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1. Kakacek Variance PC DATE: July 19, 2005 1 CC DATE: CITY OF CHANHASSEN REVIEW DEADLINE: 8/9/05 CASE #: 05-18 BY: JM, JS, DR STAFF REPORT PROPOSAL: Request for 4.23% hard surface coverage variance from the maximum 25% hard surface coverage restriction for the addition of a patio and retaining wall on property located in the th Single Family Residential District at 380 West 86 Street. The sidewalks and patio have been built. nd LOCATION: Lot 4, Block 1, Rice Lake Manor 2 Addition th 380 West 86 Street Chanhassen, MN 55317 APPLICANT: Troy & Virginia Kakacek th 380 West 86 Street Chanhassen, MN 55317 PRESENT ZONING: Single Family Residential (RSF) 2020 LAND USE PLAN: Residential – Low Density (Net Density Range 1.2 – 4u/Acre) ACREAGE: 0.35 acre DENSITY: N/A SITE DATA SUMMARY OF REQUEST: The applicant is requesting a 4.23% hard surface coverage variance from the maximum 25% hard surface coverage restriction for the addition of a patio and retaining wall. These improvements have already been built.Staff is recommending denial of this request. Notice of this public hearing has been mailed to all property owners within 500 feet. LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. S Lake Riley dvlB snialP taerG 101 ywH Lakeview Road E dvlB yeliR ekaL Quinn Road Lyman Blvd (C.R. 18))81 .R.C( dvlB namyL Greenleaf evirD dleifgnirp Planning Case #05-18 Kakacek Variance July 19, 2005 Page 2 SUMMARY OF PROPOSAL th The subject property is located southeast of Great Plains Boulevard on West 86 Street and is zoned Single Family Residential (RSF). The applicant is requesting a 4.23% (which represents 642.24 square feet of site coverage) hard surface coverage variance from the maximum 25% hard surface coverage restriction for the addition of a patio and retaining wall. These structures have already been built bringing the existing hard surface coverage to 29.23%. Lake Susan M i s s i o n H i l l Rice Marsh Lake s e L l a c n r i e C d s v l l l i B H n s o n i i M s a s l a P i M y t f a Hills Mission i e e Crt l r d G C r t 1 M 0 Tigua Lane 1 i H i s l W 86th St nl y s s o w D i i sr o . H s i n M M i H s s i o n i H i l l l l Fr i s s s L c D a o r n . C e r t W 86th St t r C e ic R M i Marshland Trl s Subject Site s i E o n l l W i H a B y y H l i la l Monk Crt W W a Mi ssion c H k b e i r a d C r r t t l a n Proposed T.H.212 d C rt a B y h t r o D N r APPLICABLE REGUATIONS Sec. 20-91. Zoning compliance review. (a) Zoning compliance review shall be required for the construction of structures which do not require building permits to determine compliance with zoning requirements such as setback, site coverage, structure height, etc. (b) Any zoning compliance review application that fails to meet zoning ordinance requirements shall be denied by the community development director. Sec. 20-615. Lot requirements and setbacks. 25 percent (5) The maximum lot coverage for all structures and paved surfaces is . Planning Case #05-18 Kakacek Variance July 19, 2005 Page 3 Impervious surface means any material that substantially reduces or prevents the infiltration of storm gravel water. It shall include, but not be limited to, driveways, parking area, buildings and structures. (20) BACKGROUND nd The subject property was platted as part of Rice Lake Manor 2 Addition which was recorded on October 22, 2003. The house was built in 2004. The patio, retaining wall and sidewalks were not shown on the plans for the building permit application. The subject property is located in the Single Family Residential (RSF) district and has an area of 15,180 square feet. In the RSF district 25% is the maximum permitted impervious surface coverage for a lot. The applicant currently has a hard cover of 29.23%. The hard cover issue came to the attention of the City in mid-November when the as-built survey from Otto Associates was submitted. It appeared the lot could be over on the maximum hard cover percentage. The City requested that hard cover calculation details be shown on the as-built survey. The City