HomeMy WebLinkAbout5.b. Bruestle Minor Subdivision and Variance
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: September 28, 2021
Tentative City Council Meeting: October 19, 2021
AGENDA ITEM: 21-45-MS and 21-46-V Request by
George and Laura Bruestle for a Minor
Subdivision to create a new six-acre
buildable lot and a 2.96-acre outlot from
an existing 11.59-acre parcel, and a
request for a Variance from the
requirement that buildable lots must
contain frontage along a public street.
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 5.b.
ATTACHMENTS: Resolution; Site Location; Preliminary
and Final Plats; Conservation Easement
Exhibit
APPROVED BY: AK
RECOMMENDED ACTION:
Motion by the Board of Appeals and Adjustments to adopt a resolution approving a
Variance from Section 11-2-2 to consider a lot of record buildable without frontage along a
public street.
Motion to recommend the City Council approve a Minor Subdivision to create a new six-
acre buildable lot and a 2.96-acre outlot from an existing 11.59-acre parcel located at
12275 Cobblestone Lane, subject to the following:
a. Recording of a conservation easement benefitting the City over all wetland buffers
within the plat area.
b. Drainage and utility easements shall be updated on the final plat to encompass all of
the averaged buffer area.
c. Dedication of Right of Way over all of Outlot A, Hanson Addition.
d. A fee in lieu of park land dedication of $3,400 for Lot 2 shall be paid prior to the
issuance of a building permit for that parcel.
e. The applicant shall pay the required storm water trunk area assessment of $3,772
per acre prior to recording the final plat. This assessment shall be based on
developable area of Lot 2 (with further exclusions for wetlands and ponding areas
per the City’s fee schedule).
f. Outlot A of the proposed plat is not buildable based on the current zoning ordinance.
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SUMMARY
The Planning Commission is being asked to consider a request by George and Laura Bruestle to subdivide
an existing 11.59-acre parcel at 12275 Cobblestone Lane into three lots. Because the parcel is not large
enough to allow three dwelling units based on the maximum density of 1 unit per 5 acres, the third lot is
being platted as an outlot. That parcel’s status as an outlot prevents it from being buildable according to
the City Code. One of the two buildable lots created will encompass the existing home, while the other
will be a lot on which the applicants intend to construct a home. Additionally, because the new buildable
lot will be north of the existing home, and a public road hasn’t been extended that far north, the applicant
is requesting a variance to allow the lot to be considered buildable even though it does not contain
frontage along a public street. The proposed lot will be accessed via a private driveway over land currently
owned by the applicant. An access easement will need to be dedicated granting access to the newly created
parcel, which is a private easement agreement between the two parcels. Staff is recommending approval of
both components of the request with the conditions listed above.
Property Owners/Applicants: George and Laura Bruestle
Location: 12275 Cobblestone Lane
Site Area in Acres: 11.59 Acres
Comprehensive Plan Designation RR – Rural Residential
Zoning: RR – Rural Residential
BACKGROUND
The subject property is located in the northwest portion of the City north of McAndrews Road and just
under a mile west of South Robert Trail. The properties in this area are rural residential in nature, with a
mixture of lots ranging in size from 2.5 to 14 acres. The portion of the existing parcel was originally a
smaller lot within the Chelsea Woods Estates plat but was combined with the land in the northern portion
of the subject parcel in 1996. At that time staff and the Planning Commission’s recommendation included
a condition that right of way be dedicated over the eastern 60 feet of the resulting parcel for a future
extension of Cobblestone Lane. The City Council voted to adopt a resolution that changed the condition
from requiring dedication of right of way to platting that area as an outlot for future acquisition with
subsequent subdivision of the land. Due to the number of recent subdivisions of larger parcels in this
portion of the City staff is recommending that right of way be dedicated over Outlot A, Hanson Addition
with this request.
One of the more unique aspects of this particular part of Rosemount is an abundance of lakes, wetlands,
and other water features. Four wetlands have been identified on the property of varying types, one of
which is partially an open body of water that extends into neighboring parcels north and west of the site.
Because there are wetlands on the site, the applicant is required to submit a wetland delineation report
identifying individual wetlands, and any plat documents must include the boundaries of all verified
wetlands. This report has been submitted and has been reviewed by the local Technical Evaluation Panel
(TEP).
