2b. Plat approval to subdivide 1010 Pleasant View Road II PC DATE: 8 15 90
/ /
CITY OF
CC DATE: 9 . -b
JJJ HANIIAEN C _
CASE #. 9 /10/90 0 12 SUB
By: A1-Jaff/v
1 v.,-
I -
STAFF REPORT
a ,
I PROPOSAL: Preliminary and Final Plat to Subdivide 103,000 Square
Feet into Two Lots of 60,000 Square Feet and 33,150
Square Feet fictSon by Ci y Administrator
11 , Vbwf-
Z iIb; —
Q LOCATION: 1010 Pleasant View Road lioem
1 S;r`M.- . ;, C ,Tr
cr ,ssion
ma APPLICANT: Fortier and Associates
I6009 Wayzata Blvd. , Suite 106 se--- ' to ccunc;i
am St. Louis Park, NN 55416 8_ a7_ 9 0
Q
1
1
1 PRESENT ZONING: RSF, Residential Single Family
ACREAGE: 103,000 sq. ft.
IDENSITY:
I ADJACENT ZONING AND
LAND USE: N - Christmas Lake
S - RSF; single family
Q E - RSF; single family
1 W - RSF; single family
Q ' WATER AND SEWER: Available to the site.
1 w PHYSICAL CHARACTER. : The southerly portion of the site contains
an existing residence. The site is a
1 f.- riparian lot to Christmas Lake and generally
111■111 slopes to the north.
I2000 LAND USE PLAN: Low Density Residential *
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I
Fortier & Associates Subdivision
August 15, 1990
Page 2
PROPOSAL/SUMMARY
The applicant is requesting preliminary plat approval to subdivide
103,000 square foot parcel into two lots. Lot 1 is proposed to
have an area of 65, 000 square feet and will be the site of a future
residence. Lot 2 is proposed to have 33, 150 square feet. Lot 2
contains an existing home accessed off of Pleasant View Road. The
newly created lot (Lot 1) is proposed to be accessed by a private
driveway located to the west of the property off of the adjacent
Lot 5.
The proposal meets RSF dimensional requirements and is also
consistent with the increased lot size requirements applied to lots
served by private driveways. Although only one homesite is being
created at this time, the new driveway that will serve it can
ultimately serve at least 3 homes according to a conceptual
development plan that has been submitted. Additional lots are
possible under RSF District guidelines since these lots are
oversized, however, we believe this scenario is unlikely given the
ownership pattern and surrounding neighborhood that exists in this
area. Details regarding construction requirements for the driveway
are refined by appropriate conditions.
Based upon the foregoing, staff is recommending that the request be
approved subject to appropriate conditions.
PLANNING COMMISSION ACTION
The Planning Commission reviewed the plat and unanimously
recommended approval.
STREET ACCESS '
Both lots will be served directly by driveways from Pleasant View
Road. The existing home will continue to use the driveway that is
already in place. The proposed new driveway that will service Lot
1, Block 1 will be shared by future residences which will be
located to the west on Lot 5, Christmas Acres Addition. At the
present time there is no development on Lot 5 but a conceptual
development plan submitted by the applicant indicates two home
sites. On a busy street such as Pleasant View Road, staff supports
the use of shared driveway entrances to minimize the number of
turning movements. Thus, we fundamentally support this aspect of
the shared driveway option being proposed. We also reviewed the
potential of having the existing home that will be located on Lot
2, Block 1, of the Beddor Addition, utilize a common curb cut,
however, this is not possible since the main driveway is located
well to the east. There is, however, a seldom used gravel drive
that is located adjacent to the west property line where it will
1
Fortier & Associates Subdivision
August 15, 1990
' Page 3
parallel and enter Pleasant View Road a short distance away from
the proposed new driveway. As a condition of approval this gravel
' driveway, which will have little or no purpose when the new
driveway is constructed, should be vacated and allowed to grow
over.
' The applicant will have to acquire and record a permanent cross
access easement over Lot 5 of Christmas Acres. The easement should
' run in favor of Lot 1, Block 1, but also in favor of Lot 5 so that
use by the two additional homes conceptually illustrated on Lot 5
can be guaranteed. The driveway is designed to meet City
standards. It is paved to a 20 foot wide width with a 7 ton design
' and grades on the common section of the driveway do not exceed 10%.
