HomeMy WebLinkAbout3.d. Side Yard Setback Requirements. 1%
CITY OF ROSEMOUNT
EXECUTIVE SUMMARY FOR ACTION
COUNCIL WORK SESSION DATE: February 11, 2004
AGENDA ITEM: Side Yard Setback Requirements
AGENDA SECTION:
Discussion
PREPARED BY: Kim Lindquist, Community Development Dir.
AGEN y
ATTACHMENTS: January 8 memo, crime maps, neighborhood
APPROVED BY:
information
RECOMMENDED ACTION: Provide Staff Direction
AUTHORITY ACTION:
At the January Work Session, the Council requested additional information as it related to discussion about
changes to side yard setback requirements. There was a request to find out crime information for the Carrolton
(Carrolton 2 " 3 and 4 th Addition) neighborhood as it related to similar neighborhoods and also a review of
individual lots to assess whether there were garage expansion opportunities without the need of variance. This
information was also obtained for other similar neighborhoods.
CRIME
The Police Chief provided information on several neighborhoods that were platted and therefore presumably
built within the same general timeframe as the Carrolton neighborhood (1989). In 2003, from January through
November, the Carrolton neighborhood experienced 5 thefts from vehicles and two burglaries. It was noted that
the two burglaries occurred on the same night and two of the thefts from vehicles occurred on the same night,
although a different night than the burglaries. For comparison, the Shannon Hills neighborhood had 6 thefts
from vehicles. Westridge 2 'd and 3 rd Additions had two thefts from vehicles; the Wensmann neighborhood had
4 thefts from vehicles. In talking with Chief Kalstabakken, he indicated that crime does not appear to be an issue
in any of the above neighborhoods.
GARAGE EXPANSION CAPABILITY
One of the questions was whether properties within the Carrolton neighborhood had the ability to add a 3 rd stall
without the need of variance and continuing to maintain the 10' side yard setback requirement. In addition, there
was a question as to whether other similar neighborhoods also have properties that are restricted from
reinvestment into their homes because of the existing setback requirements. Therefore, staff took a random
sample of homes in the Carrolton, Shannon Hills and Westridge neighborhoods to see if they could add a third
stall garage and meet the 10' side yard setback requirement. To staff's knowledge all of the lots meet ordinance
current ordinance requirements for lot size and lot width.
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In the Carrolton neighborhood 10 properties were chosen for review. Of the ten the following was found:
• One lot had a 3 rd stall garage already in place and maintains a 12' side yard setback
• Two lots have 20' side yard setbacks that would allow them to add another 10' garage stall and continue
to meet the required 10' setback.
• One lot has a 19' setback and one lot 18' setback. Unfortunately both of these lots were centered on the
property and have large non - garage side yard setbacks (19' and 20'). With proper placement on the
property both of these lots would have been able to add a 3 rd stall. In the current condition, some
additional storage space could be added to the garage without the need of a variance.
• The remaining four lots have garage side yard setbacks of 17', 13', and two at 12'. Three of the four,
from a pure setback perspective, could construct a tandem stall and meet the 10' side yard setback
requirement. All could have accommodated a third stall if the house had been shifted more to one side of
the lot, to allow the extra space for future expansion.
In the Shannon Hills neighborhood 10 properties were chosen for review. Of the ten the following was found"
• Three lots were constructed with a 3 -stall garage.
• One lot was constructed with an oversized 2 -stall garage.
• Two lots have 20' side yard setbacks that would allow them to add another 10' garage stall and continue
to meet the required 10' setback.
• Four lots have garage side yard setbacks of 13.5', 13', and two at 10'. Two of the four, from a pure
setback perspective, could construct a tandem stall and meet the 10' side yard setback requirement.
In the Westridge neighborhood 10 properties were chosen for review. Of the ten the following was found:
Two of the lots have oversized side yard setbacks (23' & 24') that would allow them to add another 10'
garage stall and continue to meet the required 10' setback.
Two of the lots have 20' side yard setbacks that would allow them to add another 10' garage stall and
continue to meet the required 10' setback.
The remaining 6 lots all have under 20' side yard setbacks so a full stall would not be permitted. Some
may be able to add some additional storage space unto the garage. The garage side setbacks are 17', 15'
12.5', and 10' (3).
DISCUSSION
At the meeting, there were three options discussed by the Council relating to this issue:
"One option the council may wish to consider is using a modified R -lA zoning district to address
pre - existing development conditions. The R- I A district already permits 5' setbacks for single
story structures, regardless of use. We would need to clarify the district as it relates to 1'/2 story
structures, as that is not currently addressed in the ordinance. After amendment, additional
sections of the community could be rezoned R -lA to permit the relaxed standards. While this
suggestion may aid some neighborhoods in obtaining 3 -car garages, staff would not expect that
or
the ordinance would be applied universally. Again, as new construction occurs and home
massing continues to increase, staff believes that greater setbacks should be built into the platting
process.