The proposed subdivision will create three lots from the larger 11.59-acre parcel. The largest parcel of
6.00 acres will contain a newly constructed home and access will come from an existing shared driveway
that extends north of the temporary cul-de-sac at the end of Cobblestone Lane. This parcel will have 300
feet of frontage along the outlot over which staff is recommending right of way be platted as a condition
of approval. The outlot parcel is 2.96-acres in area and will have approximately 280 feet of frontage along
the same outlot in the 1st addition. The smallest lot, at 2.63 acres, is the site of the existing home and
follows the boundaries of the original parcel when it was incorporated into the Chelsea Woods Estates
plat, and it will have 565 feet of frontage along Cobblestone Lane. The proposed plat meets the
requirements of the zoning ordinance as it relates to density and lot standards except for the fact that a
public street is not provided beyond the temporary cul-de-sac at the northern terminus of Cobblestone
Lane, which necessitates the approval of a variance for the new buildable lot. Without the variance, the
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applicant would have to construct an extension of Cobblestone Lane, built to City specifications, to
provide access to the newly created lots.
Finally, the applicant had initially wanted to plat the outlot as a buildable lot, but because the subject parcel
is not large enough to accommodate three dwelling units within the maximum density of the Rural
Residential zoning district, the idea is that at some point land may be acquired north of the site and
combined with the outlot to allow the density requirements to be met. The acreage of that land within the
outlot would be used to calculate a deferral of the stormwater trunk charges, similar to how the City has
treated other recent minor subdivisions in the vicinity, namely Deer Haven and Dancing Waters.
ISSUE ANALYSIS
Minor Subdivision
The applicant is proposing a minor subdivision which allows the City to waive some of the normal
subdivision application requirements and to combine the preliminary and final plat review into one action.
While the proposed plat does create one new buildable parcel, the resulting rural lots will not be served by
any new public improvements (roads or public sewer and water); therefore, many of the City’s standard
plat application materials are not necessary for this subdivision.
The proposed lots to be created will be 6.00, 2.96, and 2.63 acres in size, one of which will be platted as an
outlot. In the future, any site improvements and permits for home construction on the new buildable lot
will need to comply with the City’s zoning regulations.
Wetlands/Conservation Easements
A significant issue associated with the proposed plat is the location of several wetlands on the property.
The applicant has completed a wetland delineation report for the property as required by the City and
State, and all identified wetlands have been documented on the proposed subdivision. The attached plats
depict the wetlands as identified by delineation report.
Under its wetland management plan, the City requires easements over each wetland in addition to buffer
areas around each wetland. Staff has included a condition in the recommended action that the plat be
updated so the drainage and utility easements encompass the entirety of the averaged buffer area.
Furthermore, each wetland is also classified for management and protection based on the initial evaluation
conducted by the City and verified prior to development. For the subject property, the following
classifications and associated buffers will apply based on the delineation report (theses are also mapped on
the submitted plat documents):
Wetland # Classification Buffer
46 Preserve 75 ft.
97 Preserve 75 ft.
603 Manage 2 30 ft.
604 Manage 2 30 ft.
The City requires that all wetlands and buffer areas be covered by a drainage and utility easement on a plat,
and the City will also require a separate conservation easement over these areas. The attached plat and site
plan depict the boundaries of the wetlands as described in the delineation report along with drainage and
utility easements up to the required buffer line. The City does allow for buffer averaging around individual
wetlands in instances where is not possible or feasible to maintain a uniform buffer distance around the
entire wetland. Because the proposed driveway extends through two of the required buffers, the applicant
is proposing to move this buffer elsewhere on the property to maintain an average around the affected
wetlands. Also, the building pad for the proposed house on the new buildable lot encroaches into the
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required 30’ structural setback from the wetland buffer area and additional land for mitigation is provided
elsewhere around that wetland. The impacted and mitigated buffer areas are denoted on the preliminary
plat.
Lot Standards
The site is zoned RR – Rural Residential zoning district, which allows lots with a minimum size of 2.5
acres if platted, and a maximum overall density of one house per five acres. All three lots will meet this
minimum lot size standard, and the overall proposed density of two houses on 11.59 acres (one house per
5.795 acres) will meet the density standard. The existing outlot extending north of Cobblestone Lane is
not factored into the density calculations. While a general concept plan for the location of new house has
been provided, the City will be able to determine compliance with all other setback and dimensional
standards at the time a building permit is submitted for that lot. The noted building pad location does not
appear to conflict with any required setbacks.
