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Home My WebLink About7 - Administrative Land Division Appeal "AP05CC" AGENDA NUMBER: PREPARED BY: SUBJECT: DATE: INTRODUCTION: BACKGROUND: HERITAGE 1891 COMMUNITY 1991 18JSf!).A/~ 20J~ 7 DEB GARROSS, ASSISTANT CITY PLANNER CONSIDER ADMINISTRATIVE LAND DIVISION APPEAL SUBMITTED BY MARK GORACKE AUGUST 6, 1990 On June l4, 1990, staff received an application from Dora Fitzgerald of 5463 150th street, to administratively divide Lot 1, Block 1, John Titus Addition. Chapter 6-1-3 of Prior Lake Subdivision Ordinance 87-10 allows proJ?erty to be subdivided via an administrat1ve process under conditions identified in the specific Chapter. One condition is to provide written notification to contiguous land owners. Written notice of the proposed administrative lot split was mailed to property owners on June l5, 1990. On June 21, 1990 staff received a petition signed b~ property owners who are o~posed to the subdlvision. (See attached pet1tion for reference). The subject site is zoned R-1 Urban Residential and is located in the S-D Shoreland District. The required lot size in the R-1 Zone is 10,000 square feet with 80' feet of frontage. The proposal is to split Lot 1, Block 1, John Titus Addition as indicated on the attached survey. The proposed subdivision exceeds the requirements for new lots within the R-1 District. The DNR has been notified of the proposed subdivision and has no objection. Both sewer and water services are existing to Tracts A and B. They were installed when 150th Street was improved in anticipation of a future land division. The existing home on Tract B is connected to the sanitary sewer and water service located in the northeast corner of proposed Tract A. The utility lines will cut across the proposed building envelope for Tract A. The Engineering Department recommends that the applicant submit a 4629 Dakota St. S.E., Prior lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447.4245 COMPREHENSIVE PLAN IMPACT: ALTERNATIVES: RECOMMENDATION: It is imperative to keep in mind that the petition addresses a "process question". If the Council selects to agree with the petition the application could be processed under Section 6-3-l Abbreviated Subdivision Process. The Comprehensive Plan indicates low density residential use for this neighborhood. The proposed subdivision is consistent with the Comprehensive Plan. l. 2. 3. Approve the subdivision as proposed under Section 6-1-3. Table the item for further studf. Deny the subdivision applicat10n under Section 6-1-3 and direct the processing under Section 6-3-1. staff recommends the Council adopt Alternative #1 with the condition that the applicant be responsible to provide utility service to each Tract. The Council will be asked by the appellants to decide the issue of "general conformance" under section 6-1-3. Since no standards exist and little J?recedence is available, the Council must ult1mately decide this question. If the Council agrees with the appellants then alternative #3 is the appropriate alternative. Since the proposal meets all zoning and subdivision standards, denial of the plat is not advisable. Staff believes that the ~lat approved based on the follow1ng: l. All Zoning and Subdivision Standards are being followed. 2. No variances are required. 3. Sewer and water stubs were located before a~plicant owned propert~ in anticipat10n of a possible land div1sion. 4. The applicant is proposing covenants which would, based on their submittals, provide for a home to be integrated into the neighborhood. 