Another option to the council would be regulations similar to Lakeville. Lakeville side yard
setbacks are 10' but for lots platted after 2/16/99, additional setback requirements apply. The side
yard setbacks are 30' and 50' for rear yards. While we are not advocating such extreme setbacks,
regulations could be drafted that permit a 5' side yard setback for the garage side on lots dated
before a specific date. After that date all side yard setbacks would be 10'.
Of course a third option for the Council is to maintain the existing regulations without change.
These ordinance regulations have been in effect for some time and property owners and future
buyers have the ability find out future "add -on" opportunities under the current conditions. In
most cases the desire for greater side yard setbacks is aesthetic, in that there is a desire to provide
more open space and building separation. This effect can soften the effects of development;
provide a different type of rhythm in the development pattern than experienced in other areas. "
Staff is requesting direction from the Council as to whether changes to the zoning ordinance should be
pursued or the ordinance should remain as is.
MEMORANDUM
TO: Mayor and Members of the City Council
Jamie Verbrugge, City Administrator
FROM: Kim Lindquist, Community Development Director
RE: Side Yard Setback Requirements
DATE: January 8, 2004
On December 22, 2003 the City Council voted to uphold a variance appeal which requested a 5'
side yard setback to permit construction of a 3 rd garage stall on an existing single family lot. The
property was located along Upper 149 Street West and is zoned R -1, Low Density Residential.
The current standards for the R -1 District are:
side yard setback 10'
front yard setback 30'
rear yard setback 30'
lot size 10,000 sq. ft. or 12, 000 sq. ft on a corner lot
lot width 80' or 95' on a corner lot
The city also has an R -lA zoning district. The zoning ordinance standards are the same with the
exception of the side and rear yard setback requirements. The side yard setback for the R -lA
district is 10' for two -story buildings and 5' for single story buildings, regardless of whether it is
a garage side or house side. The rear yard setback also is reduced from 30' to 25'. This zoning
district was applied to older areas of the community, specifically areas developed prior to 1980.
The reduced standards were drafted in part to recognize non - conforming situations and helped to
bring some aspects of the site development into compliance. The R -lA ordinance was drafted in
the early 1990's.
Staff has surveyed other communities to see what their setback standards are, particularly for side
yards. We received 28 surveys from various communities; please see the attached spreadsheet. Of
the 28, nine communities indicated that they had a side yard setback below 10'. At least six of
these communities are older more developed communities and would have a development pattern
set earlier in their development history. Sixteen of the 28, including some of the 8 with a reduced
side yard setback variance, indicated that they have some relaxation for the garage side of the
residence. Therefore, in total, 22 communities had either smaller side yard setbacks than
Rosemount's current standard or had a reduction for the garage side yard setback. Most of the
reductions were to a 5' setback although there were some variations depending upon the
community. The communities of Eden Prairie, Golden Valley, Hastings, Lakeville and
Minnetonka do not allow any reduction for garage side yard setbacks. Their side yard setbacks
are typically 10' although some require a 10' minimum with a 25' or 30' total.
Staff has some reservation for reducing side yard setbacks in the R -1 zoning district. This is the
district where new construction is occurring and most typically, have 3 -car garages constructed. It
doesn't seem prudent to give new construction the "bonus" especially since many of the new
homes are large, as compared to existing residences, and the added separation is desirable. One
option the council may wish to consider is using a modified R -lA zoning district to address pre-
existing development conditions. The R -lA district already permits 5' setbacks for single story
structures, regardless of use. We would need to clarify the district as it relates to 1 %z story
structures as that is not currently addressed in the ordinance. After amendment, additional
sections of the community could be rezoned R -lA to permit the relaxed standards. While this
suggestion may aid some neighborhoods in obtaining 3 -car garages, staff would not expect that
the ordinance would be applied universally. Again, as new construction occurs and home
massing continues to increase, staff believes that greater setbacks should be built into the platting
process.
Another option to the council would be regulations similar to Lakeville. Lakeville side yard
setbacks are 10' but for lots platted after 2/16/99, additional setback requirements apply. The side
yard setbacks are 30' and 50' for rear yards. While we are not advocating such extreme setbacks,
regulations could be drafted that permit a 5' side yard setback for the garage side on lots dated
before a specific date. After that date all side yard setbacks would be 10'.
Of course a third option for the Council is to maintain the existing regulations without change.
These ordinance regulations have been in effect for some time and property owners and future
buyers have the ability find out future "add -on" opportunities under the current conditions. In
most cases the desire for greater side yard setbacks is aesthetic, in that there is a desire to provide
more open space and building separation. This effect can soften the effects of development;
provide a different type of rhythm in the development pattern than experienced in other areas.
