06-02-15 Planning Comm Mtg Agenda
CITY OF SHOREWOOD COUNCIL CHAMBERS
PLANNING COMMISSION MEETING 5755 COUNTRY CLUB ROAD
TUESDAY, 2 JUNE 2015 7:45 P.M.
A G E N D A
CALL TO ORDER ROLL CALL / (LIAISON) SCHEDULE
MADDY (Jun) ______
BEAN (Jul) ______
JOHNSON (Aug) ______
DAVIS (May) ______
GENG (Apr) ______
APPROVAL OF AGENDA
APPROVAL OF MINUTES
5 May 2015
1. MINOR SUBDIVISION
Applicant: Janie Korin
Location: 6135 Cathcart Drive
2. MATTERS FROM THE FLOOR
3. OLD BUSINESS / NEW BUSINESS
4. DRAFT NEXT MEETING AGENDA
5. REPORTS
Liaison to Council
SLUC
Other
6. ADJOURNMENT
CITY OF SHOREWOOD COUNCIL CHAMBERS
PLANNING COMMISSION MEETING 5755 COUNTRY CLUB ROAD
TUESDAY, MAY 5, 2015 8:00 P.M.
MINUTES
CALL TO ORDER
Chair Geng called the meeting to order at 8:05 P.M.
ROLL CALL
Present: Chair Geng; Commissioners Bean, Davis, Johnson and Maddy; Planning Director
Nielsen; and Council Liaison Siakel
Absent: None
APPROVAL OF AGENDA
Maddy moved, Davis seconded, approving the agenda for May 5, 2015, as presented. Motion
passed 5/0.
APPROVAL OF MINUTES
April 7, 2015
Bean moved, Davis seconded, approving the Planning Commission Meeting Minutes of April 7,
2015, as amended by changing the word “caliber” to “caliper” in two spots. Motion passed 5/0.
1. PUBLIC HEARING – REAR YARD SETBACK VARIANCE
Applicant: Nate Wissink, Elevation Homes (Friendly Residence)
Location: 5590 Shore Road
Chair Geng opened the Public Hearing at 8:07 P.M., noting the procedures used in a Public Hearing. He
explained the Planning Commission is comprised of residents of the City of Shorewood who are serving
as volunteers on the Commission. The Commissioners are appointed by the City Council. The
Commission’s role is to help the City Council in determining zoning and planning issues. One of the
Commission’s responsibilities is to hold public hearings and to help develop the factual record for an
application and to make a non-binding recommendation to the City Council. The recommendation is
advisory only. He noted that if the Planning Commission makes a recommendation this evening this item
will go before the City Council on May 26, 2015. He stated this evening the Planning Commission is
going to consider a rear yard setback variance for Nate Wissink (from Elevation Homes), on behalf of Ian
and Carol Friendly, for the property located at 5590 Shore Road.
Director Nielsen explained Nate Wissink (Elevation Homes) applied on behalf of Ian and Carol Friendly
to build a new home on the property located at 5590 Shore Road. The property is zoned R-1C/S, Single-
Family Residential/Shoreland, and contains 33,079 square feet of area.
The applicant’s existing survey shows that the right-of-way (ROW) for Shore Road partially bisects the
Friendly property, resulting in setback issues for the site. An illustration of current setbacks shows how
drastically the existing ROW affects the buildability of the lot. As a result, the applicant has requested a
CITY OF SHOREWOOD PLANNING COMMISSION MEETING
May 5, 2015
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vacation of the ROW in question. Due to how Shore Road comes up to the property, the applicant
requests a setback variance that would treat the easterly property line as a side yard versus a rear yard.
The applicant explained his rationale for the requests very well in his letter to the City. Illustrations of the
proposed lot setbacks and location of the house show the result of the vacation and variance.
The proposed house is two and a half stories (35 feet) tall with a main level footprint of 4029 square feet,
which includes an attached three-car garage.
He reviewed the elements considered as part of the analysis of the case.
A. Right-of-Way Vacation – Shore Road currently dead ends inside of the Friendly property. The
Friendlys purchased the two outlots to the west of their home and combined them with their main
lot a few months ago. Those lots have very little value to the owners with the ROW where it is
now.
There is an advantage to the City in vacating the ROW in question. Currently the street is a dead
end with no provision for turn-around. Over the years Public Works crews have pushed snow off
onto the Friendly property and then have had to back around onto the property to the west. This is
a very difficult maneuver due to the proximity of the street to the small wetland to the north. The
Friendlys have agreed to trade back a better turn-around area on their property as part of the
ROW vacation. The area is longer and wider and will be surfaced with a parking lot block that
allows grass to grow in the cells of the block. Public Works has reviewed the plans and is in
agreement with the solution that seems to be in everyone’s interest.
B. Setback Variance – The applicant proposes to locate the new home 10 feet from the easterly
property line instead of the 40 feet required for what is technically the rear yard of the subject
property. The variance would allow the Friendlys to enjoy the same lot orientation and side yard
setbacks as the properties on both sides of theirs.
He then reviewed how the applicant’s request for a variance complies with the criteria for variances set
forth in Section 1201.05 of the Zoning Code:
1. Much of the owners’ “practical difficulty” comes from the way Shore Road butts up against the
west side of their lot. That, combined with the lakeshore setback on the south side of the lot, the
wetland setback on the north side, and the sewer easement that bisects the property, all pose
challenges for building on the subject property.
2. The variance allows the owners to enjoy the same lot/house orientation as the properties on either
side of theirs. The combination of the two outlots with the Friendlys’ property, the removal of the
old deck and shed on one of the outlots, and the reduction of impervious surface on the property
all result in better conformity with Shorewood’s zoning regulations.
3. The conditions establishing practical difficulties in this case are not due to the actions of the
applicant/owners. The Friendlys have done everything they can, including the purchase of the two
outlots, to enhance the buildability of the site. The new plans bring the property into compliance
with the current impervious surface restrictions by reducing it from 29 percent to 25 percent.
4. The practical difficulties are not economic in nature. The owners have spent extra money to
acquire the outlots and to provide a turnaround at the end of Shore Road.
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May 5, 2015
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5. The variance is considered to be the minimum necessary to build on the site, particularly given
the desire to preserve the natural vegetation on the north side of the property while still providing
the turnaround.
Nielsen stated the Friendlys and their consultants should be commended for working with City staff from
the very beginning of their project. That resulted in drastic improvements for all of the property involved
and resolving a longstanding problem relative to snowplow service. Staff recommends approval of the
street ROW vacation and the rear yard setback variance subject to the following conditions.
1. The owners will deed back easements over the turnaround area necessary for use and
maintenance of the turnaround.
2. The owners will deed back easements as necessary for access and maintenance of the sewer line
that currently extends through the property.
3. The applicant should provide an engineered design for the turnaround demonstrating that it can
support the weight of snow removal equipment.
4. The owners shall have one year from the date the City Council approves the request to apply for a
building permit.
Nielsen noted that the Friendlys and Mr. Wissink were present.
Nate Wissink, Elevation Homes, noted that currently 15.5 percent of the site is developable under the
existing zoning parameters. That is in large part because of the ROW. The ROW goes into the property
about 57 feet. And, there is a 40-foot rear yard setback requirement. There are in total six nonconforming
aspects with the site today. He stated that he and others have worked with City staff over the last four to
five months to develop a solution that is more consistent with other parcels in the Shore Road vicinity
from an orientation standpoint. He noted the existing turnaround space is not paved. He expressed his
appreciation to Director Nielsen and to Public Works personnel for their efforts in coming up with a
reasonable design solution. He thanked the Planning Commissioners for their time in considering this
application.
Commissioner Maddy asked if the area for snow storage for the City is part of the new turnaround area.
Director Nielsen responded no. In response to another question, Nielsen explained that the Director of
Public Works provided the dimensions for the new turnaround area and noted that getting that turnaround
area will be extremely beneficial to the City.
Commissioner Davis asked what the base will be under the pavers for the new turnaround area. Mr.
Wissink explained it will be 12 inches of class 5 crushed limestone base over geo fabric with one inch
sand bedding and then the turfstone pavers would go on top. It will satisfy the needs of a firetruck. He
noted the pavers can be planted with grass or filled with sand.
Commissioner Maddy asked if the pavers can handle the snowplow blade. Director Nielsen explained that
the Director of Public Works stated the snowplow operator will raise the blade one inch.
Commissioner Bean asked if people would access the lot on the east side of the Friendlys’ lot from Carrie
Lane. Director Nielsen responded yes. In response to another question, Nielsen explained that the
shoreland setback requires a total of 30 feet of side yard setback with no one side less than 10 feet.
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May 5, 2015
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Bean stated the City is getting something in return for vacating the street ROW. He asked if the City is
setting a precedent. Director Nielsen clarified the City does not usually look for anything in return and
stated in many cases the City does not generally need it for ROW to travel on. Nielsen explained in this
case the City has a sewer easement that somewhat coincides with the ROW. The City wants to maintain
access to that. He noted the City cannot sell ROW.
Chair Geng opened the Public Testimony portion of the Public Hearing at 8:34 P.M.
Barbara Ross, an attorney with the law firm of Best & Flanagan, 225 South Sixth Street, Minneapolis,
stated she is present to speak on behalf of the firm’s client Carol McCleary who owns the vacant lot on
the east side of the Friendlys’ property and the developed property to the east of that. Ms. McCleary will
be the one that will be submitting plans to develop the vacant lot as single-family residential. This
variance application came as a surprise to her. She said she received a notice on May 2, 2015. She called
the firm and asked someone to take a look at the facts, the application as submitted, the law that applies,
and if appropriate give her some advice. The firm put a response together and because of the timeframe it
was not able to submit it in advance of this Planning Commission meeting. She submitted the letter as
part of the record.
