Loading...
HomeMy WebLinkAbout2019-03-27 CPC Packet PLANNING COMMISSION MEETING Council Chambers, 216 Fourth Street North March 27th, 2019 REGULAR MEETING 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES 1. Possible approval of minutes of February 27th, 2019 regular meeting minutes IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects which are not a part of the meeting agenda. The Chairperson may reply at the time of the statement or may give direction to staff regarding investigation of the concerns expressed. Out of respect for others in attendance, please limit your comments to 5 minutes or less. V. PUBLIC HEARINGS - The Chairperson opens the hearing and will ask city staff to provide background on the proposed item. The Chairperson will ask for comments from the applicant, after which the Chairperson will then ask if there is anyone else who wishes to comment. Members of the public who wish to speak will be given 5 minutes and will be requested to step forward to the podium and must state their name and address. At the conclusion of all public testimony the Commission will close the public hearing and will deliberate and take action on the proposed item. 2. Case No. 2019-01: Consideration of a Conditional Use Permit to operate a Type C Short Term Home Rental on the property located at 214 Main St S in the CBD district. Michael Lynskey, property owner and Judd Sather, applicant. --Tabled to the April meeting per applicant request 3. Case No. 2019-05: Consideration of an amendment to the Short Term Home Rental Ordinance. The purpose of the amendment is to clarify existing language and to make minor procedural changes. City of Stillwater, applicant. 4. Case No. 2019-07: Consideration of a Preliminary Plat, Rezoning, Final Plat and a drainage and utility easement vacation for the property located at 7817 Newberry Ct, located in the AP district. Dan Thurmes, applicant and Michelle and Scott Lindquist, property owners. 5. Case No. 2019-08: Consideration of a final plat, rezoning, and a drainage and utility easement vacation for the property located at 8393 and 8313 Marylane Ave. Fenway Land Company, property owner. 6. Case No. 2019-09: Consideration of a Variance to construct a three car garage on the property located at 1260 McDougal Green. Property located in the CR district. Necole Kahn, property owner. VI. FYI – STAFF UPDATES 7. Election of Officers VII. ADJOURNMENT PLANNING COMMISSION MEETING MINUTES February 27, 2019 REGULAR MEETING 7:00 P.M. Chairman Lauer called the meeting to order at 7:09 p.m. Present: Chairman Lauer, Commissioners Dybvig, Kocon, and Siess; Councilmember Collins Absent: Commissioners Hade and Hansen Staff: City Planner Wittman APPROVAL OF MINUTES Possible approval of minutes of January 23, 2019 regular meeting Motion by Commissioner Kocon, seconded by Councilmember Collins, to approve the minutes of the January 23, 2019 meeting. Motion passed 3-0-2 with Commissioners Dybvig and Siess abstaining. OPEN FORUM There were no public comments. PUBLIC HEARINGS Case No. 2019-01: Consideration of a Conditional Use Permit (CUP) to operate a Type C Short Term Home Rental on the property located at 214 Main Street South in the CBD district. Michael Lynskey, property owner and Judd Sather, applicant. --Tabled per applicants’ request Case No. 2019-02: Consideration of a Special Use Permit (SUP) to operate a Seasonal Outdoor Sales business on the property located at 402 Main Street North in the CBD district. Monty Brine, property owner and James Linden, applicant. City Planner Wittman stated that in 2017 the City granted a Special Use Permit for James Linden, Stillwater Segway Tours, to operate a Seasonal Recreational Business with outside retail sales at 204 Main Street North. Mr. Linden would like to relocate his business to 402 Main Street North, offering guided tours three times daily from April 1-October 30, 2019. The tours would accommodate up to six guests, for a total of seven segways during each tour. Stillwater Segway Tours is proposed to operate out of a 7x8’, wood frame structure, approved by the Stillwater HPC last year. It will be located on the north side of Staples Sawmill building, approximately 11.5’ from the Main Street sidewalk. The applicant is proposing the use of signage approved in 2018. Two tour routes are proposed. The applicant has indicated that they may offer for sale Stillwater themed and related retail items. A concern was received from Cam and Renee Murray, 350 Main Street North Unit 346, about overall segway and pedestrian safety, especially in congested areas with limited visibility. On the basis that this Seasonal Recreational Business has proven to operate in a manner that has not been a nuisance, staff recommends approval with 17 conditions. Commissioner Kocon asked if staff is aware of any issues from last year’s operation. Ms. Wittman replied planning staff is unaware of any issues during 2018 but issues may not have been identified as related to segway users. Commissioner Siess asked if the user training area is adequate. Planning Commission February 27, 2019 Page 2 of 5 Ms. Wittman stated the user training area is located behind where the structure would be. In addition, the large concrete area in front of the building could be used for training. Kevin Linden, applicant’s representative, referring to Condition #4, stated that the segways will be stored inside the structure overnight. He is not aware of any incidents on the trails last year. Commissioner Siess asked why the business is moving. Mr. Linden replied that the property used last year is for sale and the owner couldn’t guarantee that the business could remain there for the whole season. Commissioner Siess asked why the business will be located on the west side of Hwy 95. Mr. Linden said several locations were considered but it’s difficult to find space to rent for a season rather than a full year. Commissioner Siess asked where training will be done. Mr. Linden confirmed training will take place behind the structure on the Staples