1998-07-14 minutes CHANHASSEN BOARD OF
ADJUSTMENTS AND APPPEALS
REGULAR MEETING
JULY 14, 1998
Chairperson Johnson called the meeting to order at 6:00 p.m.
MEMBERS PRESENT: Willard Johnson, Steven Berquist and Carol Watson
STAFF PRESENT: Cynthia Kirchoff, Planner I
A REQUEST FOR AN 11 FOOT VARIANCE FROM THE 30 FOOT REAR YARD
SETBACK FOR THE CONSTRUCTION OF A ENCLOSED PORCH, KIM BEAUCLAIR
(CONTRACTOR) CHRIS AND CRAIG WINTER(OWNER), 8372 STONE CREEK
DRIVE
Cynthia Kirchoff presented the staff report on this item.
Steve Berquist asked if the side yard setback on the flag lot is 20 feet.
Kirchoff responded that it was 10 feet.
Carol Watson stated that the house on the adjacent flag lot would probably be oriented in such a
way that the side of the house would abut the rear of the subject property and face the driveway.
Berquist stated that it is logical for a side yard to abut a side yard, not a rear yard. He explained
that this variance would allow the tree canopy to remain in the rear yard.
Willard Johnson stated that the porch should be placed in the rear yard because if a variance is
granted, it will place pressure on the vacant lot.
Berquist moved, Watson seconded the motion to approve an 11 foot variance from the 30 foot
rear yard setback for the construction of an enclosed porch. Johnson opposed. The motion failed
by a vote of 2 to 1.
Watson stated that the decision was not arbitrary because it is a unique situation. She explained
that this variance will save trees in the back yard. Ms. Watson also stated that in a normal
situation, the side yard would only be 20 feet. Watson stated that the house will probably be
oriented so that the side abuts the rear yard of subject property and the enclosed porch.
Craig Winter stated that the house on the vacant lot could be setback further than 10 feet.
Watson stated that the house has to be built within the required setbacks.
Board of Adjustments and Appeals Meeting Minutes
July 14, 1998
Page 2
Mike Clausen, the home builder, stated that the two lots would have had the choice to share a
driveway if the garage was end-loading.
Johnson stated that the variance would put pressure on the vacant lot.
Watson asked if the utility easements were occupied.
Kirchoff stated that she is uncertain and that engineering should be consulted.
Berquist stated that the power line and the creek are in the easements.
Watson moved, Johnson seconded the motion to close the public hearing.
APPROVAL OF MINUTES: Watson moved, Berquist seconded the motion to approve the
minutes of the Board of Adjustments and Appeals Meeting dated June 30, 1998. All voted in
favor and the motion carried.
Watson moved, Johnson seconded the motion to adjourn.
The meeting was adjourned at 6:20 p.m.
Prepared and Submitted by Cynthia Kirchoff
Planner I
FILE
AGENDA
CHANHASSEN ZONING BOARD OF ADJUSTMENTS AND APPEALS
TUESDAY, JULY 14, 1998 AT 6:00 P.M.
CHANHASSEN CITY HALL, 690 CITY CENTER DRIVE
CITY COUNCIL CHAMBERS
Call to Order
Old Business
1. A request for an 11 foot variance from the 30 foot rear yard setback for the construction of
an enclosed porch, 8372 Stone Creek Drive, Lot 24, Block 3, Creekside Addition, Kim
Beauclair(applicant) and Chris & Craig Winter(owners).
2. Approval of Minutes.
Adjournment
•
CITYA O FE BOA DATE:6/30/987/14/98
CCDATE:
C23ANI� SS
CASE #: 98-5 VAR
By: Kirchoff:v
STAFF REPORT
PROPOSAL: A request for an 11 foot variance from the 30 foot rear yard setback for the
construction of an enclosed porch.
F. LOCATION: Stone Creek Drive
(Lot 24, Block 3, Creekside Addition)
Q APPLICANT: Kim Beauclair Chris & Craig Winter
3120 68th Street E. 8372 Stone Creek Drive
Inver Grove Heights, MN Chanhassen, MN
a+ 455-3247 797-4901
a (Contractor) (Owner)
PRESENT ZONING: RSF, Single Family Residential
ACREAGE: Approximately 20,000 sq. ft.