received the revised survey on December 2, 2004 showing the existing hard cover was 31.8%. Shortly after, staff informed the applicant they must bring the lot into compliance with hard cover restrictions or apply for a variance. This application was originally scheduled to appear before the Planning Commission on June 7, 2005. The original proposal included the concrete and gravel sidewalks as part of the variance request. This put the hard cover request at 30.86%. The applicant requested the application be tabled in order to revise the variance proposal. The Kakacek’s have since removed the concrete and gravel sidewalks and have replaced them with landscaping rock and mulch. In doing so the applicant has reduced the existing hardcover by 248 square feet, or 1.63%. Therefore, a correction to the survey hard cover calculations needs to be made. The as-built survey includes the sidewalks as part of the hard cover calculation. The City does not consider landscape rock and mulch, with a fabric liner, to be impervious surface. Therefore, the sidewalk portion of the hard cover calculations shall be ignored for the purposes of this variance request. Before - Gravel Walkway After – Mulch Walkway Planning Case #05-18 Kakacek Variance July 19, 2005 Page 4 Before - Concrete Sidewalk After – Rock Walkway Revised as-built survey calculation: House = 2,537.24 sq. ft. Patio = 519.00 sq. ft. Driveway = 1,369.00 sq. ft. Retaining Wall= 12.00 sq. ft. TOTAL4,437.24 sq. ft. 29.23% = In discussing the matter, the applicant informed staff that miscommunication had contributed to the violation of impervious surface restrictions. According to the applicant, the plans which the City approved were different from those the homeowner had in their possession. The applicant did meet with staff, prior to construction of the home, to discuss landscaping options for the property. Staff informed the applicant that any part of the property could be landscaped except in easements. In a meeting between staff and the applicant, which took place after the issue of impervious surface came to the attention of the City, it was revealed that the applicants’ interpretation of landscaping included patio areas. Had staff been aware of this interpretation, the applicant would have been informed that hard cover restrictions include concrete and paver patios. Adding to the discrepancies between the proposed building survey and the as-built survey are the dimensions of the driveway. The driveway was built larger and with a different shape than that which was proposed. The as-built survey shows that the home and driveway alone are at 25.8% (111.24 square feet over the maximum permitted hard cover). ANALYSIS The site is zoned Residential Single Family (RSF). The applicant has completed construction of the sidewalks and patio in question. Chanhassen City Code does not require building permits for sidewalks and patios. However, such structures do require a zoning compliance review. The City uses zoning compliance reviews to ensure that structures, which do not require a building permit, still comply with zoning ordinances. Criteria of a zoning compliance review include setbacks, hard surface coverage and structure height. Kakacek Variance Planning Case #05-18 July 19, 2005 Page 5 Patio Retaining Wall/Rock Sidewalk There are alternatives the applicant could pursue to bring the property into compliance with City Code. Regarding the patio, the applicant could remove the patio pavers and replace them with wooden decking with a pervious surface below. This would allow the applicant to continue to enjoy their backyard while complying with ordinance requirements. In addition, in order to reach 25%, the size of the driveway would have to be reduced by at least 111.24 square feet. While the applicant has expended money for the improvements, such expenditure does not justify the granting of a variance. Approval of a variance is contingent upon proof that the literal enforcement of the Chanhassen City Code would cause an undue hardship. Not having a reasonable use of the