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1998-07-21 minutes CHANHASSEN BOARD OF ADJUSTMENTS AND APPPEALS `- REGULAR MEETING JULY 21, 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 A 7 FOOT VARIANCE FROM THE 30 FOOT FRONT YARD SETBACK FOR THE CONSTRUCTION OF A576 SQ. FT. ADDITION, LOTS 24 AND 25, SHORE ACRES, 9217 LAKE RILEY BOULEVARD, GREG AND KELLY HASTINGS. Cynthia Kirchoff presented the staff report on this item. Kelly Hastings stated that they bought the home 11 years ago and intend to stay. She explained how the addition would make the house more comfortable for their growing family. Steve Berquist asked if the garage meets the side yard setback. Kirchoff responded that it does not. Watson moved, Berquist seconded the motion to approve a 7 foot variance from the 30 foot front yard setback for the construction of an addition. All voted in favor and the motion carried. 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 July 14, 1998. All voted in favor and the motion carried. Watson moved, Berquist seconded the motion to adjourn. The meeting was adjourned at 6:10 p.m. Prepared and Submitted by Cynthia Kirchoff Planner I CHANHASSEN BOARD OF ADJUSTMENTS AND APPPEALS REGULAR MEETING AUGUST 4, 1998 Chairperson Johnson called the meeting to order at 6:05 p.m. MEMBERS PRESENT: Willard Johnson, Steven Berquist and Carol Watson STAFF PRESENT: Cynthia Kirchoff, Planner I A REQUEST FOR AN 11.5 FOOT VARIANCE FROM THE 30 FOOT FRONT YARD SETBACK FOR THE CONSTRUCTION OF AN ADDITION, LOTS 7 AND 8, BLOCK 5, RED CEDAR POINT, 7201 JUNIPER AVENUE, GREG & JOAN DATILLO. Cynthia Kirchoff presented the staff report on this item. Watson moved, Johnson seconded the motion to approve an 11.5 foot variance from the 30 foot front yard setback for the construction of an addition. All voted in favor and the motion carried. Watson moved, Berquist seconded the motion to close the public hearing. APPROVAL OF MINUTES: Berquist moved, Watson seconded the motion to approve the minutes of the Board of Adjustments and Appeals Meeting dated July 22, 1998. All voted in favor and the motion carried. Watson moved, Johnson seconded the motion to adjourn. The meeting was adjourned at 6:10 p.m. Prepared and Submitted by Cynthia Kirchoff Planner I FILE AGENDA CHANHASSEN ZONING BOARD OF ADJUSTMENTS AND APPEALS TUESDAY, JULY21, 1998, 6:00 P.M. CHANHASSEN CITY HALL, 690 CITY CENTER DRIVE CITY COUNCIL CHAMBERS Call to Order NEW BUSINESS 1. A request for a 7 foot variance from the 30 foot front yard setback for the construction of a 576 sq.ft. addition; Lots 24 & 25, Shore Acres; 9217 Lake Riley Boulevard; Greg &Kelly Hastings. 2. Approval of Minutes. Adjournment. J._ C I TY 0 F BOA DATE: 7/21/98 , C A N A S S E CCDATE: CASE #: 98-6 VAR By: Kirchoff:v STAFF REPORT PROPOSAL: A request for a 7 foot variance from the 30 foot front yard setback for the construction of a 576 sq. ft. addition. LOCATION: 9217 Lake Riley Boulevard Z (Lots 24 and 25, Shore Acres) U APPLICANT: Greg and Kelly Hastings 9217 Lake Riley Blvd. Chanhassen, MN 55317 496-3861 PRESENT ZONING: RSF, Single Family Residential ACREAGE: Approximately 17,000 sq. ft. DENSITY: N/A ADJACENT ZONING AND LAND USES: N: RSF, Single Family Residential S: RSF, Single Family Residential E: RD, Recreational Development Lake I— W: PUD-R, Planned Unit Development, Residential WATER AND SEWER: Available to the site PHYSICAL CHARACTER: The site is a riparian lot on Lake Riley. A single family I:12 home with an attached garage exists on the site. 2000 LAND USE PLAN: Low Density Residential le i 11_ w ° .41 f i'• swift Adr `* ►p y ,AA , ( A ►� ��; or F i, ill -• ' *4 41 Vt..* A 1 ,‘, I : ., NOS [_ ,\ 41P'. Am . Amm muff tall tor i t--4 ,,, ••. ;.::'�• � .,-•... t.. ,.�:'::'.�� .. ,'::<:. '.4.)S�LAc 4tiL&i6ri93P:iN'ffi514f24C#:i'hE% J23ivy:iC.J�R81"+>""u9�.nrFY..,@ar •hVt<�kt..:s e++�..a4;.tWA.S.l.�xF'x�s;rtdr� as P I- ------ H 101 r cn 1 i' .*(.0"V R ' ' --A * /*•A Hwy 101 Gr , it, IQ' !`` •Y,...4%r4 . ,..•, , ,v4,, �'k I -0ainrti�bad ,''yy .....- . • .... . ,Nikaid : .• 11#4—. elm , , , 0 : , .itz-, • ....., „ -\\,. .. , , ,,,,illiti ,,, i•-.. " L._ -7A 0 a 1371C 1-- ! ' • 111;i 1 lt:4 I j I , k •.