Attorney Ross summarized the letter, per her client’s request, of their concerns.
Ms. McCleary does not want to be a difficult neighbor.
She has no objection to the ROW vacation. It makes sense and it is a reasonable request. It is a
win-win for the property owners and the City.
They have concern that the evidence that has been submitted and the staff report lump the street
ROW vacation and the setback variance together. The variance is the subject of the public
hearing. There is no discussion about if the variance is needed or if it meets the standard for a
variance if the street ROW is vacated.
To be eligible for a variance the property owners need to establish practical difficulty; they
cannot make reasonable use of the property without a variance. Once the street ROW is vacated
there would be a substantial amount of land to the west of the proposed new house that could be
used to build the house. No evidence has been submitted that demonstrates that the land to the
west could not be used to build the house on. It is not clear from the application that the Friendlys
need the variance.
The firm’s client’s concern is the proposed new house will be substantially larger than the
existing house. The footprint would be much larger and it would be taller. The existing house is a
single story. The larger house would be close to the property line.
The firm’s client is not asking the Planning Commission to recommend denying the variance
entirely. The client believes a more reasonable approach would be to have a 25-foot setback from
the rear of the property line rather than a 10-foot setback. If the proposed house would be that
close to the property line it would affect the value of the client’s vacant lot which abuts the
Friendlys’ property on the east.
In order to grant a variance the Planning Commission needs to make findings and one of the
findings has to be if there is any impact on the value of neighboring properties.
Attorney Ross stated she would be happy to respond to questions. She summarized their concern is that
the application does not address if there is a legal basis for a variance once the street ROW is vacated.
Commissioner Bean stated that in terms of the variance he thought the eastern lot line becomes the side
yard. If that is the case, he asked what side yard setback is acceptable. Director Nielsen clarified that
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May 5, 2015
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changing the orientation of the lot/house requires a variance. Bean then stated that through a variance the
lot/house would be reoriented to be consistent with the other properties in the Shore Road vicinity. He
asked how doing that reduces the value of Ms. McCleary’s undeveloped lot.
Attorney Ross stated that doing what is proposed would end up putting a very large house very close to
the property line. Ms. McCleary is concerned that will impact the value of her undeveloped lot when she
wants to develop the parcel. She noted that the burden is on the Friendlys to show they have met the legal
requirements for a variance. It is the firm’s and the client’s position that the Friendlys have not done that.
The Friendlys would have sufficient area once the street ROW is vacated to build their proposed house
within the current setbacks.
Commissioner Bean asked Attorney Ross if their recommendation is to build the proposed house 10 feet
farther to the west. Attorney Ross clarified 10 to 15 farther to the west.
Attorney Ross stated they understand that the proposal is to reorient the property but that will impact the
neighboring property.
Director Nielsen stated his staff report does not say anything about the concern about the grade of the
property coming up the driveway. To shorten it would make the grade of the driveway much steeper than
it is. He noted that there needs to be an area for snow storage.
Nielsen displayed the proposed building elevation drawings from the west, south and east.
Nielsen stated that along the east side of the Friendlys’ property there is a fair amount of shrubbery and
brush and staff has recommended that be maintained. The project must also comply with the City’s Tree
Preservation and Reforestation Policy.
Commissioner Johnson stated that looking at the building elevation from the east he asked what the
height of the building above grade is. Director Nielsen noted that it can’t be any higher than 35 feet and
what is being proposed is at or within that.
Carol McCleary stated she owns three lots going east from the Friendlys’ property. The prime view from
her undeveloped lot, the one abutting the Friendlys’ lot, is a sunset view. Building a 35 foot high house
that close to the shoreline will negatively impact the sunset view.
Director Nielsen noted that the existing house and terrace do not comply with the Christmas Lake
setback. It is closer to the Lake than the proposed house would be, which would comply with the
lakeshore setback requirement. He also noted that if the Friendlys wanted to remodel their existing house
they could build a second story over a portion of their home. It would end up being somewhat like what is
being proposed for the new house.
Chair Geng asked Mr. Wissink if it would be possible to construct the proposed house any farther to the
west.
Mr. Wissink explained that at the edge of where the ROW currently bisects the property the elevation is at
937. The first floor elevation of the house is 947. The grade of the driveway should be less than 10
percent if possible. The current proposal is at maximum grade. To shift the house to the west would make
it a challenge to go up the driveway. It would also make it a challenge to make the turnaround aspect
work. Navigating the trees has to be taken into account.
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May 5, 2015
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The Friendlys want their property to be treated like other properties in the vicinity with regard to
orientation toward Christmas Lake. The property is at the end of a dead-end street; a situation the
Friendlys did not create. That changes the way the City Code reads relative to that piece of property.
However, it is no different with regard to its interface to the Lake nor the adjacent properties.
Mr. Wissink stated the practical difficulty is unique to the Friendly property. What is being proposed is an
attempt to be consistent with how the other properties in the vicinity are treated. He noted that the height
of the proposed house on its eastern edge from grade to the rooftop is about 22 feet. He explained the
average setback for the two adjacent properties is where the proposed house will be. He stated he thought
that the vacant lot to the east of the Friendly property has a 75-foot setback. The property to the west has a
different setback.
Commissioner Bean stated the variance that is in discussion involves reorienting the lot. What is currently
the rear yard would become the side yard. That new side yard would have a minimum setback of 10 feet.
Ms. McCleary stated because she did not receive the notice for this public hearing until May 2 she has not
had a lot of time to think about the application.
Commissioner Bean stated if the Friendlys’ application is approved the new house will be further north
than the existing house. Mr. Wissink stated it would move about 11 feet further back from the Lake.
Ms. McCleary stated the new house would be 35 feet tall at that part. Chair Geng clarified that the
southerly height of the new house would be no higher than 35 feet but the height on the northeast end of
the house would be about 22 feet above grade.
Commissioner Bean stated the vacant lot when developed would have more site line to the Lake if the
new house is built farther back from the Lake then it would if a second story were to be added to the
existing house.
Chair Geng asked Attorney Ross if there is an objection about inadequate notice. Attorney Ross stated she
did not think so because the envelope the notice came in was post marked April 24, 2015.
John Joyce, 5550 Shore Road, stated he thought what is being proposed looks good. He noted that
currently that area is not served by the City water system. He stated because the City is going to maintain
the sewer easement he assumes that would support any possible extension of watermain to the area.
Director Nielsen explained the easement the City is keeping for sewer is a general drainage and utility
easement and it would include municipal water.
Tad Shaw, 5580 Shore Road, stated when driving to the Friendly property a person drives by his house
just before reaching that property. He noted early on the Friendlys spoke to him and his wife about what
they were proposing to do. He and his wife find their plans to be well thought out and well planned. He
and his wife have no objection to what is being proposed.
Chair Geng stated that Director Nielsen received an email dated May 5, 2015, from Michael J. Wille who
is a realtor broker with The Wille Group Coldwell Banker Burnet, 3033 Excelsior Boulevard,
Minneapolis. The email read as follows.
“Thank you for sending the public hearing notice regarding 5590 Shore Road on Christmas Lake in
Shorewood. Neither Leslie nor I will be able to attend the hearing this evening but we both give our
CITY OF SHOREWOOD PLANNING COMMISSION MEETING
May 5, 2015
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full support to the Friendlys’ project and believe it will beautify and improve the immediate area. We
support the vacation of the Shore Road right-of-way which extends into the property and their request
for a setback variance.”
Director Nielsen noted that Mr. Wille owns a property within the 500 foot radius notice area.
Chair Geng closed the Public Testimony portion of the Public Hearing at 9:04 P.M.
Commissioner Maddy expressed concern about what precedent could be set by this. He asked how the
side yard of a property ended butting up against the rear yard of another property. Director Nielsen
explained it is a definition in the Zoning Ordinance which defines what the front yard is. The rear yard
will be opposite the front yard. For the Friendlys the side yard effectively becomes the Lake as does the
north property line. It is the opposite of the other properties in the area because it is at the end of the road.
Maddy asked how many other properties there are in the City with similar lot anomalies. Nielsen stated
not many. There had been one property out on Shady or Enchanted Island where Lake Minnetonka had
been the side yard. He cannot think of any others.
Commissioner Davis cautioned against shortening the driveway as a result of moving the house to the left
because of the increase in slope that would generate. Chair Geng concurred and stated a slope increase
would result in loss of snow storage area and the proposed turnaround.
Chair Geng told Ms. McCleary he appreciated her concern that part of the proposed new home could
impede upon a potential view of a sunset depending on where a new house on the vacant lot would be
built. But, because there is no house on the lot it is conjectural at this time. He stated there does not
appear to be any controversy about the vacation of the street ROW; that makes good sense. He then stated
that moving the proposed house to the west would increase the grade of the driveway and he does not
think that is a practical alternative. He went on to state he thought the request to reorient the lot is
reasonable. He noted he had been out to look at the area and believes that what is being proposed is in
keeping with the houses along the shoreline. He also noted that he supports recommending the vacation of
the street ROW and granting the requested variance.
Commissioner Johnson asked what the age is of the existing house on the Friendly lot. He questioned if it
was built before some of the current regulations were in place. Director Nielsen stated he thought the
house was built in 1966 and was not sure when the lot was platted.
Commissioner Maddy stated the Friendly lot is a combination of two lots; one of the lots had the rear yard
as the lake and one had the side yard as the lake. Director Nielsen clarified it was a combination of three
lots; two of the lots were outlots.
Director Nielsen reiterated the hardcover will be brought into compliance by what is proposed.
