3 VAR 6643-6683 Pointe Lake LucCITY OF
PC DATE: June 20, 2000
CC DATE:
REVIEW DEADLINE: July 31, 2000
t~A~F. ~' o0-g VAR
STAFF
REPORT
By:A1-Jaff/Haak:v
Z
J
ri.
PROPOSAL:
LOCATION:
APPLICANT:
Variance to allow three single family homes and three decks to encroach into
the required 60 foot setback of a Natural Wetland.
South of Lake Lucy Road, West of Point Lake Lucy, and North of Lake
Lucy, Lots 14, 15, and 16, Block 1, Pointe Lake Lucy Addition.
Charles Cudd Company
275 Market Street, #445
Minneapolis, MN 55405
Attn. Doug Beck (612) 333-8020
PRESENT ZONING: RSF, Residential Single Family
ACREAGE: 1.8 acres
DENSITY: 1.6 u/a (gross)
2020 LAND USE PLAN: Residential Low Density (1.2-4 u/a)
txJ
SUMMARY OF REQUEST: The applicant is requesting an after the fact variance to allow
three single family structures and a future deck to encroach into the required 60 foot setback of a
natural wetland. The site is zoned RSF and is guided for Low Density Residential. Notice of this
public hearing has been mailed to all property owners within 500 feet.
LEVEL OF 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.
~ue-! ~^o :~eq8
Charles Cudd Variance
June 20, 2000
Page 2
BACKGROUND
On April 10, 1995, the City Council approved second reading for rezoning of 18.15 acres of property
zoned RR, Rural Residential to RSF, Residential Single Family (94-6 REZ), and the final plat to
subdivide 18.15 acres into 19 single family lots and one outlot with a variance to allow a 20 foot front
yard setback and a 50 foot wide right-of-way (94-13 SUB) for Pointe Lake Lucy as shown on the
plans dated March 31, 1995 and subject to conditions. A natural wetland occupies the easterly
portion of the site.
When the Pointe Lake Lucy subdivision was reviewed, staff made sure that each lot adjacent to a
wetland provided sufficient area to accommodate the applicable front yard setback, sixty foot by
forty-foot deep building pad, and a thirty-foot rear yard area as required by ordinance. All of these
elements were provided outside of the designated wetland and buffer strip areas.
On January 6, 2000, the applicant contacted staff and requested verification that the house and deck
proposed to be built on lot 15, meets wetland setback requirements. Staff defined the buildable area
on a survey, which reflected a 40 foot setback from the edge of the natural wetland. The applicant
purchased Lots 14 and 16 with the assumption that the same setback applied to these lots. When the
building permit applications were submitted to the city, the surveys for all three lots failed to show a
natural wetland. The permits were approved in error. The houses and decks were constructed and
situated a minimum of 40 feet from the edge of the natural wetland, which does not meet the
standards.
On May 4, 2000, the applicant submitted a building permit application for the construction of a deck
on Lot 14. The applicant was notified that the applicable setback is 60 feet. The house alone already
encroaches into the setback. Staff recommended the applicant apply for a variance for all three lots to
resolve the nonconforming status of the structures.
APPLICABLE REGULATIONS
Section 20-406.Wetland buffer strips and setbacks.