Lastly, a turn area acceptable to the Fire Marshal must be
provided. The driveway must be installed to City standards before
' a certificate of occupancy is granted for the new home on Lot 1.
If it is not possible to complete the driveway in this time frame
a financial guarantee will be required to ensure compliance.
11 Section 18-570 permits up to four lots to be served by a private
driveway if the city finds the following conditions to exist:
1. The prevailing development pattern makes it unfeasible or
inappropriate to construct a public street.
** A private driveway exists at the present time and is proposed
to serve future development adjacent to the site. Based upon
a review of the surrounding area, staff has concluded that a
street extension is not recommended as it could result in
extensive tree loss. The area contains a large number of
mature trees and is heavily wooded. Furthermore, the grades
of the site are too steep to construct a road that meets city
' standards. Lastly, we do not believe it is warranted based
upon the surrounding development pattern.
2. After reviewing the surrounding area, it is concluded that an
extension of the public street system is not required to serve
other parcels in the area and improve access or to provide a
street system consistent with the Comprehensive Plan.
' ** At the present time, only one residence will be utilizing the
private driveway. Two additional residences will utilize that
same private driveway to access their properties. Those
residences will be located to the west of the subject
property.
3. The use of a private driveway will permit enhanced protection
of wetland and mature trees.
1
I
Fortier & Associates Subdivision
August 15, 1990
Page 4 '
** The site is heavily wooded. Should the applicant provide a
street up to city standards, a large number, of trees would
have to be removed. The number of trees that will have to be
removed is going to be significantly less than what it would
take to construct a street up to city standards.
PARK DEDICATION/TREE PRESERVATION
The Park and Recreation Commission recommended that park dedication
fees be required in lieu of park land. A tree preservation plan
should be prepared and approved by the city prior to issuance of a
building permit. ,
EASEMENTS
Provide the following easements: '
1. Standard drainage and utility easements.
2. Cross access easements over the driveway in favor of Lot 1,
Block 1, Beddor Addition and Lot 5, Christmas Acres Addition.
3. Provide a 30 foot wide utility easement for the sanitary sewer
as required by the Engineering Department for sewer and water
services.
4. Dedicate a roadway easement measured 33 feet north of the
centerline of Pleasant View Road.
UTILITIES 1
Sewer and water service is available in the vicinity of the site, 11 although lateral lines must be extended to provide service. Water
services will require an extension from an existing line located in
the Christmas Acres plat to the west. This line should be public
with it being either installed by the City or by the developer in
accordance with City standards. The line will ultimately serve
several homes and must be equipped with a fire hydrant located at
the edge of the driveway to provide adequate service to these home
sites. Sanitary service is also available from the Christmas Acres
subdivision. The public gravity sewer line will need to extend
through Lot 6 and would terminate in a new manhole at the westerly
property line of Lot 1. Since this provides gravity service, this
is preferred and staff believes that this should ultimately be
required in the long run.
I
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11 Fortier & Associates Subdivision
August 15, 1990
I Page 5
COMPLIANCE WITH ORDINANCE - RSF DISTRICT
J Lot Lot Lot Home
Area Width
Depth Setback
Ordinance 15,000 100' 125' 30' front/rear
10' sides
II Lot 1 60, 000 144.82 ' 414 ' N/A
II Lot 2 33,150 236.43 ' 229 ' 85.00 ' front
31.00'rear
49 ' & 32 ' sides
Variances Required -
qu None
'. GRADING
I The majority of the grading will result from bringing the existing
private driveway on Lot 5 to city standards. The access connection
to Lot 1, Block 1 will require filling on the portion located on
I Lot 5 and grading on the portion located on Lot 2. Staff is
recommending that a tree preservation plan be developed for the
driveway and utility installation so that impact on existing tree
cover can be minimized.
IRECOMMENDATION
I Planning staff recommends that the Planning Commission adopt the
following motion:
I "The Planning Commission recommends approval of Subdivision 90-12
as shown on the plat dated July 3, 1990 and subject to the
following conditions:
II 1. Easements:
a. Standard drainage and utility easements.
IIb. Cross access easements over the driveway in favor of Lot
1, Block 1, Beddor Addition and Lot 5, Christmas Acres
IIAddition.
c. Provide utility easements as required by the Engineering
Department for sewer and water services.
