HomeMy WebLinkAboutResolution 6569k-AT )-r OF UHRONTO
RESOLUTION OF THE CITY COUNCIL
NO. 6569
A RESOLUTION
GRANTING PRELIMINARY PLAT APPROVAL
FOR A CLASS III SUBDIVISION OF
PROPERTY LOCATED AT 1700 SHORELINE DRIVE
- FILE NO. 15-3774
WHEREAS, Irwin L. Jacobs and Alexandra Jacobs (hereinafter the "Owners")
are owners of the property located at 1700 Shoreline Drive in Orono, Minnesota which is legally
described as follows:
See EXIFHBIT A, attached (hereinafter the Property); and
WHEREAS, on July 22, 2015, Michael Steadman (hereinafter the "Developer")
on behalf of the Owners filed a complete subdivision application with the City for preliminary
approval of a 4 -lot residential plat of the Property; and
WHEREAS, after due published and mailed notice in accordance with Minnesota
Statutes 462.358 et. seq. and the City of Orono's Zoning and Subdivision Codes, the Orono
Planning Commission held public hearings on August 17, 2015 and September 21, 2015, at
which time all persons desiring to be heard concerning this application were given the
opportunity to speak thereon; and
WHEREAS, on September 21, 2015 the Planning Commission reviewed the
application and recommended on a vote of 6 — 0 that the Council grant preliminary plat approval
subject to a number of conditions; and
WHEREAS, the City Council reviewed the proposal at a regular meeting held on
October 12, 2015, received additional public comments, and on a vote of 5-0 tabled the
application to allow the Developer to consider alternative options for extension of a cul-de-sac
from Heritage Lane for providing vehicular access to the Property; and
WHEREAS, the City Council again reviewed the proposal at its regular meeting
held on October 26, 2015 and on a vote of 4-0 directed Staff to prepare a resolution approving
the preliminary plat with construction of an extension of Heritage Lane and a new cul-de-sac, to
be developed as a public roadway; and
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Page 1 of 12
C�ITY 0-F
RESOLUTION OF THE CITY COUNCIL
No. 569
WHEREAS, the City Council again reviewed the proposal at its regular meeting
held on November 23, 2015, and on a vote of 5-0 tabled the application and directed staff to
prepare a revised draft resolution reflecting Council discussion regarding the proposed lake
access outlots on Smith's Bay and regarding traffic control requirements; and
WHEREAS, the City Council hereby makes the following findings with regards
to this application:
FINDINGS
1. This application was reviewed as Zoning File #15-3774.
2. The property is zoned LR -1A Single Family Lakeshore Residential District,
which requires a minimum lot area of 2.0 acres and minimum lot width of 200'.
3. The Property is approximately 31.0 acres in total area of which approximately 7.6
acres is wetland and approximately 23.4 acres is non -wetland area.
4. The Property is guided in the 2008-2030 Orono Community Management Plan
(CMP) for single family residential use at a maximum density of 1 unit per 2
acres. The proposed layout contains 4 lots on 23.44 non -wetland acres, for an
overall density of 1 unit per 5.86 dry acres.
5. Proposed Lot 4 contains the existing residence and accessory structures on
approximately 20 acres. The portion of the property proposed to be developed to
create Lots 1, 2 and 3 is located in the northerly portion of the Property abutting
Tanager Lake, a connected bay of Lake Minnetonka.
6. The proposed Lots are characterized as follows:
Lot Areas
(all figures are approximate)
wetland (acres) I
Total Dry (acres)
Total (acres)
Lot 1
0.23
3.36
3.59
Lot 2
0.06
2.13
2.19
Lot 3
0.04
3.42
3.46
OWsting residence) Lot 4
7.23
12.91
20.14
Proposed Cul-de-sac Public R -O -W
0.00
0.24
0.24
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(moi _ T !_ IC -)I1 k• .JTRO O
RESOLUTION OF THE CITY COUNCIL
NO. 0G9
Existing CR15 R -O -W
0.00 1.08
1.08
Lakeshore Outlot A
0.00 0.30
0.30
Total
7.56 23.44
31.0
7. The Property contains a variety of natural features. The northern portion of the
Property in which the 3 new lots will be created is characterized by steep wooded
slopes and areas of bluff; small wetlands; natural drainageways; and
approximately 975 feet of shoreline abutting Tanager Lake, a bay of Lake
Minnetonka. Tanager Lake is classified as a Recreational Development lake. The
southerly 20 acres of the property, containing the existing residence which will
remain, is characterized by gradual south -facing slopes maintained as lawn, and a
7 -acre wetland. The Property also has approximately 700 feet of shoreline on
Smith's Bay of Lake Minnetonka, separated from the main portion of the property
by County Road 15 (Shoreline Drive).
