HomeMy WebLinkAbout99-085 Vacation - Withdrawn
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DONALDSON COMPANY
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CITY OF PRIOR LAKE
APPLICATION FOR S'l'R.EF:r, ALLEY AND UTILITY VACATION
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Property CMner: . 5 (X /Y"'v'... P ./
Address:
Bane Phone: i'brk Phone:
Legal Description of Site to be Vacated: "See a#?i ~ e d
Reason for Request: (May Attach) ...:5e,- cr TlCt C)1 ed
SUBMISSICN REQUIREMENTS: (A) Canpleted Application form. (B) Canplete Legal
description & Property Identification N.nnber (PID).. (e) Canplete legal
description of vacation site. (D) Petition or letter including the signatures
and addresses of all property ~rs who own land adjacent to the proposed
vacation site. (E) Survey or map of the proposed vacation site. (F) Filing
Fee.
CNLY <X>MPLETE APPLICATIOOS SHALL BE REVIEHED BY THE CITY a:xm:IL.
rE?sented on this form is correct.
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Date
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'!HIS SEO'ICN 'ID BE FILLED cur BY THE ~ D~R
CITY COUOCIL '
APPROlED
DENIED
8EARI.OO DATE
OJNDITICNS:
Signature of the Planning Director
Date
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CITY OF PRIOR LAKE
16200 EAGLE CREEK AVE SE
PRIOR LAKE, MN 55372
(612) 447-4230, FAX (612) 447-4245
RECEIPT # 36127
DATE: ~ 11~ I ~l1
Re~ivedo~~M~
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Planning Commission Meeting
December 13,1999
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A. Case File 99-085 Larry and Joyce Nickelson are requesting vacation of a
portion of the road right-of-way for Ridgemont Avenue adjacent to 15543
Ridgemont Avenue.
Planning Coordinator Jane Kansier presented the Planning Report dated December 13,
1999, on file in the office ofthe City Planner.
The petitioners, Larry and Joyce Nickelson, are requesting the vacation of 18' ofthe
excess right-of-way adjacent to their property at 15543 Ridgemont Avenue. The existing
lot is about 50,000 square feet in size. Mr. and Mrs. Nickelson would like to subdivide
this area into 3 lots. According to the letter submitted by the petitioners, they believe
vacation of this right-of-way "may avoid future problems for the city and new property
owners ifthe easements are moved to reflect the true placement ofthe utilities and the lot
lines end at the street, as they do in all residential districts."
The staff felt the right-of-way should not be vacated until the ownership issue is resolved.
Once the ownership has been determined, the City can be assured the necessary
easements will be dedicated, and the vacation will not create a separate parcel. The
Planning staff therefore recommends denial of this vacation.
Comments from the public:
Applicant Larry Nickelson, 15543 Ridgemont Avenue, said they would just like to get
this matter resolved. At the time of reconstruction ofthe road, the City said there
wouldn't be a problem. Nickelson questioned the frontage facing Condons Street instead
ofRidgemont and said he would grant any easements needed. He could subdivide
without the vacation but would diminish the value ofthe comer lot. The setback would
intrude so far back it would limit the use ofthe property. In good faith they would have
to tell the property owners there is a disputed piece of property. Their attorney
recommended not putting a driveway in that area. There are a number of issues.
Nickelson said he is willing to spend the money to get the issue cleared up but is asking
for some direction.
Criego explained the process of subdividing the property with a vacation and/or variance
creating a substandard lot.
Kansier said the issue before the Commission is the vacation. Staff could meet with Mr.
Nickelson on the other issues.
Comments from the Commissioners:
MOTION BY CRIEGO, SECOND BY ST AMSON, TO RECOMMEND CITY
COUNCIL DENY THE REQUEST BASED ON THE NEED FOR UNDERSTANDING
OF THE OWNERSHIP.
Vote taken indicated ayes by all. MOTION CARRIED.
L:\99FILES\99PLCOMM\PCMIN\MNI21399.DOC 11
Planning Commission Meeting
December 13, 1999
This issue will go before the City Council on January.
B. Case File 99-095 William & Margaret Righeimer and James & Nancy Samec
are requesting vacation of the lake access and right-of-way for Kneafsey's Street
adjacent to Lots 5 & 6, Kneafsey's Cove.
In a letter dated December 13, 1999, the applicants have requested continuance ofthe
matter to amend their application.
7. Announcements and Correspondence:
A. Election of Officers.
Deferred to the next meeting.
Commissioner Kuykendall announced he will be retiring from the Planning
Commission.
B. The December 27,1999 Planning Commission meeting has been canceled.
8. Adjournment:
The meeting adjourned at 9:36 p.m.
Donald Rye
Director of Planning
Connie Carlson
Recording Secretary
L:\99FILES\99PLCOMM\PCMIN\MNI21399.DOC
12
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
6A
REVIEW REQUEST TO VACATE A PORTION OF THE
ROAD RIGHT-OF-WAY FOR RIDGEMONT AVENUE
ADJACENT TO 15543 RIDGEMONT AVENUE
JANE KANSIER, PLANNING COORDINATOR
_YES X NO-N/A
DECEMBER 13, 1999
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION
The right-of-way for Ridgemont Avenue at this location was originally dedicated
in 1920 with the plat of Condon's Wood Dale. In 1974, the City installed utilities
and reconstructed Ridgemont Avenue at this location. At that time, the roadway
surface was realigned to the west of this property. This left a boulevard of
approximately 28' between the curb and the property line.
The petitioners, Larry and Joyce Nickelson, are requesting the vacation of 18' of
the excess right-of-way adjacent to their property at 15543 Ridgemont Avenue.
The existing lot is about 50,000 square feet in size. Mr. and Mrs. Nickelson
would like to subdivide this area into 3 lots. According to the letter submitted by
the petitioners, they believe vacation of this right-of-way "may avoid future
problems for the city and new property owners if the easements are moved to
reflect the true placement of the utilities and the lot lines end at the street, as
they do in all residential districts."