(a)
For lots created after December 14, 1992, (date of ordinance adoption), a buffer
strip shall be maintained abutting all wetlands. All existing vegetation adjacent to a
wetland shall be left undisturbed and applied toward the buffer strip unless
otherwise approved by city council. Buffer strip vegetation shall be established
and maintained in accordance to the following requirements. If the buffer area is
disturbed, plant species shall be selected from wetland and upland plants to provide
habitat for various species of wildlife. Buffer strips shall be identified by
permanent monumentation acceptable to the city. In residential subdivisions, a
monument is required for each lot. In other situations, a monument is required for
each three hundred feet of wetland edge. The buffer strips and structure setbacks
shall meet the following standards:
Charles Cudd Variance
June 20, 2000
Page 3
Wetland Type
Principal Structure Setback
Buffer strip'
Buffer Strip Minimum Average Width
% Of Native Vegetation in Buffer Strip
Natural
40 feet measured from the outside
edge of the buffer strip
10-30 feet
20 feet
Entire
The dimensions of the buffer strips may be adjusted by the city based upon the
quality of the wetland, local topographic conditions, and the type and design of
development being proposed. The table above provides minimum and maximum
dimensions for the buffer strip. The use of a meandering buffer strip to maintain a
natural appearance is encouraged. Where roadways are constructed next to a
wetland, the average buffer strip width for the adjacent wetland shall be
maintained. Structure setbacks are also described in the table. On single-family
subdivisions in the RSF district, the applicant must demonstrate that each lot
provides sufficient area to accommodate the applicable front yard setback, sixty
foot by forty-foot deep building pad, and a thirty-foot rear yard area. All of these
elements must be provided outside of designated wetland and buffer strip areas.
PROPOSAL SUMMARY/ANALYSIS
The applicant is requesting an after the fact variance to allow three structures and a future deck to
encroach into the required 60 foot natural wetland setback. The lots are located south of Lake Lucy
Road, west of Point Lake Lucy, and north of Lake Lucy, Lots 14, 15, and 16, Block 1, Pointe Lake Lucy
Addition. The site is zoned Residential Single Family and a natural wetland occupies the easterly
portion of it.
The ordinance requires all structures to maintain a 40 foot setback from the outside edge of a buffer
strip on a natural wetland. The buffer strip must maintain a width of 10-30 feet with an average
width of 20 feet. Structures on Lots 15 and 16, including the decks are constructed. The frame of the
home on Lot 14 is completed, however the deck has not been built. The structures maintain the
following setbacks:
Home Setback
from edge of
Wetland
Deck Setback
from edge of
Wetland
Ordinance Lot 14 Lot 15 Lot 16
40 + (10-30) 48+ Feet 57+ Feet 51+ Feet
Buffer Strip
40 + (10-40) No deck yet 49+ Feet 43+ Feet
Buffer Strip
House pads on Lots 15 and 16 meet the setback requirements if we assume a 10 foot wetland buffer
strip, however, the decks encroach into the wetland setback.
Charles Cudd Variance
June 20, 2000
Page 4
Setbacks and buffer strips are required to protect the quality and integrity of wetlands. A properly
preserved and monumented buffer, 20 feet in width, would adequately protect the quality and integrity of
the natural wetland basin by trapping sediment, fertilizers and pesticides. In addition, the buffer may
provide food, nesting cover, shelter and a travel corridor for wildlife. In areas where the buffer area
has been disturbed, upland and wetland plant species should be selected and planted in the disturbed
area to provide habitat for various species of wildlife.
City storm water management policies and programs are merged with wetland protection efforts since all
wetlands have storm water retention function. A buffer, 20 feet in width, would provide storm water
quality treatment and may assist in attenuating high water levels within the wetland basin through
evaporation and infiltration.
Our first choice would have been to maintain the 60 foot setback from the edge of the natural
wetland. However, under the present conditions, staff believes that the wetland integrity will be
maintained through the implementation of staff's conditions. Should the city decide to deny this
variance application, the applicant will be required to demolish the portions of the three structures
that encroach into the 60 foot setback. We do not believe that this is a reasonable solution.
We are recommending approval of this variance application with conditions.
VARIANCE FINDINGS
When approving a site plan, the Planning Commission and City Council shall consider its compliance
with the following:
A variance may be granted by the Board of Adjustments and Appeals or City Council only if all
of the following criteria are met:
That the literal enforcement of this Chapter would cause undue hardship. "Undue hardship"
means 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 five hundred (500) feet of it. The intent of this provision is not to allow a proliferation of
variances, but to recognize that in developed neighborhoods pre-existing standards exist.
Variances that blend with these pre-existing standards without departing from them meet this
criteria.