5. The issue of "general conformance" is a process question. The appellants would most likely object to the development of the lot under any process. Undertaking this particular process under section should be ACTION REQUIRED: 6-3-1 rather than 6-1-3 will not provide any new facts or relevant data for Council deliberation on this land division. Depends on Council action. "SPLIT" AP ~ - ~}5 PIDt JSf ',,~ . 10 !--{) AIJlIINIsrAATIVE LAND DMSIOO APPLlCATlOO FOlflt Oore Fitzgereld Property CNner: Address: 5463 1S0th Street, FrIor La~e Applicant: Semf'!l Address: tt40-4466 Phone : Phone: Name of SJrveyor: Velley Engine9ring Co. Phone: 447-2570 SUBMISSlOO RmUlREMEm'S: A. Completed application form and Property Identification Number (PID). B. Complete Legal description of existing and proposed parcels. C. Filing fee. D. SJrvey prepared by a qual ified person who is a registered land surveyor in the State of Minnesota. E. 15 copies of the application, survey and sURXlrting data and I set reduced to 11ft X 17ft. F. Total square footage and or acreage of existing and proposed parcels. G. Names and addresses of owners who own property contiguous to the subject site. CNLY OOMPLETE APPLIC'ATIOOS SHALL BE ACCEP1'tJ} fUR RE.VIEH. To the best of ~ knowledge the information presented on this form is correct. In addition, I have read Section 6-1-3 of the Prior Lake Subdivision Ordinance which specifies the requirements and procedures for Administrative Plats. I agree to provide information and follow the procedures an outlined. Applicants Signature ~_ (] 0,,<,- ~.. V ~.., ~ Fee CMners gnature Date tI-14-90 Date 'nIlS SEX:TION ro BE FILLED IN BY 'mE PLANNm:; DIRFrrOR DIsr05ITlOO OF APPLICATION: APPROJED DENIED CI'.tY a:>tJOCIL (APPEAL) APPROJED _IENIED a:>NDITlOOS : IY\TE I1\TE OF REARmG Signature of the Planning Director Date , ! . .-- . ,l ---_.- ~. 'l\I ~ or".., ~~ ~~ 5i . -I , ~. I, ~ ',' >:; ~"""':'I",'.'~' .of " _ I \I, .; 'r . ,~. '''".~., I' , is,\\;F~::" IbI~ ' ~l ~J"~~' .L ~f'bJ) . !foI : \ ""\' 'I " ' ';"'\~ ~~. r-" \~ '.- ~''''J< V) r,' .Lill-- ~} 'I"~ ~'~i-. . ~ '~11 ...................: . " , I . Ij , I . ~ I ,! ; ! '.1' ..~ I , ! -, .'1 . i~) . . '...' , /.\....' (..: l~_ .. '.",-; :Y . m _ ........1 ..." .. t ! r L.- .\ . \. ,\ . \\, .-......---- '0"" 1-""""'" 1 -.",: . """'~''''-~o_ rI &-1-1 &-1-3 CHAPTER 1 GENERAL PROVISIONS SECTION: &-1-1 : &-1-2: &-1-3: 6-1__: TItle Purpose Administrative Plat Compliance &-1-1: TITLE: These regulations shall be known and may be cited as the Prior Lake Subdivision TItle. &-1-2: PURPOSE: The process 01 dividing or subdividing land into home sites, or parcels for other uses, is one of the most If11)Ortant factors in the growth of Prior Lake. Few activities have a more lasting effect upon the City's appearance. environment and general public Impression. Once the land has been subdivided and streets, homes and other general improvements completed, the basic character of this permanent addition to the community becomes IIrmly established. When the developer has completed the subdivision process and Improvements are Installed, It becomes the City's responsibility to maintain the streets and roads and provide various other public services. As a result, the welfare of the entire community is affected in many Important respects. This Chapter Is therefore adopted to establish mlnirTlJm standards to aid developers and the general public and to ensure that subdivisions are conceived, and designed to contribute toward an attractive, wholesome, orderly and safe comrTlJnity. The right to develop should not be taken lightly. The goal is to view the development process as an obligation to contribute an attractive, stable, and safe subdivision lor future owners and moreover, for the existing residents of Prior Lake. (Ord. 87-10. 