A relaxed setback standard may also raise issues of accessibility to easements and also some
enforcement issues. Side yard easements are 5'. With a structure set at the 5' setback line, the
overhang from the structure can be up to 2 % ` into the setback, and easement area. Work that
may need to occur within the easement, generally private utilities or localized drainage would be
more difficult. Another aspect the Council should be aware of relates to code enforcement and
exterior storage. My previous experience indicates that people tend to stack or store items next to
their garage, out of their sight but not always their neighbors. This may result in items being
stored within the easement, or even over the property line as 5' does not accommodate many of
the items people typically store outside.
Staff is requesting direction from the Council.
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The map above shows all reported thefts from vehicles and burglaries that were reported in the time period of
January through November 2003. The Carrollton H area had five (5) thefts from vehicles and two (2) burglaries
during this time period. The two burglaries occurred on the same night and two of the thefts from vehicles
occurred on the same night — but a different night than the burglaries.
In one burglary, liquor was stolen from a refrigerator in the garage. The other was an attempt to enter the
garage; no access was made and nothing was stolen or damage.
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The map above shows all reported thefts from vehicles and burglaries that were reported in the time period of
January through November 2003. The Carrollton H area had five (5) thefts from vehicles and two (2) burglaries
during this time period. The two burglaries occurred on the same night and two of the thefts from vehicles
occurred on the same night — but a different night than the burglaries.
In one burglary, liquor was stolen from a refrigerator in the garage. The other was an attempt to enter the
garage; no access was made and nothing was stolen or damage.
Shannon Hills Neighborhood — 2003 Burglaries and Thefts from Vehicles
(North of 145' St. and East of Shannon Pkwy)
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INDICATED, ANO ADJOINIk LOT LINES AND
10 FEET IN W#DTN AND ADJOINING STREET
LINES , AS SHOWN ON THE PLAT.
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D„ 9 58.1) Denotes Proposed Spot E leva t ion
_-. ----- Denotes Drainage Direction
- PAGTRTY DESCRfPTICN-
LOT q ,BLocK 3
CARROLLTON 2 NO AgvirioN
according to the recorded plat thereof,
5 *57"w
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a Denotes Wood Nub Set
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D„ 9 58.1) Denotes Proposed Spot E leva t ion
_-. ----- Denotes Drainage Direction
- PAGTRTY DESCRfPTICN-
LOT q ,BLocK 3
CARROLLTON 2 NO AgvirioN
according to the recorded plat thereof,
5 *57"w
�(��j��� `.\ / ter �'r•;` + = �•
4q
122.00 x a ��
� M
• 1) - 10 8
PROPOSED GARAGE FLOOR ELEVATION=
PROPOSED Top of Block ELEVAT ION= o
PROPOSED BASEMENT FLOOR ELEVATION
Verify all floor heights with Final House Plans.
GERTIFICATICN-
I hereby certify that this survey, plan or report
was prepared by me or Lrder my direct superv
and that I am a duly Registered Lard Surveyor
under the laws of the State of Minnesota.
W/a
L.OT 9
I
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40 1 N
3
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1
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1
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9s '3
d
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� M
• 1) - 10 8
PROPOSED GARAGE FLOOR ELEVATION=
PROPOSED Top of Block ELEVAT ION= o
PROPOSED BASEMENT FLOOR ELEVATION
Verify all floor heights with Final House Plans.
GERTIFICATICN-
I hereby certify that this survey, plan or report
was prepared by me or Lrder my direct superv
and that I am a duly Registered Lard Surveyor
under the laws of the State of Minnesota.
W/a
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Shannon Hills Neighborhood
Setback Study Properties
0 0.1 Miles
F Adbot-
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Legal De Z 6`��K 2� ,u�yo yips 3,�
" `�`�" �'.•�•.^ ^'... _ DAfCOTi4 c_ OWZ3!..1�l�YLSI.�� —
DENOTES EXISTING ELEVATION
(947,5 ) DENOTES PROPOSED ELEVATION
.... ----- INDICATES DIRECTION OF SURFACE DRAINAGE
7.83 FINISHED GARAGE FLOOR ELEVATION
9 41 , 414 - BASEMENT FLOOR ELEVATION
11 90 = TOP OF FOUNDATION ELEVATION
SCALE t V + 30•
1
:? FRONT 8V f LDl P4G
4:, 7'8gCK L I A16 ----.�
�,<<r,�►�� 387`
C^^� 143 RD STREET
:—: 6, 70 18' 53
L+ 38.03 R■ . 86 �
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(9¢0,7)
DENOTES EXISTING ELEVATION
( } DENOTES PROPOSED ELEVATION
�._. ---- INDICATES DIRECTION OF SURFACE DRAINAGE
S FINISHED GARAGE FLOOR ELEVATION
<
-9S. 4 , 6, = BASEMENT FLOOR ELEVATION
94 4,-5 0 =TOP OF FOUNDATION ELEVATION
SCALE. 1'-,30' M
C � U
t
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i $ETBAC� L //VE
- T -
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= 941,9
horoby cart;fy that this is a true -and correct representation of a tract
and as shown and described hereon. As prepared by me this 297 day
Minn- RP_U No . 164085
NOLL)OW ONZ 1 21111 NONNVH45; ` AJO 7R ` 7- 107
q, V a t to sa OWO o pAvn fs',o v<,l,D umot s$uu lua nuo sapuaa o
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to
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J LO SO. FOOTAGE _ 15, 388.E
OPOSED ELEVATIONS
of Foundations
rage Floor
cement Fbot
xox. Sewer Sero
posed Elevations
sting Elevations
kW* Dkoctions
. 953.1
-1952.7
-945.0
:o Elev.. %
in
votes offset Stake • 4
SCALE# 1 lnch • 30 Feet
BENCHMARK, TkH
E1cu= 953.28
MIN. S9MC BEQUfRi
Front - 3o House
Rear - 3d Garage
IitEPEBYCERTIFY 71% T THIS 95A TERM ANDCOMECTnFPnF 'iENtATlnW
Wyclo.Construction
PELMAR H. SCHWANZ
LAND SURVEYORS. INC-
Reglat*red k Inder Laws of The State of Mintwevota
14750 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA 55068 012/423-1769
SLOPE FINISHED GRADE
AWAY FROM STRUCTURE
ON ALL SIDES. TyP.