The variances on Lots 15 and 16 including the house on Lot 14 are after the fact since the
structures have been constructed. The deck on Lot 14 has not been constructed. A deck
is a use utilized by all neighboring properties; therefore, it meets the definition of
reasonable use. The size and design of the deck will be determined by the approved
wetland setback variance. Since Lot 16 maintains a 40 foot setback from the edge of the
easement surrounding the wetland, we recommend this setback becomes the pre-existing
standard which the deck on Lot 14 should maintain. This will allow the deck to be
constructed, giving the lot a reasonable use, and blend with the pre-existing standard and
not create a new one.
Charles Cudd Variance
June 20, 2000
Page 5
bo
That the conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
The conditions upon which a petition for a variance is based are not applicable, generally,
to other property within the same zoning classification.
Co
That the purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
The purpose of the variation is to allow a deck to be constructed on Lot 14 and to allow
the three existing structures on Lots 14, 15, and 16 to be legal. The other option is to
demolish the portions of the structures that encroach into the setbacks, which is an
unreasonable expectation.
d. That the alleged difficulty or hardship is not a self-created hardship.
The alleged difficulty or hardship is not a self-created hardship. As staff explained in the
Background section of the report, the applicant contacted the city to verify the wetland
setback and proceeded with the building accordingly. Staff could have caught the error at
the time of building permit application, however, the wetland was not shown on the
Registered Land Survey.
That 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 of land is located.
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 of land is located. Staff is
requiring all lots to maintain a 20 foot buffer strip around the edge of the wetland to
ensure the quality of the wetland is maintained. ~
That 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 increases the danger of
fire, or endanger the public safety or substantially diminish or impair property values within the
neighborhood.
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 increases the
danger of fire, or endanger the public safety or substantially diminish or impair property
values within the neighborhood.
RECOMMENDATION
Staff recommends the Planning Commission adopt the following motion:
Charles Cudd Variance
June 20, 2000
Page 6
"The Planning Commission approves Variance #00-8 VAR to allow structures to encroach into the
required setback of a natural wetland, located on Lots 14, 15, and 16, Block 1, Pointe Lake Lucy, as
shown in plans dated received June 1, 2000, with the following conditions:
The applicant shall maintain a 20 foot buffer strip along the edge of the natural wetland.
The applicant shall maintain a 40 foot setback from the outside edge of the Drainage and
Utility Easement surrounding the delineated edge of the Natural Wetland. The 20 foot wide
buffer strip shall be included within the 40 foot wetland setback.
The 20 foot buffer strip shall be identified by permanent monumentation. The monuments
will be supplied by the city. The applicant shall be responsible for the cost of these
monuments. The monuments shall be placed as shown on the attachment entitled
"MONUMENT LOCATIONS".
ATTACHMENTS
1. Proposed Monument Location.
2. Application and Notice of Public Hearing.
3. Plans dated received June 6, 2000.
g:\plan\sa\cudd variance.docg:\plan\sa\cudd variance.doc
[.OT ~,'
~D
Approximate location of Edge of ~
~Appr~ximate location of
Wetland Setback / per plot of POINTE LAKE LUCY by
\ Schoell & Modson, Inc.
/-- DRAINAGE AND
/-- UIILIT¥ EASEMENT
LOT 15\
[] ~ '~ ~, 55.61 -'
o ~
~ t894.,08 .~.~ ,.