S. The proposed plat creates three new 2 -plus acre lots for single family residential
development. All three lots will be served via individual driveways accessing a
new public cul-de-sac to be constricted by the Developer in conjunction with a
new 300 -foot public extension of Heritage Lane. Heritage Lane was originally
platted as a public road in 1965 and has since been maintained by the City. With
the extension, Heritage Lane will be approximately 1600 feet in length from its
"Y" intersection with Heritage Drive. The City's standard for maximum length of
a cul-de-sac road is 1000 feet. The Council finds that the proposed road length in
excess of 1000 feet technically requires a length variance, which variance is
justified by the limited number of additional homes to be served; the lack of
reasonable alternatives for access to the new lots based on topographic constraints
as well as the shape of the Property; and the fact that the new cul-de-sac will meet
City dimensional standards and will replace the existing cul-de-sac which is
substandard.
9. Residents of the Foxhill neighborhood have expressed concerns of safety, noise
and general neighborhood disruption anticipated with regards to the construction
of the public road improvements. The Council finds that it is appropriate that
special conditions be established for Heritage Lane for this extension to minimize
the disruption and enhance public safety.
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Page 3 of 12
OF_
RESOLUTION OF THE CITY COUNCIL
NO. 6569
10. Each proposed lot contains at least 2.0 acres of dry buildable land and has a
proposed building site meeting the LR-lA setback standards (50' front and rear,
30' sides, and 75' from the OHWL of Tanager Lake for sewered property).
Proposed Lot 4 contains an existing residence structure which will continue to
meet required setbacks. Each Lot will contain suitable area meeting all established
setback requirements to allow the construction of single family residences.
11. Proposed Lots 1, 2 and 3 each abut the shore of Tanager Lake and meet the
required 200' minimum lot width requirement as measured at the shoreline
(established by OHWL 929.4' contour) and at the 75' lakeshore setback line.
Proposed Lot 4 will continue to have frontage on Tanager Lake (200'). The
portion of the Property comprising proposed Lot 4 includes 705 lineal feet of
lakeshore south of County Road 15 which is proposed to be platted as Outlot A.
Outlot A shall remain in common ownership with proposed Lot 4 and shall be
allowed as lake access for Lot 4.
12. A stormwater quality (NURP) pond is proposed to be located within Lot 1 which
will receive a majority of the runoff from the proposed extension of Heritage
Lane. This ponding area will be subject a drainage & utility easement and does
not count toward dry buildable acreage for Lot 1. All stormwater management
shall be subject to MCWD requirements and approvals, and shall provide for
appropriate stormwater retention per NPDES regulations. The property will be
subject to the Stormwater and Drainage Trunk Fee for 3 new lots (existing house
lot is excluded) at $7,680 per lot for a total fee of $23,040.
13. The Parks, Trails and Open Space element of the Orono Community Management
Plan (CMP) has no current plans for parks that specifically require dedication of
park land from this property. Because dedication of land for park purposes is not
required at this location, a Park Dedication Fee in lieu of land per City Ordinance
would be appropriate. Absent a park land dedication, with 3 new building sites
being proposed, payment of the standard Park Dedication fee for 3 new building
lots would be required at the current maximum rate of $5,550 per new lot, for a
total fee of $16,650.
14. Conservation Design. The Developer has submitted a Conservation Design Report
prepared by Svoboda Ecological Resources dated September 15, 2015 that
inventories and describes in detail the environmental features of the site, defining
what natural values of the site should be preserved or enhanced and how that
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Page 4 of 12
RESOLUTION OF THE CITY COUNCIL
0569
NO.
should occur. An inventory and analysis of the natural features of the site can be
summarized as follows:
The existing landscape of the site is a mixture of forest, wetland, and shoreline
as well as a residence with a manicured lawn. The trees consist of green ash,
boxelder, sugar maple, basswood, black willow, and common buckthorn,
among others.
