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3. John Henry Addition Subd. ~ z < u ~ ~ t < < ~ < ~ ~ ~ ~ 00 PC DATE: January 18,2005 IT] CC DATE: February 14,2005 CITY OF CHANHASSEN REVIEW DEADLINE: February 15, 2005 CASE #: 05-05 BY: 1M STAFF REPORT PROPOSAL: Preliminary Plat to subdivide a 1. 19-acre parcel into three (3) single-family lots on property zoned Single Family Residential (RSF), John Henry Addition. LOCATION: 2161 Melody Hill Road Chanhassen, MN 55317 ~. APPLICANT(S): Tim McGuire 165 Pondview Drive Loretto, MN 55357 (952) 292-5541 Ernie Pivec 5060 Meadeville Street Excelsior, MN 55331 (952) 474-2828 PRESENT ZONING: RSF, Single Family Residential District 2020 LAND USE PLAN: Residential Low Density (Net Density 1.2 - 4.0 units per acre) ACREAGE: 1.19 acres DENSITY: 2.5 Units per Acre Gross & Net SUMMARY OF REQUEST: Subdivision of 1.19 acres into 3 single-family lots on property zoned Single Family Residential (RSF). Staff is recommending approval of the 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 preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Subdivision Regulations and Zoning Ordinance. If it meets these standards, the City must approve the preliminary plat. This is a quasi-judicial decision. I . Location Map John Henry Addition 2161 Melody Hill Road Planning Case No. 05-05 "'C a: "'C .- ..c ~ nj '- '- ::J ~ M Hill Crt Subject Property ---- -- . I Planning Commission John Henry Addition-Planning Case No. 05-05 January 18, 2005 Page 2 PROPOSALISUMMARY The applicant is proposing to subdivide a 1.19-acre lot into 3 single-family lots. The subject property is located southeast of the intersection of Melody Hill Road and Murray Hill Road. The property is zoned Single Family Residential (RSF). There is an existing single-family home located on proposed Lot 1. Lot 1 has a couple of legal nonconforming issues. First, since this is a corner lot it has two front yards and two side yards. The existing structure is setback 41.4 feet from the northern front lot line and 19.5 feet from the western front lot line. The ordinance requires a minimum front yard setback of 30 feet. The 19.5 foot setback has a legal non-conforming status. There is also a shed located approximately 1.5 feet from the western front lot line and in a drainage and utility easement. If this structure was built today, it would have been required to maintain a 30-foot setback. However, it currently has a legal non- conforming status. The request for subdivision does not intensify these nonconformities. The average lot size is 17,316 square feet resulting in gross & net densities of 2.5 units per acre. All three lots exceed width and depth requirements of the Zoning Ordinance. Lot 1 exceeds the minimum lot area and Lots 2 & 3 meet the minimum lot area requirement for the RSF District. Proposed Lots 1 & 3 have mature trees which the applicant is making an effort to preserve. In summary, staff believes that the proposed subdivision is well designed and is recommending approval of this proposal. PRELIMINARY PLAT The applicant is proposing to subdivide a 1.19-acre lot into 3 single-family lots. The gross & net density of the site is 2.5 units per acre. Proposed Lot 1, at 21,950 square feet in area, exceeds the minimum lot area requirement of 15,000 square feet. Proposed Lots 2 & 3, each at 15,000 square feet in area, meet the minimum lot area requirement for the RSF district. The average lot size for John Henry Addition is 17,316 square feet. All three proposed lots meet the minimum width and depth requirements of the Zoning Ordinance. There is one existing home with an attached garage on Lot 1 of the subject property. Access to Lot 1 is and will continue to be gained via Melody Hill Road. Access to Lots 2 & 3 will be gained via Murray Hill Road. t 1 i Staff notes that the proposal is consistent with the Comprehensive Plan in that it is developing with single-family homes and is generally consistent with the Zoning Ordinance. WETLANDS No wetlands exist on site. a I I I Planning Commission John Henry Addition-Planning Case No. 05-05 January 18, 2005 Page 3 GRADING. DRAINAGE & EROSION CONTROL The existing site has tree cover over approximately 0.3 acre of area. The