X ~ ~o,5° / ,
X ~ / /--DRAINAGE AND
~ 56'¢-6 ~0.11 ', /--U~ILITY EASEMEI
' ' ~ LO;
,.,,__ I0' Side ~....xx / /
\.~% Setback
997,89
'
/
-05/Z6/B§ 1]:11:~B
61Z-937-5739->
61Z 335 SBT1
CITY OF CHANHABSEN
ego COULTER DRIVE
DEVELOPMENT REVIEW APPUC:A'TION
TELEPHONe (Oa¥ time) ..~, 2- ~ ~-'~,, '~.~ .._
Page 88Z .. ':: :i
_ ,, Comprehe'nllve Plan Amendment
· Temporary El}e, Perm~
Conditional U~ Permit
..... V~nd Al:temt]~ pe~It
,., zoning Appeal
8~gn Perm~
__ Sign Plan Review
61ts P~n Review'
... Notll~tlon Sign
~ E~orow for Fl~lng Fee~Attomey Colt"
(~00UP/SPRNAC, NARNV~
and Bc,~ndm, $4OO t~h~or SUB)
TOTAL, FEE $ _ . .... ,
NOTE
A II~t of ill property owners within ~O0 feet ¢f the I:~unds~a of'~he pmp~ m~t ~ Inelud~ ~h ~e
mppl~i~n, ' ' '
Building ml~l e~mpleB must ~ .ubml~ed ~th e~e pbn ~,
'~41X full l~ foMld eop~ of ~e plans must ~ mubm~d, I~ludlng In 8~" X 11" ~uc~ GoW of
~m,qy'fm. elch pMn lh~L
- ~n mu~p1, ap~ll~s are pr~e~, t~ a~mp~ate f~ ~all ~ ~ ~ ~ eppl~.
85/7-5/00 13: lZ :84 61Z-937-5739->
; LOCATION
LEGAL DESORIPTION ,
TOTAL ACREAGE . "
WETLANDS PRESENT ~F~., ' YES
PRESENT ZONING .~::E-J T~"~.{,T/~-/'_
61Z
335 5871
REQUPSTEDZONING..-_. h~, ..
PRESENT ~D O~E ~EglO~ON.
REQUES~D ~D'Ue~ DESlG~ON
R~SON FOR THIS'REQUEST
This applloatton md. st be',c~mpleted In full and be typewrltten or ~learly printed lind must be aoeompsnled by all Information
and I:~rtl. lequlred I~. ap~plloable City Ordlr~nce provisions. Befo~ filing this applioatlon, you ~houlcl confer with the Planning
Depallment to dets.tnflns'~the speolfb ordinance and procedural requlrement~ applloabla to your appllcatk~.
A determination of .~x>h~pl~teness o1' the eppll~tion shall be made wlthln ten business days of applloat~ ~ubmittal. A write
notice of applloatlori d'eflolenoles shall be mail~ to the applicant within ten I~lslne~s days of application,
This Is to ~rttty th~ I am:making apptloaUon for the des~flbed notion by the OH and that I sm rm~ponslble for con'c~lng with
all O~ requlnsrn~n~ With=regard to this requesL Thl~: application thould be prooessed In my name and I am the party whom
the City $hould ~te~t_r~garding shy matter pertalnlng to this appllcetbn. I have etl~ohed a copy ol' proof of ownership
!etthe.r copy of Owt~. ~:s Uupllcate Certlflr, a!e of Tibe, Abstract of Title or purd'~, agreement), or I am the authorized person
to ma~e thl~ appllc~ti~ ahd the f~ owner nas also signed this applloatton,
I will keep r~etf Inlorriled of the deadlines for subrnl~lon of material and the progre~ of this 8pplloatton. I further
under, tend that ad~ltto~l fee~ m~y be charged for consulting fs~l, feasibility itixIle~, eto. with en estimate prior to any
authorization to pro0e~ with the sjucly. The documents and Information I have submitted lire true and'~rrect k> the best ol
my owiec . ..
The City hereby nol~fles the ,pptloant fl'let development review cannot be corr~eted wtthln 80 days clue to public: I'~rlng
r~lulmments and agenu-'y review. Therefore, the city Is notifying the appltoant that the c~ty rsqulre~ an automa~ 60 day
extenl~lon for devebl~'nel~t el, view. Developm~n[ review shall be completed wlthln t20 clays unle~ additional review
exter~lons er~ apprOvt~l by the al~llcant.
Applloation Reo~lved o~_. .. Fee Paid
, Date.