DENSITY: N/A
ADJACENT ZONING
AND LAND USES: N: RSF, Single Family Residential
S: RSF, Single Family Residential
E: RSF, Single Family Residential
W: RR, Rural Residential
I-
Q. WATER AND SEWER: Available to the site
11.1 PHYSICAL CHARACTER: The site is a wooded lot near the westerly Bluff Creek
tributary. A single family home with an attached garage
exists on the site.
2000 LAND USE PLAN: Low Density Residential
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Beauclair Variance
June 30, 1998
Page 2
APPLICABLE REGULATIONS
Section 20-615 states that in single family residential districts the minimum rear yard setback is
30 feet.
Section 20-908 states that decks may encroach 5 feet into a required rear yard setback.
Section 20-908 states that stairs and necessary landings may encroach 6 feet into a rear yard
setback provided that it does not extend above the entrance floor of the building.
BOARD OF ADJUSTMENTS AND APPEALS UPDATE
On June 30, 1998, the Board of Adjustments and Appeals tabled this application in order
to confer with the city attorney about changing the subject property's rear yard into a side
yard. The city attorney responded that the zoning ordinance would have to be amended
and that the amendment could create unanticipated problems. Staff has included, as an
attachment, illustrations on how required yards relate to the shape of the lot (Attachment
7).
This report has been updated. All new information is in bold type.
BACKGROUND
Creekside Addition was platted in 1995. The extreme southern portion of this subdivision is
substantially wooded. According to the subdivision conditions of approval, this lot was to be
custom graded because of the physical features. The house maintains a 50 foot setback from
Bluff Creek on the north. The existing home fits tightly on the lot.
The applicant proposes to construct a 12 foot by 14 foot (168 sq. ft.) deck and a 12 foot by 14
foot enclosed porch in the rear yard. The deck and accompanying landing meets all setbacks
because of the position of the home on the lot. The enclosed porch encroaches into the setback
11 feet.
ANALYSIS
The applicant is requesting a variance from the rear yard setback for the construction of an
enclosed porch. This proposed porch extends 11 feet into the rear yard setback. The setback
line essentially slices the porch in half diagonally. The steps/landing for the deck extend 6 feet
into the setback, however, the zoning ordinance permits this encroachment. Decks are permitted
to encroach 5 feet into a rear yard setback. The deck maintains a 28 foot setback, so it complies
with ordinance. However, the zoning ordinance does not permit the encroachment of enclosed
Beauclair Variance
June 30, 1998
Page 3
porches because they have the potential to be utilized for living space. The applicant contends
that without the closed porch the home owners have a hardship because the house was built for
the deck and porch addition.
Staff believes that the home owner created the hardship by selecting and building this home plan.
The home just fits within the permissible building area of the lot. It is so large that it cannot be
situated any other way without encroaching into a required setback. Ultimately, it is the owner's
responsibility to review all zoning regulations prior to constructing a home. The owners chose
the plan, therefore, they created the situation and the hardship. The application letter states that
the living space will be underutilized if the variance is not approved. The proposed deck can still
be built. Therefore, the home owners can still have access to and utilize the rear yard without the
porch.
This proposal does not warrant the granting of a variance because a hardship is not present. A
hardship occurs when the owner does not have a reasonable use of the property. A reasonable
use is defined as the use made by a majority of comparable property within 500 feet. A "use" can
be defined as "the purpose or activity for which land or buildings are designed, arranged or
intended or for which land or buildings are occupied or maintained." In this case, because it is in
a RSF zoning district, a reasonable use is a single family home. The owners have a reasonable
use and they can construct a deck while maintaining the required setback. The inability to
construct a enclosed porch does not constitute a hardship.
If this variance is approved it will negatively affect an adjoining property. The layout of
Creekside Addition is such that a vacant lot lies directly behind the subject property. That is, the
subject property's rear yard adjoins the neighboring property's side yard (See Attachment 5).