- A wetland delineation and report was completed for the property and wetland
boundaries were reviewed and confirmed by the Minnehaha Creek Watershed
District. The dominant vegetation in the wetland community are invasive
species, including reed canary grass and narrow leaf cattail. No rare,
threatened or endangered plants are known to exist nor were apparent during
the site visit by Svoboda.
Basic views into the property from offsite are documented as mainly positive,
and based on the layout of the proposed development, positive views will be
preserved.
Minnesota Land Cover Classification System (MLCCS) data indicates a
variety of land surfaces are found on the property, including artificial surfaces,
planted or cultivated vegetation, forests and herbaceous areas.
A tree survey was completed for the area to be impacted by the cul-de-sac, in
which all significant trees were identified as to species, size, and location.
m The subject parcel was identified as a conceptual greenway corridor on Map
3A-5 and has a high quality community onsite in the form of the maple -
basswood forest present. Due to this high quality community, management
and protection will occur in the forms of removal of invasive species present
as well as the attempt to avoid any and all significant trees to the extent
possible.
A summary of the proposed Conservation Design Master Plan includes the
following:
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Existing drainage patterns will generally be maintained.
Wetlands will be preserved and buffered, with the exception of the small
wetland within the Heritage Lane right-of-way, which will be highly
impacted. This is the only viable location for the road extension, requiring
deminimus filling of wetland which requires approval per 'Zoning Code
Sections 78-160911610; encroachment of MCWD wetland buffer; and the
need to establish appropriate culverts and drainageways.
A vegetation management plan for the invasive species observed onsite will
be implemented.
Page 5of12
RESOLU�IITION OF THE CITY COUNCIL
NO. 6569
Tree Preservation Areas along the perimeter of the site and including the
defined bluff areas, will be established, such areas to be subject to covenants
for tree protection. The trees existing on the subject parcel range from poor to
good health. The majority appear to be in good health. Dead trees will be
removed from the lots if they are within grading areas or if they pose a safety
hazard. Other protective measures include the review of any home building
plans by an architectural review committee in order to minimize tree loss.
Perimeter areas around the wetlands are protected by MCWD required
wetland buffers.
There will be 110 trees removed for the construction of the extension of
Heritage Lane and the new cul de sac.
Within individual lots, tree clearing will be avoided to the extent possible, but
due to the lots being located within the maple basswood forest, a certain
amount of tree clearing will be unavoidable. Building pad footprints have
been selected to take advantage of natural clearings and existing flat grades
whenever possible. When clearing is required, removal will first focus on
undesirable tree species. Any significant trees that are removed will be
replaced at the required ratio and all work will abide by any Orono city code
regarding tree replacement.
Due to the proposed house locations within the maple basswood forest, all
positive views will remain, with the residences protected from view by the
large trees. The rolling hills onsite will further assist with the protection from
negative views.
15. The property is within the Metropolitan Urban Service Area (MUSA). The
Developer has proposed to serve each of Lots 1, 2 and 3 with municipal sewer via
the existing municipal pressure sewer force main located within Heritage Lane.
The Property was not assessed for construction of the 1998 Shoreline/Heritage
sewer project and will be subject to the appropriate connection charge per the
Orono Fee Schedule. An engineering design for the new sewer connection will be
required prior to final plat approval. The anticipated design will include an
extension of the municipal forcemain to the new cul-de-sac, with each of the three
new homes having an individual grinder pump discharging to the force main.
16. The proposed site grading plan includes creation of individual house building
pads as part of the subdivision improvements for Lots 1 and 2. The "existing
grades" for measuring building heights and number of stories will be the proposed
grades as shown on the grading plan.
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Page 6 of 12
RESOLUTION OF THE CITY COUNCIL
NO. J 6 9
CONCLUSIONS, ORDER AND CONDITIONS
NOW, THEREFORE, BE IT RESOLVED, that based upon one or more of the
findings noted above, the City Council of the City of Orono hereby grants Preliminary Plat
Approval for Michael Steadman on behalf of Irwin Jacobs, et al, for a 4 -lot residential plat per
the Preliminary Plat survey and drawings by Mark S. Gronberg of Gronberg & Associates, Inc.,
revisions dated 09/11/15 attached hereto as Exhibit B, subject to the following conditions and
revisions:
The portion of the property between Shoreline Drive and Smiths Bay shall be platted as
one outlot, to be shown as Outlot A. Outlot A shall remain in common ownership with
proposed Lot 4 and shall be allowed as lake access for Lot 4, subject to the pertinent
regulations of the City of Orono and the Lake Minnetonka Conservation District.