SURVEYOR'S CERTIFICATE
i
THIS PLAN IS TO
REMAIN ON THE
JOBSITE AT ALL TIMES. Proposed garage floor. elev
I n�
Scale: 1 inch = 30 feet
0 = Iron pine monument
• = Set spike at building offset
Existing spot elevation
5 9 1
I- .r
4
4q
14 4
"V -� � lti I i
140/1
/6
0.0 — - T-K s�..'o
fj
7 -r
D ription:
V Lot 8, Block 1, SHANNON HILLS 2ND ADDITION, according to the recorded
plat thereof, Dakota County, Minnesota.
Also showing the location of a proposed house as staked thereon.
.............
I hereby certify that this survey. plan. or report was
prepared by me of under my direct supervision and DE H.
that I am a duly Registered Land Surveyor under S'-' H W A NZ'
the laws of the State of Minnesota. 11 .0
Dated
03-13-92
8625
Delmar H. Schwanz
.... ......... Minnesota Registration No. 9625
IGVVI ON' - Ulu 'S I ll.e1Y11S'U IU38tju to * z oo& $$
/',7
OP I - d1DjS
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11� J u 9301 8 JU l,uu'Ixrel P4 Isle p Lill It' s.geLynutuy 1041 Jo A..uns a yo Iwllulu611ald2l i3a„oa uu Lrts1 0 sJ S141 1041 Alliiaa Agwuil I
b1oS .�NN1�Y .{1N/10� D'lO�b'Q
S771H N0N1\1VH--r) r z / .Jo 7Q ` 0
pxs�a��,fo
6 1uawa 5-,0 3 01 paPnS paea nSsD am uM SP�,jpv
gnfl layXo sa o ua G a jUacunuow sa jouaQ o
9 ual,�b�a 7 gals a �DLIDq sMO.�.Jv rlo� *01�11PJG u�n.�a sa�oua�
9�'L uo i�nna17 /.30ffl o d1_ _ .�uacuasn3 � /!fin s a� ou ----
9v uo! Bona Boa f saMo� uocloaal pa dard Saloua(7
NDI bA 3 3S l 1� tio� nna1� u��rrxa ON
.
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H MON
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016(189 (Zl9) Bu.taau Bua -
DZISS NW' e10Pu2W tA33NC71 d
aAllp esudlasua ZZbZ 7}
* PIONEER ~,
*
engineering..
Certificate of Survey for: M ADFRA HOM ES
2422 Enterprise Drive
Mendota Heights. MN 55120
(612) 681 -1914
"Aw
NORTH
Al W
75.00
5
I
L.O. I
M O L_ o m
1� !i•3 3B I,} 933 D'
t1 \ I { °
.I
.o - - -- ° '!w r� - y� pub{ - R4 AMJ.- s'PR!B
55 ` t'
_ 3 4.80 40.30
\ 46 S 89 "E
STKEET W.
. Poo.o Denotes exiW in Effie vat iorr
Dert ro Med Flevat
Denotes Dr�aP
na ( Uti tiY Ease
`—+-- Denotes Drain r7ow ,4rrows
O denotes mo n umenf
&aril? jS shown are aswm
�rl VATI N
es r , — So- ►6
Top o 8 /ock Elevpf ion s
Gary e Slab ueva ft on . s
d Deno Te s O E sc/ flub
Sued to Easements of Recor
L 0 T 2 BL00 T
5NA MCA/ HA z OC .
DAKOTA COUNTY /14I NNESOTA
I hereby certify that this Is a true'and Correct representation of a survey of the boundaries of the nhove d critrad Lind, and of the location of all
buildings, thereon, and all visible encroachments, if any, from or on said larxi_ As surveyerf by me t day of ) A.D. 19
J1P . \ V
/
k ale J±nE 40 f o .Lef
90022.10 RC)RF_n T Fl. SIKICI4 t..5. nFr..0. 14891
Certificate of Survey for: Gorman Construction Inc.