Mill property. Two users will be trained at a time. Commissioner Dybvig said he would want to see adherence to the advertised tour times. Mr. Linden replied he did not know of any plans to change tour times from last year. Chairman Lauer opened the public hearing. There were no public comments. Chairman Lauer closed the public hearing. Commissioner Kocon pointed out there were no known issues with the business last year. Commissioner Siess said she voted to deny the request last year because of the location and safety concerns about having new users on the segways and Hwy 95 being very busy. She feels the public welfare is in danger, not from the use of segways or the trails or times but because of where the structures are located. That is why she will vote to deny the request. Chairman Lauer asked if the prior location will retain the SUP. Ms. Wittman replied yes, use permits run with the land unless the property owner takes action to revoke it. Motion by Commissioner Kocon, seconded by Councilmember Collins, to approve Case No. 2019-02, a Special Use Permit to operate a Seasonal Outdoor Sales business on the property located at 402 Main Street North, with the 17 conditions recommended by staff, modifying Condition #4 to state: Segways shall be stored indoors during non operating hours. Motion passed 4-1 with Commissioner Siess voting nay. Case No. 2019-03: Consideration of a Zoning Text Amendment (ZAT) to amend the City Zoning Code by modifying City Code Section 31-308(b)(1) to allow the minimum lot width for a two-family property in the RB Zoning District to be 65 feet rather than 75 feet. Fenway Land Company, property owner. City Planner Wittman explained the request. Fenway Land Company, property owner of 8313 and 8393 Marylane Avenue North, has applied for a Zoning Text Amendment (ZAT) which would allow two-family homes to be constructed on lots 65’ in width (the existing requirement is 75’). Promoting density increases in already developed areas allows the City to reduce infrastructure maintenance and replacement costs and provide for living opportunities in neighborhoods that are walkable or are close to public services. This is an area that has accommodated higher density without sacrificing community character or the general community welfare. As the proposed amendment is in general conformance with the principles, policies and land use designations set forth in the comprehensive Planning Commission February 27, 2019 Page 3 of 5 plan, staff recommends that the Commission forward to the City Council a recommendation of approval. Commissioner Siess asked if this could pertain to an area of a home that is never rented out, for instance a game room? Ms. Wittman replied there could be a secondary dwelling on the property, or an area that is used, for instance, as a grandparent’s apartment. Commissioner Siess commented that although the ZAT could help with multi family density and affordable housing, it also could allow a developer to get more out of the land than if it were 75 feet. Commissioner Kocon pointed out the preliminary plat was approved last month. Chairman Lauer opened the public hearing. There were no public comments. Chairman Lauer closed the public hearing. Chairman Lauer remarked this cleans up the zoning and provides the ability to be in conformance across the RB zone. Commissioner Siess stated that zoning text amendments are not and should not be for private gain. This is a case of a developer getting more land and more bang for their buck. She feels it is not a public necessity. Increasing density is important but that doesn’t feel like the goal in this case. Commissioner Dybvig agreed that this case is not about affordable housing but this is a way to achieve greater density and more affordability. Motion by Commissioner Kocon, seconded by Commissioner Dybvig, to recommend that the City Council approve Case No. 2019-03, a Zoning Text Amendment to amend the City Zoning Code by modifying City Code Section 31-308(b)(1) to allow the minimum lot width for a two-family property in the RB Zoning District to be 65 feet rather than 75 feet. Motion passed 4-1 with Commissioner Siess voting nay. Commissioner Siess asked that Ms. Wittman please have the record note that her opposition is due to the fact that she does not feel it is a public necessity at this time. Case No. 2019-05: Consideration of an amendment to the Short Term Home Rental Ordinance. The purpose of the amendment is to clarify existing language and to make minor procedural changes. City of Stillwater, applicant.—Tabled until the March meeting Case No. 2019-06: Consideration of a Conditional Use Permit (CUP) for a large building project in Downtown Stillwater, located at 107 Chestnut Street East. Property located in the CBD district. CVII Holdings, LLC, property owner. City Planner Wittman stated that Matt Wolf and CVII Holdings, owners of the historic Armory property on Chestnut and Third Streets, are proposing to remodel and convert the property to high- end market rate apartments, a locally based craft distillery or brewery, and office space. The Planning Commission held a public hearing on this project and 1) approved the necessary SUP for the apartments; 2) approved the SUP for the craft distillery/micro-brewery; and 3) recommended approval of the site review CUP. The Downtown Parking Commission reviewed the case and recommended approval of the parking plan for the required on-site residential parking, which included eight compact spaces in the garage and seven full-sized spaces outside. However, the City Council denied the site review CUP because the indoor parking spaces were all for compact vehicles. Subsequently, the property owners changed the interior parking spaces by changing the amount of space in the garage dedicated to the craft distillery, and re-applied for the site review CUP. The interior parking spaces will now be 8’ 7” wide by 17’ 7” deep. All measurements are Planning Commission February 27, 2019 Page 4 of 5 allowed to be rounded, so these stalls would