2. Developer shall be required to implement and adhere to the recommendations contained
within the Conservation Design Master Plan, which will be incorporated into the
Development Agreement unless incorporated into the recorded development covenants.
Permanent markers of a design and material acceptable to the City shall be placed at all
all comer points to demarcate the Tree Preservation Areas. Tree Preservation Areas
within individual lots shall be surveyed and located on a plat drawing with private
covenants specifically providing for the preservation of these areas. Such covenants shall
include limitations on the location of homes, accessory buildings, driveways and
ancillary facilities, and shall establish requirements for the replacement of trees as
specified in the Conservation Design Master Plan.
3. All areas delineated as wetlands as shown on the preliminary plat drawing shall be
subject to the City's standard Wetland Conservation and Flowage Easement to be granted
by the Developer. The Developer is advised that the City -required minimum setbacks
from the delineated wetland boundaries and from MCWD-imposed wetland buffers shall
be adhered to. Subject to MCWD approval with regard to potential mitigation
requirements, the City will grant approval for the proposed deminimus filling of wetland
and removal of the filled wetland from the Wetland Overlay District per Zoning Code
Sections 78-1609/1610 to accommodate the road extension.
4. Vehicular access to Lots 1, 2 and 3 shall be as via an extension of Heritage Lane ending
in a new cul-de-sac, to be constructed by the Developer. Individual driveways extending
from the new cul-de-sac shall provide access to individual homes. The road extension and
new cul-de-sac shall be constructed to City standards per plans to be approved by the
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Page 7 of 12
R.FSOLUTION OF THE CITY COUNCIL
NO.. 6 5 6
City Engineer, and shall upon satisfactory completion and the recommendation of the
City Engineer be accepted by the City as a public road. Removal or retention of the
existing cul-de-sac wings shall be determined prior to final plat approval and if removal
is warranted, the costs of such removal and driveway re-establishment for the affected
properties on Heritage Lane shall be borne by the Developer.
5. Developer shall be responsible for extension of the municipal pressure sewer system
within the new road and cul-de-sac to serve the three new homes as well as the existing
principal residence on Lot 4, subject to plans to be submitted to the City Engineer for
approval prior to final plat approval.
6. The Developer shall establish covenants providing for future maintenance of the
stormwater ponds and stormwater management facilities, subject to City approval.
7. Approval is subject to Minnehaha Creek Watershed District (MCWD) approval and
permits as required. Final plat approval shall not be granted until the Developer has
provided evidence that all required MCWD permits and approvals have been obtained.
8. Construction Activity and Traffic Control. Due to the use of Heritage Lane as the access
for site improvements and home construction, the following conditions proposed by the
Developer and Owner shall be implemented:
(a) The contractor, for each new lot owner, shall meet with the neighbors at the outset
and throughout the construction period as needed to answer any questions and address
any issues that they have;
(b) All construction traffic shall be parked within the new road and cul-de-sac and
lots in the new subdivision;
(c) Hours for road and home construction shall be restricted to 9:00 AM to 4:00 PM
Monday through Friday (no Saturdays, Sundays or holidays) during the portion of the
year when Orono Schools are in regular session. During the summer months when Orono
Schools are not in regular session, hours for road and home construction shall be subject
to the standard City code limitations on construction activity (Monday through Friday,
7:00 AM to 8:00 PM; Weekends and Holidays, 8:00 ANN to 8:00 PM).
(d) Street sweeping of Heritage Lane shall be done on a daily basis;
(e) The contractor shall restrict the speed limit for construction vehicles to 15 MPH
on Heritage Lane;
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Page 8 of 12
ES
CITY OF OROt%,10
RESOLUTION OF THE CITY COUNCIL
NO.
6
(f) The contractor shall inform all employees, delivery trucks and subcontractors that
if they fail to abide by these restrictions they will not be allowed to work on the project;
(g) An email address and phone number for the contractor shall be given to the
neighbors so they can easily inform the contractor at any time if there are concerns that
need to be addressed.