Commissioner Bean stated the proposed house will be moved further back from the Lake and that could
improve a potential future site line. He then stated that although he appreciates Ms. McCleary’s concern it
is difficult for him to react to it when there is no existing house on the lot to the east of the Friendly
property. He went to state that he thinks what is being proposed is of benefit to the Friendlys and the
City.
Bean moved, Maddy seconded, recommending approval of the street right-of-way vacation. Motion
passed 5/0.
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May 5, 2015
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Bean moved, Maddy seconded, recommending granting the rear yard setback variance subject to
staff’s recommendations. Motion passed 5/0.
Chair Geng noted that Council will consider these matters during its May 26, 2015, meeting.
Chair Geng closed the Public Hearing at 9:14 P.M.
2. PUBLIC HEARING – SETBACK VARIANCES
Applicant: David Moe
Location: 20920 Forest Drive
Chair Geng opened the Public Hearing at 9:14 P.M., noting the process will be the same as for the
previous item. He stated this evening the Planning Commission is going to consider a request for setback
variances from David Moe, 20920 Forest Drive.
Director Nielsen explained David Moe owns the property located at 20920 Forest Drive. Forest Drive is a
dead end street and it stops part way down Mr. Moe’s property and from there on it is a paper street. The
property is very substandard with respect to its width.
The property is zoned R-1D/S, Single-Family Residential Shoreland, and contains 10,288 square feet of
area. The width requirement for that zoning district is 75 feet. It is 50 feet wide along Rustic Way and 49
feet wide at the front building line. It tapers back to 37.5 feet at the rear of the site. The width problem is
compounded on the south side of the lot where the setback is 30 feet for the side yard abutting the street.
The north side setback is 10 feet. That leaves a buildable width of less than 10 feet.
Mr. Moe has had difficulty marketing the property. Prospective buyers want assurances that they can
build a new home on the site; those assurances can only come with the granting of setback variances.
Therefore, Mr. Moe has designed a home for the site and applied for the necessary variances to construct
a home on the lot. The survey and proposed site plan the applicant submitted show that the lot is
unbuildable without some sort of variances from the current standards.
The house plans submitted show the proposed house located only 10 feet 10 inches from the right-of-way
(ROW) of Forest Drive; a 19-foot variance. The house is also located 6 feet from the northerly lot line; a
4-foot variance. That is the same as the setback for the existing home. The proposed house would contain
1023 square feet of floor area on each of two levels.
With regard to the analysis of the case, Nielsen noted that the applicant’s initial plans included one more
variance and greater setback variances. He explained that after working with staff Mr. Moe redesigned his
plans to eliminate the need for a front yard setback variance and a setback variance for a driveway serving
the home. In addition, the depth of the house and garage were decreased in order to minimize the extent
of the variances.
He stated that in addition to the nonconformity of the existing lot, the existing house does not currently
meet setbacks on the north and south sides of the lot. The building setbacks render the lot unbuildable.
He explained variances are to be evaluated on the basis of Section 1201.05 Subd. 2 of the City Code. He
reviewed how the applicant’s request appears justified, at least in part, based on the following factors.
CITY OF SHOREWOOD PLANNING COMMISSION MEETING
May 5, 2015
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1. The narrow width of the lot is aggravated by the fact that the lot is a corner lot with a 30-foot,
side yard abutting the street requirement. Also, Forest Drive is a dead-end road with a ROW (60
feet) that exceeds the minimum 50-foot standard prescribed by the Shorewood Subdivision Code.
As proposed, the house would be 20 – 30 feet from the paved surface of the street.
2. The need for the variance is not economic in nature. Construction of a single-family residence is
considered a reasonable use of property in the R-1D/S zoning district.
3. A two-car garage is commonly enjoyed by most residential properties in Shorewood. Some cities
go so far as to require at least a three-car garage. The City has in past cases recognized that the
inability to have at least a two-car garage in Minnesota constitutes practical difficulty.
4. The applicant did not create his practical difficulty. Both the house and lot were created prior to
current requirements, and the property has never had a two-car garage. The house was built in
1938 and is quite substandard from a Building Code perspective.
5. The proposed garage is modestly sized for two cars and is not considered to be oversized.
6. Despite the relatively small lot size, the proposed home will only result in 17 percent hardcover
on the site; 25 percent is allowed.
Nielsen noted staff recommends the applicant’s request be granted as proposed. He also noted that the
variances must be used within one year. If the applicant chooses to request an extension to that deadline
the request must be made prior to the end of the year.
Seeing no one present to comment on the case, Chair Geng opened and closed the Public Testimony
portion of the Public Hearing at 9:22 P.M.
Commissioner Bean asked Director Nielsen how the front yead and the side yard were determined.
Nielsen explained on a corner lot the front lot line is the narrowest frontage on a public street and noted if
the longer side was used it would result in less buildable area.
Bean noted that the plat map that hangs on his wall shows that this lot was platted in 1906. He also noted
that he is delighted to hear that a higher quality house may be built on the lot while preserving a more
modest style housing stock.
In response to a comment from Bean, Director Nielsen clarified that the variance goes with the property.
Nielsen explained if a new owner wants to build a house with a different footprint they would have to go
through the variance process again.
Maddy moved, Johnson seconded, recommending approval of the setback variances for David Moe,
20902 Forest Drive. Motion passed 5/0.
Chair Geng noted Council will consider this application during its May 26, 2015, meeting.
Chair Geng closed the Public Hearing at 9:25 P.M.
3. MATTERS FROM THE FLOOR
There were no matters from the floor presented this evening.
CITY OF SHOREWOOD PLANNING COMMISSION MEETING
May 5, 2015
Page 10 of 10
4. OLD BUSINESS / NEW BUSINESS
None
5. DRAFT NEXT MEETING AGENDA
Director Nielsen stated there is a re-do of a minor subdivision application slated for the June 2, 2015,
Planning Commission meeting.
6. REPORTS
• Liaison to Council
• SLUC
• Other
7. ADJOURNMENT
Maddy moved, Bean seconded, adjourning the Planning Commission Meeting of May 5, 2015, at
9:27 P.M. The motion was seconded. Motion passed 5/0.
RESPECTFULLY SUBMITTED,
Christine Freeman, Recorder
CITY O
SHOREWOOD
5755 COUNTRY CLUB ROAD ® SHOREWOOD, MINNESOTA 55331 -8927 a (952) 960 -7900
FAX (952) 474 -0128 • www.d.shorewood.mmus • cityhaII@ci.shorewood.mn.us
MEMORANDUM
TO: Planning Commission, Mayor and City Council
FROM: Brad Nielsen
DATE: 28 May 2015
RE: Korin, Janie — Minor Subdivision
FILE NO.: 405(15.01)
BACKGROUND
Janie Korin has requested approval to subdivide her property, located at 6135 Cathcart Drive
(see Site Location map - Exhibit A, attached), into two lots, as shown on Exhibit B. The
property contains 5.1 acres and is zoned R- IA, Single - Family Residential. The Korin home
currently occupies the southerly portion of the property. The northerly portion of the property
has a fairly large wetland area on it.
As proposed, the southerly, lot (Parcel 1), with the house on it, would have 87,106 square feet of
area. The new lot (Parcel 2) would have 119,935 square feet of area, of which, approximately
33,790 square feet consists of wetland.
It is worth noting that this request was approved last year, subject to the applicant obtaining an
updated wetland delineation. The applicant was unsure at the time whether to pursue the
subdivision or sell the property as one lot. As a result, the deadline for recording the division
lapsed and she has filed a new application.
ANALYSIS/RECOMMENDATION
Although both of the proposed lots meet or exceed the requirements of the R- 1Azoning district,
there are two issues that must be resolved as part of the approval process: 1) street right -of -way;
and 2) wetland conservation easements.
®1
q ®41® PRINTED. ON RECYCLED PAPER
Memorandum
Re: Korin Minor Division
28 May 2015
1. The right -of -way for Cathcart Drive is substandard at 33 feet of width. adjoining the Korin
property. Since land across the street is unlikely to be further developed, the 17 feet of
right -of -way necessary to bring Cathcart Drive up to standards must come from the'east
side. This will not adversely affect the size of the proposed lots, nor the setback for the
existing home. The R.O.W. is illustrated, but not legally described on the applicant's
survey documents. Prior to review by the City Council, the applicant's surveyor must draft
legal descriptions for the R.O.W. and her attorney must provide deed conveying the right-
of -way to the City. The R.O.W. descriptions will necessitate redrafting of the legal
descriptions and drainage and utility easements for the new lots,
2. As can be seen on Exhibit B, a substantial portion of the northerly lot is delineated as
wetland, pursuant to the Wetland Conservation Act (WCA). The wetland area and required
buffer area have been identified as conservation easements, and have been legally '
described by the applicant's surveyor (see Exhibit C)., Prior to Council review of the
application, the applicant's attorney must provide deeds conveying the conservation
easements to the City. Also, the updated wetland delineation must be confirmed by the
Minnehaha Creek Watershed District (MCWD).
Due to the amount of wetland area on the northerly lot, the buildable area of that lot is quite
limited. It is recommended that the new lot line be moved at least 40 feet to the south.
This will increase the buildable area of Parcel 2 and provide room for a driveway that will
not have to encroach into the wetland buffer area or require an easement over Parcel 1.
The small shed and fences will have to be moved onto Parcel 1 or be removed from the
site.
It is worth noting, that both lots are quite buildable, particularly with the recommended
enlargement of Parcel 2. The proposed subdivision, in itself, will not result in any tree removal.
Consequently, it is recommended that tree preservation and reforestation be addressed with any
building permit for the northerly lot.