satisfy the 9’ x 18’ dimensions for a standard parking space. Staff finds that the site review meets the applicable City Code review standards and recommends approval with seven conditions. Commissioner Siess asked if a standard size vehicle can get into the parking spaces as designed. Matthew Wolf, 4520 Bailey Lake Drive, Woodbury, applicant, replied yes, even a F150 pickup truck would fit. A vehicle can get in and out of each of the 8 spots without damaging other cars. They have done everything they can to make this work with the existing historically designated structure. Commissioner Siess asked if the applicants have tried to work anything out with the City as far as parking. Mr. Wolf replied they have been working on various parking solutions with the City since September 2016. They are at the point where they can’t wait around for another 2.5 years to see what happens. They are committed to trying to bring this historic building back to life. Commissioner Siess asked if the applicants considered constructing 9’ x 18’ parking stalls. Mr. Wolf replied yes, but it would cut further into the drive aisle and the lease space. They could probably cut into the lease space on the front. They lost a primary tenant for the space, the distillery, because they couldn’t fit their stills in there with the new revised plan. Councilmember Collins asked if a vehicle pulls into the far parking spot, will it be able to get out? Mr. Wolf replied yes, they will be able to back straight out. Chairman Lauer opened the public hearing. Craig Anderson, St. Paul resident speaking on behalf of neighbors Joleen Bourdaghs and Carol Eggers, owners of Shorty Cleaners, stated they have been in relatively constant contact with Mr. Wolf and his development group. The Shorty Cleaner property has been listed actively for sale for two years. There is a shared commitment to create a better parking solution for the City. They endorse the work of CVII Holdings as they have tried to figure out a solution to parking needs. Chairman Lauer closed the public hearing. Commissioner Kocon noted his parking stall at home is a little under 18’ and he is comfortable that a reasonably intelligent driver would not have trouble. He applauded the developers’ efforts to make a historic property work. Commissioner Siess said she finds the development to be substandard on parking stalls. Rounding up is a little too much. She fears the stalls would be too tight. Commissioner Kocon pointed out that the indoor and outdoor spaces are not for the public but for residents of the building, who would become familiar with the size of the stalls. Motion by Chairman Lauer, seconded by Commissioner Kocon, to recommend that the City Council approve Case No. 2019-06, a Conditional Use Permit for a large building project located at 107 Chestnut Street East, with the seven conditions recommended by staff. Motion passed 4-1 with Commissioner Siess voting nay. FYI STAFF UPDATES City Planner Wittman informed the Commission that the new Zoning Administrator, Graham Tait, started today. She updated the Commission that the Council denied the application for an Planning Commission February 27, 2019 Page 5 of 5 amendment to the concept PUD at Liberty. She also stated there was an appeal to the variance for the open carport stall requested in the Legends development and the Council upheld the Planning Commission’s decision. The applicant has reapplied for a full additional garage stall which will come back before the Commission. Chairman Lauer asked about the Council discussion on the Liberty PUD. Councilmember Collins replied the Council felt flat roofs didn’t fit the concept of existing development and the applicant really should go along with a gable style roof. ADJOURNMENT Motion by Commissioner Kocon, seconded by Councilmember Collins, to adjourn the meeting at 8:05 p.m. All in favor, 5-0. Respectfully Submitted, Julie Kink Recording Secretary Planning Report MEMO DATE: March 20, 2019 CASE NO.: 2019-05 HEARING DATES: Planning Commission March 27, 2019 City Council April 16 and May 7, 2019 REQUEST: Amendments to Short Term Home Rental ordinance REVIEWED BY: Abbi Wittman, City Planner Jenn Sundberg, STHR Administrator Kori Land, City Attorney REPORT BY: Bill Turnblad, Community Development Director INTRODUCTION The City is beginning its third season with the vacation rental (aka short term home rental – STHR) licensing program. The original ordinance and licensing program have worked well, but staff believes that a few changes to the ordinance would make it easier for everyone to understand. It would also eliminate a few ambiguities. SPECIFIC REQUEST City staff is requesting the Planning Commission to hold a public hearing and consider changes to the Short Term Home Rental ordinance. COMMENTS In general, the proposed changes are of five types: 1. Transfer of the ordinance from the Zoning Chapter of the City Code to the Licensing Chapter of the City Code. Specifically this means moving the ordinance from Chapter 31 to Chapter 41. 2. Reorganization of text a. The details of license application requirements for each license type, often duplicative, were deleted and replaced with a simple statement that all terms and conditions for the STHR ordinance have to be met. 3. Clarification of ambiguous text STHR amendment Page 2 a. For example, staff recognized that sleeping areas other than actual bedrooms are offered to guests. But, parking and other support was not being provided for guests sleeping in these other spaces. So, a simple change now refers to “bedrooms and sleeping areas” to better insure that we are not licensing a dwelling that overwhelms a property and its neighborhood. 