I
Fortier & Associates Subdivision
August 15, 1990
Page 6 I
d. Dedicate a roadway easement measured 33 feet north of the
centerline of Pleasant View Road. ,
2. A fire hydrant is required to the west of the property as
shown in Attachment #2.
3. Park and trail dedication fees will be required in lieu of
land dedication.
4. A tree preservation plan must be submitted prior to issuance
of a building permit. The plan should illustrate how the
driveway, home placement and construction will minimize tree
loss. The plan must be approved by staff. Preservation areas
shall be adequately marked by a snow fence prior to
construction to avoid damage.
5. The private driveway serving Lot 1, Block 1 must be built to
a 7 ton design and paved to a width of 20 ft. utilizing a
maximum grade of 10% and provide a turnaround area acceptable ,
to the Fire Marshal based upon guidelines provided by
applicable fire codes.
6. Plans for water and sewer extensions shall be developed for
approval by the City. The applicant should petition the City
to install public utility extensions or make provisions for
self installation upon receiving City approval. " ,
ATTACHMENTS
1. Memo from Assistant City Engineer dated August 10, 1990.
2. Location of required fire hydrant.
3 . Application.
•
4. Final plat dated July 30, 1990.
1
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1 ,
CITYOF
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
' (612) 937-1900 • FAX (612) 937-5739
' MEMORANDUM
' TO: Sharmin Al-Jaff, Planner I �
FROM: Charles Folch, Assistant City Engineer
' DATE: August 8, 1990
SUBJ: Preliminary Plat Review of David Beddor Addition
Land Use File No. 90-22
IM
Existing Conditions
The lot for the proposed subdivision is currently addressed as
1010 Pleasant View Road. The terrain for the lot is
characterized by a steady grade down to the Christmas Lake
shoreline. The parcel is primarily vegetated with grassed area.
Trees are located along the east and the west property lines. A
residential home currently resides on the southern portion of the
' property.
The applicant is proposing a lot subdivision and a platting of
11 the two new parcels. The proposed development for the newly
created vacant lot would be for the construction of a residential
home.
r
Driveway Access
Currently there exists two curbcut driveway accesses to the
property. The easterly driveway access services the existing
residential home on the southern portion of the lot. The
westerly driveway access services Lot 5 of Christmas Acres and
provides access down to the Christmas Lake shoreline. The
proposed driveway-sharing to serve Lot 1 will require a driveway
easement from the adjacent property to the west (Lot 5) . This
proposed driveway will be private and maintained as such.
The subdivision ordinance requires that a multiple-use private
driveway be constructed to a 20' width and a 7-ton design. It is
recommended that the existing easterly driveway curbcut be
eliminated as its present service use will be adopted by the new
proposed multiple-use driveway. This easterly driveway access
would also be too close in proximity to the newly proposed
access .
•
Sharmin Al-Jaff I
August 8 , 1990
Page 2 I
Utilities
Existing sanitary sewer facilities are present on both adjacent
parcels immediately east and west of the subject property.
Gravity sewer could be made available from the west by extending
the existing sanitary sewer from the Christmas Acres subdivision.
This would require the acquisition of a proper utility easement
through Lots 4 and 5 of the Christmas Acres .
An alternative sewer service connection could be made to the
existing system from the property immediately to the east.
However, due to lower elevation on the proposed site, it is not
anticipated that a gravity service connection could be made.
Connection could be made, however, via a private grinder and pump
system. This forced service line would be required to tie
directly into the existing manhole and be privately owned and
maintained. This service connection would necessitate the
acquisition of a utility easement through the immediately
adjacent property to the east.
An existing six inch watermain extends through the southerly
portion of Lot 5 , Christmas Acres. It is recommended that a
public six-inch watermain connection be made to this existing
facility and extended easterly to the west property line of the
proposed Lot 1 . Proper easements through Lot 5 would have to be
acquired for this improvement. A future development of a
residential home on Lot 1 could acquire water service from this
proposed watermain extension. This watermain extension would
also provide an opportunity to extend water service to the north '
in the future in the event of a lot split of Lot 5 as per concept
plan of Christmas Lake Properties dated July 2 , 1990.