House Address: 144th Street West, Rosemount, MN
AV 9 3'�, 0
Tr
8 $ �
r
li
i T 7 0
co
► \[
L3
Z q
Ilk
"I A f V O
.P
�s
44G,,-rs
40,��
o O• e
\ \ X225 19y7 Zz JO �s
1
\ N II
` • a
/ X
X 900.0 Denotes Existing Elevation PR HOUSE ELEVATION
Denotes Proposed Elevation Lowest Floor Elevation: 941.95
Denotes Drainage & Utility Easement - -"- --
Denotes Drainage Flow Direction Top of Block Elevation: 9 50.0 6
—o-- Denotes Monument Garage Slab Elevation: 949.73
—s Denotes Offset Hub Bearings shown are assumed
LOT 7 BLOCK 1 SHANNON HILLS
Ratz1aff Constructi.on i 149/30
DELMAR H. SCHWANZ
LAND MVIV01%. WC.
"&%w *4 #,wow Le" of TM out* of am"w9w
14750 SOUTH ROBERT TRAIL ROSEMOUNT, MINNESOTA 5506 6121423-1789
SURVMYOR'S CERTIFICATE
S cala: 1 inch - 30 feet
ProPosed garage floor elev. 1 11 /-1
() :- iron pipe monument
Sot spike at buildirig offset
9 Pxtrting -pot alevativ-n
PrvFKise-d elevation
0.
PC
-7,D 0
j I
Doi
60
--PIT
Ly 700 19
4• 11011'
fi I' ' a
14 I'IfAlr
rJ
7 It t7
'75)"
ti
8 n
ki e
N %
Description:
Lot 6, Block 2 9, SHANNON HILLS 2ND AbDITION, acvordinq to
the recorded plat thereof, Nlk(lti'l County, Minnesota.
Also showing the of Aproponed hovNo, as staked thereon.
`
I hereby certify that this sumoy, plan. or report wat;�k
Ptopeted by me or under my direct supervision and C"LLMAR H.
that I arm 0 duty R99191frod Land Surveyor undo( XI MAINZ i � the laws of the State of MInnesora. _ { .�� 1r �,� ., ,. � f
Delmar H. Schwanz
03-17-92 Minna Note 1490161rotion No. $625
`DESCRIBED AS : Lot G, Block 3, SHANNON HILLS 2ND ADDITION, City of Rose-
mount, Dakota County, Minnesota and reserving easements of record.
te N89' 15'21 N 9o. oo
r- 9af
h
-------- -- - - -- "
o
r —
m
I� �1
4
I
sto 00 ( o
1 30. oo qS.3 Qsr_ . izo�g .a
M ° 20.00 24.00 22.00 10
! 00
Preppostd Crxtt[Spus Mrs" M , 1
Z Iq *j I-Lsrst 22.33 N
.�-- 9. &7
!0.
0.
U-09 .� 95x _ 42.00
� Is
q� ses• 15' 2VE so. oa
' 9 5t,o .
q�o.j
A CORMORANT WAY A
LOT SO. FOOTAGE
PROPOSED ELEVATIONS
Top of Foundations
" 452.0
Garage Floor
.9st. c,
Easement Floor
.94 a.0
Approx. Sewer Service Elev... I/4
Proposed Elevations
« CD
Existing Elevations
Drainage Directions
. �,... t.
Denotes offset Stake
O
SCALE I Inch : 30 Feel
= 12, 060-+
BENCHMARK , TM 14
Elto= 447.83
MIN. SETBACK IIEQUIREMENT
Front . 3o House Side . to
Rear - 3o Garage Side •ro
s
JOB NO.:
Westridge Neighborhood
Setback Study Properties
F
a
z
0
6
C]
O / 4339 4323 I 4307 I 4291 4275 ` 42 I 4241 4231 I U 42 1 I u I 4191 4181 41 4173 4169
3
_._ 156TH ST W _. _.. _......
340 tAb24� 4308 42 E:J 42 424 423 qr 156
❑ 4164
56 2 144
1 OS _ 615
O 15 O� 15531
En
OS
442 O
152 _ a X118
liz^ -25 -_
- 3215 =`
�7
4201
95
4221
4189
_'_.. -_.nl ._ CF 137TH STW
.. _.__.. _.__..
� �-A j 435 4330 a aa�n 42 42 6 - 4226 421 I 4202f 190
❑ 4184 `
O 4415 �--4�
44 _4391, E? En I 428 4365
V I ��_J I IIJJ � I IJ r'
1 613 1562 ^tan r I5i3q �L5552 7 1 5670
U I IJ � -' I Lr� I -�� � �-�� 1
o
074 15660
O 1566 O 4180
15619
4210
15620 1563 `7Y637 1564 IS 9 11161 15 75 �76 4204 4198 4192 4186
666
UPPER 156TH ST W -- 15 30 15 - 15 5
9PQ Q3.� G � ..