plans propose to grade about 40% of the site for the new house pads. The proposed grading will prepare the site for two additional full basement house pads. Minimal grading will be required to fill the site for the two new house pads. The plan will need to be revised to show the proposed driveway locations for the new lots. The maximum grade allowed on these driveways is 10%. The existing and proposed site drainage is encompassed within two drainage areas. The north and western portions of the parcel drain offsite to the existing streets of Murray Hill and Melody Hill Roads. The remainder of the site drains offsite to the east/southeast. Under developed conditions, the front or western half of the lots will continue to drain to Murray Hill Road while the rear half of the lots will drain to the east. No storm drainage improvements have been proposed by the applicant. Staff is in agreement with this and does not feel that the addition of two lots requires a stormwater pond for the site. Proposed erosion control must be developed in accordance with the City's Best Management Practice Handbook (BMPH). Staff recommends that silt fence be added around the grading limits of the site. Tree preservation fencing must be installed at the limits of tree removal. All disturbed areas, as a result of construction, must be seeded and mulched or sodded immediately after grading to minimize erosion. A 75-foot minimum rock construction entrance must be added to the entrance that will be accessed during construction. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: Time Type of Slope (maximum time an area can remain unvegetated when area is not actively bein2 worked) Steeper than 3: 1 7 Days 10:1 to 3:1 14 Days Flatter than 10:1 21 Days These areas include constructed storm water management pond side slopes, and 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. Suñace Water Management Fees Water QualiJy Fees Because of the impervious surface associated with this development, the water quality fees for this proposed development are based on single-family residential development rates of t Planning Commission John Henry Addition-Planning Case No. 05-05 January 18, 2005 Page 4 $1,093/acre. Based on the proposed developed area of approximately 1.19 acres, the water quality fees associated with this project are $1,301. 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 $2,705 per developable acre. This results in a water quantity fee of approximately $3,219 for the proposed development. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $4,520. UTILITIES The plan does not propose any public utility improvements. Public water and sanitary sewer are available for the two new lots (2 and 3) from Murray Hill Road. As part of the development improvements, the developer will be required to extend water and sanitary sewer services to the property line of each new lot. According to the City's Finance Department records, the underlying property has been previously assessed for one sanitary sewer and water unit assessment and those assessments have been paid. Since the applicant is now proposing more units (3) than what the property had been previously assessed for, the additional two units will be charged the sanitary sewer and water connection charge. The 2005 sanitary sewer and water connection charges are each $5,118 for a total per unit or per lot cost of $10,236. Based on these rates, the total amount due payable to the City for the additional two lot units will be $20,472 (2 @ $10,236). In addition, each newly created lot will be subject to City sanitary sewer and water hook up charges at the time of building permit issuance. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA. STREETS The plan does not propose any public street improvement. The two proposed lots will access off Murray Hill Road and the existing house will continue to access off Melody Hill Road. Planning Commission John Henry Addition-Planning Case No. 05-05 January 18, 2005 Page 5 Existing Murray Hill Road, south of Melody Hill Road, is a cul-de-sac with a 50-foot right-of- way. To be consistent with the remainder of the cul-de-sac, staff is fine with leaving the existing right-of-way at 50-feet. Also, since the street is not being extended, the existing non-conformity does not require a variance. COMPREHENSIVE PARK PLAN The addition lies within the park service areas of Herman Field Park and Pheasant Hill Park. Lake Minnewhasta Regional Park and the Minnetonka Middle School West campus are also nearby. The school campus is the most likely open space to be utilized by the new residents due to its close proximity to the site. Full park dedication fees should be collected in lieu of parkland dedication for the two new lots being created. In 2005 these fees have been set at $4,000 for each single-family dwelling. COMPREHENSIVE TRAIL PLAN The site being developed does not feature direct access to any of the City's pedestrian trails. A neighborhood trail connection to the middle school campus does exist adjacent to the water tower across the street from the proposed new homes. TREE PRESERV A TIONILANDSCAPING Tree canopy calculations have been submitted for the John Henry development. They are as follows: Total upland area (excluding wetlands) Baseline canopy coverage Minimum canopy coverage allowed Proposed tree preservation 1.19 ac. 35 % or .42 ac. 30% or .35 ac. 27 % or .32 ac. Developer does not meet minimum canopy coverage allowed, therefore the difference between the baseline and proposed tree preservation is multiplied by 1.2 to calculate the required replacement plantings. Difference in canopy coverage Multiplier Total replacement Total number of trees to be planted 1,307 SF or .03 ac. 1.2 1,568 SF 1 tree By ordinance, each lot is required to have a minimum of one tree planted in the front yard. The total number of trees required for the development is two. No bufferyard plantings are required. ¡ ~ I I Planning Commission John Henry Addition-Planning Case No. 05-05 January 18,2005 Page 6 COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Area Lot Width Lot Depth Setbacks Ordinance 15,000 ft2 90' 125' 30' front/rear 10' sides Lot 1 21,950 ft2 147.4'/150' 146.5'/150' 19.5'/41.4' fronts (existing home, corner lot) 50.1' /14.4' sides Lot 2 15,000 ft2 100' 150' 30' front/rear 10' sides Lot 3 15,000 ft2 100' 150' 30' front/rear 10' sides Total 51,950 ft2 SUBDIVISION FINDINGS 1. The proposed subdivision is consistent with the zoning ordinance; Finding: The subdivision meets all the requirements of the RSF, Residential Single Family District and the zoning ordinance. The existing nonconformities are legal nonconforming. The nonconformities will not intensify due to this subdivision. 2. 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. 3. 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. 4. 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. 5. The proposed subdivision will not cause environmental damage; i Planning Commission John Henry Addition-Planning Case No. 05-05 January 18,2005 Page 7 Finding: The proposed subdivision will not cause significant environmental damage subject to conditions of approval. The proposed subdivision contains adequate open areas to accommodate house pads. 6. 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. 7. The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate storm water drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. Finding: The proposed subdivision will have access to public utilities and streets. RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of the preliminary plat for Planning Case 05-05, John Henry Addition, for 3 single-family lots as shown on the plans received December 17, 2004, subject to the following conditions: 1. Environmental Resources Specialist Conditions: a. A minimum of one planted tree shall be required in the front yard of each lot. b. Tree preservation fence shall be installed at the edge of the grading limits prior to any construction. c. All trees shown as preserved and outside of the grading limits as shown on plans dated Received 12/17/04 shall be saved. Any trees removed in excess of proposed tree preservation plans will be replaced at a ratio of 2: 1 diameter inches. 