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5.6 PCSR 08-23-1994 , ( AGENDA ITEM 5.6 l ty of lofMEMORANDUM River TO: PLANNING COMMISSION FROM: TROY LANGER, PLANNING INTERN 4 7 DATE: AUGUST 23, 1994 SUBJECT: VARIANCE REQUEST BY CHARLIE COMBS, PUBLIC HEARING, CASE NO. V 94-10 INTRODUCTION Charlie Combs has submitted an application for a twenty (20) foot variance from the City Code setback requirements for a septic system from shore land boundary. LOCATION Lot 2, Block 1 Shores of Briarwood Subdivision, Elk River, MN. ZONING / LAND USE R-la (Single Family Rural Residential) / LR (Low Density Residential) ATTACHMENTS Location Map, Zoning Map, Site Map, City Council Minutes dated Jan. 23, 1989, Planning Commission Minutes dated Dec. 20, 1988, Letter from DNR dated Nov. 15, 1988, Letter from Mr. Combs. BACKGROUND On January 23, 1989, the City Council approved the plat and associated variances for the Shores of Briarwood plat. At the time, Mr. Ron Kuhn, the developer for the Shores of Briarwood, was proposing a three (3) lot subdivision to be served by on-site septic systems. Because of Kliever's Marsh, which is designated as a Natural Environment (N.E.) lake by the Department of Natural Resources (DNR), the proposed lots required variances from the Shoreland Ordinance to comply with City Code. In 1989, all structures were required to meet a two-hundred (200) foot setback from • the Ordinary High Water Mark (O.H.W.). Variance requests were approved P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Planning Commission, Combs Page 2 August 23, 1994 IIIfor Mr. Comb's house. The setback standards from the current ordinance are one-hundred fifty (150) feet. The approved variance would allow the housing structure to be placed up to fifty (50) feet from the O.H.W. level. A variance for the house is not required and Mr. Combs is not seeking a variance for the house, only the septic system which is required for the house. Staff has reviewed the minutes from the December 20, 1988, Planning Commission meeting and noted that one of the recommendations was to allow the one-hundred fifty (150) foot variance, but only for the structures. Septic systems would not be included in the variance under the definition of structures. In the January 23, 1989, City Council minutes there is no discussion regarding the variance being approved only for the structures or if it included the septic systems. Staff is of the opinion that approval of the variance does not include the septic systems. In a letter from the DNR dated November 15, 1988, the DNR questioned the O.H.W. level indicated on the survey and whether it is the actual O.H.W. level for Kliever's Marsh. The DNR also questioned whether the City should approve a plat that would require several variances. • REQUEST There is some question regarding the O.H.W. level indicated on the survey. A small inlet was not indicated on the submitted survey for the Briarwood subdivision. After visiting the site, staff is of the opinion that this body of water, which is connected to Kliever's Marsh, is actually part of the natural shoreline. At the time the survey was completed, it may have been a dry year and the inlet may not have existed however, it currently exists. Staff is measuring the setback for the septic system from the O.H.W. level of the inlet. Because of the inlet, the property owners need the variance for the septic system for a housing unit. If the inlet did not exist, as shown on the submitted survey, the property owner would not need a variance for the septic system. The DNR has been contacted regarding the variance request and has stated verbally that they would grant approval of the variance request and they agree with City staff that the O.H.W. level should be measured from the inlet. According to the DNR, if the inlet is physically connected to Kliever's Marsh it should be considered as part of the water body and setbacks should be measured from the O.H.W. mark of the inlet area. The variance request would allow the proposed septic system to exceed City III setback requirements by twenty (20) feet. According to current code combs.troy Planning Commission, Combs Page 3 August 23, 1994 • requirements, on-site septic systems must be setback one-hundred fifty (150) feet from the O.H.W. mark of a Natural Environment lake. Mr. Combs is proposing to locate the septic system one-hundred thirty (130) feet from the O.H.W. level. VARIANCE REQUIREMENTS According to City Code, in order for a variance to be granted, five (5) items must be found: 1) That the literal enforcement of the ordinance would cause undue (unnecessary, unavoidable, extreme) hardship. 