Lot Standards
Lot Area Lot Width Maximum Density
RR – Rural Residential 2.5 Acres 200 feet 1 unit/5 Acres
Current Proposed
Lot Area Lot Width Lot Area Lot Width
Lot 1, Block 1
11.59 acres 565 feet
2.63 acres 565 feet
Lot 2, Block 1 6.00 acres 300 feet*
Outlot A 2.96 acres n/a
*This measurement is of the frontage along an outlot extending north from Cobblestone Lane for which a variance is being requested.
Grading, Storm Water Management, and Tree Preservation
With only one new buildable, rural lot within the proposed subdivision, and no public road construction at
this time, the City has not required an overall grading, erosion control, or storm water management plan
for the project. Instead, the building permit for the new buildable lot must be accompanied by a custom
lot grading plan that demonstrates compliance with the City’s grading and erosion control standards.
Likewise, the City has not required an overall tree protection and replacement plan and will instead
evaluate tree impacts with the specific grading plan for the new buildable lot. The City does allow for tree
removal of up to 25% of the trees on a development site without a requirement for replacement, and given
the large size of the property, the applicant will not come close to exceeding this number. In order to
preserve the rural character of the area, removal of trees on the new building sites should be kept to the
minimum necessary to construct the house and driveway.
Development Fees
Although many of the City’s standard development fees will not apply to the proposed subdivision
because it will not be served by public water and sewer service, there are two development fees that will
apply as follows:
• Fee in Lieu of Park Land Dedication - $3,400 per each new buildable lot.
• Surface Water Trunk Area Assessment for the Lebanon Hills Subwatershed Area - $3,772 per acre.
Please note that the City has applied the storm water fee to the developed portion of any subdivision and
excluded outlots and future development areas from the calculation. If the outlot is combined with
additional land to meet the density requirements, that acreage will be calculated into the stormwater fee
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due at that time. Additionally, this calculation excludes wetlands and buffer areas as those are
undevelopable.
VARIANCE
Variance Standards
According to Section 11-12-2.G, there are five criteria for the Board of Appeals and Adjustments to
review when considering a variance request. The five criteria used to assess each request along with staff’s
findings for each are listed below. While weighing a variance request against these criteria, there are also
two key issues to consider. The first is whether the applicant has reasonable use of their property without
the variance. The second is whether the project can be redesigned to eliminate or reduce the need for a
variance. The Board of Zoning Appeals must approve or deny each request based on findings related to
each of the five standards.
1. The variance request is in harmony with the purposes and intent of the ordinance.
Finding: Staff finds that the request is in harmony with the purposes and intent of the
ordinance. The RR zoning district is intended to provide for a large lot rural residential
lifestyle.
2. The variance is consistent with the comprehensive plan.
Finding: The site is designated as Rural Residential. The variance request is consistent with
that designation.
3. The property owner proposes to use the property in a reasonable manner.
Finding: Staff finds that the variance will allow a subdivision that is consistent with the parcels
in the vicinity of the subject property.
4. There are unique circumstances to the property which are not created by the landowner.
Finding: Staff finds that there are unique circumstances to this property. Until Cobblestone
Lane is extended further and constructed to City specifications, the parcel can only be reached
via a private driveway over an outlot that was platted to provide for right of way access, but the
level of development to justify the cost of construction will likely not be met for quite some
time. Additionally, while creatively drawing the lot lines to meet the requirement of the
ordinance might have been possible, topographical barriers as well as impacts on wetlands
made those plans unfeasible.
5. Granting of the variance does not alter the essential character of the locality.
Finding: The essential character of the locality would not be altered by granting the variance.
The parcel created with the approval of this request would be consistent with rural, large-lot
parcels elsewhere in the northwest portion of the City.
CONCLUSION
Based on the information provided by the applicant and reviewed in this report, staff is recommending
approval of the minor subdivision request as well as the request for a variance to consider a lot of
record buildable without frontage along a public street.
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CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION BA2021-03
A RESOLUTION APPROVING A VARIANCE FROM SECTION 11-2-2 TO CONSIDER
A LOT OF RECORD BUILDABLE WITHOUT FRONTAGE ALONG A PUBLIC
STREET.
WHEREAS, George and Laura Bruestle, 12275 Cobblestone Lane, (the “Applicants”) have
submitted an application to the City of Rosemount (the “City”) for a Variance to allow the lot to be
considered buildable even though it does not contain frontage along a public street.