2. Submit drainage calculations and drainage map for staff review and approval at time of final plat. 3. On the plan: a. Show a minimum 75-foot rock construction entrance. b. Call out the proposed house types on Lots 2 and 3. c. Show silt fence around the grading area. d. Show the existing access drives on the western side of Murray Hill Road. e. Show the locations of the proposed sanitary sewer and water services to the new lots. f. Show the location of the proposed driveways for the new lots. Planning Commission John Henry Addition-Planning Case No. 05-05 January 18,2005 Page 8 g. Show existing topography and structures within 100 feet of the property line. h. Show the existing sanitary manhole rim and invert elevations along with all of the existing utility pipes in Murray Hill Road. 1. Show 30 foot rear yard setback. 4. All sanitary services must be 6" PVC-SDR26 and water services 1" copper. 5. Since the applicant is now proposing more units (3) than what the property had been previously assessed for, the additional two units will be charged the sanitary sewer and water connection charge. The 2005 sanitary sewer and water connection charges are each $5,118 for a total per unit or per lot cost of $10,236. Based on these rates, the total amount due payable to the City for the additional two lot units will be $20,472 (2 @ $10,236). 6. Add the following City detail plates: 1005,2001,5300 and 5301. 7. If importing or exporting material for development of the site is necessary, the applicant will be required to supply the City with a detailed haul route and traffic control plan. 8. The sanitary sewer and water hookup charges will be applicable for each of the new lots. The 2005 trunk hookup charge is $1,458 for sanitary sewer and $2,955 for watermain. Sanitary sewer and watermain hookup fees may be specially assessed against the parcel at the time of building permit issuance. All of these charges are based on the number of SAC units assigned by the Met Council. 9. As part of the development improvements, the developer will be required to extend water and sanitary sewer services to the property line of each new lot. 10. All of the utility improvements are required to be constructed in accordance with the City's latest edition of Standard Specifications and Detail Plates. The applicant is also required to enter into a development contract with the City and supply the necessary financial security in the form of a letter of credit or cash escrow to guarantee installation of the improvements and the conditions of final plat approval. The applicant must be aware that all public utility improvements will require a preconstruction meeting before building permit issuance. Permits from the appropriate regulatory agencies will be required, including the MPCA. 11. A professional engineer registered in the State of Minnesota must sign the plans for the utility improvements. 12. Erosion control blanket shall be installed on all slopes greater than or equal to 3:1. All exposed soil areas shall have temporary erosion protection or permanent cover year round, according to the following table of slopes and time frames: t t I t II Planning Commission John Henry Addition-Planning Case No. 05-05 January 18,2005 Page 9 Time Type of Slope (maximum time an area can remain unvegetated when area is not actively bein2 worked) Steeper than 3: 1 7 Days 10:1 to 3:1 14 Days Flatter than 10: 1 21 Days These areas include constructed storm water management pond side slopes, and 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. 13. Street cleaning of soil tracked onto public streets shall include daily street scraping and street sweeping as-needed. 14. Based on the proposed developed area of approximately 1.19 acres, the water quality fees associated with this project are $1,301; the water quality fees are approximately $3,219. At this time, the estimated total SWMP fee, due payable to the City at the time of final plat recording, is $4,520. 15. Full park fees shall be collected at the rate in force at the time of final plat. The 2005 park fees rate is $4,000. Park fees for John Henry Addition will be $8,000. 16. Building Official Conditions: a. A final grading plan and soils report must be submitted to the Inspections Division before building permits will be issued. b. Separate water and sewer service must be provided for each lot." ATTACHMENTS 1. Findings of Fact. 2. Application. 