2) The hardship caused by special conditions and circumstances which are peculiar to the land and structure involved and which are not characteristics of or applicable to other lands or structures in the same district. 3) Literal application of the provisions of this Ordinance would deprive the petitioner of rights enjoyed by other properties in • the same district under the terms of this Ordinance. 4) The special conditions and circumstances are not a consequence of the petitioner's own action or inaction. 5) The variance will not be injurious to or adversely affect the health, safety, or welfare of the residents of the City or the neighborhood wherein the property is situated and will be in keeping with the spirit and intent of the Ordinance. APPLICANT'S REASON'S FOR VARIANCE REQUEST The petitioner has addressed several reasons for the granting of a variance from the setback requirements for a septic system. In Mr. Comb's letter he mentions the property was purchased over two (2) years ago and if the variance is not granted he would not be able to build on and live in this subdivision like the other property owners in the same subdivision. Mr. Combs also mentions that without the variance the platted lot would be unbuildable and, as a result, would also become unsaleable. In the letter, Mr. Combs mentions that the DNR has already given preliminary approval for a septic system to be installed. • combs.troy Planning Commission, Combs Page 4 August 23, 1994 • ANALYSIS In review of a variance request, staff considers the above mentioned points before making a recommendation. The applicant intends to build a house that requires a septic system. In order for the house to be completed, they need approval of a variance for the septic system. The first point addresses whether literal enforcement of the code creates an undue hardship on the property. Mr. Combs states that if literal enforcement occurs on this lot, they would not be able to build a house. Staff agrees that with literal enforcement of the code, it would not allow the lot to be buildable. Since this is an approved platted lot there should be some consideration given to the existing circumstances. The second point addresses whether the hardship is caused by special conditions that are unique to the land. The applicant states that because of the drainage patterns, there is now a new area being considered as part of Kliever's Marsh. Staff concurs that the situation is unique to this parcel of land. Because of the shape of the lot, there is not adequate space for a septic system to meet code requirements. • The third point addresses whether literal application of the ordinance would deprive Mr. Combs of rights enjoyed by others. Mr. Combs states that other lots in the subdivision have homes built on them and if the variance is not granted they would not be allowed to build on their lot. Staff would agree that if the variance were not granted, the applicant would not be able to build a housing unit on a platted parcel of land. This lot is located in a subdivision that has existing housing structures. The fourth point addresses whether the special circumstances are not a consequence of the applicants actions. The applicant states that they purchased the lot over two (2) years ago and believed it to be a buildable lot. Staff would agree that the current land owner is not responsible for the platting and developing of this parcel of land or the water conditions of the lot. The last point addresses whether or not the variance will affect the health, safety, or welfare of the residents of the City. The applicant states that DNR preliminary approval has been given for a septic system. Staff would agree that the septic system being twenty (20) feet closer to the O.H.W. would not cause a serious threat to the environment. • combs.troy Planning Commission, Combs Page 5 August 23, 1994 • The above mentioned