4. Procedural changes a. The public safety inspection(s) would no longer be required prior to submitting the STHR license application. But, the inspections would still have to pass prior to issuance of the license. b. The property manager would now be responsible for letting neighbors know whenever management contact information changed. Currently, city staff is primarily responsible for this. 5. Enforcement options made more robust RECOMMENDATION Staff recommends approval of the attached ordinance amending the STHR program. Attachments: Legislative draft of ordinance Draft ordinance 1 ORDINANCE NO._________ CITY OF STILLWATER WASHINGTON COUNTY, MINNESOTA AN ORDINANCE AMENDING AND RENUMBERING SHORT TERM HOME RENTAL REGULATIONS IN THE STILLWATER CITY CODE The City Council of Stillwater does ordain: SECTION 1. Stillwater City Code Section 31-514.1 is hereby repealed. SECTION 2. Stillwater City Code Section 41-8 is hereby enacted as follows: Sec. 41-8. – Short term home rental regulations. Subd. 1. Purpose. The purpose of this Section 31-514.1 41-8 is to allow short term home rentals where appropriate while mitigating impacts upon surrounding properties by implementing balanced regulations to protect the integrity of the city’s neighborhoods as well as protect the general public health, safety and welfare. Subd. 2. License required. No property may be used for Type A, B or C short term home rental unless a license is granted by the city. No property may be used for Type C short term home rental unless granted a Conditional Use permit and a license by the city. No property may be used for Type D short term home rental (aka bed & breakfast) unless granted a Special Use permit by the city pursuant to Section 31-504 of this Chapter. Type D licenses do not require a license but are subject to the provisions of City Code Section 31-504. (1) Term. Licenses shall be valid for three years, unless it is revoked. (2) Renewal. A renewal license must be applied for every three years. The renewal license application may only be submitted after the property has passed a city inspection as required and appropriate fees have been paid. (3) Non-Transferable. Licenses are non-transferable and shall expire upon change of ownership of the property. (For definitions of Type A, B, C and D short term home rentals, see City Code Section 31-101.) Subd. 3. License application. Any property owner desiring to undertake short term home rentals must apply to the community development department for a short term home rental license. A license must be approved prior to operating within the city. The license application request must be submitted on the form prescribed provided by the city and must include all the information requested on the application form. The license application will not be accepted by the city unless an inspection report has been signed by personnel from both the city's fire department and building department. 2 Subd. 4. License fee. The license application form must be accompanied by payment in full of the required license application fee. The license application fee amount will be as determined by the city council in the city fee schedule. Subd. 5. License issuance. The process for review and issuance of a license will vary depending upon the type of short term home rental as follows: (1) Type A, – hHosted short term home rentals. Type A short term home rentals are required to have an licenses will be issued administratively issued license from the cityif all the terms and conditions of Section 41-8 are met. 1. A Type A short term home rental license or renewal license will be issued administratively only if: i. The licensee certifies on the application form that all applicable items found in this Section 31-514.1 are satisfied. That includes: a. Proper zoning as found in Subd. 6; and b. Performance standards as found in Subd. 7. ii. The applicant submits a site plan, drawn to scale, showing parking and driveways, all structures and outdoor recreational areas that guests will be allowed to use, including, but not limited to, deck/patio, barbeque grill, recreational fire, or sauna. iii. The applicant submits a floor plan, drawn to scale, of the home identifying which rooms will be used as transient guest bedrooms. iv. The property passes the city inspection (see Section 31-514.1, Subd. 9B) for residential code standards applicable to renting a home on a short term basis. The list of health and safety items that will be inspected for this purpose will be included amongst license application materials so that the property owner will know what items will be inspected prior to submitting the license application to the city. a. An inspection must be completed within 60 days prior to submission of the license application form. b. An inspection report must be submitted together with the license application form and other necessary materials. Without the inspection report, the license application will not be considered complete, nor will it be accepted by the city. c. If the inspection identifies items that must be corrected, all corrections must be completed and verified by the city prior to submitting an application for the Short Term Home Rental license. 2. There shall be no change in the exterior appearance of the home or premises, or other visible evidence of the conduct of a Short Term Home Rental, except that additional on-site city code compliant parking may be provided. 3. The licensee must provide proof of sufficient and suitable property insurance at the time of license issuance, and must be able to confirm that 3 the coverage remains in place within 24 hours of a city request for confirmation. 4. Licenses are non-transferable and shall expire upon change of ownership of the property. 5. A license constitutes a limited license granted to the applicant by the city and in no way creates a vested zoning right. 6. No more than a total of thirty-five Type A licenses may be valid within the city at one time. 7. If three substantiated and relevant complaints are received from neighbors or guests within a 12 month period, the license shall be revoked. The revocation may be appealed to the city council pursuant to procedures established in Section 31-217 of this Chapter. If a license is revoked, the owner is prohibited from making application for another license for any type of Short Term Home Rental for six months. 