8-17-87) 6-1-3: ADMINISTRATIVE LAND DIVISION: The cay Manager or representa- tIVe may autnonze SUlXllvlSlOn approval upon nnC:lIng: S(A) The division will not result in more than three (3) parcels. lit ~1-3 ~1-4 .. (C) (0) The division will not cause any structure on the land to be in violation of the Zoning Ordinance. Any easements which may be required by the City must be aranted. (E) F and no 6-1-4: COMPLlANCF.: Except as provided in Section 6-1-3, no land shall be planed, subdivided, rearranged, developed or improved In any way which Is not in conformity with these regulations. All subdivisions of land hereafter submilled for approval shall fully comply, in all respects, with the regulations set forth herein. (Ord. 87-10, 8-17-87) 5811 PRIOR LAKE S"Y'-M . ~'rIf.1 Vii'! SSf, $t.H ~..1? ~~ iMoS s~e: 0 ~ 8 7 JO No TITUS > 6 5 4 3 0 < I'T1 Ss~ 2~ \ en 9 3 \ . I ADD' \ \ 12 \ 9,78 49 , ~7 5 PROPOSED SUBDIVISION SITE--_ \ 6 5 , ~ 216044 , CLAYl I IS 10 KATHLEEN RA:O "'Z~r HERITAGE 1891 COMMUNITY 1991 C{8"JS(')./V 2((91 "AP05Nl" NOTICE OF HEARING TO CONSIDER CITIZEN APPEAL OF AN ADMINISTRATIVE LAND DIVISION REQUEST You are hereby notified that a hearing will be held by the City Council in the Prior Lake Council Chambers at 4629 Dakota Street S . E . on: MONDAY, AUGUST 6, 1990 at APPROXIMATELY 7:35 P.M. PURPOSE OF HEARING: To consider an appeal of an administrative land division application for Dora Fitzgerald. SUBJECT SITE LOCATION: 5463 150th Street Lot 1, Block 1, John Titus Addition REQUESTED ACTION: The applicant wishes to subdivide Lot 1, Block 1, John Titus Addition into two lots as proposed on the attached surver. Notice of the proposed divis10n was mailed to contiguous neighbors on June 15, 1990. On June 26, 1990 staff received a ~etition opposing the proposed subd1vision. As prescribed by the Prior Lake Subdivision Ordinance, the appeal has been scheduled before the Prior Lake City Council to decide the matter. If you desire to be heard in reference to this matter, you should attend this meeting. Oral and written comments will be accepted by the City Council. For more information, contact the Prior Lake Planning Department at 447-4230. Prior Lake Planning Department July 30, 1990 4629 Dakota St. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245 HERITAGE 1891 COMMUNITY 1991 WJ.5fJ./V 20J1 "AP05PN" NOTICE OF PROPOSED ADMINISTRATIVE LAND DIVISION DATE: JUNE 15, 1990 The Prior Lake Planning Department has received an application from Dora Fitzgerald of 5463 150th Street to consider an administrative land division within the existing plat of John Titus Addition. The proposal is to create a 10,106 square foot lot in the Northwest corner of Lot 1, Block 1, John Titus Addition as proposed. The proposed administrative plat is drawn on the attached survey. Section 6-1-3 of the Prior Lake Subdivision Ordinance allows the City Manager or representative to authorize subdivision approval without a public hearing under the following circumstances: 1. The division of property will not result in more than three parcels. 2. The property to be subdivided is a lot of record in the office of the County Recorder of Scott County. 3. The resulting parcels generally conform to the shape and area of existing or anticipated land subdivisions in the surrounding areas. 4. The division will not cause any structure to be in violation of setbacks. 5. Any easements which may be required by the city must be granted. 6. The owners of land contiguous to the parcel must be notified in writing and no written objection received within ten days followinq notification. 