._ Receipt No...
The'applicant 8houJd r. efltaot staff for e Copy of the .t~ff report whloh will be available on Friday prior to the meeting.
if not oontacted, a OOl~ bt the report will be mailed to the applloat~'~ ?ddre~.
NOTICE OF PUBLIC HEARING
PLANNING COMMISSION MEETING
TUESDAY, JUNE 20, 2000 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
690 CITY CENTER DRIVE
PROPOSAL: Wetland Setback Variances
APPLICANT: Charles Cudd Company
LOCATION: Pointe Lake Lucy
NOTICE: You ara invited to attend a public hearing about a proposal in your araa. The applicant,
Charles Cudd Company, is requesting a blanket variance to allow structures to encroach into the required 60 foot
setback of a natural wetland located within the westerly portion of Lots 14, 15, and 16, Block 1, Pointe
Lake Lucy.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's
request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead
the public headng through the following steps:
1. Staff will give an overview of the proposed project.
2. The Developer will prasent plans on the project.
3. Comments ara raceived from the public.
4. Public hearing is dosed and the Commission discusses project.
Questions and Comments: If you want to see the plans befora 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 Sharmin at 937-1900 ext. 120. 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 June 8, 2000.
Smooth Feed SheetsTM Use template for 5160®
GREGORY A & JULIE A CARTER
6600 CHAR1NG BND
CHANHASSEN MN 55317
ERIC D & LISA KLEVEN LEHRER
TRUSTEES OF TRUSTS
6601 MULBERRY CIR
CHANHASSEN MN 55317
RANDY M & LISA M SIEVE
6619 MULBERRY CIR
CHANHASSEN MN
55317
GENNINE NAVICKAS
1420 LAKE LUCY RD
CHANHASSEN MN
55317
KEVIN L ANDVIK &
TONETTE F CLINE-ANDVIK
6606 MULBERRY CIR W
CHANHASSEN MN 55317
DAVID M& COLLEEN B RONNEI
6666MULBERRY CIR E
CHANHASSEN MN 55317
DOUGLAS J AHRENS &
JOAN E LITTLE
6601 CHARING BND
CHANHASSEN MN
55317
ROBERT H MASON INC
14201 EXCELSIOR B~i~
HOf~.../ MN 55345
ROBERT H MASON INC
14201 EXCELSIOR BLVD
HOPKINS M'N
55345
DANIEL G & RENEA A HAIGHT
6587 SHADOW LN
CHANHASSEN MN 55317
ROBERT H MASON INC
275 MARKET ST STE 4.~4..%~
MI~ 554.05
STEVEN B & ANGELA B LEE
6637 MULBERRY CIR
CHANHASSEN MN 55317
JEFFREY C MARTINEAU
6619 LAKEWAY DR
CHANHASSEN MN
55317
LOSCHEIDER CUSTOM HOMES IN
1607 FLORIDA AV~s~'"'""~
GOLDEN VAL~LE~ MN 55427
DAVID R & LINDSAY F ANDERSON
6655 MULBERRY CIR
CHANHASSEN MN 55317
JOSEPH J & D GAYLE MORIN
1441 LAKE LUCY RD
CHANHASSEN MN 55317
DUANE H & MONA R UDSTUEN
6636 MULBERRY CIR E
CHANHASSEN MN 55317
LOSCHEIDER CUSTOM HOMES IN
1607 FLORIDA AVEN /
G O L~Y-~-~vIN 55427
ROBERT H MASON INC
14201 EXCELSIOR BLVD
HOPKINS MN
55345
ANDREW R AGEE