lot was platted by the City in 1989 and the current landowners purchased the parcel with the intent that it met all current city code requirements. The current landowners started to construct a housing unit on the property when the Building Department ordered a Stop Order. This terminated all construction until the matter of the septic system could be resolved. The applicant is proposing to locate the septic system at the most distant point from the shoreland setbacks. They have also proposed to change the dimensions of the septic system to help ensure a safe distance from the shoreland. The property owners have been willing to cooperate with staff in all ways to resolve this issue. Staff is in agreement with the property owners that the necessary items are present to meet the qualifications for a variance. RECOMMENDATION Staff recommends approval for a twenty (20) foot variance request for a septic system to be located one-hundred thirty (130) feet from the O.H.W. of Kliever's Marsh for Mr. Charlie Combs, based on the following: 1) Literal enforcement of the ordinance creates a hardship for the • property owners by prohibiting them from constructing a single- family home on the lot. 2) The hardship caused by the shoreland issues are peculiar to this lot and the septic system involved and are not characteristic to other lands in the same district. 3) Literal application of the ordinance would deprive the property owner rights enjoyed by other property owners by not allowing them to construct a housing unit on the lot. 4) The property owner is not responsible for the development, platting, and shoreland conditions that apply to this lot. 5) Granting of the variance will not be injurious or adversely affect the health, safety, or welfare of the residents of the City or neighborhood wherein the property is situated. • combs.troy : MI . _ ____,..,,. •,.. ..._ • cr , ...40., . r,a .... �1 li i� rC Co•ISD• 3 �. 3 / 11 r glib roe ,J w I__Il Z. o- 61/ rb ' 1.1"ti .4'1 'it 3 ,,-,.. ,„„„........,.. ,,,,,,r) „...,„, ., **11,1 /61 c„, R7 Y M"--- ------. ip. A 1 tar wit % ,.., v, • .. Pi * ra inlel s. ( , .„ .- AI\ ' \' .M1. N. �,, w �- (--_,L,im..1r t LOCATION af ,1 �iii�� j`IiWY 10&52 � ��I.�Ir. -■■ ` ) All . II 7" L.I f '-. ll i A ' - sir' --� - �` MOM MITv�HT � �' z1z C o 0 U U gi 1. 1111k City of rt w FIR River -f<<� � o J w z �� -s1 ti ^ LOCATION MAP f6_, Aiii CASE: V 94-10 -----„\:::, Page 4 Elk River City Council Meeting Janaury 23, 1989 • Vice Mayor Schuldt closed the public hearing. g COUNCILMEMBER HOLMGREN MOVED TO TABLE THE REQUEST TO ALLOW THE PLANNING COMMISSION TO CONSIDER THE REDESIGNED SIGN. COUNCILMEMBER DOBEL SECONDED THE MOTION. THE MOTON CARRIED 4-0. 5.3. Metropolitan Gravel/Conditional Use Permit/Public Hearing This item was delayed until the end of the meeting as there was no one present representing Metroplitan Gravel. Mayor Tralle arrived at this time (7:50 p.m.) 5.5. Preliminary Plat Review and Associated Variances/Shores of Briarwood Ron Kuhn Mayor Tralle indicated that the major requests for the plat are variances for the lot sizes. The City's definition of lot area states that no area occupied by rivers, streams, lakes or any area one acre or larger classified as a US Army Corp of Engineers type 3, 4, or 5 wet land can be included in lot area. As Kliever's Marsh is classified as a lake in the Ordinance, no lot area can include any portion of Kliever's Marsh below the ordinanry high water mark. • Planning Commission representative Arlon Fuchs indicated that the Planning Commission recommended denial of the variances and requested that the plat be divided into three lots instead of four so as to eliminate the need for lot size variances. Steve Bjork, Zoning Assistant, also indicated that Mr. Kuhn is requesting variances to the setback from the ordinary high water mark. The DNR setback requirement is a 200 foot setback from the ordinary high water mark to structures for lots that abut an environmental lake. Mr. Kuhn is requesting a 150 foot encroachment on all four lots due to the irregular shape of Kliever's Marsh and the limitations this puts on the location of housing sites . Mayor Tralle opened the public hearing. Mr. Ron Langbehn of 10675 175th Ave. No. indicated that the increased population