*. ..,... . g ,— 1 ts I C I �I i 4417t.,:)‘,4 0 114 Qlia2 or as ���� 0 �1 1 t o f V i _, ra CD W.% 0 ' 1111111141/ AI --i_tpevQ4- 8 4.. .. __ itil allill � - t q 3 \ t 14,111 Sri c� ---4J. D ,, , R 11. 7 1,A.. ;#4, 1as 14..t: , (., . ,, i , n r, , � ! P co , ]. I Carver County Cit\( of Qhanhass:n co Hennepin County City of Eden Prairie • IP w o N F Hasting Variance July 21, 1998 Page 2 APPLICABLE REGULATIONS Section 20-615 states that in single family residential districts the minimum front yard setback is 30 feet (Attachment#2). Section 20-908 states that open porches may encroach 3 ft. into a required front yard or side yard setback (Attachment#3). BACKGROUND Shore Acres was platted in 1951 before the City was incorporated and a zoning ordinance was adopted. Therefore, as in the cases of Carver Beach and Red Cedar Point, many of the properties have non-conforming structures and setbacks. Variances have been granted in these areas in order for the property owner to make a reasonable use of the property. A hardship does exist on some of the properties because the 75 foot shoreland setback and the 30 foot front yard setback may make the actual buildable area very small. A home and 2-stall attached garage currently exists on the subject property. The applicant is requesting a 7 foot variance from the front yard setback to construct a 576 sq. ft. living space addition. The proposed living space is 23 feet from the property line that abuts Lake Riley Boulevard. The open deck/porch is 20 feet. The existing garage is setback 20 feet from the property line and the house is setback 25 feet. ANALYSIS The applicant is requesting a 7 foot variance for the construction of two bedrooms, a bathroom, and screen porch addition. The addition is 18 feet by 40 feet and is located on the south side of the home. Construction of additional bedrooms is restricted by the location of the existing bedroom. It is rational to assume that a bedroom addition should be placed adjacent to an existing bedroom. The problem with the placement of the addition is that the existing home does not meet the required setback. The addition actually encroaches two feet further into the setback than the existing home. However, the garage is 3 feet closer to the property line than the new bedrooms, so the addition is not creating a new setback. A reasonable use is defined as the use made by a majority of the comparable property within 500 feet. In this case a reasonable use would be a single family home. Although a survey has not been compiled on the number of bedrooms in the homes within this distance, it is fair to say that many of the homes have at least three bedrooms. Staff believes that this application is not excessive and that the addition is required to accommodate a growing family. The applicant �.- contends that the two additional bedrooms should be located near the master because of their young children. Staff agrees that bedrooms intended for small children should be placed near the master bedroom. Hasting Variance July 21, 1998 Page 3 The setback of the addition did create some concern as it could have been placed at the 30 foot setback. However, this could have negatively affected the appearance of the home. The proposed addition creates architectural symmetry on the front of the home. Furthermore, it could have made it difficult to configure the two bedrooms with the existing bedroom. Staff recommends approval of the variance request because it will not create a new front yard setback and a hardship has been demonstrated. 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 this criteria. Finding: The applicant does not have a reasonable opportunity to construct a bedroom addition without obtaining a variance. The majority of the properties in the area have a minimum of three bedrooms; therefore, the applicant should have the same reasonable use. Staff does not believe that this request will allow a proliferation of variances, because most homes on Lake Riley Boulevard meet the 30 foot front yard setback since they were built recently after lots had been assembled and existing cottages demolished. According to City records, only 4 of the 26 properties do not meet the required front yard setback(Attachment #5). The applicant is attempting to accommodate a bedroom addition on an existing home that does not meet required setbacks. This variance will not depart from existing standards because it is not creating a new front yard setback for the property. 