6629 POINT LAKE LUCY
CHANHASSEN MN
55317
LOSCHEIDER CUSTOM HOMES IN
1607 FLORiDA AVE
GOL~MN ~ 55427
ROBERT H MASON INC
14201 EXCELSIOR BL~'
HO~MN 55345
LOSCHEIDER CUSTOM HOMES IN
1607 FLORiDA AVE N
GOLDEN VALLEY~-4vlq'W-"~7
BRUCE A MILLER
SUSAN P WILSON
7630 PRAIRIE FLOWER BL
CHANHASSEN MN
55317
ROBERT H MASON INC
14201 EXCELSIOR BLVD / ....
H~ 55345
DOUGLAS D & RACHEL LIVINGSTONt
6670 MULBERRY CIR
CHANHASSEN MN 55317
LOSCHEIDER CUSTOM HOM~,S-'IN
1607 FLORIDA AVE~
GOLDE~ MN 55427
MICHELE M SEELEY
5555 DEWEY HILL RD #109
EDINA MN
55439
LESTER W & STEPHANIE A MORR
6673 MULBERRY CIR
CHANHASSEN MN 55317
LOSCHEIDER CUSTOM HOMES IN
1607 FLORIDA AVE N ~-~''
GOLD~MVN~ 55427
Smooth Feed SheetsvM Use template for 5160®
CHARLES CUDD LLC
[275 MARKET ST STE 445
MINNEAPOLIS MN
55405
ROGER M & E ELAINE SAMPSON
6710 POINTE LAKE LUCY
CHANHASSEN MN 55317
SCOTT P BAUHOFER &
MARY L GOOCH-BAUHOFER
1350 HEATHER CT
CHANHASSEN MN 55317
DOUGLAS H VOLKMEIER
SANDRA L BLAIR
6691 MULBERRY CIR
CHANHASSEN MN
55317
CRAIG B & MELISSA A MANDERY
6670 POINTE LAKE LUCY
CHANHASSEN MN 55317
ALAN R & CLAIRE P THOMETZ
6690 MULBERRY CIR
CHANHASSEN MN 55317
SCOTT R & TRACY E CLARK
6700 MULBERRY CIR
CHANHASSEN MN 55317
KEV1N J & KATHLEEN C DILLON
6701 MULBERRY CIR
CHANHASSEN MN 55317
ROGER M & E ELAINE SAMPSON
6710 POINTE LAKE LUCY
CHANHASSEN MN 55317
ROBERT H MASON INC
14201 EXCELSIOR BLV~.~-~
HOrN 55345
LOSCHEIDER CUSTOM HOMES IN
1607 FLORIDA AVE N
G O L D~Y--""'~N 55427
ROBERT H MASON INC
14201 EXCELSIOR BLVD ~
HOP~ 55345
DOUGLAS R & MICHELLE L HOUS
6714 MULBERRY CIR
CHANHASSEN MN 55317
GERALYN M GRUSS
6715 MULBERRY CIR
CHANHASSEN MN
55317
JOHN B & CAROL C GOODMAN
6686 POINTE LAKE LUCY
CHANHASSEN MN 55317
ROBERT H MASON INC
14201 EXCELSIOR.B. LVD '
HOPKINS....._..-./ MN
BONNIE S MCCOSKEY
6720 POINTE LAKE LUCY
CHANHASSEN MN
55345
55317
LOSCHEIDER CUSTOM HOMES IN
1607 FLORIDA AVE N .._..
GOLDEN VALLEY ...MN-"-~5427
KAMAL K SAHGAL
KUMUD M SAHGAL
14339 GOLF VIEW DR
EDEN PRAIRIE MN
55346
RITA CRAWFORD
6728 MULBERRY CIR
CHANHASSEN MN
55317
THOMAS J & KATHLEEN R KEEGA
1340 HEATHER CT
CHANHASSEN MN 55317
L= 28.5k
R= 335.00
A = 4°52'3~
C ER TIFI C A TE
998.9
I hereby certify that ~hi$ survey was prepared
by me or under my direct supervision and that
I om a ~ Ucensed Land Surveyor under the
lows pf'~d?eJ Stote
Crolg
Ucense No. 23021
991.7 TC
995.1 993.39
Top of Block = 999.5
Lowest Floor = 900.7
Garage Floor = gg9.1
OF
S UR VE Y
\373.06
iRIINAGE AND
UTILE EASEMENT
Fence X
92.32
BENCH MARK: TOP OF
,C~EBAR: ELEV = 993. J9
C_/\ I ..~ I I I ~! ',.2 F'I ,.~' ',.~ ~ C_
LEGAL DESCRIPITON:
Lot 14, Block 1, POINTE LAKE LUCY,
according to lhe recorded plat thereof,
Carver County, Minnesota.