Approval of the subdivision is recommended, subject to the following conditions:
A. The applicant's updated wetland delineation must be confirmed by the MCWD.
B. The applicant's surveyor must provide the following legal descriptions:
I. Seventeen feet of R.O.W. for Cathcart Drive
2. Revised drawings and legal descriptions for the two lots, showing the proposed
new lot line at least 40 feet south of what is shown on the attached exhibits.
3. Revised conservation, drainage and utility easements, based on the new lot
descriptions and the confirmed wetland delineations.
4. Revised 10 -foot drainage and utility easements around the two lots.
-2-
Memorandum
Re: Lorin Minor Division
28 May 2015,
C. The applicant's attorney must provide the following:
1. An up -to -date (within 30 days) title opinion for review by the City Attorney. (In
lieu of a title opinion, the applicant may submit evidence of a title insurance
policy).
2. Deeds for the items listed in B., above.
D. The applicant's surveyor must provide low floor and low opening elevations for Parcel 2,
based on available topographic information.
E. Items A -C, above, must be completed within 30 days, after which the request will be
scheduled for review by the City Council.
F. Prior to release of a resolution approving the subdivision, the applicant must,pay $6500
in park dedication fees and $1200 in local sanitary sewer access charges for the new lot.
Credit is given for the lot with the house on it.
G. Once the applicant has received the Council resolution approving the request, she must
record it with Hennepin County within 30 days or the approval is void.
Cc: Bill Joynes
Paul Hornby
Lary Brown
Tim Keane
Janie Korin
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Hennepin / Carver County border
1pl�, h, ' v I 'I 4 MINOR SUBDIVISION
- / 1 FOR: Janie Korin
(
@� I / // J ,LEGAL DESCRIPTION:,,-'- -
/ ( I / // (UNSUBDIWMEO (.Q i 1 v !t \ J ONNFR: AWES AxD AhroREA Tu6xWLSr i -- ..' --
6095 cATHCART DRIVE / That part of the Southeast 1/4 of the Southwest 1/4 of S,.0 n 32 Township 117 Range 23, described as follows:
/ I .. pl0 32- 117- 2 }34 -OD56 / Beginning t a point on the Northerly tire of the nght -f -way of the Minnaapolic and SL Louie Railroad fOB feet
-� 4' North of the Southxnt coma of the Southeast 15/4 of the Southwest 7/4 of a°(d Baction 3l, Township 11Z
' // �7 , / 9� Rat 9- d;3Thwc�� Southwesterly along East rights -of way 947hfeat more a heaMtnnthaopoht o beginning.
/ ({ O%NER: JAPES A! {(tfi ANDREA NRh ST J1 Henne N Count Minnesota.
3 ORNER; WCHARD AND KARet FYHRtUND /// n� \ Oiw1rA: CANDALE .EAII FDWARDS I 6095 CAIHCART D YE 'r P Y,
1 0 %NER EDWARD A ZEYdRYCKI I6 I PID CA117_23 DRIVE -- 7� 6035 CATHCART ORNE to 32- 117 -2 }3 0056 Ill 111 dY Warrant par Document Number 6367200
3D30 -117- RT DIVE ° PIO 32- I77 -2J -J4 0041 / ( Y Deed
PID 32- 117 -23 -3 }0019 � 32- 11] -2] -34 -0013 )
PR SED LEGAL DESCRIPTIONS: OPO <r BIRARBERRY C9iCtE (PRNATE ROAD) HO ACCESS N 517E - L��PM
-
Ali
VANER R YES tc ANDREA NRNa1RST ]: - �¢
1 of line Swtheos Quarter
_X. i„ l vlji r sv.
x
0%NER KFNe1 D. STERN 1 � - .�y Z - ' ' -� - _ t Q rter of the Southwest Warta of Section S2, Township 117, Range 23, d°svtbad as
E .-a.. ,.�=.• ="' '1::�.:u`;r` - _ _ES
- fellows
/ Tha p rt
26835 BEVERLY DRIVE (- ' _ - 5 - _. / / �6,'p
PID 3z- 117 -z3 -33 -Dote a s.SB9%21'42w -- - - - \, Gammmcin9 at the a°uDleaaf coma of wid South—, Quarter of the Southwest Quarter, than S°ulh 89 degrees
♦ 1 -- •` -L __ -- 21 minutes 19 second, West, - assumed beodng aimg tins south Tine of.. d Southwest Quarter of the Southwest
_ aT" s. . >� • _ L"�y t' JY'�'� // Warta, a distance of 1320.39 feel to the aouthxwt coma of said Southwat Quarter of the Southwest
Walter,
ri l tat -�= [[ �� sa3.os �q {i' ?, :.; / �.
'� •• ��•h. s. yJ • J _ ? �� e •// • / o tc,,,Iy Y /• ' / / ,rte'- - ...yyy thence North 00 degrees 04 minuls° 23 samds Weat, donq Ula wsst line of said Southeast Warta of the
. y ' t y t •a t Tt . • / / r(, R Southwest Warter, a distance of 111.72 feet to Iha northerly right of way line of the Hennepin County Ragioncl
i. I •'' 4Y� , I _Cp gRyA y r •4 +f = C?Y , ,n / : ,.- -- a�4sevA �e / _ Rea oad Autho ty eortidor, fo me ly the Minn apo a and St, tnuta Ra Uo°d, and tin° nt of be Innln
�;J 1 W to be described; thence cmtinuin North 00 d
A- wAeucr / v4 _ . 1�_'JI� :�1' gar 4e,�M.tre _ ♦ / P° 9 9 of vatd land
� e' R�: / / '- f / a Southeast WMa, of the Southwest Warta, a dt tonce Of 41&27 feei;cthan.. North 89 degrees 21 minuiwh 42
/ '/ 9
ply s ''VT Ear pPA°Uy CE j - S I r q't6 _ � ands East, a distance of 483.29 feet to said narthcry right of way It.% thm<e South 48 degrees 55 minutes
y 3l; / t / !u = / 52 seconds West, cam wid muthady right of way line, o distance of 640.29 fast to said point of beginning.
"IQ
�r- l',Y - `- etgYe7/ }':#1' -___� �` / / /� /� / "�" A`
That -2••
1 4-Y
1 VC• /,rte /�= • ,,l e \ / g / g/f /� /�' port of the Southeast Warta °F line Southwest WMar of SecUm 32, Township 117, Ran e 2 described °s
It /,- wj = —ri _ fa lows: P g a
3E 1, ;f ' ; s `� , _ ( : ;• / „/ - / /, 1 Commmdng at the aoutheml coma of said Swthe°st Quarter of the Southwest Quarter. thence South 89 degrees
R / %- - 21 mtnutes 19 sec -ds Welt, - assumed bwrin W- the aou'lh Iine of sold Southeast Custer of the Southwest
1 �:. • ''; ,m ; „�,. Y L\ / s / 5� /� afA ���MAPL�' A�I ENU Warter, a distance of 1320.39 feel to line aoultneeE Comer of wid Southeast Water of the Southwest WMar,
ej j �' `,; •z f0 / __ thence North 00 der a 04 mtnutes 23 sec -ds Weet, aimg the west line of said Southeast WMar of the
^y�p •, , y _ ,J(`n'., al �j- ``: .� \ ,t :'1y I y/ ,C3 6 / �? -�•^ gas
o LJ / Y 6wlhwaat Warter, a distance of 111.72 feat to lino n°rthedy rr hl of way the of the Hennepin County Regional
I ' - ♦ ma •` / O ' -�3 �� /j r ” Ratlro°d Authority co rldor, formerly the Mlnneopolis and St tnuis Railroad; (hence continuing North 00 degrees 04
;('_'1 E X .� ,t�f,: / /� , b n t<,f \ y W ��•,J -' �!�( ✓� �j / / 1 mutes 23 seconds Waat, °long acid west I'na of the Sou1h°aat WMa of the Southwest Wider, a distance of
SSS OvrtffR: ,EFTREY & JOYCE WASSENAM a luf • -Tt•.1 ice f \ Y.� ` ij' / / , 415.27 feet to the oint of beginning f sold I Of to he desalted; thence North 89 degrees 21 minutes 42
/ `6100 CATiCART DRIVE NI R 9< /• / 1 \ r nn,, 1A it eeeonda Eaal, a dieP nce of 483.29 lost to said narthed ri t of way Ime• thence North
p0 32 -117 -23-33 -0038 / l � � - � 1} / � � ` 1 `� �- �` -�' '�,J � _ �. � 1 / �=��/ � t ( � ' , 0 � � 52 seconds East, elan Y � Y rth 48 dagr °es 55 minutes fast; lb. South \ \\ • *�. tyn i'•�* // "�- ��, \• /�! + t mtnutes 42 seconds West, la distancey ofg716.06 feet ta'sw dcwest II�e of Southeast WMa of line Southeast
Wortar, thence South W degrees 04 mrnut. 23 sacmds East, along wid meat Ilne, a distance of 200.01 feet to
Q '; I' Y l✓ ` /` (� `i\ y y F } • ... f� / /.,F -�� =/ ///
/ ) I ; ) • a}}. ^ -,� J/ ,n1.. - ' ` - - -- 4al�.t Y , It �, .• 4J 4•} 4 Jiy -r/ "`�v ,' % / / / � — said point of beginning.
o ,`^ .CYY .c •L - ...� -_ • .J.' .^ear 1 /.� - °
/ / . i — _ — -
/ Q r _:1NOTES:
483.29 -- • , y/ / /` ���
- 1. The orientation of this haartn teen is based on the Hennepin County coordinate grid (TURD 83 -96 Adj),
/ Ir r /- - -=� -.. i gsn
4. ,?$�1-0 �1 vARIX4 G.if'1,/; ' / < / {/ ',f'` , 2. The total area of the
^q,. S � L'_ , �A�. k Sc� /- yt� , Pr°PMy described hereon Is 220,277 square rest or 5.0569 oaaa.