on the road would cause the need for upgrading. He questioned who would pay for this. He further questioned whether an arm for the railroad crossing would be necessary and who would pay for this. Mr. Langbehn indicated that the lights froth the vehicles using the road would shine in his bedroom window and questioned whether the road could be graded so as to prevent this. Mayor Tralle closed the public hearing. • Page 5 Elk River City Council Meeting Janaury 23, 1989 Ron Kuhnd' a.n icated that the lot size variances were necessary due to a hardship created by the irregular shape of the property caused by Kliever's Marsh. COUNCILMEMBER KROPUENSKE MOVED TO (A) DENY THE LOT SIZE VARIANCES FOR THE FOUR LOTS; (B) TO APPROVE THE VARIANCES ALLOWING 150 FT. SETBACK ENCROACHMENTS TO THE ORDINARY HIGH WATER MARK; AND (C) TO APPROVE THE PRELIMINARY PLAT FOR THE SHORES OF BRIARWOOD PLAT OF 3 LOTS WITH THE FOLLOWING STIPULATIONS: 1. THAT THE DEVELOPER PAY $400 IN PARK DEDICATION FEES FOR THE TWO ADDITIONAL BUILDING SITES. 2. THAT THE DEVELOPER PROVIDE ENGINEERING DETAILS FOR THE DRIVEWAY TO ACCESS LOT 1, BLOCK 1, PRIOR TO CONSTRUCTING IT. FURTHER, THAT BOTH CITY STAFF AND BILL HARJU APPROVE THE PLANS FOR SAID DRIVEWAY. 3. THAT THE SPECIFIC PLANS AND SPECS FOR THE PROPOSED ROAD BE APPROVED BY-TERRY MAURER. 4. THAT THE DEVELOPER REIMBURSE THE CITY FOR THE COST OF REVIEWING THIS PLAT PRIOR TO THE COUNCIL ACTING ON FINAL PLAT REVIEW. 5. THAT THERE BE A ONE YEAR COMPLETION DATE FROM THE DATE OF FINAL PLAT 10 APPROVAL FOR THE COMPLETION OF IMPROVEMENTS. ASSOCIATED WITH THIS PLAT. 6. THAT THE COST OF THE IMPROVEMENTS IN THIS PLAT BE COVERED 100% BY LETTER OF CREDIT. ALSO, THAT ONCE THE IMPROVEMENTS ARE ACCEPTED, THAT A 25% WARRANTY BOND BE POSTED BY THE DEVELOPER IN FAVOR OF THE CITY FOR A ONE YEAR PERIOD. 7. THAT NO BUILDING PERMITS FOR LOTS WITHIN THIS PLAT BE GRANTED UNTIL THE ROAD IS CLASS FIVED AND ACCEPTED BY THE CITY ENGINEER. 8. THAT FUTURE ACCESS TO LANDS ADJACENT TO THIS PLAT BE ACCOMPLISHED BY HAVING THE RIGHT—OF—WAY OF THE CUL—ISE—SAC IN THE PLAT ABUT THE WESTERN BOUNDARY OF THE PLAT FOR AT LEAST 60 FEET IN WIDTH. 9. THAT THE LOWEST FLOOR ELEVATION FOR STRUCTURES WITHIN THE FLAT BE AS PROPOSED ON THE PRELIMINARY PLAT. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. Councilmember Kropuenske indicated that his reason for approval of the variance to the setbacks for the Ordinary High Water Mark is that the building sites are sufficiently high and that Kliever's Marsh would overflow 175th Avenue to the county ditch south of that road before it would flood the proposed houses in the plat. He further indicated that the adjacent three lots to this plat have been granted similar variances. Page 6 Planning Commission Minutes ' 12/20/88 • COMMISSIONER FUCHS MOVED TO RECOMMEND TO THE CITY COUNCIL DENIAL OF THE VARIANCE REQUEST BY SECURITY FINANCIAL BECAUSE THIS WOULD BE SETTING A PRECEDENCE. COMMISSION KIMBALL SECONDED THE MOTION. THE MOTION CARRIED 4-1-1. COMMISSIONER OLSEN VOTING NAY AND CHAIRMAN KROPUENSKE ABSTAINING FROM THE VOTE. 8. & 9. Variances and Preliminary Plat Review for "Shores of Briarwood" by Ron Kuhn/Public Hearing Chairman Kropuenske opened the public hearing. Dennis Chuba was in favor of the request. Steve Rohlf explained that he had received a call from Ron Langbehn explaining he was against the variance regarding lot size. Chairman Kropuenske also noted that the City had received a letter from Jim Kline regarding his concerns with the plat. Jim Kline of 10528 175th Avenue indicated there was a problem with ownership of a strip of land he owned. Mr. Kline indicated he would like to see this issue settled before this was approved. Chairman Kropuenske closed the public hearing. • Chairman Kropuenske indicated that he would also like to see the ownership of the strip of land included in the plat settled before this issue goes to Council. Chairman Kropuenske felt we were being used regarding this issue. Commissioner Fuchs would like to see three lots instead of four. Three lots would eliminate the need for several of the variances. COMMISSIONER FUCHS MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE PRELIMINARY PLAT FOR "SHORES OF BRIARWOOD" WITH LOTS 2, 3, AND 4 TO BE DIVIDED INTO TWO LOTS. ALL LOTS BE IN COMPLIANCES WITH THE NECESSARY ACREAGE, THUS ELIMINATING THE NEED FOR THE MINIMUM LOT SIZE VARIANCES. THE FOLLOWING STIPULATIONS WERE ALSO RECOMMENDED: 1. THAT $400 IN PARK DEDICATION FEE BE PAID FOR THE TWO ADDITIONAL BUILDING SITES CREATED WITHIN THE PLAT. 2. THAT THE DEVELOPER REDUCE THE DRIVEWAY FOR THE FLAG SHAPED LOT THAT CONNECTS LOT 1, BLOCK 1 TO THE GUL-DE-SAC TO 40 FT. IN WIDTH. ALSO, THAT THE DRIVEWAY ON THAT 40 FT. FLAG SHAPED LOT BE REQUIRED TO HAVE ENGINEERING TO ASSURE THAT EROSION PROBLEMS DO NOT OCCUR. 