3. Public Hearing Notice and Affidavit of Mailing. 4. Preliminary plat dated "Received December 17, 2004". g:\plan\2005 planning cases\05-05 john henry addition\staff report. doc I I t ~ î CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION IN RE: Application of John Henry Addition Planning Case OS-OS On January 18, 2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application of a Preliminary Plat to Subdivide a 1.19 Acre Lot into Three (3) single-family Lots, John Henry Addition. The Planning Commission conducted a public hearing on the proposed development which 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 RSF, Single-Family Residential. 2. The property is guided in the Land Use Plan for Residential - Low Density (1.2 - 4.0 units per net acre). 3. The legal description of the property is: The west 150 feet of the east 330 feet of Lot 20, Murray Hill. Carver County, MN. 4. The Subdivision Ordinance directs the Planning Commission to consider seven possible adverse effects of the proposed subdivision. The seven (7) effects and our findings regarding them are: a) The proposed subdivision is consistent with the zoning ordinance; b) The proposed subdivision is consistent with all applicable city, county and regional plans including but not limited to the city's comprehensive plan; 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; 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; e) The proposed subdivision will not cause environmental damage; t) The proposed subdivision will not conflict with easements of record; and 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. 5. The planning report Planning Case 05-05, dated January 18,2005, prepared by Josh Metzer, et aI, is incorporated herein. RECOMMENDA TION The Planning Commission recommends that the City Council approve the Preliminary Plat with variances. ADOPTED by the Chanhassen Planning Commission this 18th day of January, 2005. CHANHASSEN PLANNING COMMISSION BY: Uli Sacchet, Chairman CITY OF CHANHASSEN RECEIVED 05-05' DEC 1 7 2004 CITY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION CHANHASSEN PLANNING DEPT APPLICANT: "ÍÍ1f1 f!C&v(lrt.-é1 OWNER: 17;:.., µ~;~ r'~7Zr ßVLC ADDRESS: 11/5 PcJvlftY'w pR... LA:f~ffql1f¡() sç,~s 7 ADDRESS: IrS /odwèPI¡)¡( .50<00 Jf1~f?Qeik 5ì< k;ilto¡ /t(USS39 (§irœ/sbV I'¥¡() 5'Ç'33j TELEPHONE (Day Time) 9$,Q~89J-~~t.j1 TELEPHONE: <:~3-;;'9;;-sS'VI ~-'I7l/-ði'H Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of Right-of-Way/Easements Interim Use Permit -Ä Variance 11> ')00, e(J Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign X Escrow for Filing Fees/Attorney Cost** Site Plan Review* ~YrUP/SPRN ACN AR/W AP/Metes & Bounds $400 Minor SUB X (ß 0 0° (?::> \ 0 .4-~) "----/ ' Subdivision* H (J . TOTAL FEE $ %O~ Mailing labels of all property owners within at least 500 feet of the boundaries of the property must be included with the application -OR- the City can provide this list (Carver County properties only) for an additional fee to be invoiced to the applicant. If you would like the City to provide mailing labels, check this box j{] Building material samples must be submitted with site plan reviews. !" *Twenty-six ·full-size folded copies of the plans must be submitted, including an aW' X 11" reduced copy for each plan s eet. **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. f.'hjL;\~~~ --- PROJECT NAME: ..::Jàhw f!tŸltJ r ..¡ Addt¥1ory lOCATION: ~/"I Mg"'J~!!/~ R0c¡4 LEGAL DESCRIPTION: ~ (.. --- Ela:t- TOTALACREAGE:~ a c WETLANDS PRESENT: PRESENT ZONING: ---RS..F REQUESTED ZONING: -R sr PRESENT lAND USE DESIGNATION: ~;"'I. fi>..,¡" J",,,,< [.<2£0.' Jp.l'l<.", \-~e.s. ' REQUESTED LAND USE DESIGNATION: s¡>lrf /c-~ /"';e 3 p~ ods 'b~Wle . REASON FOR REQUEST: ~i>fr~ hc74tt? W reft1ð.iHl cA) /I 5 acres I ð'f/¡er .g. /015. fu~ ~~ YES .~ NO ~e deüeJopm~f 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. ~ð_ Signature of Applicant /7 ÐðC ~ Date cy:~A~_~N~ Signature of Fee Owner ~. co Fee Paid 9(X)- /7 Ç).~ Zbðl..f Date Application Received on Ia.. J /7/04- , . Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Thursday prior to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. G:\plan\fonns\Development Review Application.DOC O:1i1>¡¡'~' 8CANNED CITY OF CHANHASSEN AFFIDA VIT 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 January 6, 2005, 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 Subdivision with Variances-John Henry Addition - Planning Case No. OS-OS 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. ~^t$~ K en J. . lhard· eputy Clerk Subscribed and sworn to before me this I+~day Of~, 2005. ,.. --y- \'" KIM T. MEUW1SSEN . NotarY Publlc-Mlnneeota ,¡¡¡¡ My QomnIIeIIIOn Jan 31. 2010 C) I: i == C)S .51ii i.! 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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 direcüon or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes §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 claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use(s access or use of data provided. 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 ot 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 direcüon or precision in the depiction of geographic features. If errors or discrepancies ere 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 claims, and agrees to defend, indemnify, and hold harmless the City from any and all claims brought by User, its employees or agents, or third parties which arise out of the use(s access or use of data provided. Public Hearing Notification Area (500 feet) John Henry Addition 2161 Melody Hill Road Planning Case No. 05-05 _L 1:1 ctI o a: _J --~ t =1w J - Ji --- --- [ ---.- ,... ----------- ;: -.- ci Ü ALEXNORTHWOODS LLC c/o UPTOWN PROPERTIES PO BOX 16314 ST LOUIS PARK MN 55416 RICHARD & BARBARA D ATHERTON 2082 65TH ST W EXCELSIOR MN 55331 BERNARD C JR & SANDRA BENZ 2061 65TH ST W EXCELSIOR MN 55331 CAROL ASLESEN CHILD 6482 MURRAY HILL RD EXCELSIOR MN 55331 THEODORE DORENKAMP II & BONITA JANE DORENKAMP 6370 MURRAY HILL RD EXCELSIOR MN 55331 CHARLES G GOERS SR 2160 MURRAY HILL CT EXCELSIOR MN 55331 RICHARD E & KAREN HERRBOLDT 6464 MURRAY HILL RD EXCELSIOR MN 55331 CHARLES R & BEVERLY J JACKSON 2110 CRESTVIEW DR EXCELSIOR MN 55331 GILBERT H & JILLENE KREIDBERG TRUSTEES OF TRUSTS 6444 MURRAY HILL RD EXCELSIOR MN 55331 JOHN R & NANCY H LlBERG 2091 MELODY HILL RD EXCELSIOR MN 55331 STEVEN G & DENISE GARTLEY 2098 MELODY HILL RD EXCELSIOR MN 55331 HARRY DAVID BAERT 6300 HUMMINGBIRD RD EXCELSIOR MN 55331 CYNTHIA A BODIN 2061 MELODY HILL DR EXCELSIOR MN 55331 JOHN J & L YNNETTE J DELUCA 6484 MURRAY HILL RD EXCELSIOR MN 55331 JOHN THOMAS FAVORITE II SUSAN LEE FAVORITE 2080 65TH ST W EXCELSIOR MN 55331 GREG GOLMEN & JUNIE HOFF-GOLMEN 2220 MELODY HILL RD EXCELSIOR MN 55331 IND SCHOOL DIST 276 5621 HIGHWAY 101 MINNETONKA MN 55345 CRAIG R & CATHERINE JOHNSON 2071 MELODY HILL RD EXCELSIOR MN 55331 LECY BROTHERS CONSTRUCTION INC DBA LECY BROS HOMES 15012 HWY 7 HOPKINS MN 55345 RICHARD D & JOYCE H MCFARLAND 6341 MURRAY HILL RD EXCELSIOR MN 55331 WILLIAM C & JUDITH J ASHENBACH 2041 65TH ST W EXCELSIOR MN 55331 CLAUDE W & KAYE L BENSON 2211 SOMMERGATE EXCELSIOR MN 55331 MICHAEL C & MARGARET L BUCHNER 2191 SOMMERGATE EXCELSIOR MN 55331 JOHN D & KATHRYN D DESMET 6454 MURRAY HILL RD EXCELSIOR MN 55331 GREGORY T & EMILY K FISCHER 6340 HUMMINGBIRD RD EXCELSIOR MN 55331 JOHN J & JUNE A HAMSHER 2081 MELODY HILL EXCELSIOR MN 55331 JAMES M & MICHELE INFANGER 2080 MELODY HILL RD EXCELSIOR MN 55331 DOUGLAS E & MARY K JOHNSON 6474 MURRAY HILL RD EXCELSIOR MN 55331 CHARLES R & JOANNE FLEWELLEN 6340 MURRAY HILL RD EXCELSIOR MN 55331 GREGORY I & JULIE M NELSON 2165 MURRAY HILL CT EXCELSIOR MN 55331 GARY A NYBERG & SARA A SCHMANSKI 6410 GALPIN BLVD EXCELSIOR MN 55331 ERNEST F PIVEC & TIMOTHY P MCGUIRE 2161 MELODY HILL RD EXCELSIOR MN 55331 ARNON & PATRICIA M REESE 2080 CRESTVIEW DR EXCELSIOR MN 55331 THOMAS G & NEYSA L WINTERER 2210 MELODY HILL RD EXCELSIOR MN 55331 NELSON L & SUSAN MOOT 2051 MELODY HILL RD EXCELSIOR MN 55331 ROBERT M & LINDA M PETERSON 2040 65TH ST W EXCELSIOR MN 55331 WAYNE E POPPE & JOYCE SLATER POPPE 2090 MELODY HILL RD EXCELSIOR MN 55331 ROBERT & JERI LOU PRCHAL 2150 MURRAY HILL CT EXCELSIOR MN 55331 JANE QUILLING REVSBECH 2155 MURRAY HILL CT EXCELSIOR MN 55331 MARK L & CAROL J RIESE 6320 MURRAY HILL RD EXCELSIOR MN 55331 RICH SLAGLE 7411 FAWN HILL ROAD CHANHASSEN MN 55317