1.J R: 1- ' ,�f "c• �t: ` �'y= t e TUrs'N EASx]n -- \ f" /r ,-1 / `�QO �W. 3. The legal der rIpUm used M the p,.parotim of this aurwy iv based an the Warranty Dead par Document Number
r t / .1,4,tN 6367200.
- _ F8a •' - - _ \ �I , / m'F /•��*- ,-p / / / 'Yf }. i 4. E13stin9 utilities, services and underground alrvctures ahawn haem was 1°eated booed upon obserYed evdmee. ok
/ w I ' i�' j i '%� �' - H . rrr_ SSF� �ss�� - ;-cr�s('� / —/ - -• t Y -- W S I VerlReatton and location of dl utilities and v icas should be obtained from the owners of the rasp..Uve uNNU. prier
�.t�. �!! Ij t° °n deaf
A� , I ' %•- ..n, ♦'r, ♦, _ / .� V i Y �, Planning - eseawtion.
property described here- lies withtn Flood Zme X (Areas dalarntnad to be outride of the 0.2X annual Dance
1 'cP'• 5. The
/ \ h (�J ••/�� �i •� • �s7c� // �•__ /���+ I V ewdptarn) per Federal Insolence Role Map N. 27053 C 0313 E. dated Septem6a 2, 2004. iar
O%NER GEORGE R. k 1ESUE C. CIEASON 7 { J
6130 CAIHCART DRIVE rj ,; ♦ 1 6. BENCHMARK: Top nut of the hydrant located on the north aide of Maple Avenue °pp..Mat.ly 320 feet mast of
•;i. 5. �s '`� !' / Q, / ( J /� `` (dY of Shorawmd datum).
(' a, �.e f �j P o �il.�J •J Strawberry Lane, elevation - 978.60 feat C'
ll y' ; [,;y,} q e f'_Fi . 1• -- / Y g Egan, Field A Nowak survey dated July 19, 2004. No currant field work -a
P • t / (1!�o , )j— , F Z This sores Is based on °n existing
en performed In the preparation of this wnvy.
/ J J 3 m i tt • (' 0 (• 11" z �� lI •< /irk- z{' y 1 4 ° 1N e. Wetlands depicted haaann were delineated h A uaUa Eccsdutt
I r ./% f.O C- /// .. w �• , v F' Y 9 ons, Inc. -d field located January 9, 2004.
/ e I N �. Er ( `• e ` �lj •�,y/ / J/f � a' � T '' � DWI- 9. The a..hired eras of xe8onda located an the property Is 33,790 square feet mare or less.
10. The locations for topography and bulfdtn itu°tad outside of the
9 Prop My Rn was taken from informatlan
Provided to us by the City of Sh a od
1 -
// f CERTIFICATION `
/ / / W °" ` t ° ,°_.Y' ' '�3 • aL1R;� `v/ 'Pv y��t j,� 9� \ f I hereby ...illy that this wrvey w pre
pared by me m undo my direct aupeMel- and that 1 °m a duly Llemsed Land
/ / I ~ n { y,l. e f' 1f �Y / • � _ \ v Su w3or undo the Ian of the Stale of M nnnota.
Date of surny. January 5, 2004.
Date at at t c y
gins ore: Fehru 28, 2014.
JOHN P. KDCK J J
I I I m w, / •1 ��E/ V" &Y'� ^� Minnesota LI ense N. 44123
O%NER: ANOREW J. DOROTHY A ME1D (_
6180 CATHLART Oflm'E l�� (4445555 r�,f
PID 32- 11] -2} Y_ // 1 f /
1 LEGEND
" MHO MANHOLE
HYDRANT
c�
all / /r'oN ¢ GATE VALW
/ / Q 4�, , /{' `,^ 's / ( 1 . (•``J 1 \ 4a0 4,_ IPROPOSED AREAS '- -_ °- – ' ti GUY WINE
POLE
C' 3 /,:z��. # 1 1 uF� dJ I PROPS Py?CF�1 99 AIR CONDITIONER
�s /• e u L Q / ( p t �A,3tJ c' 1 1 f 1 l Q� 5� . TOTAL PMCII. AREA - 100.342 eq.ft / 23035 saes ® ELECTRIC METER
• CATHCART DRIVE R.O.W. = 13,236 aq.fL / 0.3039 ease - — — Q GAS METER
fl 1 A PARCEL AREA LESS RO.W. - 87.106 SQ.FT. / 1.9997 ACRES �5= CHAIN LINK FENCE_
" ` `j CC / PROPOSED PARM 9 �0000c0 STONE WALL
/ / \` ,�, TOTAL PARCEL AREA = 119,935 s R. 27533 saw w SANITARY SEWER
4 II
CATHCARi DRIVE R.O.W. = 6,600 aq.ft / 0.1515 acres WATERMAIN
/� '/ t l I •# 1 t l / ,WVp. , O 50 .� QO ,150 PARCEL AREA LESS R.O.W. = 113,335 SO.Fi. / 26018 ACRES —E— OVERHEAD WR ELECTRIC
OVERHEAD WIRE
`. • 1 —TC4M UNDERGROUND TELEPHONE
i "J \ 1 / 4— f —a— UNDERGROUND GAS
SCALE IN FEET n'Y`r"Y'YVWV TREEIINE
SWAMP
G FOUND IRON MONUMENT xaatt SPOT ELEVATION
FOUND CAST IRON MONUMENT /920 EXISTING CONTOUR LINE
- E „� -/ / { I _ \ O SET IRON MONUMENT MARKED �? j�(
/ n KITH LICENSE NUMBER 44123 "OR :1� TREE
f n
sue® SET PK NAIL
o 1 BITUMINOUS SURFACE
' 2 _
SIYCOPNER OF THE SW 1/4 / 1 -�- THE SW C1/ OF THE SE 1/4 OF J CONCRETE SURFACE
�OF THE. 1/4 OF SEC 32 'S8' C NORNFJt OF 7H SE 114 �7N LINE O�IHE�£- F /4-t1r11fE SW 1/4 Clc SEC. 32, T. 117, R. 23 THE SW T/4 OF SEC. 32
(FOUND C1.AAj 1 GRAVE;. SURFACE
T THE . ;M j OF THE Sq/(Cl� SEC. 32�-� ( ] S6921'19'W 1320.39 0/Tr OF SHOi4DV” - HENNEP /N COUNTY
__ _ _ WEI AND AS DELINEATED BY
Se921Y9'W 2640.78 /� -� CITY OF CHANHASSEN - CARVER COUNTY AQUATIC ECOSOLURONS INC
FIELD BOOK PAGE OIHIEF: ORK REVISIONS SURVEY FOR: Exhibit B
25ss s2 PROPERTY ADDRESS:
NO. DATE DESCRIPTION MINOR
DRAWN Hanle Korin 6135 Cathcart Drive PROPOSED SUBDIVISION
DRAWING NAME: PFY��
35821,WG CHECKED SUBDIVISION Shorewood, Minnesota 55331 Egan
JOB NO. 35822 BY:
FILE NO. 679 BRP
tartd solve(
PROPOSED EASEMENTS
I /
I
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l l v n ( r N892142 a M 0 E 716, 6 h v n v
-/ / ! , +� /sas r ♦z� �- /� + ^k / +X.4, �/6!! lofmr wcr a+rAw4crrumm rwmlavr ,a< • .l,iy. ✓_ /_ /!
/ for - -- ifi- e4 7 /- 7- > sB9z14z'w 64s.od / �7---- - - - - -- - - -- j.7: /I
srFYAnar4. '/ ,�dt' s>aa > / 7' /1w i I y /- carsxvAnw,,: /
to r-- (+ i +-� .
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,.. ¢vga,(/ i / :r+ 'l` ,t•£ +i�,7 / !`s unnY' !' ✓ ' /L
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A ��,/ // J : /� / e��t�''yyry� MAPLE AVENU
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e I 1 ° ° o,1' - _ Y I ( \ xanyrro u 7: / / / / / / � N7a` x ,'o •`'a" - - --to -Fw-r x-mc -av4x4ru' uf 4e8m12`r9 +
J J ! il N89 1'42 N89z142£
-c-r- r Y u_mr . +_ :� ' � /r <-� ` - i t>\ -/ - - � . /•/ rte /' - / _ 1 ! fi /
/
e
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Q I 0 50 100 150
jo
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SCALE IN FEET
to o/ / / Y FOUND IRON MONUMENT
I / OO FOUND CAST IRON MONUMENT
O SET IRON MONUMENT MARKED
W77FI UCENSE NUMBER 44123
SET PK NAIL
IfETLWD AS DEUNEA7ED BY AQUA77C ECOSaU77CW4 ING
' �• AND 17ELD LOCATED JANUARY 9, 2004
II •
r / 17 ! C0W.ERVA770N, DRAINAGE & U77UTY EA -smayr
2 0
SW CORNER or THE SW 1/4 r I" SEC W 11 O SE SE 1/4 OF
5' THE SW 1/4 OF SEG 32 -- -�
,-OF ME SW 1/4 OF SEG JZ W CORNER OF 7NE SE 1/4 I r SOUTH UNE OF THE SE 1/4 OF THE SW 1/4 art' SEG 3$ T. 117, R. 2J (FOUND GLM
!!- (FOUND GI.M.) N8921'19'E 1320.39 HE SW 114 OF SEG J2�1 / '' 58921'19'W 1320,.39 C/TY OF SHORE11'GX - HENNEP /N COUNTY
S892P19W 2640.78 C /TY OF CNANHASSEN - CARtE'R COUNTY
FIELD BOOK PAGE FIELDWORK
2596 62 CHIEF: SURVEY FOR: REVISIONS PROPERTY ADDRESS:
N0. DATE DESCRIPTION MINOR
DRAWN BY:
DRAWING NAME: PMD Janie Korirr 6135 Cathcart Drive
35 g
JOB B NO. 35822
BYECKED SUBDIVISION Shorewood, Minnesota 55331
NO.