8. Licenses are valid for a period of three years. A renewal license must be applied for every three years. (2) Type B – Unhosted short term rental. Type B short term home rentals are required to have an licenses will be issued administratively from the city.Pif all the terms and conditions of Section 41-8 are met, however, prior to issuing a Type B license, a neighborhood notification is required, as specified below herein:: 1. A Type B short term home rental license or renewal license will be issued administratively only if: i. The applicant submits a site plan, drawn to scale, showing parking and driveways, all structures and outdoor recreational areas that guests will be allowed to use, including, but not limited to, deck/patio, barbeque grill, recreational fire, or sauna. ii. The applicant submits a floor plan, drawn to scale, of the home identifying which rooms will be used as transient guest bedrooms. iii. The licensee certifies on the application form that all applicable items found in this Section 31-514.1 are satisfied. That includes: a. Proper zoning as found in Subd. 6. b. Performance standards as found in Subd. 7. c. Proof of sufficient and suitable property insurance. iv. No more than a total of thirty-five Type B licenses may be valid within the City at one time. v. Notices have been mailed by the city to all surrounding property owners according to the following standards: a. 150 feet of all applicant properties zoned RB, CCR, CR, TH, CTHR, RCL, RCM, RCH, CBD; b. 200 feet of all applicant properties zoned RA, LR, CTR, TR; c. 500 feet of all applicant properties zoned AP; and 4 vi. There are no objections received by the city within ten days of mailing the notices. a. If objections are received, then the license request must be considered by the planning commission. (1). The planning commission must review the license request and all objections, as a new business item, at its next regularly scheduled meeting. (2). After considering the license request and comments from the neighbors, the planning commission may either approve a one year provisional license, with or without conditions, or deny the license request. (3). If there are no substantiated relevant complaints from neighbors or guests during the provisional year, the permit will automatically extend two more years. If there are three substantiated relevant complaints, the provisional license is automatically revoked and the owner is prohibited from making application for another license for any type of Short Term Home Rental for six months. vii. The property passes the city inspection (see Section 31-514.1, Subd. 9B) for residential code standards applicable to renting a home on a short term basis. The list of health and safety items that will be inspected for this purpose will be included amongst license application materials so that the property owner will know what items will be inspected prior to submitting the license application to the city. a. An inspection must be completed within 60 days prior to submission of the license application form. b. An inspection report must be submitted together with the license application form and other necessary materials. Without the inspection report, the license application will not be considered complete, nor will it be accepted by the city. c. If the inspection identifies items that must be corrected, all corrections must be completed and verified by the city prior to submitting an application for the Short Term Home Rental license. 2. There shall be no change in the exterior appearance of the home or premises, or other visible evidence of the conduct of a Short Term Home Rental, except that additional on-site city code compliant parking may be provided. 3. The licensee must provide proof of sufficient and suitable property insurance at the time of license issuance, and must be able to confirm that the coverage remains in place within 24 hours of a city request for confirmation. 4. If three substantiated and relevant complaints are received from neighbors or guests within a 12 month period, the license shall be revoked. The revocation may be appealed to the city council pursuant to procedures established in Section 31-217 of this Chapter. If a license is revoked, the 5 owner is prohibited from making application for another license for any type of Short Term Home Rental for six months. 5. Licenses are non-transferable and shall expire upon change of ownership of the property. 6. A license constitutes a limited license granted to the applicant by the city and in no way creates a vested zoning right. 7. Licenses are valid for a period of three years. A renewal license must be applied for every three years. No neighborhood notification is required for the renewal of licenses. (a) Notices must be mailed by the city to all surrounding property owners according to the following standards: (i) 150 feet of all applicant properties zoned RB, CCR, CR, TH, CTHR, RCL, RCM, RCH, CBD; (ii) 200 feet of all applicant properties zoned RA, LR, CTR, TR; (iii) 500 feet of all applicant properties zoned AP. (b) If there are no objections received by the city within 10 days after mailing the notices, then the license shall be issued. (c) If objections are received, then the license application must be considered by the planning commission as follows. (i) The planning commission must hold a hearing. Notices for the hearing will be mailed 10 days prior to the hearing using the distance requirements in Subd. 5(2)(a). (ii) After considering the license request and comments from the neighbors, the planning commission may either approve a one-year provisional license, with or without conditions, or deny the license request. (d) If the planning commission approves a one-year provisional license and there are no substantiated relevant complaints from neighbors or guests during the provisional year, the license will automatically extend two additional years. (3) Type C – Dedicated short term rental. Type C short term home rentals are required to have both a Conditional Use Permit and an administrative license issued by the city. The Conditional Use Permit and initial license may be processed simultaneously. licenses will be issued administratively if all the terms and conditions of Section 41-8 are met and a Conditional Use Permit is granted. The Conditional Use Permit application will be reviewed according to the process established in City Code Sections 31-204 and 31-207. 