If the lot is to be subdivided in the future, a total of 43,400 square feet will be
needed (17,000 for two-family lot, 12,000 for interior single family lot, and 14,400
for single family corner lot). Therefore, the approval or denial of the vacation will
not have an effect on the minimum required lot area for a future three-lot
subdivision. Future variances to lot width (facing Ridgemont Avenue) will be
required as 135 feet is required for the two-family dwelling and 103.2 feet is
required for the future corner lot. There is approximately 228 feet of existing
frontage facing Ridgemont. The requested vacation will not increase the length
of frontage for the existing or proposed future lots.
1:\99fi1es\99vac\99-085\99085J?c2.doc 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
As required by State Statute 462.356 Subd.2, the Planning Commission is
required to make a recommendation to the City Council regarding the disposal or
acquisition ot public lands as it relates to the compliance with the
Comprehensive Plan.
Upon proper notification, State Statute 412.851 allows the Council to vacate
easement or right-ot-way by resolution. The statute also states that "no such
vacation shall be made unless it appears to be in the public interest to do so".
DISCUSSION
The Planning Commission must make two determinations. Does the vacation ot
the existing easement comply with the Comprehensive Plan and is there a public
need or anticipated tuture need tor the dedicated property?
Comprehensive Plan Review: The Comprehensive Plan notes the need tor
adequate right-ot-way to maintain City streets. The 2000-2004 Capital
Improvement Program has identitied the reconstruction ot Ridgemont Avenue to
a 7-ton road at this location. The Engineering Department has not indicated a
need tor this right-ot-way as part ot that reconstruction project.
Public Need: The Engineering Department has noted there does not appear to
be a public need tor the excess right-ot-way. However, there is an existing
telephone cable located within the area to be vacated. The Engineering
Department has also suggested the need tor a 10' drainage and utility easement
along the westerly boundary ot the area to be vacated. This 10' easement, a
standard easement around the boundary ot any lot, should be retained in the
event this right-ot-way is vacated.
Another issue to be considered in this case is the ownership ot the vacated right-
ot-way. As noted above, the right-ot-way was dedicated as part ot Condon's
Wood Dale in 1920. Minnesota statutes and case law have determined
ownership ot vacated right-ot-way reverts to the adjacent property owner only it
that property was included in the plat in which the right-ot-way was dedicated.
Since the Nickelson property was not included in Condon's Wood Dale, the
ownership ot the vacated right-ot-way will not revert to the adjacent property
owners, but to the underlying tee title holders ot the original plat, or their heirs.
The Nickelsons' would have to obtain title to this property trom those individuals.
RECOMMENDATION
There does not appear to be a public need tor this excess right-ot-way.
However, the need tor the easement and the uncertainty about the ownership ot
the vacated area raise some concerns. The staff believes the right-ot-way
should not be vacated until the ownership issue is resolved. Once the ownership
I: \99files\99vac \99-085\99085pc2 .doc
2
has been determined, the City can be assured the necessary easements will be
dedicated, and the vacation will not create a separate parcel. The Planning staff
therefore recommends denial of this vacation.
1. Recomm nd the City Council approve the proposed vacation as presented
or with changes recommended by the Commission.
2. Continue the discussion to a date and time certain to allow the staff to
provide dditional information specifically requested by the Planning
Commission.
3. Based up n expressed findings of fact, recommend the City Council deny
part or al of the applications based upon inconsistency of the proposal
with speci IC regulations of the Zoning and Subdivision Ordinances and/or
specific p licies of the Comprehensive Plan.
The staff recom ends alternative #3. the right-of-way should not be vacated until
the ownership i sue is determined so the City can be assured the necessary
easements will e dedicated, and the vacation will not create a separate parcel.
Motion and seco d to recommend the City Council deny the vacation of a portion
of the right-of-w y as requested.
1:\99fi1es\99vae\99-085\9908 pe2.doe
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LOCATION MAP
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Scott Cocnty, Minnesota
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I hereby certify that in accordance with the provlslons of Chapter 508, Minnesota
Statues of 1949, as amended, I have surveyed the following three described tracts
of land in the County of Scott, State of Minnesota to-wit:
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Tract "B", Registered Land Survey No. 13, on file in the office of the Registrar of Titles, Scott County,
Minnesota. Together with that part of Government Lot No.4, Section 36, Township 115, Range 22~
Scott County, Minnesota described as follows: Beginning at the point 'of the East line of the 2 Rod
road and the Southerly line of the 20 foot driveway according to the plat~of CONDON'S WOOD DALE
on file and of record in the office of the Register of Deeds, Scott County,.Minnesota, in and for
County and State; thence South 84 degrees, 20 minutes, 00 seconds East on the Southerly line of the
20 foot driveway a distance of 266.0 feet; thence at Right angles to said Southerly line a distance
of 175.0 feet; thence North 84 degrees, 20 minutes, 00 seconds West parallel to said 20 foot driveway
270 ! feet to the Easterly line of the said 2 Rod road as shown on said plat; thence Northeasterly
and North along said Easterly line to place of beginning. Together with all that part of Government
T.f'lt-. Nf'l. le_ Sp,f't-.irm 11'). T()wnshio l1'i, Ranf'"e 22. Scott County, Minnesota, described as follows:
October 24, 1999
City of Prior Lake
Planning Department
4629 Dakota St. SE
Prior Lake, MN 55372
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RE: Request for vacation of property along Ridgemont Avenue
Dear Sirs:
Enclosed you will find 2 surveys of the property involved. Survey #1
shows our property in 1972, with the location of Ridgemont Ave. at that
time. Our title reflects these boundaries.
Survey #2 shows the placement of Ridgemont Avenue after the
completion of sewer, water and street projects in later 1970's. The street
was relocated several feet to the west, leaving a "no man's land" between
our legal description and the street. (See colored area in Survey #2.) A brief
discussion with a member of the engineering department indicated city
records were inaccurate regarding this change and he would support
clarification.
We are anticipating a subdivision of this property and believe it may
avoid future problems for the city and new property owners if the easements
are moved to reflect the true placement of the utilities and the lot lines end
at the street, as they do in all residential areas.