3, THAT THE DEVELOPER REIMBURSE THE CITY FOR THE COST OF REVIEWING THIS PLAT PRIOR TO THE COUNCIL ACTING ON FINAL PLAT REVIEW. Page 7 Planning Commission Minutes 12/20/88 • 4. THAT THERE BE A ONE YEAR COMPLETION DATE FROM THE DATE OF FINAL PLAT APPROVAL FOR THE COMPLETION OF THE IMPROVEMENTS ASSOCIATED WITH THIS PLAT. 5. THAT THE COST OF THE IMPROVEMENTS IN THIS PLAT BE COVERED BY A LETTER OF CREDIT TO COVER 100% OF THE COST OF THOSE IMPROVEMENTS. ALSO, THAT ONCE THE IMPROVEMENTS ARE ACCEPTED, A 25% WARRANTY BOND BE POSTED BY THE DEVELOPER IN FAVOR OF THE CITY FOR A ONE YEAR PERIOD. 6. THE AMOUNT THE DEVELOPER PAY THE CITY FOR THIS FIRST SEAL COATING BE REDUCED TO $700 DOLLARS. 7. THE FUTURE ACCESS TO LANDS ADJACENT TO THIS PLAT WILL BE ACCOMPLISHED BY HAVING THE RIGHT-OF-WAY TO POLK STREET ABUTT THE WESTERN BOUNDARY OF THIS PLAT FOR AT LEAST 60 FT. IN WIDTH. 8. NO BUILDING PERMITS BE GRANTED UNTIL THE ROAD HAS CLASS 5 ACCEPTED THE CITY. 9. THAT THE THREE LOTS IN THE PLAT BE GRANTED VARIANCES OF 150 FT. FROM THE 200 FT. SETBACK REQUIREMENT FOR NATURAL ENVIRONMENTAL LAKES BY THE DNR. THIS IS FOR THE STRUCTURES ONLY • COMMISSIONER JOHNSON SECONDED THE MOTION. THE MOTION CARRIED 6-0. 10. Site Plan Review (24 Unit Apartment) by Gary Santwire Steven Bjork, Zoning Assistant, explained that Gary Santwire is requesting a site plan reveiw for a 24 unit apartment in Barrington Place. Mr. Bjork reviewed the site plan issues as outlined in staff's memo. Mr. Bjork explained since the apartments have already been approved, the Planning Commission will only be reviewing site plan issues . Gary Santwire was in attendance to address the off street parking issue and agreed with all stipualtions as outlined in staff's memo except for parking. Mr. Santwire indicated they were proposing 24 enclosed stalls and 24 open stalls. The project is proposing a play area in lieu of the additional twelve parking stalls. COMMISSIONER FUCHS MOVED TO APPROVE THE SITE PLAN REVIEW FOR 24 UNIT APARTMENT COMPLEX BY GARY SANTWIRE WITH THE STIPULATIONS AS SET FORTTH IN STAFF'S MEMO WITH THE ADDITIONAL STIPULATION: 1. THE APRTMENT COMPLEX MUST PROVIDE 24 ENCLOSED AND 28 OPEN OFF STREET PARKING STALLS AND THE PLAY AREA AS PROPOSED. COMMISSIONER OLSEN SECONDED THE MOTION. THE MOTION CARRIED 6-0. 110 STATE OF CD DEPARTMENT OF NATURAL RESOURCES DIVISION OF WATERS • PHONE NO. P. O. Box 370 FILE NO. St. Cloud, MN 56302 (612)255-4278 November 15, 1988 PF,. Steve Rohif, Zoning Administrator City of Elk River 720 Dodge Ave. N. W. Elk River, MN 55330 Dear Steve: COMMENTS ON PROPOSED "SHORES OF BRIARWOOD" PLAT, KLIEVER'S MARSH (71-3W) I have reviewed the above mentioned preliminary plat and I have the following comments: This proposed four lot subdivision is located on the west side of Kliever's Marsh. Kliever's Marsh is classified by the DNR as a Natural Environment (NE) Lake. In accordance with the requirements of the Elk River Shoreland Ordinance the minimum State Shoreland Management requirements must be met. These standards • require a lot size of at least 80, 000 square feet (City R1-A District requires 2. 5 acres), and a lot width of at least 200 feet at the shoreline and building line. In addition, any structures built on this Marsh must be set back at least 200 feet from the Ordinary High Water (OHW) mark, and sewer systems must be set back at least 150 feet. The surveyor's notes indicate that all four lots contain over two acres of area, but all of the lots in Block 2 contain at least some lakebed area. The preliminary plat does not indicate the OHW elevation, but does show a waterline that apparently is the basis for the septic setback shown. Unfortunately, the DNR has no OHW elevation information available for this lake. State Rules require