7. An~ written objection shall constitute an appeal. Such an obJection shall be forwarded to the City Council who shall hear the objection and decide the matter. A copy of the proposed administrative land division and location ma~ are attached. Please accept this as official notification of th1s proposed administrative division. Written comments or objections regarding this matter should be submitted to the Planning Department by 4:30 P.M., JUNE 26, 1990. If the Planning Department receives no written objections, this proposal will be processed. If you have questions regarding this matter, contact Deb Garross at 447-4230. s;&1e:y OtL/u()<LJ Deb Garross Assistant City Planner City of Prior Lake 4629 Dakota 51. S.E., Prior Lake, Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245 ---.:... ;~. - .14 I -' R':':CE\VED ,! U N 2 6 1990 ~ "', ;",' t~ I;. NOTICE OF OBJECTION OF PROPOSED ADMINISTRATIVE LAND DIVISION JUNE 21, 1990 This letter is in response to the notice recieved by owners of land contiguous to 5463-150th Street. We, the undersigned, object to the subdivision of 5463- 150th Street for, but not limited to, the following reason: . The resulting parcels generally WOULD NOT conform to the shape and area of existing or anticipated land subdivisions in the surroundi~g areas. Name ~, ~ Phone Number ifII?5"If?y Addr~~:sr flotAJI c..,A1=lfi . ;Of{/~ hA-;<E: Name . ' Phone Number L/47-f{jSI Addr~ ~Sl~ Rr~ ~~ 11 Name .J . / --... iR.. C .or; Name Name Name Phone Number J.jQ7-;l. "), 7 Phone Name Phone Number Addre.as I;::;;;fr,f#~ bl(!/e 51, f/ /1~di" ~ l.fl/7-- ~ 3:1.3 ~ 5~// YJ1tU/&(j~ l~ TiTus t3/~1 Co12J Name Address (.... +( Name~~ ~olL Address 5(041 15~ Sf ~ Name ~ It:- l~ AddreS;?Z C% Name ---=--- C. _____ - o -0 Q~ Phone Number Ljq~ J-/o 90 Nam Phone Number~~-'~~~ '(I Phone Number LIL/7-toYD~ Phone Number 4-40.53C11 P rub- La.h., /l'ItV. 5S 31 ;( Phone Number~<fO"S~1 fJlI.-UY L~ /1t~. ~S31-t. Phone Number 7"<;/7 ?o77 ~ ~ J.Ir(~e' j-; 7L- Phone Number ~40 -S;;U;";Z {k(;;;{<. L".f.<n n1tfA ~.s7 ~ Phone Number ~~- /7..5'7 P)(f/d! L.A;M# 5"S37<. Phone Number -'..f,,7- J 9."'; '! :J ~ ~ 1d Phone Number 1'17-/97'1 Name Address ~~ ~'1 fb.e..(Z~(fI< Name ,~ .&-~4.jo~- Address O~~ /fl.!?VE."f ?Je Name ;J.... A A./lM '.J.. tJ.NUT\.. '- Name NQW1 e- Phone Number 4 '-11- 1"1<17 C, . -jJ/l)..M '-i \( I Tn h ~~-.j7l- Phone Number'lt/1-1 f~ ~ /(Jt'tw m/? 5557 c:J-- Phone Number. '1/7-/ f? 117 tJ ({,a 675 ? .J- Ph-O~6-.J:t:., 447 4b/~ LoS+ H DJ,-13anJ c..lV' pr1ov- L.y,..KGM*~,~7Z- Name Name / 1-17-4S-f-b / / / ./ / / ~uJAL~ Name ~ Na::drei:!;I"cWL::;;~) S'~ Phone Number3Y 0 - UoLf7 .......... Phone Number '-1'10 ~~Cf/ Phone Number 619. Cf'f'(JJj3 3 Y Name Addres Name mtl/11J, ~ad! Phone Number if'-/7 -J9'~- ~ Address S56d. '(j~ 110(, ZeI)/' ( Name~~~~~ Phone Number~7-~~~ Address tk.-a..evJ (!U Name~ W .~ Phone Number~O-5~'-f7 Address SSQ)., t..a;f HoerZoo C.I~ Name-K~ ~ Phone Number i.jifo"~d-'11 Address t5"~ZI Lo>t Hor;ur-n t~ Name .JJat. ~ Phone Number t/I/lo-.f/l"'t Address~~) ~IY>' li~ Name ilh___ Phone Number ~5L?-S7f11 w4' ~ Phone Number'-l47-s-~go Name Phone Number "Y9 7-S'/?~ C7, y ~ I-e.... Phone Number '-ferl,~Z7-r/ Name Phone Number / /- Name (i~ci S'~d NaAmdedre.7-~~..rLuc sr~ 5- - Phone Number 440-.$'/:1'1 Address ~~7G ~.,f:- /:/or,' "~h C,'~. Name iiI-- CL.s e';..)~)Z/~/!-- {/ . Address'!7i/ /jhLJHS (:il. j .t:. N.me9~6=~ Address~ (!Jf(. S~ Name r:;!::;;: .61-<-<<~ . _ Phone Number 47- jfl,?d-' Add~q7S' ~ C0 .s. E_ Name q~ - _ Phone Number i/!f2-ss-;?o Address ~O- ~..3 Q. Name ... ri) '-. ~hone Number~10 Address 551A \ 50 ST /V(',o'V' La k I Name~~: ~~ I ~~ . Phone Number '-H I "'-15 \ l.. Addresss __~ _~ _ _' ~ ~t"" ,-c:-.~ '--~'<., F - Name;Pt',~ ~1~~t.H-- Phone Number~ ~+\b IS-o -c:t. <;;, tf<., OIL Lk-lu::. Phone ,Number 1t/rJ - 0'71 fh I elL Name Phone Number LjYO-...J.:2.'fL( Address ~.51 (sD1:k Sf S.c.. ( fJrT~/ ~ Name ~_ -r <.AA--O- Phone Number i./ <to - 2 2. Y l.