A description of the property requested for vacation is attached. The
legal description of our adjacent property is Tract A, RLS #83. We are the
only abutting property owners.
Respectful~'''~7j=~t~
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La~ NiCkelson
Joyce Nickelson
OCT-28-1999 15:06
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I have reviewed the attached proposed request (Ridgemont Avenue Vacation) for the
following:
Water City Code Grading
Sewer Storm Water Signs
Zoning Flood Plain County Road Access ,
Parks Natural Features Legal Issues
Assessment Electric Roads/Access
Policy
Septic System Gas Building Code
Erosion Control X Other TELf..
Recommendation: X Approval
Denial
Conditional Approval
Comments:
TW€:. EX' S.T'~ ~ 1311.~'~i::I TE.Lc. c..t\~LE \ ~ Z7' 'FRt;)YV'\... T\\E.
C /L OF "'~E "'O~1). ,1= TH\ S e.~~lE Wn\lU~ NEE\) Th "E.E RE\.(,)<:'~TEu
~E' Wbll.UY ~o ~o P,T M 1:) C.J4~RL:,E To "L\\E 'PM?ERI''t OI..U~E~
f\~ L~1\\C:::.. p.5. IT ~Ou..Lb 8E. .D~lU1:.. ~U.'R'1\)6 Ou.'R.. 5ll..lY\1Y\.1:R. C.ZH\)S,T,
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TELEPHONE COMPANY
Don Barlage
asp Engineering & Design
"Serving Minnesota for over 50 years,"
4600 Colorado Street S.E
Prior Lake, Minnesota 55372
Telephone: (612) 447-3758
Direct Dial: (612) 226-7004
Mobile: (612) 919-5887
Fax: (612) 226-3758
Signed: ~~~)\r-
Date:
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,
Please return any comments by Tuesday. November 9. 1999, to
Jane Kansier, ORC Coordinator
City of Prior Lake
16000 Eagle Creek Avenue SE
Prior Lake. MN 55372
Phone: (612) 447-9812
Fax: ':(612) 447-4245
1:\99fi1es\99vac\99.085\referra/.doc
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I have reviewed the attached proposed request (Ridgemont Avenue Vacation) for the
following:
\/ Water City Code Grading
/' Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric V" Roads/Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation: ~ Approval
Denial
Conditional Approval
Dale: ~
Please return any comments by Tuesday. Nove-mber 9.1999, to
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Signed:
Jane Kansier, DRC Coordinator
City of Prior Lake
16000 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (612) 447-9812
Fax: (612) 447-4245
1:\99files\99vac\99-085\referral.doc
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Planning Commission Minutes
November 22, 1999
MOTION BY CRAMER, SECOND BY STAMSON, TO APPROVE RESOLUTION
99-25PC DENYING A 2.7 FOOT VARIANCE TO PERMIT THE LOWEST FLOOR
ELEVATION TO BE .3 FEET INSTEAD OF THE REQUIRED 3 FEET ABOVE THE
ORDINARY HIGH WATER LEVEL.
Vote taken indicated ayes by Cramer and Stamson. Nays by V onhof and Kuykendall.
MOTION DEADLOCKED.
Kuykendall recommended staff and other public agencies revisit the items raised and
respond to the allegations made. Kansier and McDermott explained the Commissioners
have the legal responsibility to grant or deny variances. The Watershed District provides
information, but has no authority or responsibility in issuing permits or variances. The
staff requested information from the Watershed District during this process and received
what information they had. It may be the Watershed District does not have specific data
on this site. Kansier explained the process.
MOTION BY KUYKENDALL, SECOND BY VONHOF, RECOMMENDING
COMMISSIONERS, STAFF AND OTHER PUBLIC AGENCIES REVISIT THE SITE
AND THE ITEMS RAISED. CONTINUE THE MATTER TO THE DECEMBER 13,
1999 MEETING. AMENDMENT BY CRAMER TO HA VB STAFF PROVIDE AN
UPDATED MAP OF THE SHORELAND AREA. ACCEPTED AND SECOND BY
KUYKENDALL AND VONHOF.
Vote taken indicated ayes by all. MOTION CARRIED.
The item will be on the December 13,1999 meeting.
5. Old Business:
6. New Business:
A. Case File #99-085 Larry and Joyce Nickelson are requesting vacation of a
portion of the road right-of-way for Ridgemont Avenue adjacent to 15543
Ridgemont Avenue.
Applicants submitted a letter dated November 20, 1999, requesting deferral of the matter
to the next Planning Commission meeting on December 13, 1999.
There were no comments from the public.
B. Case File #99-087 Neil Boderman is requesting vacation of a portion of the
drainage and utility easement located on Lots 1 - 2, Block 1, Enivid First Addition.
Planning Coordinator Jane Kansier presented the Planning Report dated November 22,
1999, on file in the office of the Planning Department.
r:\council\planconun\minutes\nm 112299.doc
8
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
6A
REVIEW REQUEST TO VACATE A PORTION OF THE
ROAD RIGHT-OF-WAY FOR RIDGE MONT AVENUE
ADJACENT TO 15543 RIDGEMONT AVENUE
JANE KANSIER, PLANNING COORDINATOR
_YES X NO-N/A
NOVEMBER 22, 1999
PRESENTER: .
PUBLIC HEARING:
DATE:
INTRODUCTION
The right-of-way for Ridgemont Avenue at this location was originally dedicated
in 1920 with the plat of Condon's Wood Dale. In 1974, the City installed utilities
and reconstructed Ridgemont Avenue at this location. At that time, the roadway
surface was realigned to the west of this property. This left a boulevard of
approximately 28' between the curb and the property line.
The petitioners, Larry and Joyce Nickelson, are requesting the vacation of 18' of
the excess right-of-way adjacent to their property at 15543 Ridgemont Avenue.
The existing lot is about 50,000 square feet in size. Mr. and Mrs. Nickelson
would like to subdivide this area into 3 lots. According to the letter submitted by
the petitioners, they believe vacation of this right-of-way "may avoid future
problems for the city and new property owners if the easements are moved to
reflect the true placement of the utilities and the lot lines end at the street, as
they do in all residential districts." The area propo9Arl to be vac3tod is 31so
roquired to moet tile Illil,imum lot area requirements for two of the propesed lots.