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: Most properties in the RSF zoning district met the required setbacks when the home was built. This home was built before the zoning ordinance and therefore, does not meet current standards. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Hasting Variance July 21, 1998 Page 4 Finding: The purpose of the variance is to allow the applicant to construct a bedroom addition on an existing home. d. The alleged difficulty or hardship is not a self-created hardship. Finding: The hardship is not self-created because the applicants did not build the home. The placement of the addition is constricted by the existing home layout. 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 the variance will not be detrimental to the public welfare or injurious to other properties in the Shore Acres subdivision. £ 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 variance will not impair an adequate supply of light and air to neighboring properties or endanger the public safety or impair property values within Shore Acres. RECOMMENDATION Staff recommends that the Board of Adjustments and Appeals adopt the following motion: "The Board of Adjustments and Appeals approves request #98-6 for a 7 foot variance from the 30 front yard setback for the construction of an addition based upon the findings presented in the staff report." ATTACHMENTS 1. Application and Letter 2. Section 20-615, Lot Requirements and Setbacks 3. Section 20-908, Yard Regulations 4. Lot Survey and Addition Layout 5. Shore Acres Subdivision 6. Property Owners List g:\plan\ck\boa\hastings 98-6 var.doc JLIL-02-1998 12: 13 M R I GOLD 1055 OFFICE 612 3 f E 859E: P.03:-1=14 ATT-Ac,i-I-M PN-IT CITY OF(' ANNASSEN CITY OF CHANHASSEN J u L 0 2 1998 690 COULTER DRIVE CHANHASSEN,MN 55317 CHHwnn �c'T (612)937-1000 • DEVELOPMENT REVIEW APPLICATION APPLiCANT: ae; OWNER: aZ- 4 £ ki(e OiI v , - ADDRESS: — StmAaAgiaol MAJ TELEPHONE(Day time). (iWz) —(0 TELEPHONE: Comprehensive Plan Amendment _ Temporary Sales Permit Conditional Use Permit — Vacation of ROW/Easements Interim Use Permit Variance Non-Conforming Use Permit Wetland Alteration Permit Planned Unit Development"pment" _ Zoning Appeal Rezoning — Zoning Ordinance Amendment Sign Permits • Sign Plan Review Notification Sign - — Es " . -- g Fees/Attorney Cost" Site Plan Review' 50 CUP .-PRNACNARIWAPIMetes ,t-)pro(ezi an- =.unds,$400 Minor SUB) Subdivision` TOTAL FEE$ 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. trafTSPOWSntnneretairtsvert- •"Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed,the appropriate fee shall be charged for each application. JUL-02-1998 1?: 18 MARIGOLD 1055 OFFICE 612 378 8598 P.04.'04 • NOTE • When multiple applications are processed. the appropriate fee shall be charged for each application. PROJECT NAME LOCATION �o f�LEGAL DESCRIPTION 2 2./ short_ c- .— PRESENT ZONING REQUESTED ZONING • PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION //-- REASON FOR THIS REQUEST 9a11-1-44-W-01 ka-24 -F This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions, Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. This Is to certify that i am making application for the described action by the City and that I am responsible lot 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 Owners Duplicate Certificate of Title, Abstract of Thie 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 oorrect 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 approval/permit Is granted within 120 days with the Carver County Recorder's Office and the original document returned to City Hall Records. Signature to Applicant Date Signature of kee Owner Date Application Received on — Fee Paid Receipt No. - • The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. if not