WHEREAS, notice has been published, mailed and posted pursuant to the Rosemount Zoning
Ordinance, Section 11-12-2; and
WHEREAS, the Rosemount Board of Appeals and Adjustments held a public hearing for a
variance to consider a lot of record buildable without frontage along a public street on September
28, 2021; and
NOW, THEREFORE, based on the testimony elicited and information received, the Rosemount
Board of Appeals and Adjustments makes the following:
FINDINGS
1. That the procedures for obtaining said Variance are found in the Rosemount Zoning
Ordinance, Section 11-12-2.
2. That all the submission requirements of said Section 11-12-2 have been met by the
Applicant.
3. That the proposed Variance will allow the lot of record to be considered buildable without
frontage along a public street.
4. That the Variance will be located on property legally described as follows: Lot 1, Block 1,
Hanson Addition, Dakota County, Minnesota.
5. That the request is in harmony with the purposes and intend of the ordinance. The RR
zoning district is intended to provide for a large lot rural residential lifestyle.
6. That the site is designated as Rural Residential in the City of Rosemount Comprehensive
Land Use Plan, and the request is consistent with that designation.
7. That the variance will allow a subdivision that is consistent with the parcels in the vicinity of
the subject property.
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8. That there are unique circumstances to this property. Until Cobblestone Lane is extended
further and constructed to City specifications, the parcel can only be reached via a private
driveway over an outlot that was platted to provide for right of way access, but the level of
development to justify the cost of construction will likely not be met for quite some time.
Additionally, while creatively drawing the lot lines to meet the requirement of the ordinance
might have been possible, topographical barriers as well as impacts on wetlands made those
plans unfeasible.
9. That the essential character of the locality would not be altered by granting the variance.
The parcel created with the approval of this request would be consistent with rural, large-lot
parcels elsewhere in the northwest portion of the City.
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant’s application for a Variance is granted, subject to the
applicants receiving any required permits for the accessory structure.
Passed and duly adopted this 28th day of September, 2021, by the Board of Appeals and Adjustments
of the City of Rosemount, Minnesota.
__________________________________
Melissa Kenninger, Chair
ATTEST:
________________________________
Stacy Bodsberg,
Planning & Personnel Office Specialist
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KNOW ALL PERSONS BY THESE PRESENTS: That George D. Bruestle and Laura J. Bruestle, husband and wife, owners of the following described property:
Lot 1, Block 1, HANSON ADDITION, according to the recorded plat thereof, Dakota County, Minnesota,
Has caused the same to be surveyed and platted as HANSON SECOND ADDITION and does hereby dedicate the drainage and utility easements as created by this plat.
In witness whereof said George D. Bruestle and Laura J. Bruestle, husband and wife, have hereunto set their hands this ________ day of ___________________, 20 _______.
_________________________________________________________________________________
George D. Bruestle Laura J. Bruestle
STATE OF MINNESOTA
COUNTY OF____________________
The foregoing instrument was acknowledged before me this ______ day of ________________, 20 ______, by George D. Bruestle and Laura J. Bruestle, husband and wife.
_______________________________________
Signature
_______________________________________
Print
Notary Public, ____________ County, Minnesota
My Commission Expires ____________________
I, Russell P. Damlo, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this
plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been,
or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown
and labeled on this plat; and all public ways are shown and labeled on this plat.
Dated this ________ day of ____________________, 20 ____.
____________________________________
Russell P. Damlo, Land Surveyor
Minnesota License No. 19086
STATE OF MINNESOTA
COUNTY OF____________________
The foregoing surveyor's certificate was acknowledged before me this ______ day of ___________________, 20 _____, by Russell P. Damlo, Minnesota License No. 19086.
_______________________________________
Signature
_______________________________________
Print
Notary Public, ____________ County, Minnesota
My Commission Expires ____________________
CITY PLANNING COMMISSION, CITY OF ROSEMOUNT, STATE OF MINNESOTA
Approved by the Planning Commission of the City of Rosemount, Minnesota, this __________ day of _____________________, 20 ______.
______________________________________
Chair
CITY COUNCIL, CITY OF ROSEMOUNT, STATE OF MINNESOTA
This plat was approved by the City Council of the City of Rosemount, Minnesota, this __________ day of __________________, 20 _______, and hereby certifies compliance with all
requirements as set forth in Minnesota Statutes, Section 505.03, Subd. 2.
_____________________________ _____________________________________
Mayor City Clerk
COUNTY SURVEYOR, COUNTY OF DAKOTA, STATE OF MINNESOTA
I hereby certify that in accordance with Minnesota Statutes, Section 505.021, Subd. 11, this plat has been reviewed and approved this _________ day of ____________________,
20 ______.