As required by State Statute 462.356 Subd.2, the Planning Commission is
required to make a recommendation to the City Council regarding the disposal or
acquisition of public lands as it relates to the compliance with the
Comprehensive Plan.
Upon proper notification, State Statute 412.851 allows the Council to vacate
easement or right-of-way by resolution. The statute also states that "no such
vacation shall be made unless it appears to be in the public interest to do so",
J:\99fi1t).S.\99Vjlc\99-085\9!L085p"c.doc 1
16200 tag Ie Lreek Ave. S.t., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
DISCUSSION
The Planning Commission must make two determinations. Does the vacation of
the existing easement comply with the Comprehensive Plan and is there a public
need or anticipated future need for the dedicated property?
Comprehensive Plan Review: The Comprehensive Plan notes the need for
adequate right-of-way to maintain City streets. The 2000-2004 Capital
Improvement Program has identified the reconstruction of Ridgemont Avenue to
a 7 -ton road at this location. The Engineering Department has not indicated a
need for this right-of-way as part of that reconstruction project.
Public Need: The Engineering Department has noted there does not appear to
be a public need for the excess right-of-way. However, there is an existing
telephone cable located within the area to be vacated. The Engineering
Department has also suggested the need for a 10' drainage and utility easement
along the westerly boundary of the area to be vacated. This 10' easement, a
standard easement around the boundary of any lot, should be retained in the
event this right-of-way is vacated.
Another issue to be considered in this case is the ownership of the vacated right-
of-way. As noted above, the right-of-way was dedicated as part of Condon's
Wood Dale in 1920. Minnesota statutes and case law have determined
ownership of vacated right-of-way reverts to the adjacent property owner only if
that property was included in the plat in which the right-of-way was dedicated.
Since the Nickelson property was not included in Condon's Wood Dale, the
ownership of the vacated right-of-way will not revert to the adjacent property
owners, but to the underlying fee title holders of the original plat, or their heirs.
The Nickelsons' would have to obtain title to this property from those individuals.
RECOMMENDATION
There does not appear to be a public need for this excess right-of-way.
However, the need for the easement and the uncertainty about the ownership of
the vacated area raise some concerns. The staff believes the right-of-way
should not be vacated until the ownership issue is resolved. Once the ownership
has been determined, the City can be assured the necessary easements will be
dedicated, and the vacation will not create a separate parcel. The Planning staff
therefore recommends denial of this vacation.
ALTERNATIVES:
1. Recommend the City Council approve the proposed vacation as presented
or with changes recommended by the Commission.
1: \99files \99vac\99-085\99085pc.doc
2
2. Continue the discussion to a date and time certain to allow the staff to
provide additional information specifically requested by the Planning
Commission.
3. Based upon expressed findings of fact, recommend the City Council deny
part or all of the applications based upon inconsistency of the proposal
with specific regulations of the Zoning and Subdivision Ordinances and/or
specific policies of the Comprehensive Plan.
RECOMMENDATION:
The staff recommends alternative #3. the right-of-way should not be vacated until
the ownership issue is determined so the City can be assured the necessary
easements will be dedicated, and the vacation will not create a separate parcel.
ACTION REQUIRED:
Motion and second to recommend the City Council deny the vacation of a portion
of the right-of-way as requested.
I: \99files \99vac\99-085\99085pc.doc
3
25
LOCATION MAP
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October 24, 1999
City of Prior Lake
Planning Department
4629 Dakota St. SE
Prior Lake, MN 55372
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RE: Request for vacation of property along Ridgemont Avenue
Dear Sirs:
Enclosed you will find 2 surveys of the property involved. Survey #1
shows our property in 1972, with the location of Ridgemont Ave. at that
time. Our title reflects these boundaries.
Survey #2 shows the placement of Ridgemont Avenue after the
completion of sewer, water and street projects in later 1970's.. The street
was relocated several feet to the west, leaving a "no man's land" between
our legal description and the street. (See colored area in Survey #2.) A brief
discussion with a member of the engineering department indicated city
records were inaccurate regarding this change and he would support
clarification.
We are anticipating a subdivision of this property and believe it may
'avoid future problems for the city and new property owners if the easements
are moved to reflect the true placement of the utilities and the lot lines end
at the street, as they do in all residential areas.
A description of the property requested for vacation is attached. The
legal description of our adjacent property is Tract A, RLS #83. We are the
only abutting property owners.
Respectfully,," ';.Q/;~7t'//; ~
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La~ NiCkelson'
Joyce Nickelson
CO?y
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. - OH,ce of RegIStrar of Titles .
Scott Co.nty, Minnesota
I hereby cer:it) t..~ r;.." ~!lU" 'JIlSlTllo-
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I hereby certify that in accordance with the provisions of Chapter 508, Minnesota
Statues of 1949, as amended, I have surveyed the following three described tracts
of land in the County of Scott, State of Minnesota to-wit:
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Tract "B", Registered Land Survey No. 13, on file in the office of the Registrar of Titles, Scott County,
Minnesota. Together with that part of Government Lot No.4, Section 36, Township 115, Range 22~
Scott County, Minnesota described as follows: Beginning at the point.of the East line of the 2 Rod
road and the Southerly line of the 20 foot driveway according to the plat~of CONDON'S WOOD DALE
on file and of record in the office of the Register of Deeds, Scott CountJ,~Minnesota. in and for
County and State; thence South 84 degrees, 20 minutes, 00 seconds East on the Southerly line of the
20 foot driveway a distance of 266.0 feet; thence at Right angles to said Southerly line a distance
of 175.0 feet; thence North 84 degrees, 20 minutes, 00 seconds West parallel to said 20 foot driveway
270 i feet to the Easterly line of the said 2 Rod road as shown on said plat; thence Northeasterly
and North along said Easterly line to place of beginning. Together with all that part of Government
1.,,1- N,,_ 1.. Sp.r-t:;(')n ,,;. Tnwnshio 11'5. Ranl<e 22. Scott County, 14innesota, described as follows:
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I have reviewed the attached proposed request (Ridgemont Avenue Vacation) for the
following:
Water City Code Grading
Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues I
Assessment Electric Roads/Access
Policy
Septic System Gas Building Code
Erosion Control X Other TE u:...