property would constitute an undue hardship. Reasonable use is defined as the use made by a majority of comparable property within 500 feet. Reasonable use of this property, a single-family home with a two- car garage, already exists. Any use of the property beyond that discussed above is strictly ancillary to the principal use. There are alternatives the property owner could pursue to receive the same utility, i.e., use of deck instead of patio. Based on these facts, staff must recommend denial of this request. Landscaping nd The landscaping requirements for Rice Lake Manor 2 Addition included a total of 12 trees to be planted as part of subdivision approval. Each lot was required to have two trees of the aforementioned th trees planted in the front yard. Lot 4, Block 1, 380 West 86 Street is required to have a total of four trees planted as part of the subdivision conditions of approval. A recent inspection of the property found only one tree, a crabapple, planted in the front yard. Two existing trees remain in the rear yard. This lot requires three more trees to be planted in order to meet subdivision requirements. Kakacek Variance Planning Case #05-18 July 19, 2005 Page 6 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 these criteria. Finding: The literal enforcement of this chapter does not cause an undue hardship. By having a single-family home and a two-car garage the property owner has reasonable use of the property. There are also reasonable alternatives to the patio. 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 conditions upon which this variance is based are applicable to all properties that lie within the Single Family Residential District. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Finding: The improvements increase the value of the property. d. The alleged difficulty or hardship is not a self-created hardship. Finding: Construction of the patio and retaining wall were completed before a zoning compliance review was performed; therefore, this is a self-created hardship. e. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located. Finding: The granting of a variance may be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel is located due to the increase in runoff from this 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 variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets. Kakacek Variance Planning Case #05-18 July 19, 2005 Page 7 RECOMMENDATION Staffrecommends that the Planning Commissionadopt the following motion: “The Planning Commission denies Variance #05-18 for a 4.23% hard surface coverage variance from the maximum 25% hard surface coverage restriction for the addition of a patio and retaining wall on a lot zoned Single Family Residential (RSF) based upon the findings in the staff report and the following: 1.The applicant has not demonstrated a hardship. 2.The property owner has reasonable use of the property. The Planning Commission orders the property owner to: 1.Remove sufficient impervious surface to comply with ordinance requirements. 2.Plant three trees to meet subdivision requirements.” Should the Planning Commission choose to approve the variance, staff recommends that the Planning Commission adopt the following motion: “The Planning Commission approves Variance #05-18 for a 4.23% hard surface coverage variance from the maximum 25% hard surface coverage restriction for the addition of a patio and retaining wall on a lot zoned Single Family Residential (RSF) with the following conditions: 1.The applicant must plant three trees to meet subdivision requirements.” ATTACHMENTS 1.Findings of Fact. 2.Development Review Application. 3.Letter from Troy & Virginia Kakacek stamped “Received May 6, 2005”. 4.Letter from Kurt & Lynne Miller dated May 4, 2005. 5.Public Hearing Notice and Affidavit of Mailing List. 6.Building Permit Survey. 7.As-Built Survey. g:\plan\2005 planning cases\05-18 kakacek variance\staff report.