FILE NO. 679 BRP
.MINOR SUBDIVISION
FOR: Janie Korin
'PROPOSED EASEMENT DESCRIPTIONS:;"
DRAINAGE AND UTILITY EASEMENT
Pascal I-
t drainage and al lity eosement °wr, under and .tram the easterly 10 feet of the we 43 43 fee4 the southamtedy 10
feat lytn99 aaaterly of the went 33 feet; and the northerly 10 feet lyhg aas[edy of the wart 33 feet of the fdloxhg
dascrgred property,
That part of the Southeast Mortar of the Southwest Quartz of Section 32, Townahip 117, Range 23, dasaibed as follows:
Commencing at the southeast comer of acid Southeast Quarter of the Southwest Harter, thence South 89 degrees 21
minute 19 roe -redo West, an aswmed bearing °tang the south Ilea of mid Southeast Harter of the Southwest
Maher, a distance of 1320.39 feel to the -authWest comer of mid Soulhaost Harter or the Smehwest Harter,
th eme North 00 degraea 04 minutes 23 seconds Wast along the went Ilia of aid Smtheast Quad of the Smthwaat
Harter, a di,Easca of 111.72 feet to the northerly right of way itne of the Hennepin County Regfond Ra6mod Authority
rridor formerly the Nfnneopdia old St Louis ".ad, or
the point of beginning of said land t° be described;
thence eon Unuhg North W degrees D4 mtnutas 23 aecmd, Wmt, slang said west line of the Southeast Harter of the
Southxaat Harter, o dielmce of 47527 feet; thence North W degrees 21 mfiutea 42 secmda Eaat a diefano. of
483.29 feat to sold dorherly fight of way line; thence South 48 degrees 55 minutes 52 saemds Wm4 olmg sold
nohhedy right of way Ifne, o d lance or 640.29 f t t° old point of beginning.
Ae dare n go, and ubTily a aemmt over, under area across the easterly 70 reef of the wmlaAy 43 feet, the aouthadr 10 rase
lyig austarly of the zest 33 fee4 the northerly 10 feat lying easterly of the west 33 fee4 and the southeasterly 10 fast of
iha fallow fig dmcrfiad property,
That port of the Southeast Hohe, of the Southwest Quarter of Section 32, Townsfifp 117, Range 23, daac bed as fellows;
Commencing at the southeast comer of said Southeast Quarto, of the Southwest Harter, than- South 89 do,g- 21
minutes 19 ascends Wast, an assumed bearing dmg the south Ifne of add Smtheast quarter o/ the Southwest r u
WWer o
.Harter a defence of 1320.39 feet to the southwest comer of acid Smth east Harter of the Southwest Harter,
thence N
crth p0 d ram
04 mtnutas 23 a
Herter, a dlatmce of 111.72p feat to the northesrly rtgfil otnr9iay Ifne of the Hanneptn County Rgiand Railroad AulhMty
Wink, along d -k . °of the oSnwrihrn {mau toe, °the Smthx°atfiqumier, a dbtancWea °f 415.27 faef to the poamt
f beginning of avd land to be daserbad; thence North 89 degrees 21 mfiutea 42 saeoIda East, a dlatas- of 483,29
feet to said northerly right of way lino thence North 48 degrees 55 mtnutas 52 aeconda Eask, along aoid nahhedy
right of way, °dates- of 30 cask fee4 then- South B9 degrees 21 mtnutas 42 seconds Wmt, a distance or 716.08
feet to said zest line of South Mort er of the SmD, at Mahar, Chance South 00 degrees 04 mfiutea 23 ascends
East slang mid went Ifne, a distance of 200.07 feet to mid poht err bsginnhg.
CONSERVATION, DRAINAGE AND UTIU7Y EASEMENT
Aconservation, drainage and utaity easement over, under and across the following desm'bad property,
That part of the Southeast Quarter of the Southwest Quarter of Section 32, T. -,hip 117, Range 23, dasaibed ore full..,;
Commencfng at the southeast comer of said South east Marto, of the Southeast Morten, thmca South 69 degrees 21
minutes 19 aecanda Went. an aasvmad beodng long the routh Iles of sold Smtheast quarter of iha Southwest
Horta, a d'ulan- of 1320.39 feet to the southwest comer of acid Smlhewt Hvhar of iha Southwest Haller,
there a North 00 degram M mfiutea 23 seconds West, aimg the went Ihs of said Southeast quartz of the Southwest
Quarter, dstm< of 11L72 feet io fha northerly right of way Ifie of the Hennepin County Regional NOV. Authority,
condo,, (o0nedy the Nfinmpo6s and St. Lints Rdlrmd, and fhe poht °(.begt.Itng of old land to be deiOibed;
Swthxmt Harts, aorldia mesa f 47 27 feet; Ih2onceeNorth 89 degaoes 21 �minut- 42 second, East rtdll t n e of the
483.29 feet to aoid northedy right of way Iina fhmce South 48 de gram 55 mtnutas 52 second, Wean dmg sold
northerly right of way Iha, a dl,tanta of 640.29 feet t° mid pot t of beginnng.
Sold easement if. northedy and ...tary of the following dmOlbed Iina;
Commmdng at the aouthemt comer of sold Svuthaost Quarter of iha Smtheast Harter, thence South B9 degrees 27
minutes 19 secmda Wat m assumed basing dmg fha south line of eaid South eo,l Heher of the Southwest
Herter a dslmce of 1320.39 feet to the southwest coma of mid Southeast Quarter of the South* mt Mortar,
thane° Nohh 00 degrees 04 minata 23 sec-ds W-4 dmg the wast If., of mid Southeast Marta of the Southwest
Quarter, a dNtma° of 111.72 fist to the northedy right of way Ifie of the Hmnepin County Regime! Retread Authority
rddor. formerly the the l.in -pdfs and St Louis Ragroad, thence eonlinuhg Narit, 00 degrees 04 mfiuta 23
ecmds West, Gong mid west Ifia of fha Southeast Harter of the Southwest Harter, o dlatm- 1 475,27 fee4
thence North 89 degrees 21 mfiutw 42 seconds Eaat dong the north f ° of fha above dsecribed property, a dstance
f 33.00 feet to the olnt of begfinhg of mid Ifne t° be desebad; tholes South 00 degrees 04 mtnutas 23 seconds
North a degree or tat feet; thence North e9 degrees 21 flutes 42 eecmd, East, a distance of 21.97 feat; then -
Narlh 72 da<yass 01 mtnula 15 seconds ake. dhtan- of 33.55 feat to -ld north Ifne of the ,bow described
hence South 4s d� dageas 21 :rules 42 aecmda East, °long mid north iha, a distance of 217.49 feat
52 aaemds East, a d'atm -2 FF 47.42 e1; second.
then- Smite dGStaasce of 60.09 fast thence Smite BO degrees 48 mtnutas
g a 22 mm ten 36 accord, Em4 a distance of 20.80
feet n mid nodthedy fight of way the of the Hennepin County ftegl -ai R.Troad Authority corr/d., and there mid Ilne
temnito sold
Parcel R
A cm -floc, drainage and 'URy ---t over, under and across the NI..ing des bad property,
That part of the Southeast Harts, of the Southwest Quarter of Section 32, Township 117, Range 23, described as follows:
Commencing of the southeast coma of mid Southeast Harter of the Snuthxest Hester theta. South 89 degrees 21
minutes 19 as. do Wmt m assumed baoring dmg the south Iina of said Southeast Quarter of the Southwest
Marta, o d'utan- of 1320.39 test to the aouthxast coma of sold Smlhcas! Hader of the Southwest Harts;
thence Nash 00 dagrem D4 mfiules 23 seconds Wmt along the went the of and Southeast Quarts of the Southwest
Harter o dntmce of 117.72 faef to the northedy dghl of way Ifne of the Hennepfi County Ragland Ra6raad Authodty
Went, olon�erly the tlhnmpo6s end St Louts Railroad; thence cmtfiufig North 00 degrees 04 mnutm Z3 mconds
g said went free of the Smlhewt Harter of fha soulhxast quanta, a diston- of 415.27 feet to fha point
f begnnng al mid land to be des bed; thence North 89 dagrem 2f minutes 42 seconds East, a distaste of 483.29
feat to said northedy dghE of way i -no, thence North 48 degram 55 mfiutea 52 seconds East, clang aoid northedy
right of way, a dstas- of 308.39 fee4 then- South 89 dagrem 21 mfiutea 4Z seconds West. a distance f 716.06
E�4toalaaid zest line of Smtheast Harter of the Smtheast Harter, thence South 00 degrees 04 mhutas 23 sacmds
g said went fin4 o dglance of 200.01 faef fo aoid point of beginning,.