Therefore, granting this variance will be injurious to another property. When a home is
constructed on the neighboring property, the house plan will have to take into consideration the
reduced setback that the subject property will be maintaining, if the variance is approved. The
two homes will be placed a closer distance than would be normally found in this situation. The
minimum separation between the two homes should be 40 feet. However, if the variance is
approved, the houses will only be a minimum of 29 feet apart.
The applicant has not demonstrated a hardship, therefore, staff does not recommend approval.
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, -�
Beauclair Variance
June 30, 1998
Page 4
physical surroundings, shape or topography. Reasonable use includes a use made by a
majority of comparable property within 500 feet of it. The intent of this provision is not to
allow a proliferation of variances, but to recognize that there are pre-existing standards in
this neighborhood. Variances that blend with these pre-existing standards without departing
downward from them meet this criteria.
Finding: The applicant has a reasonable use of the property. A single family home and
attached garage exist on the property. Furthermore, there is an opportunity to construct a
deck on the property without a variance. The shape or size of the lot does not prohibit a
enclosed porch from being constructed, the house pad placement caused the constriction.
All of the homes in this neighborhood maintain the required setbacks. This variance would
depart downward from the existing standards.
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
in the RSF zoning 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 purpose of this request is to construct a closed porch. The outcome of this
change will increase the value of the parcel.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding: The hardship is self-created. This applicant has the opportunity to construct a
deck that maintains the required setback.
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 variance will permit a structure to be located into a required setback
potentially infringing on the adjoining future property owner's comfort.
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.
•
Beauclair Variance
June 30, 1998
Page 5
Finding: The variation will enable a structure to maintain a rear yard setback that is much
less than what would be found in other properties in the RSF zoning district. The deck will
most certainly affect the property to the west.
RECOMMENDATION
Staff recommends that the Board of Adjustments and Appeals adopt the following motion:
"The Board of Adjustments and Appeals denies the request #98-5 for a 11 foot variance from the
30 rear yard setback for the construction of an enclosed porch based upon the findings presented in
the staff report and the following:
1. The applicant has not demonstrated a hardship to warrant a variance.
2. The applicant has a reasonable opportunity to construct a deck within the required setbacks."
ATTACHMENTS
1. Application and Letter
2. Section 20-615, Lot Requirements and Setbacks
3. Section 20-908, Yard Regulations
4. Lot Survey and Deck and Porch Elevations
5. Creekside Addition (Lots 24-26, Block 3)
6. Public hearing notice and property owners
7. Required Yards Based Upon Lot Shape
8. Minutes from the June 30, 1998 Board of Adjustments and Appeals Meeting
g:\plan\ck\boa\beauclair 98-5 var.doc
A c mz.4--)t I
CITY OF CHANHASSEN
690 COULTER DRIVE
CHANHASSEN, MN 55317
(612)937-1900
DEVELOPMENT REVIEW APPLICATION
APPLICANT: u�:�cC�:� Q,ijraC OWNER: Ck::S ¢ C!z:a;� �� � ✓
ADDRESS: "-; S'n— C ADDRESS: < -31-2 Sk-yam L✓•.k D,
i G 5 C1.1%,; ./,,.Sfe, 116� ;� 3;7
TELEPHONE (Daytime) (Cr i TELEPHONE: (r, y.7C -
-7`i) — i!`ic
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit Vacation of ROW/Easements
Interim Use Permit x 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 Esc - or Filing Fees/Attorney Cost**
CUP/S P RNACNAR/W AP/Metes
d Bounds, $400 Minor SUB)
Subdivision' TOTAL FEE$ 5•�
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
`Twenty-six full size folded copies of the plans must be submitted, including an 81/2"X 11" reduced copy of
transparency for each plan sheet.
Escrow will be required for other applications through the development contract
NOTE-When multiple applications are processed. the appropriate fee shall he shamed for each aoolication.
• NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
PROJECT NAME ScAz2,0 p^,c 1 11,1c C;r1'cirLG -)
LOCATION
LEGAL DESCRIPTION Lr+ z`i et,Jt 3 S��x"r o.s w Cd-- ,ks<44
PRESENT ZONING (z °cQ-1.:�-
REQUESTED ZONING 4 `
PRESENT LAND USE DESIGNATION '1,1r
REQUESTED LAND USE DESIGNATION cur.;
REASON FOR THIS REQUEST ccL>!% !`,�•G; /{',�4 .1V��• ,�-.V�c' C� L. .Sn
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.
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.
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 approvaVperrnit is granted within 120 days with the Carver County Recorder's
Office and the original document returned to City Hall Records.
14e>-
Signature of-Applicant Date
Signature of Fee Owner Date
41
Application Received on (PM-1 g Fee Paid 5'O) Receipt No. .30�
' The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
���/++l�a.�� . Construction 3120 68th St.E RECEIVED
�^AInver Grove Heights,MN 55076
(Res.) 455-3247 (page)608-4823
and Cabinetry J U N 4 1998
CITY OF CHANHASSEN
June 3, 1998
City of Chanhassen
690 Coulter Dr.
Chanhassen, MN 55317
Dear Cynthia:
I am a contractor and on behalf of my clients; Chris and Craig Winter of 8372 Stone Creek Dr., I am
applying fora variance for the addition of a screened porch and a deck.
Please have the city compile a list of property owners. I can be billed directly for the cost.
Enclosed is application,tivent5cgix copies of the plans,transparencies and plot plans.
We are requesting a variance for 5.5 feet. The owners do not currently have a deck. Provisions were
made at the time of building for the addition of a deck in the proposed location. Without a variance, a
usable porch/deck can not be built. Without the addition of the porch/deck,the owners would incur an
undue hardship, because the original design of the house included provisions for a deck/porch
expansion. Without the addition part of the homes Irving space is under utilized and creates a problem
for future owners.
The property is heavily wooded and the addition would not block supply of light or air to adjacent
property.
Sincerely,
Kim Beaudair
President
f� f-f<<c._[111-1-c.
§ 20-595 CHANHASSEN CITY CODE
b. For accessory structures, three (3) stories/forty(40) feet.
(7) The minimum driveway separation is as follows:
a. If the driveway is on a collector street, four hundred (400) feet.
b. If the driveway is on an arterial street, one thousand two hundred fifty (1,250)
feet.
(Ord. No. 80,Art.V, § 4(5-4-5), 12-15-86; Ord. No. 127, § 2, 3-26-90; Ord. No. 170, § 2, 6-8-92;
Ord. No. 194, § 2, 10-11-93)
Sec. 20-596. Interim uses.
The following are interim uses in the "RR" District:
(1) Commercial kennels and stables.
(Ord. No. 120, § 3, 2-12-90)
Editor's note—Inasmuch as there exists a§20-595,the provisions added by§3 of Ord.No.
120 as § 20-595 have been redesignated as § 20-596.
Secs. 20-597-20-610. Reserved.
ARTICLE XII. 'RSF'SINGLE-FAMILY RESIDENTIAL DISTRICT
Sec. 20-611. Intent.
The intent of the "RSF" District is to provide for single-family residential subdivisions.
(Ord. No. 80,Art. V, § 5(5-5-1), 12-15-86)
Sec. 20-612. Permitted uses.
The following uses are permitted in an "RSF" District:
(1) Single-family dwellings.
(2) Public and private open space.
(3) State-licensed day care center for twelve (12) or fewer children.
(4) State-licensed group home serving six (6) or fewer persons.
(5) Utility services.
(6) Temporary real estate office and model home.
(7) Antennas as regulated by article XXX of this chapter.
(Ord. No. 80,Art. V, § 5(5-5-2), 12-15-86; Ord. No. 259, § 11, 11-12-96)
Sec. 20-613. Permitted accessory uses.
The following are permitted accessory uses in an "RSF" District:
(1) Garage.
Supp.No. 9 1210
ZONING § 20-615
(2) Storage building.
(3) Swimming pool.
(4) Tennis court.
(5) Signs.
(6) Home occupations.
(7) One (1) dock.
(8) Private kennel.
(Ord. No. 80,Art. V, § 5(5-5-3), 12-15-86)
Sec. 20-614. Conditional uses.