By: __________________________________
Todd B. Tollefson
Dakota County Surveyor
DEPARTMENT OF PROPERTY TAXATION AND RECORDS,COUNTY OF DAKOTA, STATE OF MINNESOTA
Pursuant to Minnesota Statutes, Section 505.021, Subd. 9, taxes payable in the year 20 _________ on the land hereinbefore described have been paid. Also, pursuant to Minnesota
Statutes, Section 272.12, there are no delinquent taxes and transfer entered on this ___________ day of ______________________, 20 _____.
_____________________________________
Amy T. Koethe, Director
Department of Property Taxation and Records
REGISTRAR OF TITLES, COUNTY OF DAKOTA, STATE OF MINNESOTA
I hereby certify that this plat of HANSON SECOND ADDITION was filed in the office of the Registrar of Titles for public record on this _______ day of ___________________,
20 _____, at _____ o'clock ___. M., and was duly filed in Book ______________________________ of Plats, Page _______________________, as Document Number
_________________________.
_____________________________________
Amy T. Koethe, Registrar of Titles
COUNTY RECORDER, COUNTY OF DAKOTA, STATE OF MINNESOTA
I hereby certify that this plat of HANSON SECOND ADDITION was filed in the office of the County Recorder for public record on this _________ day of ______________________,
20 ______, at _____ o'clock ___. M., and was duly filed in Book _________________________ of Plats on Page ______________________ as Document Number
_________________________.
_____________________________________
Amy T. Koethe, County Recorder
1
OUTLOT A
2
1
WETLAND
WETLANDWETLAND
WETLAND
ΔS89°43'37"W
33.17
N0°16'23"W50.00N89°43'37"E
135.32
N31°22'42"E135.10281.55300.15DRAINAGE AND UTILITY EASEMENTΔSOUTH LINE OF THE
NE 1/4 OF THE NE 1/4
OF SEC. 18-115-19.
SE CORNER OF THE
NE 1/4 OF THE NE 1/4
OF SEC. 18-115-19.
376.00WEST LINE OF THE NE 1/4 OF THE NE 1/4OF SEC. 18, TWP. 115, RGE. 19SW CORNER OF THENE 1/4 OF THE NE 1/4OF SEC. 18-115-19.WEST LINE OF THE NE 1/4 OF THE NE 1/4SEC. 18, TWP. 115, RGE. 19120.00SURVEY LINEN6
5
°
5
9
'
0
1
"
W
53.
3
5N0°20'57"E38.12N21°04'33"E41.15N59°
1
0'
0
0"
E
22.8
5
S66
°
3
0
'
1
9
"
E
71.
7
3
S10°42'10"W31.29S34°07'25"W81.98S0°16'21"E
15.54
N82°25'12"
W
96.75
S35°12'09"W48.85S0°16'23"E54.59N89°43'37"E
100.52
N23°45'21"E44.37N7°34'48"E41.01N0°16'23"W30.00221.67
125.70
869.90
DRAINAGE AND
UTILITY
EASEMENT
DRAINAGE AND
UTILITY
EASEMENT
SE CORNER OF THE
NE 1/4 CORNER OF
SEC. 18-115-19.
(DAKOTA CO. MONUMENT)S1°31'48"W1318.28S
4
9
°
1
2
'
3
0
"
E
3
8
.
1
0
N32°14'17"E29.68N
4
6
°
1
6
'
2
4
"W
5
8
.
7
1
387.19
N4°39'11"W235.67487.33
BEING 10 FEET IN WIDTH AND ADJOINING
SIDE LOT LINES, RIGHT-OF-WAY LINES AND
REAR LOT LINES, UNLESS OTHERWISE
INDICATED.
DRAINAGE AND UTILITY EASEMENTS
DENOTES 1/2" IRON MONUMENT FOUND,
UNLESS OTHERWISE SHOWN.
DENOTES 1/2" BY 14" IRON MONUMENT
SET MARKED BY LICENSE NUMBER 19086,
UNLESS OTHERWISE SHOWN.
ARE SHOWN THUS
THE SOUTH LINE OF THE NE 1/4 OF THE NE 1/4 OF
SECTION 18 HAS AN ASSUMED BEARING OF S 89°43'37" W.
10
10
101018
VICINITY MAP
SITE
1
OUTLOT A
2
1
WETLAND
604
WETLAND603WETLAND 97
WETLAND 46WEST LINE OF THE NE 1/4 OF THE NE 1/4OF SEC. 18, TWP. 115, RGE. 19SW CORNER OF THENE 1/4 OF THE NE 1/4OF SEC. 18-115-19.N6
5
°
5
9
'
0
1
"
W
53.