Recommendation: X Approval
Denial
Conditional Approval
Comments:
T\\'E. EX IST\N ~ :BU..~"\_~ TELc. e.~~LE. \ ~ Z7' R(:)TV\.. T~~
C J L OF ,}.\E ,,"O;\t). \ F TH I S e.~'CLE Wl;)\.lU::> NE~ Th ~'E. R.E\..bl:,f\TEu
~E' \A1bl1.Lt>. ~o ~D P-rT M ~ C.J4~RL:,E To L\-\E ~?E'R.~'t O\.U~Ev...
F\~ L~1\\C::.. P.S IT ~OU...U:~ BE. O~lUE ~u.1\.'1\)G OLlR. ~U.MIV\.l:R. c.l:)l\J ~T,
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Qott.rice
TELEPHONE COMPANY
Don Barlage
asp Engineering & Design
"Serving Minnesota for over 50 years, ..
4690 CoIoraOO Street S.E
Prior Lake. Minnesota 55372
Telephone: (612) 447-3758
Direct Dial: (612) 226-7004
Mobile: (612) 919-5887
Fa'<: (612) 226-3758
Signed: ~~ilnr-
Date:
jJ-R-Gr g
.
Please return any comments by Tuesday. November 9. 1999, to
Jane Kansier, ORC Coordinator
City of Prior Lake
16000 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (612) 447-9812
Fax: ':(612) 447-4245
J:\99fi1es\99vac\99-085\referraLdoc
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P"I:"
NOTICE OF PUBLIC HEARING TO CONSIDER THE VACATION OF A
PORTION OF THE RIDGEMONT AVENUE RIGHT-OF-WAY ADJACENT TO
THE PROPERTY LOCATED AT 15543 RIDGEMONT AVENUE
You are hereby notified that the Prior Lake City Council will hold a public hearing at
Prior Lake Fire Station #1, located at 16776 Fish Point Road SE on Monday, January 3,
2000, at 7:30 p.m. or as soon thereafter as possible. The purpose of the hearing is to
consider vacating a portion of the Ridgemont Avenue right-of-way adjacent to the
property located at 15543 Ridgemont Avenue, legally described as follows:
Legal Description:
That portion of the platted 2 rod roadway as shown on the plat of CONDON'S WOOD
DALE, Scott County, Minnesota, lying southerly and easterly of the following described
line:
Commencing at the northwest corner of Tract A, Registered Land Survey
No. 83, Scott County, Minnesota; thence South 00 degrees 00 minutes 00
seconds West along the westerly line of said Tract A, a distance of 20.00
feet to the point of beginning of the line to be described; thence South 67
degrees 00 minutes 00 seconds West a distance of 18.00 feet; thence South
00 degrees 00 minutes 00 seconds West a distance of 135 feet more or less
to the intersection with the westerly line of said Tract A, and there
terminating.
If you wish to be heard in reference to this matter, you should attend the hearing. Oral
and written comments will be considered by the City Council. If you have questions
regarding this matter, contact the Planning Department at 447-4230.
Prepared this 7th day of December, 1999 by:
Jane Kansier, Planning Coordinator
City of Prior Lake
TO BE PUBLISHED IN THE PRIOR LAKE AMERICAN DECEMBER 11, 1999,
DECEMBER 18,1999 AND DECEMBER 25, 1999.
J:\99files\99vac\99-085\99085pn doc
16200 Eagfe Creek Ave. S.E., Prior LaKe, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
That portion of the platted 2 rod roadway as shown on the plat of CONDON'S WOOD
DALE, Scott County, Minnesota, lying southerly and easterly ofthe following described
line:
Commencing at the northwest comer of Tract A, Registered Land Survey No. 83, Scott
County, Minnesota; thence South 00 degrees 00 minutes 00 seconds West along the
westerly line of said Tract A, a distance of20.00 feet to the point of beginning of the line
to be described; thence South 67 degrees 00 minutes 00 seconds West a distance of 18.00
feet; thence South 00 degrees 00 minutes 00 seconds West a distance of 135 feet more or
less to the intersection with the westerly line of said Tract A, and there terminating.
L:\99FILES\99V AC\99-085\LEGAL.DOC
NOTICE OF CANCELED PUBLIC HEARING TO CONSIDER THE VACATION
OF A PORTION OF THE RIDGEMONT AVENUE RIGHT-OF-WAY
ADJACENT TO THE PROPERTY LOCATED AT 15543 RIDGEMONT AVENUE
The Prior Lake City Council was originally scheduled to hold a public hearing on this
item on Monday, January 3, 2000. You are hereby notified that this hearing has been
canceled at the request of the applicant. Notice of any future public hearings on this
matter will be published.
If you have questions regarding this matter, contact the Planning Department at 447-
4230.
Prepared this 27th day of December, 1999 by:
Jane Kansier, Planning Coordinator
City of Prior Lake
TO BE PUBLISHED IN THE PRIOR LAKE AMERICAN JANUARY 1, 2000.
16200 ~b~r~Peldg~vAe~9s~~,\~PJ?r.~1,~innesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
r ~ r (B.:'" n "7
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II '- ,~~ \.:) '-'"' III J
December 21, 1999
Larry and Joyce Nickelson
15543 Ridgemont Avenue
Prior Lake, MN 55372
RE: Petition to Vacate a Portion of Ridgemont Avenue
Dear Mr. and Ms. Nickelson:
The City Council was originally scheduled to hold a public hearing on this item on
January 3, 2000. However, we have deferred this hearing at your request.
State Statutes require the City to act on an application within 120 days unless you waive
this requirement. The deadline for action on this application expires on March 1, 2000.