The following are conditional uses in an "RSF" District:
(1) Churches.
(2) Reserved.
(3) Recreational beach lots.
(4) Towers as regulated by article XXX of this chapter.
(Ord. No. 80, Art. V, § 5(5-5.4), 12-15-86; Ord. No. 120, § 4(4), 2-12-90; Ord. No. 259, § 12,
11-12-96)
State law reference—Conditional uses, M.S. § 462.3595.
Sec. 20-615. Lot requirements and setbacks.
The following minimum requirements shall be observed in an "RSF" District subject to
additional requirements,exceptions and modifications set forth in this chapter and chapter 18:
(1) The minimum lot area is fifteen thousand (15,000) square feet. For neck or flag lots,
the lot area requirements shall be met after the area contained within the"neck"has
been excluded from consideration.
(2) The minimum lot frontage is ninety(90) feet, except that lots fronting on a cul-de-sac
"bubble" or along the outside curve of curvilinear street sections shall be ninety (90)
feet in width at the building setback line. The location of this lot is conceptually
Supp.No. 9 1211
§ 20-615 CHANHASSEN CITY CODE
illustrated below.
Lots Whore Frontage Is
Measured At Setback Line
r ;7;7 •2
•
s
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• • 41• •
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(3) The minimum lot depth is one hundred twenty-five(125)feet.The location of these lots
is conceptually illustrated below. Lot width on neck or flag lots and lots accessed by
private driveways shall be one hundred (100) feet as measured at the front building
setback line.
. Neck I Flap Lots
Fron Lot Lino
•i 1
1 ; 1 .
I I 11 •
100 Lot Width 1 1 I •
ale J
1 1~s" "'~'• 1
r 1 1 i
L •.. L,._ •loft �_ J
(4) The maximum lot coverage for all structures and paved surfaces is twenty-five (25)
percent.
(5) The setbacks are as follows:
a. For front yards, thirty (30) feet.
b. For rear yards, thirty (30) feet.
Supp.No. 9 1212
ZONING § 20-632
c. For side yards, ten (10) feet.
(6) The setbacks for lots served by private driveways and/or neck lots are as follows:
a. For front yard, thirty (30) feet. The front yard shall be the lot line nearest the
public right-of-way that provides access to the parcel. The rear yard lot line is to
be located opposite from the front lot line with the remaining exposures treated
as side lot lines. On neck lots the front yard setback shall be measured at the
point nearest the front lot line where the lot achieves a one-hundred-foot
minimum width.
b. For rear yards, thirty(30) feet.
c. For side yards, ten (10) feet.
(7) The maximum height is as follows:
a. For the principal structure, three (3) stories/forty (40) feet.
b. For accessory structures, twenty (20) feet.
(Ord. No. 80,Art. V, § 5(5-5-5), 12-15-86; Ord. No. 90, § 1, 3-14-88; Ord. No. 127, § 3, 3-26-90;
Ord. No. 145, § 2, 4-8-91; Ord. No. 240, § 18, 7-24-95)
Editor's note—Section 2 of Ord. No. 145 purported to amend § 20-615(6)b. pertaining to
accessory structures; such provision were contained in § 20-615(7)b., subsequent to amend-
ment of the section by Ord. No. 127. Hence, the provisions of Ord. No. 145, § 2,were included
as amending § 20-615(7)b.
Sec. 20-616. Interim uses.
The following are interim uses in the "RSF" District:
(1) Private stables subject to provisions of chapter 5, article IV.
(2) Commercial stables with a minimum lot size of five (5) acres.
(Ord. No. 120, § 3, 2-12-90)
- . Secs. 20-617-20-630. Reserved.
ARTICLE XIII. "R-4"MIXED LOW DENSITY RESIDENTIAL DISTRICT
Sec. 20-631. Intent.
The intent of the "R-4" District is to provide for single-family and attached residential
development at a maximum net density of four (4) dwelling units per acre.
(Ord. No. 80,Art. V, § 6(5-6-1), 12-15-86)
Sec. 20-632. Permitted uses.
The following uses are permitted in an "R-4" District:
(1) Single-family dwellings.