6 1. Conditional Use Permit. The application for the Conditional Use Permit to operate a Type C short term home rental must be filed with the city's community development department on the applicable form. The application will be reviewed according to the process established in Sections 31-204 and 31-207 of this Chapter. In addition, the following procedures, criteria and conditions shall also apply: i. The applicant must submit a site plan, drawn to scale, showing parking and driveways, all structures and outdoor recreational areas that guests will be allowed to use, including, but not limited to, deck/patio, barbeque grill, recreational fire, or sauna. ii. The applicant submits a floor plan, drawn to scale, of the home identifying which rooms will be used as transient guest bedrooms. iii. The Conditional Use Permit runs with the land and must be filed in the property's chain of title, but since a license is also required for a Type C Short Term Rental, possession of a Conditional Use Permit is not sufficient to operate. Any new owner desiring to operate a Type C Short Term Rental on property that has an unexpired Conditional Use Permit filed in the chain of title must also obtain a license from the city. A Conditional Use Permit expires if a property is not operated as a Short Term Home Rental for more than a year. iv. The Conditional Use Permit applicant must certify on the city application form that all applicable items found in this Section 31-514.1 are satisfied. That includes: a. Proper zoning as found in Subd. 6 b. Performance standards as found in Subd. 7 c. Proof of sufficient and suitable property insurance. v. The property must pass inspection by city building and fire code inspectors and found to meet the residential code standards applicable to renting a home on a short term basis (see Section 31-514.1, Subd 9B) prior to holding the public hearing for the Conditional Use Permit. The list of health and safety items that will be inspected for this purpose will be included amongst license application materials so that the property owner will know what items will be inspected prior to submitting the license application to the city. vi. No more than a total of fifteen Conditional Use Permits for Type C Short Term Home Rentals may be valid within the City at one time. 2. License. The application form for the license or renewal license must certify by the applicant that all applicable items found in this Section 31- 514.1 are satisfied. That includes: i. A Conditional Use Permit has been issued for the subject property and is still valid. ii. The property has been inspected no more than 60 days prior to submission of the license application by city building and fire code 7 inspectors and found to meet the residential code standards applicable to renting a home on a short term basis. a. An inspection must be completed and the inspection report submitted together with the license application form and other necessary materials. Without the inspection report, the license application will not be considered complete, nor will it be accepted by the city. b. If the inspection identifies items that must be corrected, all corrections must be completed and verified by the city prior to submitting an application for the Short Term Home Rental license. iii. Proper zoning as found in Subd. 6. iv. Performance standards as found in Subd. 7. v. Proof of sufficient and suitable property insurance. vi. No more than a total of fifteen Type C Short Term Home Rental licenses may be valid at one time within the City. 3. The license for a Type C Short Term Home Rental may only be issued to the owner of the property and is not transferable to any other entity. 4. There shall be no change in the exterior appearance of the home or premises, or other visible evidence of the conduct of a Short Term Home Rental, except that additional on-site city code compliant parking may be provided. 5. The licensee must provide proof of sufficient and suitable property insurance at the time of license issuance, and must be able to confirm that the coverage remains in place within 24 hours of a city request for confirmation. 6. Type C short term home rental licenses are valid for a period of three years. A renewal license must be applied for every three years. The Conditional Use Permit will not expire unless its use is discontinued for more than a year. 7. The Type C Short Term Home Rental license is not transferable and shall expire upon change of ownership of the property. 8. A license constitutes a limited license granted to the applicant by the city and in no way creates a vested zoning right. 9. If three substantiated and relevant complaints are received from neighbors or guests within a 12 month period, the license shall be revoked. The revocation may be appealed to the city council pursuant to procedures established in Section 31-217 of this Chapter. If a license is revoked, the owner is prohibited from making application for another license for any type of short term home rental for six months. (4) Type D - Bed & Breakfast. Type D short term home rentals are also known as Bed & Breakfasts and, are required to have a Special Use Permit as regulated 8 in Section 31-504 of this Chapter. in addition to the requirements herein, are regulated in City Code Section 31-504. Subd. 6. Zoning District. Short term home rentals are permitted, with an approved license from the City of Stillwater, in the following Zoning Districts: shall only be allowed in specific zoning districts as identified in City Code Section 31-315 (allowable uses for residential zoning districts) and Section 