(h) The City will assist with monitoring traffic during the hours that school buses are
expected to be present if the City receives reports of repeated problems during the
restricted hours as defined in item 8c above. If it is determined by the City that a CSO or
Officer needs to be present during the morning Heritage Lane school bus schedule times,
the City may arrange for a CSO or Officer to be present at those specific times, and the
Developer shall be billed the actual costs thereof at a cost of $50 per hour. School bus
pickup/dropofftimes as provided by the Orono School District are as follows:
AM — Secondary: 7:00 — 7:20 Elementary: 8:20 - 8:40
PM — Secondary: 2:55 - 3:15 Elementary: 4:05 - 4:25
(i) If the majority of homeowners on Heritage Lane submit a written request, and
only after a public hearing and upon approval by the City Council, the City will install
temporary speed bumps within Heritage Lane. This provision shall apply only during
road and home construction and shall not be permanent.
0) Developer shall :install signage within the right-of-way of Heritage Lane at a
location to be approved by the Public Works Director indicating that all construction
traffic shall make right turns only onto Shoreline Drive when exiting Heritage Lane.
The above conditions shall be included in the sale documents for each lot, and shall be
enforced by the Developer and Owner.
9. Development Fees
A. Park Dedication Fee. The development is subject to the standard Park Dedication
Fee requirement. Because the value of each newly created lot will be in excess of
the threshold value of $69,375.00 the 8% park fee cap of $5,550 per lot will
apply. Park dedication fee will be 3 lots x $5,550 = $16,650.
B. Storm Water and Drainage Trunk Fee. The development is subject to the standard
Storm Water and Drainage Trunk Fee of $7,680 per new lot x 3 new lots =
$23,040.
C. Sewer Connection Charge. The development is subject to a Sewer Connection
Charge based on the 2015 Orono Fee Schedule for the 1998 Shoreline/Heritage
Sewer Project at the rate of $22,440 per lot x 4 lots = $89,760.
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Page 9 of 12
RESOLUTION OF THE CITY COUNCIL
NO. L
10. City Engineer Recommendations and Approval. Applicant shall adhere to the general
recommendations of the City Engineer in his comment letters dated 8/13/15 and 10/22/15
as well as ongoing recommendations relating to any issues that arose after the City
Engineer's comment letters. Final plat approval shall be granted only upon confirmation
by the City Engineer that all engineering concerns have been satisfactorily addressed.
11. Plans and Specifications. The following plans and specifications shall be submitted for
review and approval by the City and other appropriate jurisdictions prior to final plat
approval, to ensure that the proposed plat will accomplish the intended purposes:
a) Final grading, drainage and erosion control plan and SWPPP, showing existing
and proposed contours, anticipated building locations, elevations, stormwater
facilities and calculations, utilities and erosion control measures to be used during
construction. Final Plat Approval will not be granted until the Minnehaha Creek
Watershed District has approved the stormwater management plans.
b) Private Covenants including Preservation areas plan depicting all areas within
individual Lots subject to protective covenants and easements.
c) Engineering details and design for any proposed retaining walls.
d) Road and driveway construction plans including proposed plan and profile views,
typical street section, geotechnical report, R -value recommendation and pavement
design.
e) Sufficient detail to meet the recommendations of the City Engineer.
12. Other Easements.
a) Drainage and Utility Easements shall be dedicated to the public in each of the 4
Lots on the final plat 10' along all exterior property lines, and 5' either side of
interior property lines, except such easements shall be increased to accommodate
drainage where required, subject to City staff approval.
b) A Flowage and Conservation Easement and Restrictive Covenant for Wetlands shall
be granted to the City of Orono over all delineated wetlands on the Property.
C) The road and cul-de-sac extension of Heritage Lane shall be shown as dedicated
public roadway on the Plat.
FInal 12/15/15 (v7) MPG
Page 10 of 12
RESOLUTION OF THE CITY COUNCIL
15 6
NO. a
13. Developer's Agreement. Developer shall execute a Developer's Agreement for
construction of improvements on the Property to ensure all site improvements are
installed to the City's specifications and satisfaction. Said Developer's Agreement may
contain additional conditions not noted in this Preliminary Plat Approval resolution
relating to any issue that arose after the date of this resolution. No land alterations can
take place until erosion control is established and the City is in receipt of a final grading
and road plan and Storm Water Pollution Prevention Pian (SWPPP). No improvements
can begin until the City Engineer has approved all improvement plans. A Letter of Credit
must accompany a fully executed Developer's Agreement written to 150% of the cost of
the proposed site improvements, including any required landscaping. No building
permits will be issued until all drainage facilities and improvements have been installed
and satisfactory road base and initial lift of bituminous has been installed.