Said -,-.at is described m follows;
Commencing at the southa°st coma of mid Southeast Harter of the Southwest Harter, thence South 89 degrees 27
minutes 19 eaemds f 13 m assumed bearing dmg the south Ilno of aoid Smth 'Zo Harter of the South 89 t
Hartz, a dsemee of 132039 feat to the muthxact -ma of old Southeast Quarter of the Southwest Quarter,
thence North 00 degrees 04 mfiutea Z3 --ds Wmt, dmg the zest it,. of and Southeast Harter of the Southwest
Mahar . dlaton- of 117.72 feet to the northedy right al way Iha of the Hennepin County fta -to R f the Authority
coaid formerly the fha Nhnmpdfs and St Louis Ralroad, thence ton N' North 00 degree 04 mfiuta 23
ends Went Img sold west Ifie of the Smtheast Hats of fhe Smthwmt Harter o distance of 415.27 reef
then<a North 89 degram 21 mfiuta 42 samds Ewt dmg the south Ifne of the show descbad property, a diatarxe
of 33.00 feat to fheEEppooht of begfinhg of sad easement to be due at thence contfiufig North 89 degrees 21 "go mhmda EasF,datance of 5042 fasyuthmce North l48cdecgea 37 mhulm 50 sec�ndss Eas tra d- mlante�n of 98.83
fee4 thmca North 22 degram 72 minutes 39 sends East a d,.tmee of 78,74 faef thence North u degrees 32
inuim 28 sends East, a distm- of 7285 feel: thence South 78 degree, 32 mnutm 55 seconds East a, distan-
t 43,50 { t then- South 50 d<greva DB minute 31 eeconds W t, a d'ulw<e of 3 se feet fhenca Smite 13
dedstm�.f 47.80 fee4 then -E-`, distance of 80.00 (set•, thence South 26 degrees aD mtnutas 17 seconds M.
Iina thmca North 89 d degrees 42 mfiutea 37 s ,13 East; a dfat°nw of 6.95 feet to eaid south
northedy rigfit of way I �e of ifi° Hmneph Cou nty Regimvl R trogad Author'�ity oarido ,I thence North 48 deg, to
ea 55
Inutas 52 second, East dmg mld northerly fight of way Rne, o dfA -Cho of 30 &39 feet to the north Ifie of and
boo dashed property, thence South 89 degrees 21 mfiutea 42 second, West along sold north rho. a distance of
146.4E feet theca South t degam 37 minutes 41 seamds West, a dlslan- of 38.85 feet thmca South 13 degrees
06 mnutes 46 sacande EO:t a d(stm- of 21.97 fad; thmca South 36 degram 32 minutm 16 seconds West a
distance of 47.28 tai: thence South 25 degrees 43 mfiules 11 aecvnds Wmt a dfstonce of 34.81 feet thence South
65 degrees 48 minutes 30 aecon W t a d'atan- of 68.73 faef then- North 72 degrees 08 mh1ut. 28 second.
Went a dstmu 11 19 fin4 Uenea North 52 degrees 38 minutes 46 seconds Wast a distance of 25.57 fast
D" North 30 degrees t2 mfiules 30 seconds Wsat a distance of 30.21 feat thence North 10 dagrem 56 mfiules
34 so, -redo West, a dstona of 43T tarot thence North 06 dagrem 10 minutes 53 sends East, a dl= of 30.01
tea thmca
t North 4. degram 38 minutm 35 s id a East o dfstan- of 49.9) feat to mid naih Iha than- North
89 dagrem 21 mtrruEn 42 aemMs East, dmg and north ilea o disfan- of 328.58 fee4 lhanca South 52 degram 44
"rules f. seconds West a 45 - of 3&92 trot thence South 02 dagrem Ot minutes 21 seconds East a distance,
f 28.58 tech than- Smite 45 degrees 37 mtnutas 15 seconds West, a diston- of 8.91 feat than- North 81
doe oaten -5of 20.68 (at thenc as Saui7apdp d4ACe of 24.28 to I; thence South 51 dagrem 23 minutm 28 mole West,
point of begfinhg. o9raa 04 minutm 23 accords East a dAtmce of 134.42 feat to said
Exhibit C
PROPOSED EASEMENTS
Egan, flab
tend at)rYe
I Ft
' 1 .11 EDWARD A 26!RRYCKI II
A`vjc` SOW CATHCART DIVE
PID 32- 117 -2T- 33-0019
I, 13 All
OWNER D, STERN I
26885 BEVERLEVML Y DRIVE 1
PID 32- 117 -23 -33 -0016 (J
rJ
/ y
Owi.'ER: ,EfFREY do JOYCE WA99D,AAR /
/ `6100 CATHLR DRIVE .
I0 32- 117 -23-33 -0076 / �
�97t/ N
A�
OW)ER GEORGE R. V tESVE G GLEASON
6130 2-117- CATHCART OR-0 1\
PIS 32 -i1�, }33 -0037
4
�1 �Q
a'
I y3
t
W
1 'I�
OwTER; ANDREW J. pOROTHY A VELD/ 1{1{
6mD CATHCART EJUI L_ti
PIO ]2- if] -23-j5 -0038
J /
IL ;ti
/
t 4
it o
wvcfilll " WE SW 1/4
f�OF THE SW 1/4 OF SEC 32 W CORNER CF 7He SE 1,
(F ) / a� THE sw� /� of Wa
w =- F0 NB971'!9 £ 132039
-D BOOK
2596
DRAWING NAME:
35622.dwQ
JOB NO. 35822
FILE NO. 679
;^", MINOR SUBDIVISION
FOR: o �a
` r i
1 lie K ®rin
E
- _
/ � _.D 1 t // i. K /
.''LEGAL
I OwN R 4UE8 Ax0 ANDREA NRNOV BT l'I
' 6095 CAINCART DNiI'E
That port of the Southeast 1
1 PID 32 -if7 -23-34 -0056 / Po /4 of the southwest 1/4 of Section 32, Township 117, Range 23, da6afoed se follow.
1 1 Deginning al o Point on the Nor wy It.. of the right -of -wa f the 1117-1-11-
/ �� .: 111 -� 9 North of the Soulhweat coma of fhe 5outheaat 1/4 of the SouthxeeF 1 sald Se tioo 32, T wnahp 117. fee!
/ Range 23, thence North 619 feet; then_ E a 71 fact to the rl9ht -of -way of the Mlnneapalia and SL Loofa
I O''o JAVES Ak ANDREA TURK 9T / /q1 RaAraad; ih nce Eo;.. ealerly along Ifne of sold right -or -way 947 feet mare ar lead is the poll( of beginning.
OW`IER: RICHARD AND KARD] FYNRLVNO /// �•� \ OrixFR: CANOACE JEAN EDWARD6 I 6095 CAIHCART DRIVE L� �t Hennepin Co. nty, MNneaot Ia
60]5 CATNCART 3RNE PIO 32- 117 -23-3 0056 / iii gS-
P10 32- 117 -13 -3q -0041 6065 011E-2RT34 -O / / (Warranty, Deed Per Dowment Number 63672DO)
\PM 32- 117 -2J -34 -0046 �
;`;PROPOSED LEGAL DESCRIPTIONS:!-`,"--
•' > 51R/.W9ERRY CIRCLE ( PRNA� p) ND ACCFS6 TO SIE I rTS -m.a Jp /
` D'N;JER: JAUES AND ANDREA NR]KlUBT \ issr ,�' / •�' r� yP ry •'
L
n
�{ / Parcel is .. - t.�.-- _- . -....
'S:-s. =ice -. �.:x,. = {F'>r:'.. ?1-l_ -f:�r "`- �"` >�.n.•�:; -g' _ _- _ .;,�w_j- •`s+z� -.:. _v=- rx�+' -r -/ ww / mat part of the southeast Ouart o
ra.. o
a f the Southwest Quanta of Section 32, Tawnshtp 117, Ranger 23, desatbed as
-- �. I _ 1 • ] .� 58921'42 "I .• t." -',i " ^--- - c Commencin
•�, s ,r- -•- '" era" a-. 1LF - �' ,+ A"� 9 at the aoutheaa( coma of wid Southeoat Quarter of the Southwest Quarter, thence South 89 d
�•:� '1 /� 'S 68306 y'1 "T \ -s� ♦ e. f -" ,' // / / 4• 21 minutes 19 seconds Was an on assumed hearing don the south Me of cord southeast Quarter S the soot hw�ta
•+,:.f ♦ // (/ e ♦ • >'L 6 •.• y y - '� Ark / , `-�` ` Quanta, o d(atanca of 1320,39 feet to Ue soulhwt C«na of void Southeast Quarter o{ (he SWtnxea{ Quo ter
'.� e ♦ .� I / v V 9d °rah �+.�. _,. ( 1'-"'- .� +' /• . - y-`-:- d; then. North 00 dagreas D4 minutaa 23 sacwLds W. along the xast Itne of aatd Saufheaet Wwta of the
• - awsxvena4 y •g!•T�e f ,f?1 9 ,�T . vim- cdrt'swvan ♦♦ /y / S_ / t�• q southwm! Quarteq a dletance of 111.72 feet to the norlhedy right of wa I'ne of fhe Henn
�4 I/ f^" +ASE 9l / 'o L�Ja d3:•, 11„Y AeMUrf / / /-s -� y RaAraad Authorit Y Pa epingCoun9Yofacaid 'and
A/ eorzidor
u]y]y l^'a d ,z• t • / d, to be described; thence eanitnuingyNorih 00 d rp es 04sminutmis 3 ....Ad. West, along acid wilt Iina of the
7 mvstRVaT•. -)
_ �. / gT,r,,rt� / ) ♦ /-- �--`� eoutheaat Warier of the southwest Quarter, a distance of 415.27 feel• thence North 89 do
1 / / / _ _ ) Y / f 3 �• y y a greed 21 minutes 4z
o•Ir i`\rys��Y r ♦ Jk: ♦ t ` �"''S'' condo East, a distance of 483,29 feet to said nerthad r' 15 of way Lin thence south 48 degrees 55 minutes
- y 52 seconds Wect, along said northerly right at way IIn4 a distance of 64029 feet to said Pafit of beginning.