VL O
1 665
LJ 5627 �/��)
78 � � G� 05 � �' J
�����1444��333N99 C4 540
184 5
5635 5
ED
I55 55 OP O
y 0
563 7
O O 34 O � ysr
1 595 > 1 91 ^ _ 33 /�
IS 98 44 \, / 25 15 2 (1121
1501
15596 M
❑ � 5604 �
15 8
1
156 � � 1573
lIILLLJJJJJJ ��'.` 2 728
0 0.1 Miles
MMMMINI
Certif or: Broback Homes - Book Page
DELMAR H. SCHWANZ
aM
R..�.ws U a LAweof ,,..w..r'e�..�,.
H ROWAT TRAIL ROSEMOUNT. MINNESOTA 56M 0121415.1700
SURVEYOR'S CERTIFICATE # V
870a EAST
Y
0
Z
a
Drainage &Utility
Easements
r a
,t GAR• n r
r 1.24.0 0- _ �IS.ov'
0 �
j0
87 1 EAST
15 7 TN STREET
i
Scale: 1 Inch - 30 Feet
0 Denotes iron monument
Q Denotes set wood hub
Denotes existing elevation]
96 Denotes proposed elevations
from development plan.
96/,5 Garage Floor Elevation
I-
0
Also showing proposed house
thereon.
o
0
0
WEST
Descript•on:
Lot 4 , Block 3 , WEST RIDGE SECOND ADDITION , according to the .
plat thereof, Dakota County, Minnesota.
I hereby *wb that this survey. Man. a ►pat was
prepared by me of under my direct sup wvNion and
Mat I am a duy Rpbbrrrd Land Surveyw under
the laws of tM Stab of Mkrnssota.
Dated
*' DELMAR H.
S C H VV ANZ-_
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D~ SOMMIX
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Certificate for.:
Woodvi.ew Construction
Book Page
DELMAR H. SCHW'ANZ
wro su"vt=YOns. mc.
ny+K«w • ;Jna.. �... d 7►r awu a teM.wsers
14750 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA 56064 GIV423 -17M
SURVEYOR'S CERTIFICATE
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Description:
Lot. a, Block 1,Westridge Third Addition,
according to the recorded plat thereof,
Dakota County, Minnesota.
0 Denotes iron monument
O Denotes set wood hub
`i „'j Denotes existing elevations
Denotes proposed elevations from development. plan.
Also showing the location of a proposed house
thereon.
1 hereby certify that this survey, plan, or report was
prepared by me or under my direct supervision and
that I am a duly Registered Land Surveyor under
the laws of the State of Minnesota.
Dated 03 -12 -92
- Jv�lir'irli�ii
81;25 - -.
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Delmar H. 80manz
Minnesota Rpiabation No. WS i
� Urainage&
Utility
Z4. 5.7
Easements
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1
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,
44.31
4. 33
30.0
Description:
Lot. a, Block 1,Westridge Third Addition,
according to the recorded plat thereof,
Dakota County, Minnesota.
0 Denotes iron monument
O Denotes set wood hub
`i „'j Denotes existing elevations
Denotes proposed elevations from development. plan.
Also showing the location of a proposed house
thereon.
1 hereby certify that this survey, plan, or report was
prepared by me or under my direct supervision and
that I am a duly Registered Land Surveyor under
the laws of the State of Minnesota.
Dated 03 -12 -92
- Jv�lir'irli�ii
81;25 - -.
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Scale: 1 inch = 30 fe
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Delmar H. 80manz
Minnesota Rpiabation No. WS i
' N
DELMAR H. SCHWANZ
LAN SURVEYORS. INC.
Rphtwsd Under L� W The Suu of Miruuwu
14750 SOUTH ROBERT TRAIL ROSEMOUNT, MINNESOTA 55086 612/423-1769
SURVEYOR'S CERTIFICATE
C 00 Scale: 1 inch = 30 fee
SEA = Proposed elevation
one C., from Grading Plan
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m A"L SIDES. TV.
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X48
Ad� 30� 9.9
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Description:
Lot 15, Block 2, WEST RIDGE THIRD ADDITION, according to the
recorded plat thereof, Dakota County, Minnesota.
Also showing the locatiorij;,f a proposed house thereon.
I hereby certify that this survey, plan, or report was -
prepared by me or under my direct supervision and �- /
that 1 am a duly Registered Land Surveyor under
the laws of the State of Minnesota. a,,v,
08 -16 -91 Delmar H. Sc hwanz
Dated Minnesota Registration No. SM
Woodview Construction
DELMAR H. SCHWANZ
"No stmvEvons. mc.
A vlaiwid uncw Lash of 7r» stm at MWA~.