In order to meet this deadline, the must hold a hearing at its February 22, 2000 meeting,
Please advise me of your timing in this matter. If necessary, we will request a signed
waiver of the deadline In order to avoid a problem with the expiration of the 120 day
period.
Thank you for your prompt attention to this matter. If you have any other questions
relative to the review process or related issues, please contact me directly at 447-4230.
Sincerely,
0-. -IJ,/l1 ~~ ~ ~
~KanSier.~J;'~-
Planning Coordinator
cc: DRC Members
162 ..l.:\99file~99vac\g9-085l.deadliAe.doc . P~e 1
00 cagle CreeK Ave. ~.c., t'nor Lake, MInnesota 55372-1714 / Ph. (612) 447-4230 / Fax (61:::rq.47-4245
AN EQUAL OPPORTUNITY EMPLOYER
December 1 5, 1999
Jane Kansier, Planning Coordinator
City of Prior Lake
16200 Eagle Creek Avenue
Prior Lake, MN 55372
RE: Case #99-085
We would like to postpone any action on this vacation request until further
notice to give us time to pursue a clear title to the property.
Thank you.
\.._, '__J1 - /'
/.,. . (2,-I.-/'- 0-J.- -- / , ,,./
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".,....,.J
Joy2e-imd Larry Nickelson
December 8, 1999
Larry & Joyce Nickelson
15543 Ridgemont Avenue SE
Prior Lake MN 55372
RE: Agenda and Agenda Report
Attached is a Planning Commission Agenda and Staff Report for the December 13,
1999 Planning Commission meeting. You or your representatives are expected to
attend the meeting. You will be given the opportunity to speak regarding your proposal
and the staff report. The meeting begins at 6:30 p.m. and is held at the Fire Station
located at 16776 Fish Point Road (east of HWY 13 on the south side of CR 21). If you
cannot attend the meeting, please call me so your item can be deferred to the next
Planning Commission meeting. If you have any questions, please contact me at 447-
4230.
Sincerely,
evV\MAi
Connie Carlson
Planning Dept. Secretary
Enclosure
I:\d~ptwork\blankfrm\meetltr.doc Page 1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
November 20, 1999
Jane Kansier, Planning Coordinator
City of Prior Lake
16200 Eagle Creek Ave.
Prior Lake, MN 55372
RE: Case #99-085
We received your planning report on our case on November 19, scheduled
for discussion at the November 22 Planning Commission meeting. In light
of your recommendation, we respectfully request deferral of a hearing on this
matter until the next planning meeting to allow us more time to address the
ownership issue.
Sincerely,
~~"~~
~nd Lar~kelson
CC: Connie Carlson, Planning Dept. Secretary
November 17, 1999
Larry & Joyce Nickelson
15543 Ridgemont Avenue SE
Prior Lake MN 55372
RE: Agenda and Agenda Report
Attached is a Planning Commission Agenda and Staff Report for the November 22,
1999 Planning Commission meeting. You or your representatives are expected to
attend the meeting. You will be given the opportunity to speak regarding your proposal
and the staff report. The meeting begins at 6:30 p.m. and is held at the Fire Station
located at 16776 Fish Point Road (east of HWY 13 on the south side of CR 21). If you
cannot attend the meeting, please call me so your item can be deferred to the next
Planning Commission meeting. If you have any questions, please contact me at 447-
4230.
Sincerely,
~n~~
Planning Dept. Secretary
Enclosure
J:\df;lptw.ork\blankfrm\Q1eetltr.doc Page 1
16200 cagle Creek Ave. ~.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
FilE COpy
November 1, 1999
f
Larry and Joyce Nickelson
15543 Ridgemont Avenue
Prior Lake, MN 55372
RE: City of Prior Lake Review for Application Completeness for the Vacation Request
Dear Mr. and Ms. Nickelson:
On November 1, 1999, the City of Prior Lake Development Review Committee (DRC)
determined all of the necessary submittals for an application for the vacation of a portion
of Ridgemont Avenue adjacent to the property located at 15543 Ridgemont Avenue
have been submitted. This letter serves as your official notification that the application
is now complete.
The DRC will now begin formal review of this application. The tentative date of the
review by the Planning Commission is November 22, 1999. We will notify you if this
date changes. If necessary, we will also schedule a Review Meeting with the DRC prior
to the hearing.
The City approval process can be substantially less than 120 days, and we intend to
move this matter through the process in a timely manner which provides a complete,
professional review. Occasionally, however, due to meeting schedules, it is sometimes
necessary to extend the 60 day review period. This letter also serves as your official
notice that the City is extending the 60 day deadline for an additional 60 days from
January 1, 2000, to March 1, 2000.
Sincerely,
~a. +(~
U~~ne ~ansier, AICP
Planning Coordinator
cc: DRC Members
J:\99fi1~\99\(ac\99-085\c.omp.lete.doc Page 1
16200 cagle LreeK Ave. ~.c., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
October 24, 1999
City of Prior Lake
Planning Department
4629 Dakota St. SE
Prior Lake, MN 55372
OCT 2 6 1999
,
:
~
,
---.-.-'
RE: Request for vacation of property along Ridgemont Avenue
Dear Sirs:
Enclosed you will find 2 surveys of the property involved. Survey #1
shows our property in 1972, with the location of Ridgemont Ave. at that
time. Our title reflects these boundaries.
Suwey #2 shows the placement of Ridgemont Avenue after the
completion of sewer, water and street projects in later 1970's. The street
was relocated several feet to the west, leaving a "no man's land" between
our legal description and the street. (See colored area in Survey #2.) A brief
discussion with a member of the engineering department indicated city
records were inaccurate regarding this change and he would support
clarification.
We are antiCipating a subdivision of this property and believe it may
avoid future problems for the city and new property owners if the easements
are moved to reflect the true placement of the utilities and the lot lines end
at the street, as they do in all residential areas.
A description of the property requested for vacation is attached. The
legal description of our adjacent property is Tract A, RLS #83. We are the
only abutting property owners.
R.e..s.p ectful~'~%,." =~
\:~ ~ O. '/J/2' ./II~
<"'-. .'')~ cr 1/
Lany Ni~elson
Joyce Nickelson
~'1'
Land Surveyors
Planners
Valley Surveying Co., P. A.