N a ,/',,�J ,,��?,T i,C?� .• /- "" -/ 1 -EA4l] \ \\ 3 .4,r, // /: --- f Y
(�; ,y, / /; sue% / Th ot rt of the South...t Quarter of the Southwest Quarter of Sectlon 32, T-111 117, Range 23, described as
W 1 i1 ", /Y: 9? ��•, / /��� fol
= i � Je Lam'.''•: ` iE �.'•` 1 � �` 1 �� �+aA.;�' \ w✓"' `.. ' ` r / / v •• e � , _ _ p
Y == . / // 1 \ Commencing at the southeast coma of aotd Sou beast Wo ter of he Sou hwaet Qua ter, !halts South 89 degreaa
rh ,Ion' \ / i 6� / q,A �I MAPLE 21 minute. 19 Seconds West, a assumed bearfn9 slang the sou h Ilne err Satd Southeast Quart err the Southwest
< ` L�,:r J J z • yy y / / AiFNU Quarter, o dlatanca of 1320.39 feet to In. aauthxeat comer of said South Duo tart the so of the t Quart er,
x jjj =t,- -, thence North 00 degrees 04 minutes 23 aecmds Wast, along the west line of sold Southeast Quarto of the
_ a♦ , R I "" ,(?T y �h" / - southwest Warier, a distance of 111.72 lack (o ,he northerly right of xay tine of the Hennepin County Regional
♦* l a'! , .�'.�"1',C�'f' / /t ` _ 4J \ W / / JJ�"^ i ) minuted 23 eeconda Walt, ajoo"'rrL edy the Mlnnoapdfa and sL Laub Ratiroad: thence conttnuIDS North 00 degrees 04
r 3E ��J .• / 4:.y'L:i / l•� = i \ Sr J i e / z-.''
9 paid weal I" of fhe Southaaat Worter of the Sauthweat Quarter, a dinfan_ of
P ` ` ` •1 - y_' -.f=? :, '�, ,.a, 1 Els�,��± j / 4n1527 {set to iha point of beginning of sold fund io be desafied; thence North 89 degraea 21 mtnutea 42
'� lt•. it" / �A�,��l sJ C4+f' / _ 1[� )(t � nds Eaaf, o dl, A_ of 483,29 foot la said northedy nigh! of way tine; thantt North 48 d real 55 minutes art `''�' + // t VY; Y\ t Y L` ¢ \' f�/ ��•%?. <`� �a / + C -� � }SA , o" minutaa 42 eecandaolY at, la diatancey f 716.06 f°eta(ofasoidC..1 11.. of fee" Last Quanta of El
rho 3roufheoat
/ Z ' 1 �j _ Quarter thence South DO dagress 04 mnutes 3 seconds dart along sold xect Ifns, a distance of 200.01 fee! to
ti •-�.�Y ��Ja - --N8971%F2'E 450.29,: --s- x • J '.N :,1.�� / / ya f o'a'Ea•' l {.! -_ td point of beginning,
- • tJ
RL w�-• '-�:�Y- _ . //., _ N8921_42' _483.29 -- - 3l " t, 'M�-`.-a __.w:."'v -�r�a .`y'rg9,�ea / A2j QThe orientation of this bear,n 9 d-1b d based is 220 Hn in Count 'The total arao of tha property daserioad hereon Is 220,277 square feet or 5.0569 (NAO 03 -96 Adj).
°� B ��Y` i({ t 3. The legal descdptIon used to the preparoUm of this aloe ,s hosed on the Wa ant Oeed :1 8367200. Y y per Document Number
vl s /
.1 4. E>usi(n9 utilities, sav'f.- and underground afrucfurea shown hereon was located based upon Observed evidence.
v ' : , . • 1 s / . ,: �_ _Ll ' f Y Ix i V- dffcation and location of dl utilities and services should be obI.IA.d from the --- of the r -p.01- 0flitles prior
to any dm(gn, planning a ezcawGon.
YY �T,/ o> y/ �9t+ •MlFit` / 5. The
�a �s7 / 6v 0 ' 5. i i Property described hereon Ilea I,Nhin Flood Zone X Area. detamfnad to be outslde of the 0.2% annual than_
/s t ,( �f / E, September 2, 2004.
`� I % V �� � •. �� 9 \/ . �, �_' �� \��•L� t,l, , __ ° _- � y(T(� Pan) pa Fedad Insurance Rate Map No, 27053 C 0 }f3 dated
6 S. BENCHMARK; To nut of the h' roof l-.Ai d - the north aide of Mopte Avenue approzlmoiefy 320 feet went of
1 �;>� A =� 1 �'e�"`�, ?.1�'♦..y1 9 .,i:' a o� g� ..�'G, i.`') � / p 7d
Slrawherty Lane, el -tion - 978.60 feet
' I , /y + _ Q•° R /` ` (City of Shorewood datum).
m P` < 0 1 .r4 .f 4'``f S J 7. This aurw to booed on on aziat'. E
�'' YqAl1�� V� r l '� • >.' ' �``�' J/ Perf-ed m fhe ra 9 San, Fldd k Hoxak aurwy dated July 19, 2004. No current fidd work was
'L_ " (' F`" y aC r.. t e - J �� Atc{�• /', I j 1 �' /' P Paration of this aurwy.
♦ E- I' a•yp ' .so �.1 (., %;' �1' 5�,* y A c�• •r t"`ll a We depicted hereon were delineated by AquaU. E- O.Uor,% Ina and field fowled January 9, 2004.
� 9. •The combined area of xa8anda lo_ted on the property h 3 3,790 bqumn feet mere or Its.
10. The Ixa loY for 17 o5by are dllain
{ •f OI = ?izxiz:,-'•- _ -- :•1 // �' // Q% �` ° 1 \ ' Provided to us b the CIt o 9s situated outside of the property floes xae taken Vern infonnatlon
or / r -- : / \ _ rJ/ ��y s• o / / ICATION - s
3'
"7 CERTIF ` ...
4 PPPVV
a , �" ' '� 'g,G•, -,R. ^ \ .(1` 'o �� /` -, / ` ^ \ /' ya -�� t:. y L .pm{aton and that I am a duty Licrosea Lana
_ s:>J /! •' r / `v e fVVV �•o�' , i Survnbr under
that the State of MHnaoto.
Y Y P pared by me a undo m direct su
fn F / Dale of survey, danuorY 5, 2004.
Data of aignatura Febmary 28, 2014.
�9 S m m / =e�� \A O'ANEFh JOHN P. KUCK
�ryyGG�rtt ,
F ` ' L'.'• c r�'�/ '.� \ ) a ` NtnncsoRta Li sloe No. 44123
4 7 _ ` �'
LEGEND
WO MANHOLE
} - .fi,'s // /na; T .�• / I\ J ' lI l S\ % ✓ �`'�a•_L� / ¢• HYDRANT
N 0 GATE VALVE
\} ;h�� dJ •:r 1 1 ° 1; PROPOSED AREAS '" 0 ;,� -Q UTILITY POLE
i s I♦ _ %/� y (�\` / , l 1 Q•.w� 9 `Jy f t F t "J�g:• ROPO¢LT PARCET 1 r, -
rJ`+ (+ F-- GUY PARE
G� 99 AIR CONDITIONER
'°w°y TOTAL PARCEL. AREA =
100,342 eq.ff. / 23035 acres ® ELECTRIC MEIEN
Ba I I t•y ..:' -f `� / -� ! l�"' °sti ` J: 1 I ' v '�T',,� CATHCART DRIVE R.O.W. = 13.236 sq.ft / 0.3039 arrea Q GAS METER
ro / �_ ` % ! F4'u'��'t' - ° PARCEL AREA LESS RO.W. = 87,106 SQ.Fr / 1.9997 ACRES CHAIN LINK FENNCE-
L'° 2
pROPOSFD PARlEI STONEWALL
�a � // j\' _�. / ;_fi4 g- ' ; / / / iJ { -J I 1 1 ' f • f I / ' I o � w'v o " v , TOTAL PACE ARE = 11
9,935
- SANITARY S
ESER
ATHCART D RIVE R.D.W. - 6,600 aq.ft / 0.1515 vaea WAlFR1AIH 1 o 0 S0 PARCEL A R.O.W. = sOT. /26018 ACRES _UNDERGROUND EL
100 ECTRIC (SO
OVERHEAD YNRE
UNDERGROUND TELEPHONE
SCALE IN FEET -T
UNDERGROUND GAS
rwv-v"YY"rvh TRFELINE
FOUND IRON MONUMENT i SPOT ELEVATION FOUND CAST IRON MONUMENT �s2o/ Fa15T NC CONTOUR LINE
O SET IRON MONUMENT MARKED
.', 1N7N LICENSE NUMBER 44723 OR TREE
'-7 (- �$'�- SET PK NAIL
11Y -7z- { - -� -_
=>` '` - -� BINMINOUS SURFACE
SE CORNER OF NX SE 1/4 OF
SOUTH El- SF /4 #�flE SW 1/4 or SEC. 32, T. 117, R. 23 7HE SW 1/4 OF SEC 32 - - --I CONCRETE SURFACE
(FOUND a1 U-) 1
SB921'19'W 1320.39 C /T7' OF S%10?EIYOOD - NENNEP /N COUNTY _ =�;1 GRAVEL SURFACE
40.78 /\ E 7Y OF CHAYMWSSEN
REVISIONS
MINOR
SUBDIVISION
CARDER COUNTY
SURVEY FOR:
Janie Korin
PROPERTY ADDRESS:
6135 Cathcart Drive
Shorewood, Minnesota 55331
_ ....._ .. _ WEILAND AS DELINEATED BY
AQUATIC ECOSOLURONS, INC
Exhibit D
RECOMMENDED DIVISION
Egan ®®
FQRQ ..I