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND ACTION INRE: Application of Troy & Virginia Kakacek for 4.23% hard surface coverage variance from the maximum 25% hard surface coverage restriction for the addition of a patio and retaining wall - Planning Case No. 05-18. On July 19,2005, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the Application of Troy & Virginia Kakacek for a 4.23% hard surface coverage variance from the maximum 25% hard surface coverage restriction for the addition of a patio and retaining wall on property located in the Single Family Residential District at 380 West 86th Street. The Planning Commission conducted a public hearing on the proposed variance that was preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Single Family Residential (RSF). 2. The property is guided by the Land Use Plan for Residential - Low Density (Net Density Range 1.2 - 4uJ Acre). 3. The legal description of the property is: Lot 4, Block 1, Rice Lake Manor 2nd Addition 4. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: a. Literal enforcement of this chapter would not cause undue hardship. b. The conditions upon which this variance is based are applicable, generally, to other properties in the Single Family Residential district. c. The improvements increase the value of the property. d. The alleged difficulty or hardship is a self-created hardship. e. The granting of the variance may be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. f. The proposed vanatlOn will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. 5. The planning report #05-18 Variance dated July 19,2005, prepared by Josh Metzer, et aI, is incorporated herein. ACTION The Chanhassen Planning Commission denies the variance from the impervious surface restriction for the addition of a patio and retaining wall. ADOPTED by the Chanhassen Planning Commission on this 19th day of July, 2005. CHANHASSEN PLANNING COMMISSION BY: Planning Commission Chairperson g:\plan\2005 planning cases\05-18 kakacek variance\findings of fact.doc Planning Case No. 0 ~ - I 8 CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 DEVELOPMENT REVIEW APPLICATION REceIVED MAY 0 6 2005 CITY OF CHANHASSEN PLEASE PRINT Applicant Name and Address: '~Oy A-NC> Vll?eiNJII KlfeA-t EK' 3'lo W. ~(p..,*-. S'f, ~t-u\(\ httS'se /1, M tV s- ~ 3 I =t Contact: V IRe, IN' A ,\ b-. NG€R. " Phone: 952 -(10....20J~ Fax: g 52 -(1q3- ;:l-I -=t-s Email: [Lo..lLC"-c v @ fX^-V' \c-n '\ to J1e+. e.on-, Owner Name and Address: S <\.m e f\-s <JLjO (~;-'VL./. Contact: Phone: Email: Fax: Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of Right-of-Way/Easements Interim Use Permit ex.. Variance Non-conforming Use Permit Wetland Alteration Permit. Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign Site Plan Review* X Escrow for Filing Fees/Attorney Cost** - $50 CUP/SPRIV ACIVAR/W AP/Metes & Bounds - $400 Minor SUB TOTAL FEE $ ~SO.OO Subdivision* An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. * Twenty-six (26) full-size folded. cppies of the plans must be submitted, including an 8W' X 11" reduced copy for each plan sheet along with a diqital COpy in TIFF-Group 4 (*.tif) format. ** Escrow will be required for othel' applications through the development contract. Building material samples must bEli submitted with site plan reviews. NOTE: When multiple appllcatloml are processed, the appropriate fee shall be charged for each application. SCANNED PROJECT NAME:,'1=> A-T \,C) ~:\:)b \, "\ I t)(\) LOCATION: 3)?O(j.J, c(?lo~-k S+. LEGAL DESCRIPTION: TOTAL ACREAGE: t 3'1 {X~X t5 WETLANDS PRESENT: YES IX... NO PRESENT ZONING: -R es IDe /'-YT, A C .- SIN G-l F rfl-YY\ I L Y REQUESTED ZONING: II PRESENT LAND USE DESIGNATION: ~es lDt:f'l'T( He .- S (t0ErLG FA-rY\( L ~ , REQUESTED LAND USE DESIGNATION: REASON FOR REQUEST: To f(e a '-IF 51 A V A-\'<..l.f\ l\.) e L '",0 l' it T I 0 -Co 'R..e tyU\ l ru (1)0 0 u....~ l+o ME", l\ t*-cco (;0 F()~.. A- 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 Ci'ly 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; ~~t.A.~~ KO-__L.()~~j,L-- ~~, Signature Ol.Applicant ! ~:;~,:.:.. c/!.. ~~.