I
Grading
Construction of the proposed driveway will acquire some filling I
and grading operations to be performed. It is also anticipated
that some site grading will take place at the time a home is
constructed. The runoff and erosion potential of this site is
quite high due to the existing terrain and grades. It is
imperative that erosion silt fence be installed at all locations
of disturbed areas. Restoration and turf establishment
operations shall be conducted promptly upon completion of the
grading and utility work.
Recommended Conditions
1. The proposed multiple-use driveway to serve Lot 1, Block 1
must be constructed to a 7-ton design and paved to a width of
20 feet utilizing a maximum grade of 10%. This will be a
private driveway and maintained as such. '
Sharmin Al-Jaff
August 8 , 1990
Page 3
2 . If the applicant chooses to connect to the existing sanitary
' sewer facility immediately adjacent to the east via a
privately owned and maintained grinder and pump system, it
shall be temporarily permitted until such time, if ever, that
sanitary sewer is extended through Lot 5 to the west (as per
Christmas Lake Properties Concept Plan dated July 2 , 1990) .
3 . Proper easements must be acquired for all proposed utility
improvements.
4 . Erosion control shall be installed and maintained around all
disturbed areas for grading and utility installation.
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July 16, 1990 FORTIER &ASSOCIATES, INC.
ARCHITECTURE PLANNING INTERIOR DESIGN
' Mr. Paul Krause
City Planner
' City of Chanhassen
690 Coulter Drive
Chanhassen, MN 55317
Re: BEDDOR PROPERTY
Comm: 90-10
Dear Mr. Krause:
Attached please find our application for a lot split on behalf of Mr .
David Beddor. Mr. Beddor has purchased this property with the intent
of constructing his own residence.
Topography, tree locations, legal description, and existing
conditions are shown on the survey. It is our intent to extend the
sanitary sewer and water across the adjacent lot in Christmas Acres
to serve this new lot. The adjacent lot is owned by Mr. Frank
' Beddor, Jr. , David 's father.
The Christmas Lake Properties drawing illustrates surrounding
' conditions. It is our intent to construct a shared bituminous
driveway for access as shown, including adequate room for an
emergency vehicle.
' Please review this application and adivse of any additional
information you may require.
Yo truly,
Daryl P. Fortier
' DPF/sf
encl: Survey, Plan & list of adjacent Owners.
' cc: David Beddor
Frank Beddor, Jr.
408 Turnpike Road,e oad, Golden Valley, Minnesota 55416 (612) 593-1255
t CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612) 937-1900
DEVELOPMENT REVIEW APPLICATION
APPLICANT: Fortier & Associates, InCOWNER: David Beddor
ADDRESS: 408 Turnpike Road ADDRESS: 1050 Pleasant View Road '
Minneapolis, MN 55416 Chanhassen, MN 55317
TELEPHONE (Day time) 593-1255 TELEPHONE: 474-0231 '
REQUEST II♦ Conditional Use Permit - $150 1"Subdivision: X
Interim Use Permit - $150 Preliminary Plat: '
♦ Land Use Plan Amendment - $100 - Sketch Plan - $200
♦ Planned Unit Development: k Create less than 3 lots - $10011
- Sketch Plan - $200 - Create more than 3 lots -
$100 + acre + $5 per lot "
- Preliminary Development Plan lot cr created
$300 + $15 acre
- Final Plat - $100
- Final Development Plan - $200
VMetes and Bounds 4$100 Th
- Amendment to Final Development
Plan - $300 + $15 acre - Consolidate Lots - $100
TOTAL PUD TOTAL SUBDIVISION
Site Plan Review - $150 ♦ Wetland Alteration Permit: '
- Individual Single Family
Vacation of Utility or Lots - $25
Street Easement - $100
- All Others - $150
♦ Variance - $75
♦ Rezoning - $250
♦ Zoning Appeal - $75 ♦ Zoning Ordinance Amendment - I
No Charge
i
* NOTE - When multiple applications are processed, the appropriate fee shall
be charged for each application.
IIPROJECT NAME David Beddor Property
LOCATION 1010 Pleasant View Road, Chanhassen, MN 55317
LEGAL DESCRIPTION see attached survey
I .
IPRESENT ZONING residential
REQUESTED ZONING same
IIPRESENT LAND USE DESIGNATION residential
REQUESTED LAND USE DESIGNATION same
•
II REASON FOR THIS REQUEST Lot Split
I 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
I should confer with the Planning Department to determine the specific
ordinance and procedural requirements applicable to your 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
II 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
Iknowledge.