14750 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA 5500
612/423 -1789
SURVEYOR'S CERTIFICATE
/SGy.t. D0r�i --
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Lot 8, Block 2, WEST RIDGE SECOND ADDITION, according to the
recorded plat thereof, Dakota County, Minnesota.
Also showing the location of a proposed house thereon.
1 hereby certify that this survey, plan, or report was
\\ '`
prepared by me or under my direct supervision end �` N �,.� ' • : w , , �
that I am a duty Req{atered Land Surveyor under;' ''•..,.= < i
the laws of the State of Minnesota. DELIUrAR H.
SCFt',1'ANZ _
Delmer H. Schwanz
.Gated — 8 &2s — a Minnesota Registration No. 8825
w �i�rrnui,:ma,u�u
'certiricate For:
Broback Homes, Inc.
34804Upper 149th Street -
Rosemount, MN 55068
WW
• DELMAR H. SCHWANZ
LAW sunve�or;a. MC.
pig's Ur4w La" or n» sa» of Wm».a.
14760 SOL1tH ROBERT TRAIL, ROSEMOUNT MINNESOTA 66066 619/423-IM
SURVEYOR'S CERTIFICATE
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Scale: 1 inch = 30 feet -ki%
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O = Proposed elevation from 1�N O
Grading and Developmento
Plan. N"
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A189 ' w
Description: f
Lot 11, Block 3, WEST RIDGE THIRD ADDITION, according to the'recorded
plat thereof, Dakota County, Minnesota.
``` \`1 C,111U 1111 t 11111 1f!
Also showing the location � � /,house thereon.
I hereby certify that this survey, plan.-or report was
prepared by me or under my direct supervision and
that I am a duty Raostered Land Surveyor under i DELMAR H.
the laws of the State of Minnesota. _
= SCHwANZ
—8625— oetma, H. Schwarz
Dated 09 - - . ` � 'O.� MlnneNUtt Rooft" n No son
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1M
Scale: 1 inch = 30 feet -ki%
n
-d' O
O = Proposed elevation from 1�N O
Grading and Developmento
Plan. N"
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ll CK 3 I s
�0,�9/ �✓96E UTiI / E AS�I,
A189 ' w
Description: f
Lot 11, Block 3, WEST RIDGE THIRD ADDITION, according to the'recorded
plat thereof, Dakota County, Minnesota.
``` \`1 C,111U 1111 t 11111 1f!
Also showing the location � � /,house thereon.
I hereby certify that this survey, plan.-or report was
prepared by me or under my direct supervision and
that I am a duty Raostered Land Surveyor under i DELMAR H.
the laws of the State of Minnesota. _
= SCHwANZ
—8625— oetma, H. Schwarz
Dated 09 - - . ` � 'O.� MlnneNUtt Rooft" n No son
� V
'ertifi.cate For: I
_Broback :comes Inc. AM I
3480 Upper 149th Street
N
`Rosemount, MN 55058
J
DELMAR H. SCHWANZ
LAND SURVEYORS. INC.
Regidwed Undo Lawn of The Stat. of MlnnelI
14750SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA SSM 812/423 -1789
SURVEYOR'S CERTIFICATE
�3 Scale: finch = 30 feet
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147-
All
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� �R 9� gy p• .`` _
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O _ Iron pipe monument.
154 ` ` / O = Set wood hub
Existing spot elevation
6 = elevation -from
AIivn ` -j A/ 9 , Development Plan
• L�r,��TY F,� "�i 4 95!
ysc'/i��, %r L
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Description:
Lot 2, Block 3, WEST RIDGE THIRD ADDITION, according.to the
recorded plat thereof, Dakota County, Minnesota.
i w .
Also showing the location fafN 1 prt5 j ed house thereon.
���.��• �....... i
1 hereby certify that this survey. plan. or report was *T :' DELMAR H. .*
prepared by me or under my direct supervision and fi
that 1 am a duly Registered Land Surveyor under _ SCHWANZ
the laws of the State of Minnesota. x >:
— 8625 . O
Dated 10-22-91 %� Delmar H. Schwan
/'���' .S V �,`�r Minnesota Registration No. 8825
'J'rrrurrin +n�+`�
Certificate For: Broback Homes Book
DELMAR H. SCHWANZ
LAND S~VOrte. INC.
IMeMwM VWr LMM or The ft" of �MwwM.
14750 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA GNU
SURVEYOR'S CERTIFICATE
. = yam:____._
Iry
}_`) -� -�
i Drainage &Utility
�- Easements
cc
Page
012/423 - 1789
Scale: I
Inch = 30
Feet.
O Denotes
iron monument -
0 Denotes
set wood
huh
'A,') nnnotes
existi nri
elevations
')�[�enotes
proposed
elevations
from development
plan.
I�yc�lpSf.!► l� +1
0"
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0
75.Ofl -- E A S
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[J K L I N G
Description:
Lot 7, Block 1, WESTRIDGE SECOND ADDITION, according to the recorded plat thereof,
Dakota County, Minnesota.