--a_.e.. ~ " '(j,. ~ _J 5/S-/0 5-- sl ~ /0 g;;- Date >/S-(os'" ~/G/os;- Date G:\plan\forms\Development Review Application. DOC Rev. 3/05 To the City of Chanhassen - Planning Committee: Troy and Virginia Kakacek variance request for 380 W. 86th 8t Points on variance application: 7. Variance request - To allow existing patio to remain as an improvement to the exterior of the home. 8. a. All homes in the immediate vicinity of our home have preexisting decks and patios. The back yard (patio area) would not be usable without covering. The layout of the home requires some walkout consistent with the homes around us. b. The homes around us have had preexisting structures but were developed on much larger lots. c. The variation is for personal use and to make the area more presentable and improved. d. The development was as a result 9f several different miscommunications despite multiple attempts to pre-empt any future problems prior to placement. An original building plan was submitted with the patio on it and the final building approval was changed without our knowledge. After the house was built we waited to add this later for financial reasons instead of doing it with the final home construction. We also sought the advice of the city staff two times prior to starting any landscaping or hardscaping projects. When we were notified of the problem after our final survey we were shown what Chanhassen had officially approved and realized it was different than the plans we had as our final building plan. e. The variance will improve the neighborhood, it is already in place, and multiple neighbors have stopped and commented on how they think the things we have done greatly improved the property. f. The improvements do not impose any danger, impair property value (an increase was actually made), and will not infringe upon any neighbors and! or ordinance. Our neighbors to the north Kurt and Lynn Miller are substantially below their hardscaping requirements and have included a letter of support for our variance (see attached). SCANNED Kurt D. Miller 8590 Tigua Lane Chanhassen~ MN 55317 May 4, 2005 To: City ofChanhassen From: Kurt & Lynne Miller 8590 Tigua Lane Chanhassen, MN Subject: 380 West 86th Street Chanhassen, MN. Our backyard joins the backyard ofMr. & Mrs. Kakacek. The patio they had installed last year compliments their backyard and adds to the functionality of their home. We do not object to this patio in anyway and believe it is a nice addition to their home and yard. Our lot is connected along their entire rear property line is one acre in size and affords an abundance of green space. It would seem sensible to allow the Kakacek's to retain their patio. 8CANNED 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 Thursday, July 7, 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 Kakacek Variance - Planning Case No. 05-18 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'l+l--\ day of:Jukl ,2005. 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This map is a compilation of records, information and data located in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~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. <<NAME1 >> <<NAME2>> <<ADD1>> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>> Lyman Blvd (C.R.18 Disclaimer This map is neither a legally recorded map nor a survey and is not intended to be used as one. This map is a compilation of records, information and data iocated in various city, county, state and federal offices and other sources regarding the area shown, and is to be used for reference purposes only. The City does not warrant that the Geographic Information System (GIS) Data used to prepare this map are error free, and the City does not represent that the GIS Data can be used for navigational, tracking or any other purpose requiring exacting measurement of distance or direction or precision in the depiction of geographic features. If errors or discrepancies are found please contact 952-227-1107. The preceding disclaimer is provided pursuant to Minnesota Statutes ~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. <<Next