(2) Two-family dwellings.
Supp. No. 9 1213
A ftc C
ZONING § 20-908
increased in width or depth by an additional foot over the side and rear yards required
for the highest building otherwise permitted in the district.
(Ord. No. 80,Art. VI, § 10, 12-15-86)
Sec. 20-908. Yard regulations.
The following requirements qualify or supplement district regulations.Yard measurements
shall be taken from the nearest point of the wall of a building to the lot line in question,subject
to the following qualifications:
(1) Every part of a required yard or court shall be open and unobstructed.
(2) A yard,court,or other open space of one(1)building used to comply with the provisions
of this chapter shall not again be used as a yard,court, or other open space for another
building.
(3) Except as provided in the business, industrial, and office districts, the front yard
setback requirements shall be observed on each street side of a corner lot; provided,
however, that the remaining two (2)yards will meet the side yard setbacks.
(4) On double frontage lots, the required front yard shall be provided on both streets.
'Whenever possible, structures should face the existing street.
(5) The following shall not be considered to be obstructions (variances granted from a
required setback are not entitled to the following additional encroachments):
a. Into any required front yard, or required side yard adjoining a side street lot line,
cornices, canopies, eaves, or other architectural features may project a distance
not exceeding two (2) feet, six (6) inches; fire escapes may project a distance not
exceeding four(4)feet, six(6)inches; an uncovered stair and necessary landings
may project a distance not to exceed six(6)feet,provided such stair and landing
shall not extend above the entrance floor of the building;bay windows,balconies,
open porches and chimneys may project a distance not exceeding three (3) feet;
unenclosed decks and patios may project a distance not exceeding five(5)feet and
shall not be located in a drainage and utility easement. Other canopies may be
permitted by conditional use permit.
b. The above-named features may project into any required yard adjoining an
interior lot line, subject to the limitations cited above.
c. Porches that encroach into the required front yard and which were in existence on
February 19, 1987 may be enclosed or completely rebuilt in the same location
provided that any porch that is to be completely rebuilt must have at least a
ten-foot minimum front yard.
d. Subject to the setback requirements in section 20-904,the following are permitted
in the rear yard: enclosed or open off-street parking spaces; accessory structures,
toolrooms, and similar buildings or structures for domestic storage. Balconies,
breezeways and open porches, unenclosed decks and patios, and one-story bay
windows may project into the rear yard a distance not to exceed five (5) feet.
Supp.No. 10 1233
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ICET1FICT OP SUVE
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DIAG: 94SX CC, = 115.27 i •18.os ° 9�11 _
-- DENOTES R2o?oS6i ConrrouR • .l9to' .v. ' / PROPOSED ELEVATIONS.
02 DENOTES PROPOSED ELEVATION. r GARAGE FLOOR = 923 I �^
x1011.2 DENOTES EXISTING ELEVATION. / TOP OF BLOCK = '25.6 /,3 cc «
DENOTES DIRECTION OF DRAINAGE. Q,° LOWEST FLOOR = ,IG.B
® DENOTES WOOD HUB AT 11 FOOT OFFSET.
-- — DENOTE' Est sr.1-'G CCu iV4.i M. • ;eV,sr:1 Grol,c,/,/.
Lot 24, Block 3, CREEKSIDE ADDITION, Carver County, Minnesota. �cnf,urs , 5itv- ?
''S ale 1"= 3.Q O Denotes Iron Mon. Bearing Datum: Assumed !Job No. 96675HS IDrwg By BAO IDisk73
We hereby certify that this is a true and correct repr a ta,ti of E. G. RUG 4 SONS, NC
a survey of the boundaries of the above desc i ed la d an t 1 L c, suRvEYORS
location of all buildings, if any, thereon, and, II w� r €ISO LEXINGTON AVE. NO.
' ;f any, from or on said land. E. U .S CIRCLE PINES, MINNESOTA
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6°,' ' ,EASEMENT PER BOON 57 OE DEEDS.PAGE 269 AND
7 '�� i1• ' AMENDED PER BOOK 16 OF SARSFA0110N5,PACE 243•. ,`
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