-9688
RICHARD B & MARIANNE F ANDING
3715 SOUTH CEDAR
EXCELSIOR MN 55331-9688
ARLENE KAY HERNDON
3750 RED CEDAR POINT RD
EXCELSIOR MN 55331-9675
DEBORAH S LOCKHART & DIANE
LEESON ANDING
3618 RED CEDAR POINT RD
EXCELSIOR MN 55331-7720
EDWIN L & LIVIA SEIM TRUSTEES
OF SEIM FAMILY TRUST
292 CHARLES DR
EXCELSIOR MN 55331-9204
EMIL & PATRICIA SOUBA
14025 VALE CT
EXCELSIOR MN 55331-3017
GARY ALAN PETERSON & KAREN
AUDREY PETERSON
1769 20TH AVE NW
EXCELSIOR MN 55331-5433
GREGORY BOHRER
3706 HICKORY RD
EXCELSIOR MN 55331-9768
JEFFREY L & MICHELLE A JOHNSON
3705 SOUTH CEDAR
EXCELSIOR MN 55331-9688
LlNDALJOHNSON
3629 RED CEDAR POINT RD
EXCELSIOR MN 55331-7721
MARY JO ANDING BANGASSER
8321 VIEW LN
EXCELSIOR MN 55331-1430
ROBERT CHARLES ANDING
3618 RED CEDAR PT
EXCELSIOR MN 55331-7720
BIRUTA M DUNDURS
3627 RED CEDAR POINT RD
EXCELSIOR MN 55331-7721
DOUGLAS B & JAMIE ANDERSON
3607 RED CEDAR POINT RD
EXCELSIOR MN 55331-7721
ELIZABETH J NOVAK
7210 JUNIPER
EXCELSIOR MN 55331-9613
ERIC L & LINDA M BAUER
3624 RED CEDAR POINT RD
EXCELSIOR MN 55331-7720
GARY PETERSON
1769 20TH AVE NW
EXCELSIOR MN 55331-5433
JAMES & PATRICIA A MOORE
3630 HICKORY RD
EXCELSIOR MN 55331-9766
JILL D HEMPEL
3707 SOUTH CEDAR
EXCELSIOR MN 55331-9688
LUMIR C PROSHEK
3613 RED CEDAR POINT RD
EXCELSIOR MN 55331-7721
PAMELA A SMITH
3720 RED CEDAR POINT RD
EXCELSIOR MN 55331-9675
STEPHEN M GUNTHER & HELEN
KATZ-GUNTHER
3628 HICKORY RD
EXCELSIOR MN 55331-9766
STEVEN E & MARSHA E KEUSEMAN
3622 RED CEDAR POINT RD
EXCELSIOR MN 55331-7720
THOMAS C & JACQUELINE
JOHNSON
3637 SOUTH CEDAR
EXCELSIOR MN 55331-9686
~:\plan\2004 planning cases\04-07 -
Johnson variance\ph notice labels. doc
SUSAN A & JOHN R BELL PETER
WOOD & LYNN M HAWLEY
4224 LINDEN HILLS BLVD
EXCELSIOR MN 55331-1606
RICH SLAGLE
7411 FAWN HILL ROAD
CHANHASSEN MN 55317
TAB B & KAY M ERICKSON
3720 SOUTH CEDAR
EXCELSIOR MN 55331-9687
ADV -"TCE SURVEYING & ENGIl\:-- ''?RING CO.
5300 S. Hwy. No. 101 Minnetonka, MN 55345 Phone (952) 474-7964 Fax (952) 474-8267
SURVEY FOR:
TOM & JACKIE JOHNSON
SURVEYED: December, 2003 DRAFTED: December 12, 2003
REVISED: January 19, 2004 to add dimensions. Also got a better idea of what the proposed
deck is and this changed the proposed hard cover tabulation to plus 68 sq. ft. on the deck.
LEGAL DESCRIPTION:
Lot 17, except the East 10 feet thereof and all of Lot 18, Block 4, Red Cedar Point, Lake
Minnewashta, Hennepin County, Minnesota.
SCOPE OF WORK:
I.' Showing the length and direction of boundary lines of the above legal description. The scope
of our services does not include detennining what you own, which is a legal matter. Please
check the legal description with your records or consult with competent legal counsel, if
necessary, to make sure that it is correct, and that any matters of record, such as easements, that
you wish shown on the survey, have been shown.
2. Showing the location of existing improvements we deemed important.
3. Setting new monuments or verifying old monuments to mark the corners of the property.
4. Showing elevations and contours to show th,e topography of the site. The elevations shown
relate only to thi: benchmark provided on this survey. Use that benchmark and check at least one
other feature shown on the map when detennining other elevations for use on this site.
5. While we show proposed improvements to your property, we not as familiar with
your plans as you are nor are we· as familiar with the requirements of governmental agencies as
their employees are. We suggest that you review the survey to con[¡nn that the proposals are
what you intend and submit the survey to such governmental agencies as may have jurisdiction
over your project to gain their approvals if you can.
STANDARD SYMBOLS & CONVENTIONS:
"." Denotes 1/2"ID pipe with plastic plug bearing State License Number 9235, set, unless
otherwise noted.
I hereby certify that this plan, specification, report or survey was prepared by me or
under my direct supervision and that I am a licensed Professional Engineer and
Professional Surveyor under the laws of the State of Minnesota.
~M".' 11 (ÇL~o~
'. am s H. Parker P.E. & P,S. No. 9235
CITY OF CHANHASSEN
RECEIVED
JAN 2 0 2004
CHAN~ASSEN PLANNING DEPT
HARD COVER TABULATION:
LOT AREA TO OHW: 11,590 Sq; Ft.
EXISTING:
House
Garage
Deck
Bituminous
Concrete
Railroad Tie Wall
Rock Wall
Rip Rap by Lake
TOTAL:
\
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% HARD COVER:
GRAPHIC SCALE
PROPOSED:
House
Deck
Bituminous
Concrete
Railroad Tie Wall
Rock Wall
Rip Rap by LaIçe
TOTAL:
20 0 10 20
~~
40
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% HARD COVER:
( IN FEET )
1,181 Sq. Ft.
539 Sq. Ft.
431 Sq. Ft.
1,988 Sq. Ft.
827 Sq. Ft.
15 Sq.Ft.
84 Sq. Ft.
25 Sq. Ft.
5,090 Sq. Ft.
43.9%
2,604 Sq. Ft.
768 Sq. Ft.
1,770 Sq. Ft.
155 Sq. Ft.
15 Sq. Ft.
70 Sq. Ft.
25 Sq. Ft.
5,407 Sq. Ft.
46.6%
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