Record>><<NAME1>> <<NAME2>> <<ADD1>> <<ADD2>> <<CITY>> <<STATE>> <<ZIP>> Public Hearing Notification Area Map (500 feet) Kakacek Variance Planning Case No. 05-18 380 West 86th Street City of Chanhassen Lake Susan Lake Riley PATRICIA A ADAMS 429 RICE CT CHANHASSEN MN 55317 GEORGE J CARLYLE & JANELLE VEILLEUX CARLYLE 8560 MISSION HILLS LN CHANHASSEN MN 55317 JOHN D & MARY JO EICHLER TRUSTEE OF TRUST 25628 CORDOVA LN RIO VERDE AZ 85263 DANIEL T & KELLY A FASCHING 8550 MISSION HILLS LN CHANHASSEN MN 55317 SUNITA GANGOPADHYAY & SHUBHAGAT GANGOPADHYAY 8571 MISSION HILLS LN CHANHASSEN MN 55317 JAY K HALVORSON & ELEN M HALVORSON 422 RICE CT CHANHASSEN MN 55317 SUSAN M HEINEMANN 421 RICE CT CHANHASSEN MN 55317 KATHLEEN M JOHANNES 430 MISSION HILLS WAY E CHANHASSEN MN 55317 SARA LUCY KALEY 482 MISSION HILLS WAY E CHANHASSEN MN 55317 KLlNGELHUTZ DEVELOPMENT CO 350 HWY 212 E PO BOX 89 CHASKA MN 55318 SARAH K BERG 424 MONK CT CHANHASSEN MN 55317 JAMES A & MARILYN L CRAWFORD 8581 MISSION HILLS LN CHANHASSEN MN 55317 MICHELLE J ERICKSON-CODY 442 MISSION HILLS WAY E CHANHASSEN MN 55317 BEVERLY A FIEDLER 8521 TIGUA LN CHANHASSEN MN 55317 MICHAEL A GRAY & SARAH A NICKOLAY 8510 TIGUA LN CHANHASSEN MN 55317 ROBERT J & ARLENE T HART 474 MISSION HILLS WAY E CHANHASSEN MN 55317 RICHARD K & THERESA A HESS 8561 MISSION HILLS LN CHANHASSEN MN 55317 PAUL D JUAIRE 462 MISSION HILLS WAY E CHANHASSEN MN 55317 JEAN M KAMRATH 434 MISSION HILLS WAY E CHANHASSEN MN 55317 KLlNGELHUTZ DEVELOPMENT CO 350 HWY 212 E PO BOX 89 CHASKA MN 55318 KAREN L BLENKER 405 RICE CT CHANHASSEN MN 55317 BEVERLEY K DAVIS 466 MISSION HILLS WAY E CHANHASSEN MN 55317 RONALD S & BAR BRA T EWING 8570 MISSION HILLS LN CHANHASSEN MN 55317 SCOTT E & SHANNON L FIEDLER 8511 MISSION HILLS LN CHANHASSEN MN 55317 ROCHELLE R GREAVES TRUST 570 78TH ST W #2001 CHANHASSEN MN 55317 JOSEPH & GAYLE HAUTMAN TRUSTEES OF TRUSTS 8551 TIGUA LN CHANHASSEN MN 55317 BONNIE M HOGHAUG 425 RICE CT CHANHASSEN MN 55317 TROY A & VIRGINIA L KAKACEK 380 86TH ST W CHANHASSEN MN 55317 THOMAS D KARELS 416 MONK CT CHANHASSEN MN 55317 NIKOLAY V KRASNOKUTSKIY & LIllY A KRASNOKUTSKIY 8564 POWERS PL CHANHASSEN MN 55317 VYACHESLAV KRASNOKUTSKIY & NATALYA P KRASNOKUTSKIY 4419 CINNAMON RDG CIR EAGAN MN 55122 PAUL C LYONS 8571 TIGUA LN CHANHASSEN MN 55317 NANCY JEAN MESSNER 478 MISSION HILLS WAY E CHANHASSEN MN 55317 DAVID T & CORRINE A NAGEL 8550 TIGUA LN CHANHASSEN MN 55317 RAYMOND C ORTMAN JR JULIANNE E ORTMAN 8525 MISSION HILLS LN CHANHASSEN MN 55317 BRENTW POPPENHAGEN & KARl J BERG 8501 TIGUA LN CHANHASSEN MN 55317 TIMOTHY T & TRACY A SALWEI 454 MISSION HILLS WAY E CHANHASSEN MN 55317 STEVEN M & TRACY A SCHEID 451 MISSION HILLS CT CHANHASSEN MN 55317 TANDEM PROPERTIES 7808 CREEKRIDGE CIR #310 MINNEAPOLIS MN 55439 ARTURO F URRUTIA 408 MONK CT CHANHASSEN MN 55317 KEVIN KUNZE 417 RICE CT CHANHASSEN MN 55317 JOYCE I MANCINO 413 RICE CT CHANHASSEN MN 55317 KURT D & LYNNE MILLER 8590 TIGUA LN CHANHASSEN MN 55317 LARRY M & MARLENE R NASH 409 RICE CT CHANHASSEN MN 55317 ERIC L PETERSON KATHERINE M WELCH 8561 TIGUA LN CHANHASSEN MN 55317 JENNIFER RENKL Y 446 MISSION HILLS WAY E CHANHASSEN MN 55317 GORDON A & BRENDA M SCHAEFFER 8591 TIGUA LN CHANHASSEN MN 55317 JAMES M SCOTT PO BOX 544 CHANHASSEN MN 55317 RACHELLE L TIMLIN 404 MONK CT CHANHASSEN MN 55317 AMANDA C WINBLAD-VONWAL TER 438 MISSION HILLS WAY E CHANHASSEN MN 55317 JUDITH A LEHMAN 412 MONK CT CHANHASSEN MN 55317 LUANN M MARKGRAF 401 RICE CT CHANHASSEN MN 55317 JULIE S MONROE 418 RICE CT CHANHASSEN MN 55317 DAVID & SHARON NICKOLAY 8500 TIGUA LN CHANHASSEN MN 55317 MARK D PILATE 470 MISSION HILLS WAY E #115 CHANHASSEN MN 55317 BRIAN M & DAWN M RODELL RILEY 8580 MISSION HILLS LN CHANHASSEN MN 55317 CARMEN M SCHALLOW 428 MONK CT CHANHASSEN MN 55317 LAWRENCE D & NANCY E STEIN 8541 MISSION HILLS LN CHANHASSEN MN 55317 SHANNA M UNKE 420 MONK CT CHANHASSEN MN 55317 BARBARA E WOLTER 400 MONK CT CHANHASSEN MN 55317 g \ 1\ fr\ \ ~ \ ) \ ~ ) "\ I ~ ! ~ !~ ) ~. ~ ..~ ~ d~ ~. \ r;:,'.b.. -~~ ~&> g \~ ~ \l ------- ~.~ l ~' >l (l) > t... ::l CJ) -f-J .r-! 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