that the lot size requirement be met with land located above the OHW elevation. I question whether the water line shown on the plat is in fact the OHW line and therefore whether all of these lots meet the lot size requirements. The only way to resolve this question would be to have either City or DNR staff estimate the proper OHW level for Kliever Marsh. OHW level is defined by law as the highest level a water body is at long enough to leave recoverable evidence on the landscape. Usually this correlates to a tree line around a basin. If it is found that the OHW is higher than indicated, some of the proposed lots (probably lots 2 & 3, bk 2) may not meet lot size requirements. All three lots in Block 2 are shaped so that it is impossible to meet all setback requirements. And, depending on the exact location of the OHW line it may not be possible to even meet sewage system setbacks. I am very concerned about approving a plat like this where several variances would also be required. I • suggest the City look at the variance question before they consider the plat. While it could be argued that due to the unusual shape of the property some variances are warranted, I feel that the number of variances needed for this proposal is excessive. The City should require the developer to modify the proposal to at least reduce the number of variances needed. AN EQUAL OPPORTUNITY EMPLOYER Briarwood Page 2. • I note that lot 1, Block 2 contains a long narrow access strip (60' X 550' ) that would probably serve as a driveway for the lot. Air photos and the plat indicate that this narrow area is very steeply sloped (over 167) and heavily wooded. I am concerned that construction of a driveway in this area could cause erosion and result in fill falling into the lake. Any road construction in this area would have to be very carefully done. Should the City decide to approve this lot configuration, I urge you to require that any such road be designed by an engineer or soils specialist (such as SCS) to prevent such erosion. Thank you for your consideration of my comments. Please keep me advised as to what action the City takes on this proposal. Sincerely; Dale E. }omuth Area Hydrologist • DEH c: Dave Hills, Regional Hydrologist St. Paul, Waters • RUG 15 '94 11:40AM ATaT 0©1 Sf r . cRARLE. .1 '11;lr)CI 14945 Ironwood Court, Eden Prairie, Minnesota 55345 (812)931-5050 • August 12. 1994 Mr . Gary Schmitz City of Elk River 134,66 Orono I'arkwoy rik River . MN 55334, Re: Variance for Lot 2. eluuk 1 Shoree of Rriarwood 17595 Polk St. Dear Gary. ! rxrr!J 2 . Without: the variance the platted lot would be unbuildable . The lot vas purchased and paid for over 2 years ago, and if unbuildable. it would alert hernma unsaleable. 3. As a platted lot, the new owner would ho unable to build on aruJ live in this subdivision like the other property owners in the same subdivision. • 4 . this problem is a result of the drainage area . in the past usually n dry area. now being considered as part of rl.eavers Marsh . Thus not allowing for any septic location to be permitted on the property upon site inspection. S. flNR prollminary approval has been given for a septic system to be installed according to the variance requested. • • ZONING MAP OC ,� �a • CASE V 94-10 Rl� er - -- P.O. Box 490 • 13065 Orono Parkway • Elk Rive:• My 55330 . (612) =^.1-7420 ' p I� 1 I - - ------------ --- - - - `� R1a I ZONING MAP OC ,� �a • CASE V 94-10 Rl� er - -- P.O. Box 490 • 13065 Orono Parkway • Elk Rive:• My 55330 . (612) =^.1-7420 PROPOSE® LOCATION FOR S SYSTEM KLIEVER'S derly and Soulnerly shorehne he pond known as Klievn's Marsh. 2 5' N e� 2 o MARSH LOCATION OF HOUSE INLET AREA \pyo 0 40.00 - 28 N17277'E 1847 --- N 8847493' w sl bb O �y,�., `SURVEY LINE —P 863.00b z 2mz a m4� � Q m o Ohp '• is Q Obb A� O j ° y 0 YN NNq N O NO' Q_ 2Vr T =Nm y,t�a Om Q' WOO VI �'v. a ••wm cOP 3 Q WN •O W OLW �O v O o � ; t o • /s b ti 935 $ 2 egea0\ O e J ,b d 30 o� wQ- N 67-4444'E L.2`1 N 1'03'42'E N 87.44'44'E �z 233.11 ,,,,.20.46 _ _ West Line of the S.E. 114 of" 130.77 �Wasl line al the Easl 853.00 Secf 2' the S.E. 114, Sec. 2. N. w. sa',14, 175TH AVE. me sE. u4 of Ine S.F.s.E. \7.a Q45.B9 —_ - tarn n=';•r .nLI „ SITE MAP CASE V 94-10 VeQr P.O. Box 490.13065 Orono Par!cv' • E1k R ver. VIN s.-