' I hereby esrtity that this survey, plan, or report was
prepared by me or under try direct supervision end
that I am a duty Registered Land Surveyor under
the laws of the State of Minnesota.
Dated 4 - If r 9
ONrnar N. schwons
Mkwoesoh Rsglabrotlon No. flflRti
.ificate For:
. John Broback
eairfax Construction
DELMAR H. SCHWANZ
uuw S URVEYOR& INC.
MOW91 undw Lon of The Shit o f i�nn..oa
14730 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA SSW
SURVEYOR'S CERTIFICATE
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61V423-11M
Scale:'l inch = 30 feet
C ) = Proposed elevation from
grading and development plar
�.�TY CQPY
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20.5 vy
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I hereby certify that this surrey, plan, or report was
prepared by me or under my direct supervislon and
that I am a duly ReWstersd Land Surveyor under
the laws of the Starts of Minnesota.
Dated 08 -27 -90
SLOPE FINISHED GRADE
AWAY FROM STRUCTURE
ON ALL SIDES. TYP.
Description:
Lot S, Block 2, WEST RIDGE THIRD
ADDITION,.according to the recorded
plat thereof, Dakota County, Minnesota.
Also showing the location of a proposed
house thereon.
. DELMAR H. X
SCHWA:NZ n j T
8525
DNnwr ff. Schwan
Min aoh F atlon No. eR25
r
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20.0 a:
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. U•�
�s
61V423-11M
Scale:'l inch = 30 feet
C ) = Proposed elevation from
grading and development plar
�.�TY CQPY
�rc�csecl +
20.5 vy
IS
n j
/7. Z7 v 3
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a
7V. 00
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I hereby certify that this surrey, plan, or report was
prepared by me or under my direct supervislon and
that I am a duly ReWstersd Land Surveyor under
the laws of the Starts of Minnesota.
Dated 08 -27 -90
SLOPE FINISHED GRADE
AWAY FROM STRUCTURE
ON ALL SIDES. TYP.
Description:
Lot S, Block 2, WEST RIDGE THIRD
ADDITION,.according to the recorded
plat thereof, Dakota County, Minnesota.
Also showing the location of a proposed
house thereon.
. DELMAR H. X
SCHWA:NZ n j T
8525
DNnwr ff. Schwan
Min aoh F atlon No. eR25
Certificate For:
Broback Homes
DELMAR H. SCHWANZ
LAND WJRVEYOR& MQ
LA don L�of The Sweof
14750 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA 55088 812/423.1789
SURVEYOR'S CERTIFICATE
/0
ys9 � OQ
Scale: 1 inch = 30 feet
SL AY FROM
AW
ON ALL SIDES. TYP.
O = Proposed elevation from
Grading /Development Plan
I hereby certify that this suivey, plan, or report was
prepared by me or under my direct supervision end
that I am a duly Registered Land Surveyor under
the laws of the State of Minnesota.
Description:
Lot 12, Block 2, WEST RIDGE THIRD ADDITION,
according to the recorded plat thereof.
Also showing the location of a
house thereon.
Dated 04 -15 -91 Delmar H, Schwartz
Minnesota Re910tration No. 0625
Certificate for:
Broback Homes Inc.
DELMAR H. SGHWANZ Book , page
LAM BURVIVOM WS
NglMrad u Law of tM ohm of lannnefa
14750 SOUTH ROBERT TRAIL ROSEMOUNT. MINNESOTA 55M j 612/423 -170
SURVEYOR'S CERTIFICATE i
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1 hereby cerlity that this survey. plan. or report was
prepared by me or under my direct supervision and
that 1 am a duly Registered land Surveyor under
the laws of the State of Minnesota.
Dated /d - 6 Z - �lr
Scale: 1 inch = 30 feet
O Denotes iron monument
0 Denotes set wood hub
XzS Denotes existing elevations
9Gz.5 Denotes proposed elevations from
development plan
J Denotes direction of drainage
lot 28, Block 2, WEST RIDGE SECOND ADDITION,
according to the recorded plat thereof,
Dakota County,-Minnesota.
Also showing the location of a proposed house
thereon.
Delmar H. Schwan:
wimnseas Rogwe oe No am
O
Drainage &
Z
L lity
ements
/p
1 hereby cerlity that this survey. plan. or report was
prepared by me or under my direct supervision and
that 1 am a duly Registered land Surveyor under
the laws of the State of Minnesota.
Dated /d - 6 Z - �lr
Scale: 1 inch = 30 feet
O Denotes iron monument
0 Denotes set wood hub
XzS Denotes existing elevations
9Gz.5 Denotes proposed elevations from
development plan
J Denotes direction of drainage
lot 28, Block 2, WEST RIDGE SECOND ADDITION,
according to the recorded plat thereof,
Dakota County,-Minnesota.
Also showing the location of a proposed house
thereon.
Delmar H. Schwan:
wimnseas Rogwe oe No am