I also understand that after the approval or granting of the permit, such
permits shall be invalid unless they are recorded against the title to the
property for which the approval/permit is granted within 120 days with the
Carver County Recorder's Office and the original document returned to City
Hall Records.
„,-/
II /C) / 7g‘"
Signet re of •pplicant ate
11 Signature of Fee Owner Date
I
Application Received on /
Fee Paid 4/(0-
Receipt No. 3/1 55 I
This application will be considered by the Planning Commission/Board of
Adjustments and Appeals on /5-`Y
1
1
i
1
I
WATER UTILITY EASEMENT
KNOW ALL MEN BY THESE PRESENCE, that the undersigned, FRANK
BEDDOR, JR. and MARILYN A. BEDDOR, husband and wife, Grantors, of
Collier County, State of Florida , for and in consideration of One
Dollar ( $1. 00 ) and other good and valuable consideration do hereby
grant and convey to the Grantee , the City of Chanhassen , a
Municipal Corporation located in Carver County, Minnesota, the
right , privilege , authority and permanent easement to freely use
the easement premises described in Exhibit A attached hereto and
hereby made a part hereof for the purpose of constructing,
' altering, maintaining and operating water pipelines, hydrants and
other appurtenances thereof of said Grantee , over, under , in, upon
and across the following described real property located in Carver
County, Minnesota , said Grantee agreeing to thereafter put said
property in a uniform and sightly condition as far as reasonably
possible.
Description of Grantees' affected parcel of property:
Lot 5 , Block 1 , CHRISTMAS ACRES, according to the recorded
-plat thereof.
Description of permanent easement granted herein:
' Said easement premises are described in Exhibit A attached
hereto:
Grantors do also hereby grant and convey to City the right ,
privilege and authority to enter upon said easement premises at
any time and all times with all machinery , tools , equipment ,
II
1
vehicles and materials necessary for the construction , maintenance I
and operation of said water pipeline purposes as above set forth, '
and agree not to place any structure upon said easement premises
that will do anything which will tend to transfer with the
operation or maintenance of said sanitary sewer system without
first securing the written approval of said Grantee.
To have and to hold said easement unto said Grantee, its
successors and assigns as described above. r
IN WITNESS WHEREOF, the Grantors have set their hands this .1
day of , 1990 . '
EXEMPT FROM STATE DEED TAX '
Fren beddor, Jr.
1
Marilyn A. Beddor
STATE OF MINNESOTA )
COUNTY OF CARVER )
On this day of , 1990 , personally appeared
Frank Beddor, -577—and Marilyn A. Beddor, his wife, to me known to
be the persons whose names are subscribed to the within instrument
end acknowledged that they executed the same for the purpose
therein contained.
Notary Pu c ,
THIS INSTRUMENT DRAFTED BY:
Julius C. Smith '
6750 France Avenue South
Suite #252
Edina , MN 55435
( 612 ) 920-1521
1
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Mil am0.6
1
A
SANITARY SEWER
UTILITY EASEMENT
' KNOW ALL MEN BY THESE PRESENCE, that the undersigned , PRANK
BEDDOR, JR. and MARILYN A. BEDDOR, husband and wife, Grantors, of
Collier County, State of Florida, for and in consideration of One
' Dollar ( $1.00 ) and other good and valuable consideration do hereby
grant_ and convey to the Grantee, the City of Chanhassen, Municipal
Corporation located in Carver County, Minnesota , the right,
privilege , authority and permanent easement to freely use the
' easement promises described in Exhibit A attached hereto and
hereby made a part hereof for the purpose of constructing,
altering, maintaining and operating sanitary sewer pipes, lines
and appurtenances thereof of said Grantee, over, under, in, upon
and across the following described real property located in Carver
' County, Minnesota , said Grantee agreeing to thereafter put said
property in a uniform and sightly condition as for as reasonably
possible.
Description of Grantees' affected parcel of property:
Lot 5, Block 1 , CHRISTMAS ACRES, according to the recorded
plat thereof.