{ Address 5i Sr-Is::>-&.... ST. .\i" Name CjiJ.i ~jpL Address ~5Z! 'IJ1#~71.. ( Phone Number ~f'- .J~ Phone Number .yV)~t, V,), :r ?L. Phone Number 9<!7-/~t 2r Name Phone Number '145-&..3~j Date: July 14, 1990 From: Dora and John Fitzgerald 5463 150th. Street Prior Lake, MN. 55372 Phone 440 4466 Ae: Lot split of our property Aecently a petition was circulated in the neighborhood in opposition to the proposal we have made to split a lot off from our 46,000 square foot parcel. For whatever reason, your signature was not on that list. We would like to think that you chose to know both sides of the issue before taking a position. We are attaching a letter we have delivered 01"" sent to everyone involved in the petition. With it, we hope to show you, and others, that our proposal is consistent with all applicable ordinances, that we are honest in our concern to have a compatible home built on the site, and that the end product will be an asset to the neighborhood. Thank you. comments. Please feel free to call upon us with any questions 01"" ~,o ~/0ttl July 14, 1990 AN OPEN LETTER FROM DORA AND JOHN FITZGERALD Regarding the Administrative Lot Split of 5463 - 150th. Street, Prior Lake, MN. It would be difficult to recently signed a petition, our split of an additional and needs to be told. meet with each of you individually that dated June 21, 1990, as being opposed to lot. The "rest of the story" is complex First of all, we want to try to convince you we are not the ogres that some reports back to us suggest we have been portrayed as during this process. We have lived in Prior Lake in one home since 1977 until moving into this neighborhood in the middle of May. Among other reasons, we moved to this area because of the pride we sensed in the way people maintained their homes, and for the quality of the nearby housing. We toured other nearby homes that were on the market before selecting this one. Before buying this property, we researched Prior Lake Codes with respect to subdividing the extra lot. Our concept meets all applicable ordinances and must meet exactly the same requirements as your property (Storms and Shangri-La) as they developed. No variances from the code will be required and the lot can be built upon with a home every bit as nice as any along 150th. Street. It is the furthest thing from our mind to introduce anything that will negatively affect the makeup or quality of the neighborhood. In fact, it is in all of our best interests for us to ensure that anything built on the lot will be harmonious with it's surroundings. We are extremely sensitive to the use of the building site and the architectural standards to be used in the new home. We have asked people skilled in the trades to help us formulate a set of architectural and site controls for the property to make certain the integrity of the neighborhood is maintained. We plan to make these controls part of a sale contract for the lot. As was apparently mentioned to many during the petition signing, John is currently a member of the Prior Lake City Council, and has been for over four years. We have no desire to have our proposal considered on any terms different than those which any other citizen of our community is subject to. In fact, because of John's position and our collective concern to make sure only the best comes to Prior Lake, we will go the extra mile in bringing about a home which will complement the others in the neighborhood. With that, we will try to answer questions and respond to those concerns we have heard: COMMENT WE HAVE HEARO The newly configured lots would be unusual, with the existing home situated on an "L" shaped lot. OUR ANSWER The fact is that the newly-created lot