(612) 447-2570
Suite 230
16670 Franklin Trail S.E.
Prior Lake, Minnesota 55372
September 1, 1999
Description prepared for:
Larry Nickelson
15543 Ridgemount Avenue
Prior Lake, MN. 55372
Re: A request to vacate a portion ofRidgemont Avenue:
DESCRIPTION FOR VACATION:
A request to vacate that portion of the platted 2 rod.roadway ( Ridgemont Avenue, Prior
Lake) as shown on the plat of CONDON'S WOOD DALE, Scott County, Minnesota,
lying southerly and easterly of the following described line:
Commencing at the northwest comer of Tract A, Registered Land Survey No. 83, Scott
County, Minnesota; thence South 00 degrees 00 minutes 00 seconds West along the
westerly line of said Tract A, a distance of20.00 feet to the point of beginning of the line
to be described; thence South 67 degrees 00 minutes 00 seconds West a distance of 18.00
feet; thence South 00 degrees 00 minutes 00 seconds West a distance of 135 feet more or
less to the intersection with the westerly line of said Tract A, and there terminating.
l-rl\;r'
.:u". ,',_,t '-t'l'.,'
~) l ! -' J ~ ~ 1 I . r I , I
CITY OF PRIOR LAKE
ORC PROJECT REVIEW CHECKLIST
PROJECT NAME: NICKELSON VACATION
An application for the vacation of a portion of the Ridgemont
Avenue right-of-way adjacent to the property located at 15543
Ridgemont Avenue.
APPLICANT: Larry Nickelson
15543 Ridgemont Avenue
Prior Lake, MN 55372
PROJECT ENGINEERS:
CONTACT PERSON: Larry Nickelson
887-3147
SITE INFORMATION
PID#: 25-182-001-0
LOCATION: 15543 Ridgemont Avenue
This property is located at the southeast quadrant of the
intersection of Condons Street and Ridgemont Avenue. The
right-of-way proposed to be vacated is located along the west
side of the property.
EXISTING ZONING: R-1SD
COMPREHENSIVE PLAN: R-UMD
PROJECT REQUEST: Review application to vacate right-of-way.
DISTRIBUTE TO: APPLICATION FOR:
X Frank Boyles Administrative Land Division
X Sue McDermott Comprehensive Plan Amend.
X Ralph Teschner Jeff Evens Conditional Use Permit
X Paul Hokeness Lani Leichty Home Occupation
X Bob Hutchins Verlyn Raaen Rezoning
X Don Rye X Doug Hartman Site Plan
X Jane Kansier X Fire Chief Preliminary Plat
X Jenni Tovar X Bill O'Rourke PUD
DNR - Pat Lynch X Minnegasco Final Plat
County Hwy. Dept. X Watershed Dist. Variance
MNDOT X Telephone Co. X Vacation
SMDC X Electric Co.
X Triax Cable Met. Council
Date Received 10/26/99 Date Distributed 11/1/99 Date Due 11/9/99
Complete Application 11/1/99 Date Distributed to 11/1/99 DRC Meeting 11/11/99
Date DRC
Publication Date 11/23/99 Tentative PC Date 11/22/99 Tentative CC 12/20/99
Date
60 Day Review Date 1/1/00 Review Extension 3/1/00
1:\99files\99vac\99-085\referral.doc
Page 1
.- .
I have reviewed the attached proposed request (Ridgemont Avenue Vacation) for the
following:
Water City Code Grading
Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric Roads! Access
Policy
Septic System Gas Building Code
Erosion Control X Other TE.LL
Recommendation: ~ Approval
Denial
Conditional Approval
Comments:
T\\E EX \~T\~ ~ E1.1...''L~ TE.l.l:.. C.~~Lt. \ ~ Z7' 'FRb~ T\\t:.
elL OF "'~E '-.0;\1). \ F TH\ ~ c..F\"ClE. W~\1.lt) ~EE.\) Th ~E Rf.\.M:.ATEQ
\NE' \kibU.L'D ~D ~o ~T M b c..~~RL:,E T~ ll\E 'PM?ER'1't O~~E"-
f\~ L~1\\e:,. POS IT ~ou..u:~ BE. 1:)b~'E. ~U.""'l\)c., OLl"R.. 511MfV\..~R. CON ~T,
~~I-\ 1:.. ~\k.L1:. . - NO F~l:)~I-
Qott.rice
TELEPHONE COMPANY
Don Barlage
asp Engineering & Design
"Serving Minnesotafor over 50 years."
4600 CoIoraOO Street S.E.
Prior Lake, Minreso1a 55372
Telephone: (612) 447-3758
Direct Dial: (612) 226-7064
Mobile: (612) 919-5887
Fax: (612) 226-3758
Signed: l~~~.~
Date:
! )-R-q f1
Please return any comments by Tuesday, November 9,1999, to
Jane Kansier, DRC Coordinator
City of Prior Lake
16000 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (612) 447-9812
Fax: ;(612) 447-4245
I :\99files\99vac\99-085\referral.doc
Page 2
I '
I have reviewed the attached proposed request (Ridgemont Avenue Vacation) for the
following:
V Water City Code Grading
../ Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric V"" Roads/Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation: -.)S;:... Approval
Denial
Conditional Approval
Signed:
VtJI~1lLlVY\.
~t,4.lM~
Date: .JJ / ~ /Cf'l
njql'Yl
Please return any comments by Tuesday. Nove-mber 9.1999, to
Jane Kansier, ORC Coordinator
City of Prior Lake
16000 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (612) 447-9812
Fax: (612) 447-4245
1:\99files\99vac\99-085\referral.doc
Page 2
J .
~
'"
ri--> , rr' I(~~' r;.:1 n ----,:
i I ~/) ; (i; \,:::7 i;S.--:.!______!,
111, 1 NOV - 8 1999
I have reviewed the attached proposed request (Ridgemont Avenu~' ~tiOn) for the
following: !