Description of permanent easement jranted herein:
Said easement premises are described in Exhibit A attached
' hereto:
Grantors do also hereby grant and convey to City the right ,
privilege and authority to enter upon said easement premises at
any time and all times with all machinery , tools , equipment ,
vehicles and materials necessary for the construction, maintenance
I .
and operation of said sanitary sewer purposes as above set forth,
and agree not to place any structure upon said easement premises I
that will do anything which will tend to transfer with the
operation or maintenance of said sanitary sewer system without I
first securing the written approval of said Grantee.
To have and to hold said easement unto said Grantee , its
successors and assigns as described above.
i
IN WITNESS WHEREOF, the Grantors have sot their hands this
day of 1990.
EXEMPT FROM STATE DEED TAX
Frank Deddor, Jr.
Marilyn . De or
STATE OF MINNESOTA )
58
COUNTY OF CARVER )
On this day of _ , 1990 , personally appeared '
Frank Beddor, Jr. and Marilyn A. Beddor, his wife, to me known to
be the persons whose names are subscribed to the within instrument
and acknowledged that they executed the same for the purpose
therein contained.
Notary Public
1
THIS INSTRUMENT DRAFTED BY: ,
Julius C. Smith
6750 France Avenue South '
Suite #252
Edina , MN 55435
( 612 ) 920-1521
■ 4
ACCESS EASEMENT
KNOW ALL MEN BY THESE PRESENCE, that FRANK BEDDOR, JR. and
MARILYN A. BEDDOR, his wife, of the County of Collier, State of
Florida , the record owners in fee simple of the following two
tracts of land:
1
TRACT I
' Lot 5 , Block 1 , "CHRISTMAS ACRESTM , according to the plat
thereof. Carver County, Minnesota, and,
' TRACT II
Lot 1 , Block 1, "DAVID BEDDOR ADDITION" , according to the
plat thereof on file and of record in the Office of the
County Recorder, Carver County, Minnesota ,
do hereby create and grant a perpetual, non-exclusive appurtenant
' easement for ingress and egress and for utility purposes , for the
benefit and use of the record owners of said Lot 1, Block 1 ,
"DAVID BEDDOR ADDITION" , their heirs successors and assigns for
said easement for over, under and through part of Lot 5, Block 1,
"CHRISTMAS ACRES" , and which said easement is more particularly
' described in Exhibit A attached herto and hereby made a part
hereof.
I
Said easement shall be permanent and appurtenant to said Lot
' 1, Block 1, "DAVID BEDDOR ADDITION" ; and shall not merge in title
albeit the fee owners of said Lot 5 , Block 1 , "CHRISTMAS ACRES"
and Lot 1, Block 1 , "DAVID BEDDOR ADDITION" , are one in the same
person or persons.
1
IN WITNESS WHEREOF, the parties have hereunto set their hands
this _ day of _ , 1990.
I
Frank Beddor, fir.
•
P57 31517K.A. Beddor
STATE OF MINNESOTA )
) ss
COUNTY OF CARVER )
On this day of , 1990 , personally appoared ,
Frank Aeddor, 3r.- and Marilyn A. Soddor, his wife, to me known to
be the persons whose names are subscribed to the within instrument
and acknowledged that they executed the same for the purpose ,
therein contained .
11
Notary Public ,
THIS INSTRUMENT DRAFTED BY: '
Julius C. Smith
6750 France Avenue South
Suite X1252
Edina , MN 55435
(612 ) 920-1521
I
1
1
LOT SURVEYS COMPANY , INC.
V/"'1V 1 V I—
LAND SURVEYORS
CHRISTMAS LAKE
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' /C•, 123.81 / I
' / -SURVEY LINE / '
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TO TORREN FILE NOS.T-630ood T-631 W ' / / 2
r, DENOTES IRON MONUMENT ' -/ /
ORIENTATION OF THIS BEARING SYSTEM '. / /J
IS BASED ON AN ASSUMED DATUM .7 / /
BENCHMARK TOP NUT OF HYDRANt ON ' / /
SOUTH SIDE OF PLEASANT VIEW ROAD / /
OPPOSITE SOUTH EAST PROPERTY
CORNER AS SHOWN ELEV=1009 95 , / C' / .
FEET N.G.V.D.1929 ADJ. / / `J /
WATER ELEVATION OF CHRISTMAS J// /
LAKE ON AUGUST 20111,1990 0 931.5 / /FEET N G V D 1929 ADJ / // ,
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