would contain more front footage (82.5 feet) than many in the neighborhood, and that the so-called "L"-shaped parcel would contain over 36,000 square feet. We live on the property end feel it will still be a very comfortable arrangement and setting. Our home ia situated on the rear of that lot, is orianted towards the east of the property, and takes advantage of the wooded park erea to the south. For whatever reasond previous owners decided not to exercise the option of dividing this parcel. After consulting with professionals, we feel the split can be easily assimilated into the neighborhood. COMMENT WE HAVE HEARO The combined lots would have the effect of lowering my property value. OUR ANSWER The newly formed lot would be built with similar setbacks, and be visually indistinguishable from the array of shapes and sizes along 150th. Street. To have any affect on surrounding values, a home inconsistent with the neighborhood would have to be built. The architectural standards we have now developed will prevent such an occurrence. A new home will blend very well with existing property. Furthermore, the "L"-shaped lot, leaving an 87.5 foot open area on 150th., will give a visual break to the street setting. COMMENT WE HAVE HEARO Why would you want a house right out your front door? OUR ANSWER The site standards we have developed provide for the home to be situated in the northwest portion of the lot. Our home sets approximately 62.5 feet from our westerly property line. Assuming a 10 foot sideyard setback for the new house, a 52.5 foot home could be built without even visually encroaching from our perspective. This concern is further eliminated by the trees to the north of our home; the controls we have established mandate leaving those trees and making every effort to preserve all other material vegetation on the property. We feel that very little existing vegetation, if any, will be lost. COMMENT WE HAVE HEARO to be built there; What is going neighborhood? OUR ANSWER A single family residence consistent with the neighborhood will be built on the site; our architectural standards cover that. Fu~thermore, those same standards deal with issues such as the integration of the garage mass (minimum two-car attached); roof pitch; conformance to square footage in neighborhood; siding types; use of decks or platforms; fencing; and others. COMMENT WE HAVE HEARO "The resulting parcels will not conform to the shape and area of existing or anticipated land subdivisions in the surrounding areas". (This was the basis of the objection in the petition language.) OUR ANSWER A neighborhood is represented by more than a few lots. The land immediately to Our east, Shangri-La Addition, where many of you live that signed the petition, has many lots that are highly representative of the lot we intend to split. In fact, it should be noted that the combined area of the three lots immediately to the east of our property constitute approximately 32,700 square feet. We are splitting over 46,000 square feet into ~ parcels; one of 10,125 square feet and the other of over 36,000 square feet. Storm's First how will it "fit" into the Addition, directly across the street from our property, is platted with many lots that, slthough sometimes deeper, are actually less in front footage than our proposal. looking across to Feirlewn Shores Trail, there are many lots smaller and much narrower in Front Footage. So where does the term "not conForm to shape and area" realistically apply? The use to which this lot will be put not only conForms to it's surroundings, but the character of the home to-be-built on this nicely treed property will be a genuine asset to the neighborhood. Furthermore, the manner in which