FINAL SL;BNHTTALS
The following list of final submittals must be submitted to the Planning Director prior to the
regularly scheduled Council meeting on the second and fourth Mondays of the month. These
submittals are as follows:
1. Record plat drawings in the form of two (2) mylar copies (one copy for the City's
records and one for filing with Hennepin County) and one (1) copy reduced to I"
= 200'. Drawing to include:
A. Lot lines platted per preliminary plat drawings by Mark S. Gronberg last
revision dated 9111115 attached hereto as Exhibit B, except as modified
herein.
B. Dedication of "drainage and utility easements" 10' along exterior property
lines and 5' along the interior property line.
C. Dedication of areas shown as wetlands.
D. Dedication of "Drainage Easements" over all drainageways.
E. Naming of plat.
2. Legal documents required:
A. Title opinion addressed to the City or a title insurance policy in favor of
the City. All owners, mortgage holders or others with property interest
Final 12/15/15 (V'1) MPG
Page 11 of 12
B.
C.
D.
E.
CITY OF (0i ot'jo
RESOLUTION OF THE CITY COUNCIL
NO. 6560
indicated therein shall sign the plat and all other documents affected by
such interest.
The applicant must provide certified copies of all recorded easements
currently affecting the property.
Signed Flowage and Conservation Easement and Restrictive Covenant for
Wetlands.
Signed Developer's Agreement.
Letter of Credit for construction of improvements. The City Engineer
shall establish the amount to be provided in the Letter of Credit.
Note: Item C may be a separate document or included in the recorded
development covenants subject to acceptance by the City Attorney.
3. Plat approval fees to be paid: Total due: $130,150.00.
A. Final plat fee = $700.00
B. Park Dedication Fee: $16,650.00
C. Stormwater and Drainage Trunk Fee: $23,040.00
D. Sewer Connection Charge: $89,760.00
Adopted by the City Council of the City of Orono, Minnesota at a regular meeting
held this 14a' day of December, 2015.
ATTEST:
e Tiegs, City C1er
Property Owner
Lili Tod McMillan, Mayor
Draft[ 12/14/15 (V6) MPG
Page 12 of 12
r'
Resolution
Exhibit A
RESOLUTION NO. 5 5 6
LEGAL DESCRIPTION
The following described property in Hennepin County, Minnesota:
LEGAL DESCRIPTION OFT)REMISES :
That part of Govemment Lots 1 and 2, Section 10, Township 117'North, Range 23 West of
the 5th Principal Meridian which is described to wit: Beginning at a point 6 chains west
of the meander post in the Southeast comer of said Lot 2 in said Section 10; thence
running north 20 chains more or less, to the shore of Round Lake, so-called (now known
as Tanager Lake); thence along and around the westerly and northerly shore of said Lake
to the meander corner in the North shore of said Lake and between Sections 10 and 11 in
said Township and Range; thence north on the section line between said Section 10.and
11 to the southerly line of the right -of -way of the Minnetonka Branch of the Great Northern
Railway (now known as the Hennepin County Regional Railroad Authority); thena southwesterly
along said southerly line of said right-of-way to the point of intersection of said s�utherly
line of the said right-of-way with the West line of said Lot 1; thence turning and Nnning in
a straight line in a southeasterly direction 654.8 feet, more or less, to a point which is
236.8 feet east of the West line of said Lot 2, and at the some time 304 feet youth of the
North line of said Lot 2; thence south on a line parallel with and distant 236.A feet east
from the West line of said Lot 2, 1016 feet, more or less, to the shore of Lake Minnetonka;
thence eastelry along the said shore of said Lake Minnetonka to the place of beginning.
ALSO that part of Lot 2, Block 1, MILLSTON which lies westerly of the following described
line: Commencing at the southwest corner of said Lot; thence north along the west line
of said lot a distance of 340.00 feet to the point of beginning of the line being described;
thence northeasterly, deflecting right 45 degrees a distance of 44.50 feet; thence northerly,
deflecting left 45 degrees a distance of 186.50 feet; thence northwesterly, deflecting left 45
degrees a distance of 44.50 feet to said west line, and said line there ending.
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TANAGER ESTATES
PROPOSED ROAD PLAN & PROFILE
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SCALE IN FEET
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PROPOSED ROAD PLAN & PROFILE
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SCALE IN FEET
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TANAGER ESTATES
TREE INVENTORY
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PROPGSED OWEMNY
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