3
5N0°20'57"E38.12N21°04'33"E41.15N59°
1
0'
0
0"
E
22.8
5
S66
°
3
0
'
1
9
"
E
71.
7
3
S10°42'10"W31.29S34°07'25"W81.98N89°43'37"E
467.62
S0°16'21"E
15.54
N82°25'12"
W
96.75 S35°12'09"W48.85S0°16'23"E54.59N89°43'37"E
100.52
N23°45'21"E44.37N7°34'48"E41.01S0°16'23"E30.00S89°43'39.37"W 221.67158.33
S89°43'37"W
125.70
S6°31'15"W116.82S70
°
0
4
'
5
5
"
E
132.
0
6S25°04'55
"E25.21S19°55'05"W123.10NORTHEAST CORNER
OF LOT 2, BLOCK 1
SOUTHEAST CORNER
OF LOT 2, BLOCK 1
DENOTES CONSERVATION EASEMENT
18
VICINITY MAP
SITE
CONSERVATION EASEMENT DESCRIPTION
(LOT 2, BLOCK 1, WETLAND 604)
A perpetual easement for conservation purposes over, under and across that part of Lot 2, Block 1,
HANSON SECOND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota
described as follows:
Commencing at the northeast corner of said Lot 2, Block 1; thence on an assumed bearing of South
89 degrees 43 minutes 37 seconds West, along the northerly line thereof, a distance of 125.70 feet;
thence South 0 degrees 16 minutes 23 seconds East a distance of 30.00 feet to the point of beginning
of that part of said Lot 2, Block 1 to be described; thence continuing South 0 degrees 16 minutes 23
seconds East a distance of 54.59 feet; thence South 35 degrees 12 minutes 09 seconds West a
distance of 48.85 feet; thence North 82 degrees 25 minutes 12 seconds West a distance of 96.75 feet;
thence North 7 degrees 34 minutes 48 seconds East a distance of 41.01 feet; thence North 23
degrees 45 minutes 21 seconds a distance of 44.37 feet; thence North 89 degrees 43 minutes 37
seconds East a distance of 100.52 feet to the point of beginning.
CONSERVATION EASEMENT DESCRIPTION
(LOT 2, BLOCK 1, WETLAND 603)
A perpetual easement for conservation purposes over, under and across that part of Lot 2, Block 1,
HANSON SECOND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota
described as follows:
Commencing at the southeast corner of said Lot 2, Block 1; thence on an assumed bearing of South
89 degrees 43 minutes 39 seconds West, along the southerly line thereof, a distance of 221.67 feet;
thence North 0 degrees 16 minutes 21 seconds West a distance of 15.54 feet to the point of beginning
of that part of said Lot 2, Block 1 to be described; thence North 65 degrees 59 minutes 01 seconds
West a distance of 53.35 feet; thence North 0 degrees 20 minutes 57 seconds East a distance of
38.12 feet; thence North 21 degrees 04 minutes 33 seconds East a distance of 41.15 feet; thence
North 59 degrees 10 minutes 00 seconds East a distance of 22.85 feet; thence South 66 degrees 30
minutes 19 seconds East a distance of 71.73 feet; thence South 10 degrees 42 minutes 10 seconds
West a distance of 31.29 feet; thence South 34 degrees 07 minutes 25 seconds West a distance of
81.98 feet to the point of beginning.
CONSERVATION EASEMENT DESCRIPTION
(LOT 2, BLOCK 1, WETLAND 97)
A perpetual easement for conservation purposes over, under and across that part of Lot 2, Block 1,
HANSON SECOND ADDITION, according to the recorded plat thereof, Dakota County, Minnesota lying
westerly of a line described as commencing at the northeast corner of said Lot 2, Block 1; thence on an
assumed bearing of South 89 degrees 43 minutes 37 seconds West, along the northerly line thereof, a
distance of 467.62 feet to the point of beginning of said line to be described; thence South 19 degrees 55
minutes 05 seconds West a distance of 123.10 feet; thence South 25 degrees 04 minutes 55 seconds East
a distance of 25.21 feet; thence South 70 degrees 04 minutes 55 seconds East a distance of 132.06 feet;
thence South 6 degrees 31 minutes 15 seconds West a distance of 116.82 feet to the southerly line of said
Lot 2, Block 1 and said line there terminating.