31-325 (allowable uses for non-residential zoning districts). A. Residential Zoning Districts. Short Term Home Rentals are allowed by city license in all Residential Zoning Districts. Type C Short Term Home Rentals require both a license and a Conditional Use Permit. Type D Short Term Home Rentals (aka Bed & Breakfasts) are allowed by city license in the RCL Zoning District and by Special Use Permit in the RB and RCM Zoning Districts. B. Commercial Zoning Districts. Type A, B and C Short Term Home Rentals are allowed by city license in the CBD Zoning District. They also require a Special Use Permit or Conditional Use Permit. If a Special or Conditional Use Permit already exists for the property, one specifically for the Short Term Home Rental use is not required for Type A and B Short Term Home Rentals. A Conditional Use Permit specifically for the Short Term Home Rental is required prior to issuance of a Type C license. Subd. 7. Performance standards. Type A, B and C short term home rentals shall be subject to the performance standards identified below. Type D short term home rentals shall be subject to the standards found in Section 31-504 of this Chapter. In addition to the relevant sections noted below, Type D short term home rentals shall also be subject to the standards found in City Code Section 31-504. For Type D, if the terms of the section below and Section 31-504 are in conflict, Section 31-504 shall apply. (1) Parking. (a) In residential zoning districts, all guest parking must be accommodated on improved driveways and improved parking surfaces on the premises. No on-street parking is allowed for guests. At a minimum, parking shall be provided at the following rate as follows: (i) 1-2 bedroom unit or sleeping areas, 1 space. (ii) 3-bedroom unit or sleeping areas, 2 spaces. (iii) 4 and 4+ or more bedroom units or sleeping areas, number of spaces equal to the number of bedrooms or sleeping areas, minus one. (b) In the CBD zoning district, guest parking must either be accommodated on the property of the short term home rental dwelling unit at the same minimum numbers specified above in (1)(a), or a parking mitigation plan must be approved by the Parking Commission. 9 (2) Length of guest stay. The minimum length of stay is one day. The maximum length of stay is 30 days, since more than that is by definition not a short term home rental property. (3) Number of guests. The maximum number of guests will be limited to two times the number of bedrooms, or sleeping areas, plus one. (4) Guest records. The licensee for Type B and C short term rentals must keep a transient guest record including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon 48 hours’ notice. (5) Manager Information. For Type B and C short term home rentals, the licensee must provide the name, phone number and address of the owner, operating lessee or managing agent/representative to all property owners within 150 of the property lines. The licensee shall provide any changes to this information to the community development department and to the neighboring properties within 10 days of any such changes. (5)(6) Guest disclosures. The licensee must disclose in writing to their guests the following rules and regulations and must submit a copy of the disclosure to the city with the license application and renewal applications. In addition, the disclosures must be conspicuously displayed in the home. The disclosures must include the following: (a) For Type B and C short term home rentals, the name, phone number and address of the owner, operating lessee or managing agent/representative; (b) The maximum number of guests allowed at the property; (c) The maximum number of vehicles allowed at the property and the approved parking areas; (d) Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities; (e) That City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 p.m. and 8 a.m.; (f) That nNo events are allowed to be hosted by a guest on the premises. (6)(7) Posting of lLicense number. The licensee must post the city license number at the property and on all print, poster or web advertisements. 10 (7)(8) Proximity of assistance. For Type B and Type C short term home rentals, the property owner or a manager/representative must be located within 30 minutes travel time of the property. The community development department must be notified within 10 days of a change in the managing agent/representative or their contact information. The licensee must provide the name, address and phone number for the licensee or managing agent/representative to all property owners within 150 feet of the property boundary. The licensee must notify neighboring properties within 10 days of a change in the managing agent/representation or contact information. (8)(9) Garbage. As required by City Code Chapter 30-1, Subd. 5, all garbage must be kept in rubbish containers that are stored out of view of a public street. (9)(10) Signage. No signage is allowed on the property of a Type A, B or C Short Term Home RentFor Type A, B or C short term home rental no signage is allowed on the property. Type D is allowed to have signage as regulated in City Code Section 31-504. (10)(11) Events. Events are not allowed to be hosted by guests on the premises. For purposes of this Section 31-541.141-8, an event means a gathering on the premises of more than three un-registered transient guests. Events hosted by the property owner are allowed but must abide by comply with all applicable city ordinances and policies, including the prohibition on renting out private residential property for events. (12) Insurance. The licensee must provide proof of sufficient and suitable property insurance with the license application and must be able to confirm that the coverage remains in place within 24 hours of a request by the city. (13) There shall be no change in the exterior appearance of the home or premises, or other visible evidence of the conduct of a short term home rental, except that additional on-site city code compliant parking may be provided. Subd. 8. Required health and safety inspections. (1) Type A, B and C short term home rentals. Type A, B and C license applications will not be accepted without an approved inspection report signed by the city’s fire department and building department. The inspection must have been completed no more than 60 days prior to submission of the license application. The list of health and safety items that will be inspected will be included in license application materials so that the licensee will know in advance what items will be inspected. If the inspection identifies items that must be corrected, all corrections must be completed and verified by the city before the license will be issued. 