Water City Code Grading
Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric Roads/Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation: ~ Approval Denial Conditional Approval
Comments: pol L~:J-- L",'1Y !l!......~"".-J(;.
Signed:
v:t# ty<<
Date:
//- :S7?
Please return any comments by Tuesday, November 9.1999, to
Jane Kansier, ORC Coordinator
City of Prior Lake
16000 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (612) 447-9812
Fax: (612) 447-4245
1:\99files\99vac\99-085\referral.doc
Page 2
I have reviewed the attached proposed request (Ridgemont Avenue Vacation) for the
following:
Water City Code Grading
Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features legal Issues
Assessment Electric Roads! Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation: X Approval
Comments:
Denial
Conditional Approval
Signed:
~l, Jl)~
Date: ~
Please return any comments by Tuesday. November 9.1999, to
Jane Kansier, ORC Coordinator
City of Prior lake
16000 Eagle Creek Avenue SE
Prior lake, MN 55372
Phone: (612) 447-9812
Fax: (612) 447-4245
NOV - 4 /999
.t~L '-"--.......;j .
tit ----_,~._.,i
1:\99files\99vac\99-085\referral.doc
Page 2
I have reviewed the attached proposed request (Ridgemont Avenue Vacation) for the
following:
>./ Water City Code Grading
v" Sewer Storm Water Signs
Zoning Flood Plain County Road Access
Parks Natural Features Legal Issues
Assessment Electric Roads/Access
Policy
Septic System Gas Building Code
Erosion Control Other
Recommendation: -Js:.- Approval
Denial
Conditional Approval
Date: ~~
Please return any comments by Tuesday. November 9.1999, to
V(/l~11il9I\'\
c:jwM~
Signed:
Jane Kansier, ORC Coordinator
City of Prior Lake
16000 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (612) 447-9812
Fax: (612) 447-4245
1:\99files\99vac\99-085\referral.doc
Page 2
x
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Suite 230
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September 1, 1999
f
Description prepared for:
Larry Nickelson
15543 Ridgemount Avenue
PriorLake,~. 55372
Re: A request to vacate a portion ofRidgemont Avenue:
DESCRIPTION FOR VACATION:
A request to vacate that portion of the platted 2 rod roadway ( Ridgemont A venue, Prior
Lake) as shown on the plat of CONDON'S WOOD DALE, Scott County, Minnesota,
lying southerly and easterly of the following described line:
Commencing at the northwest comer of Tract A, Registered Land Survey No. 83, Scott
County, Minnesota; thence South 00 degrees 00 minutes 00 seconds West along the
westerly line of said Tract A, a distance of 20.00 feet to the point of beginning of the line
to be described; thence South 67 degrees 00 minutes 00 seconds West a distance of 18.00
feet; thence South 00 degrees 00 minutes 00 seconds West a distance of 135 feet more or
less to the intersection with the westerly line of said Tract A, and there terminating.
~rl \; r'
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OCT-28-1999
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REGISTERED
LAND
SURVEY
No.83
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v~ !I.~ Plfle ~rCe~ 7'(~' t/
OH.ce of Reg;strQr of Titles '
Scott Cocnty. Minnesota
I hereby cer:'h .
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ment~was Jiled in tht~ tk" tur ref: d 0"
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SCOTT,
COl,JNTY J
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MINNESOTA
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TH E 'S.olTT"H l...tNE. OF TR....cr "s. h R, L. -eo, NO. ,~
~ E GOR.
T R "CT~I5-.
I hereby certify that in accordance with the provisions of Chapter 508, Minnesota
Statues of 1949, as amended, I have surveyed the following three described tracts
of land in the County of Scott, State of Minnesota to-wit:
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Tract IIBII, Registered Land Survey No. 13, on file in the office of the Registrar of Titles, Scott County,
Minnesota. Together with that part of Government Lot No.4, Section 36, Township 115, Range 22,
Scott County, Minnesota described as follows: Beginning at the point-'of the East line of the 2 Rod
road and the Southerly line of the 20 foot driveway according to the plat"of CONDON'S WOOD DALE
on file and of record in the office of the, Register of Deeds, Scott County,.Minnesota, in and for
County and State; thence South 84 degrees, 20 minutes, 00 seconds East on the Southerly line of the
20 foot driveway a distance of 266.0 feet; thence at Right angles to said Southerly line a distance
of 175.0 feet; thence North 84 degrees, 20 minutes, 00 seconds West parallel to said 20 foot driveway
270 ! feet to the Easterly line of the said 2 Rod road as shown on said plat; thence Northeasterly
and North along said Easterly line to place of beginning. Together with all that part of Government
Lot No.4, Section 36,%TownShip 115, Range 22, S~ott Co~nty, Minnesota, described as follows:
Beginning at the point"of intersection of the East line~of the 2 Rod road and the Southerly line of
the 20 foot driveway, according to the plat of CONDON'S. WOOD DALE on file and of' record in the Office
of the Register of Deeds, Scott County, Minnesota; thence South 84 degrees, 20 minutes East on the
Southerly line of 20 foot driveway a distance of 266.0 feet to the point of beginning of land herein
to be described; thence continuing on said Southerly line of driveway 34.0 feet to point of
beginning of a 70 degree curve to the right with a Delta angle of 66 degrees, 23 minutes; thence
continuing Southeasterly along 20 foot driveway as now travelled 94.8 feet; thence South 17 degrees,
57 minutes East 137.7 feet; thence North 84 degrees, 20 minutes West parallel with the 20 foot
driveway as shown on said Plat of CONDON'S WOOD DALE, 164.0 feet; thence Northeasterly 175.0 feet
to point. of beginning.
said su;::)ey. Dated this -Z, ""/ day
"r~f# L~
Ronald A. Swanson, Land Surveyor
Minnesota Registration No. 10183
This Registered Land Survey was approved and acce2ted,by the Ci~y Council of the City of Prior Lake,
Minnesota at a regular meeting thereof held this ~o of!! day of IIfJJ"s r 1979.
IBY~~ tlP its Mayor By: /1f~tl. ~its Manager
That this survey shown hereon is a correct delineatio~ of
of MA-ll 1979.
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