contacted, a copy of the report will be mailed to the applicant's address. ***END*** TI!N-7Gi-1 qQP 1d:22 RIP qR7 c739 P.AS JUL-02-1998 12:17 MrRIGOLD 1055 OFFICE 612 378 8598 P.02/04 CITY OF CHA.NHASSEN JUL 0 21998 CHANnn �.. _,.,...,,.. . PT July 2, 1998 Board of Adjustment and Appeal City of Chanhassen 690 Coulter Drive Chanhassen, MN 55317 Dear Board of Adjustment and Appeal, Please consider our request for a variance for our proposed addition of two bedrooms per our plans delivered to the city office. We moved into our 50 year old home almost ten years ago and we love the neighborhood and want to stay in our home. We now have a four year old boy and a two year old girl and we only have our bedroom and one very small second bedroom on the main level. Since the children are very young,we are not comfortable having one of them downstairs for safety reasons. Sharing the upstairs bedroom would be very difficult since it is very small and since they are a boy and girl. Our addition would be only two feet out towards the street from our existing home, and actually two feet back from our existing garage. By not going out two feet,we would not be able to use our bedroom as part of the children's second bedroom and we would have to redo the entire inside if we had to move everything back. Both of the kids bedrooms are planned to be on the front side of the house and ours on the back. We do not feel this would be detrimental to our neighbors and we have actually discussed it with some of them and they feel it would be fine with them. We realize that several of our neighbors have also requested and have been granted variances so we hope that we also have that opportunity since we are trying to make it better for our family. Thank you for your consideration. Sincerely, 1-7\-0,-4 ,. 3 reg&Kelly Hags ATT-Ac hM T- aL § 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 Where Frontage Is Measured At Setback Line •• • • • 1 • *e• • • • (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 / Flap Lots • Fron Lot Lino •w«ii I 1 ' I • I 1 1 1 I I 1 1 100' Lot Width 1 I • I 1 i I L _ ._ I._ 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 Ai 'A-614m 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 CARDARELLE & ASSOCIATES, Inc. An A Gii-NI Ekt r if_ Land Surveyors 941-3031 Eden Prairie, MN 55344 etrtifiratt IJ f :43urioz ....,• Survey For Or, //a sit)►19 5 Book 3A I Page 2 & . File EXISTING HOME 1 Q?U L - \ - A ki ^ �ti �'" 9 c .Ss 'a0 , 111. 301 V 1/ . _ .Scait ; h *5.,,/. i-' • ..#1°41, ,c)) / . \ _.'Z'.. V V' If c)o _3- �q ci_. / � 441 2 4 -- , .,„, , -zt5 i,, \` •\�'; :9% p % / \ ' , Na,' d 4Vo / a S / LD.+ 25 r- - / v • ,,q. . 7 441 4/ Ne I hereby certify that this•a true and cared morose-fawn of a survey of the boundaries of L '1-S 24 a n p z SN o R E. A C.R E 5 C0.,,vot r• County.Mmnesda and of the locaton of all buildings thereon all ,4"*.%, viable encroachments.if any.from or on said land. Surweyed by me this of'R f 1` Q . 43;I' ' ./ ` ' (e.a.,d ARDARELLE & SSOCIATES, INC. STATE REG. NO. 6508 1 N I STI N-6- Ho M a LAkou • C,t I I TI n II II II II II II II 11 II n II II II II L 1 J Oo fi n �\ \ \\ lI It tJ n II - li JJ vnnuhncLLc be HJJUl..IH I t , Inc. Land Surveyors 941-3031 Eden Prairie, MN 55344 Ottr ti tta tt fl a ttri)ty . Survey For e~� Na s`t;117 5 Book 3.41 Page 2 & . File - - '"\ PROPOSED HOME LAYOUT . TY l 4 ,,:,,,, r J� V.,7 e 98 .mooQQ E. I .. A �` V �, 4' • �� : , Spa le ; •I ft= 30 ' 4 y. 0� >A r o: (a•, % I Y a ��44? // ii 0 1 ›s V ,, .� / Z. a f 2 4 u /// k� f ii,13P 111.4gkigla -I, ` , , •Alk:v. 110- -- -... -ii , / PrATIVANLo-f z5 -'\ , D TrAll. v :,•-tii . DAT`.-Z - ›/ • /r L V `; \ �Aj- VC I hereby certify Mel this is a true and correct rep —itreese-',.ton of a survey of the boundaries of L U 5 24 -1'Il Z- SO R L ACRES re,v yr.r - County,Minnesota and of the locator+of all buildngs thereon '{�1 menu.f any,hornor on sad land. Sureveyed by me the ' (_ i �,d /� tg la/i_ JUN 2 2 1998 ARDARELLE ASSOCIATES, INC. �` 8 STATE REG NO. 6508 WiltifiliSSEIPISAffTY Cam✓ L/s.\y c)u T „...-p...... "'r Yam•+ 74'27nr_ „r,7p.+Q <. 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