this lot will be built upon (orientation towards 150th. Street and sight lines down the street) is absolutely consistent with every house on 150th. from Fairlawn Shores to Frost Point. It seems unreasonable to us that the party who circulated the petition (and owns the lot to the east), who is also a builder, would like to see us keep our property as an open area. This would not only be at our expense, but also to your expense as a taxpayer in Prior lake. Ample opportunities for building on his lot exist. COMMENT WE HAVE HEARD We bought here expecting that property would only contain one house. OUR ANSWER As you have the right to use your property in any manner conForming to law, so do we. There are no restrictions prohibiting a split, and there are no laws which limit our reasonable use. Our property is not parkland, it is under private ownership. Bear in mind that we would have the potential to be affected to a greater extent than anyone by splitting this lot if it is not done in a prudent manner. Doesn't common sense and logic say that we will do everything within our power to make certain it is an asset for everyone? It should also be pointed out that when 150th. Street was improved with sewer and water that two stubs were provided to this property. lastly, there has been some complaint that we only moved to this house on an interim basis, plan to split the lot and move on. Frankly, we are unsure of what the next couple of years may hold. Our previous home of 13 years sold within a few days this spring when we placed it on the market. We have never had a brand new home; we don't want to part with that dream by telling you that it is not a thought we share together. You may be interested in knowing that our intention was to remain in our previous home For only a couple of years. Those couple of years turned into time to see our children grow and move on: our son joined the Navy right out of Prior lake High School last year and our daughter is away at college most of the year. Are we here to exploit something? No; for however long we are here, we sincerely want to be neighbors in the best sense of the word. We realize the alarm that can signal whenever any change is contemplated nearby one's home. We hope that some of the above has helped give you some comfort with our proposal. If you have any additional questions or comments, or would like to visit with us personally to discuss the matter, please do not hesitate to call us in the evening at 440-4466. Please leave a message on the recorder iF we are not in. Thanks for reading this and taking ~~ our position into consideration. o~~,~ Dora Fitz erald . ",_,ST""'TIVE lOUT. ~E"'''ED Fort. DOIIA FlTZGURLO 54aJ '50TH STltfET ~IO" LAKE, IIM>I. 553~ TELEPHONE +40-44" ~ 050"" . . ICAI..I IN "IT 00.-."" ____ . 0.... .. --....... \/oll.y EnglnHrlng CO'I Inc. SUlT1I2O-C, ""ANl<LIH TItAIL OfP'ICf COHOClfolIHIUM ""0 "'ANICUN TRAIL S.E. ~10It LAlCE, MINNESOTA ~372 TELEPHONE 11121 +47-2570 11121447-524' --- - - ~SOTH..._STREET: ~. < JC)Nff "1\11 MIDI .., "..~,~~w ! \ \ " ..,..--'....... .. I~I.O"~ ~ I e ~ I ",c."l ..' 1'~y,1~ I I .L____. . ---.7000-.. S.,-56'4,"[ .= ;~U:,=.'1I::-' mu. PIVP[,\lI OtsCkrP'TIOI. Loot " Blocll 1, JOHJl TITUS UlllItloa, :kQ"\ 1:OUl'\t./. 'Unneaot.a. I__.-f-- (,:.:: I --.J ~ .-H e!:!o-.a 1._ :.~).. ,- ~;i~ ~;:: ~; ._J !~~- (,.-,',1- -,- ';'; -;, DfSCRIPTIOI l'U.CT .f" The lorUl 112. ~ c..t. or the ...t a.z. ~ (Nt oL L..o, " B1001l 1, JOHI TITUS ,DDItIO', Soott Cololnt/. IUrvwaote. DESC.tPTIOll tRACT 81 n:.,... part oL l.Q;t " 'lQQIl 1, JOOIIl THUS ..DDITIOIll, Soon COUMt. "1MqQL& "'11\1 ""'" and ..t ot toM AOc1.ll 122.)0 eMt QC u.. ...., 12.)0 e..t. 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