Scale: I~ ,30 feet
· Denotes iron monument found
(999.99) Denotes Proposed Elevation 0 Denotes iron monument set
999.99 Denotes Existing Elevation Bearings based on assumed datum.
276.2Z
LOT 14
Edge of Ice
Located on 1/I1/00
(981.0) '~
- (981.o)
981.8
REQUESTED BY.-
CHARLES
CUDD CO.
Weetwood Professional Services, /nc
7599 Anagram Drive
Eden Prairie, MN 55J44
(612) 957-5150
Revised: 1/25/00 Move House 2/08/00 Add Proposed Contours
2/07/00 City Revisions and Revised House Plan 5/.~/00 Add Deck
9154BIL14. DWG
.~ TC / 1000.8
I hereby certify that this survey was prepered
by me or under my direct supervision and that
I om o duly Licensed Land Surv¢.yor under the
lows q,f"~e State of Minnesot~
Craig ~ M~se. L.S. Dote
License No. 23021
CER TIFICA TE
(1001.2) TOP OF REBAR = 1000.74
/- 65.09
', \ _%
Top of Block = 1001.8
Lowest Floor = 993.2
Garage Floor = 1001.5
(999.99) Denotes Proposed Elevation
999.99 Denotes Ex;sting Elevation
OF
S UR VE Y
S86'°01~'4 7"E
LOT I6
399. J5
1
LEGAL DESCRIP770N:
Lot 16, Block 1, POINT£ LAKE LUCY,
according to the recorded plat thereof,
Carver County, Minnesota.
Scale: 1'= 50 feet
Denotes iron monument found
Denotes iron monument set
Beorlngs based on assumed doturn.
/
/
REQUESTED B~
981.8
CHARLES CUDD CO.
Westwood Professional Services, /nc
?599 Anagram Drive
Eden Prairie, MN 55J44
(612) 9J7-5150
Revised:
Drawn b.y: MS
IOate: 2/9/00 I Job No: 99154
9Z54StLm. OW¢
CER T/FICA TE
"""~"~ 994,08',,..%..
qCHM,~RK: TOP
REBAR: EL~V = 997.89
o
997.89
I hereb,v certify that this survey was prepared
b), me ar under my direct supervision and that
I am a duly Licensed Land Surveyor under the
laws ~ State of Minnesota.
71g W/M , . . Date
License No. 23021
Top of Block = 1001.2
Lowest Floor = 992.4
Garage Floor = 1000.8
(999.99) Denotes Proposed Elevation
999.99 Denotes Existing Elevation
OF
S UR VE Y
/
S86°0t'4'7"E ,399.35
309.57
/--DRAINAGE A~ND
/--UTILITY EASEMENT
L0~15
Located on l/ll/O0
?_59-61
575.06
1
LEGAL DESCRIP770N:
Lot 15, Block 1, POINTE LAKE LUCY,
acccrding to the recorded plat thereof,
Carver County Minnesota.
Scale: 1"-- 30 feet
· Denotes iron monument found
0 Denotes iron monument set
Bearings based on assumed datum.
981.8
REQUESTED BY:
CHARLES CUDD CO.
V Westwood Professiona/ Services, /nc
7599 Anagram Drive
Eden Prairie, MN 55344
(612) 957-5150
Revised: 1/21/99 City Requirements
1/24/99 City Requirements
O .... b.v: MS IDale: 1/12/00 IJ°bN°:gglS¥
9154BILI5. D~