11 1. These types of short term home rentals are required to have, and pass, a health and safety code inspection by city building and fire code staff prior to issuance of a license or renewal of the license. 2. The list of health and safety items that will be inspected for this purpose will be included amongst license application materials so that the licensee will know in advance what items will be inspected. 3. Upon receipt of a complaint, the city zoning administrator will contact the licensee and will determine whether a compliance inspection is required. (2) Type D short term home rentals (aka bed & breakfast). Type D short term home rentals are This type of Short Term Home Rental is required to have inspections as regulated by City Code Section 31-504. Subd. 9. Site Plan and Floor Plan for Type A, B and C short term home rentals. (1) The applicant must submit a Site Plan of the property drawn to scale, showing parking and driveways, all structures and outdoor recreational areas that guests will be allowed to use, including, but not limited to, deck/patio, barbeque grill, recreational fire, or sauna. (2) The applicant must submit a floor plan of the residence drawn to scale identifying which rooms are proposed to be used as guest bedrooms or sleeping areas. Subd. 10. Limit on number of licenses. No more than a total of thirty-five licenses may be valid at any one time for Type A Short Term Home Rentals. No more than a total of thirty-five licenses may be valid at any one time for Type B Short Term Home Rentals. No more than fifteen licenses may be valid at any one time for Type C Short Term Home Rentals. Type D Short Term Home Rentals are required to have a Special Use Permit, but no license is required. (1) Type A. No more than thirty-five (35) Type A licenses shall be issued at any one time. (2) Type B. No more than thirty-five (35) Type B licenses shall be issued at any one time. (3) Type C. No more than fifteen (15) Type C licenses shall be issued at any one time. Subd. 11. Lodging and Sales taxes. In addition to state sales tax, Types A, B, C and D short term home rentals are required to pay the city lodging tax directly to the city on a quarterly basis. The property owner must provide information on a web-based booking service(s) used for the property. If no sales are made during a quarter, a report must be submitted to the city stating that no sales were made or lodging tax collected during that quarter. 12 A. The city lodging tax must be collected and paid either by the web based booking company that the Short Term Home Rental is listed on, or by the licensee directly to the city if the Short Term Home Rental does not use a web based booking service. B. The license application must supply information on any web based booking service(s) used for the licensed property. C. The licensee, or booking agent on their behalf, is required to pay the city lodging tax quarterly. If no sales are made during a quarter, a report must none the less be submitted to the city stating that no sales were made or lodging tax collected during that quarter. Subd. 12. Interchangeability of License Types. A licensee may use the license to operate any short term home rental type equal to or less restrictive than the one for which the license was issued. Therefore For example, if an owner is issued a Type C license, the property is permitted to operate as a Type C, B or A. If a Type B license is issued, the propert y is permitted to operate as a Type B or A. However, a Type D owner may onl y operate as a Bed & Breakfast. Subd. 13. Enforcement. A. In the event of a violation or threatened violation of this ordinance, the city, in addition to other remedies, is entitled to seek Injunctive Relief or proceedings to prevent, restrain, correct or abate such violations or threatened violations. B. The penalty for violation of this Section 31-514.1 shall be a Misdemeanor. C. In addition to penalty provisions A and B above, the fine for the first substantiated and relevant complaint or violation shall be $250.00. The fine for the second shall be $500.00. The fine for the third shall be $750.00 and this third offense shall also result in automatic license revocation. (1) Injunctive relief. In the event of a violation or threatened violation of this ordinance, the city, in addition to other remedies, is entitled to seek injunctive relief or proceedings to prevent, restrain, correct or abate such violations or threatened violations. (2) Misdemeanor. The penalty for a violation of this ordinance shall be a misdemeanor. (3) Fines. In addition to penalty provisions in (1) and (2) above, the administrative fines for violations of this ordinance shall be as follows: (a) For the first substantiated and relevant complaint or violation within a 12-month period, the fine shall be $250.00. (b) For the second substantiated and relevant complaint or violation within a 12-month period, the fine shall be $500.00. (c) For the third substantiated and relevant complaint within a 12-month period, the fine shall be $750.00. 13 (4) Suspension or Revocation. Any short term home rental license may be suspended or revoked for one or more of the following reasons: (a) It is the third substantiated and relevant complaint or violation of the ordinance within a 12-month period. (b) The licensee has failed to pay all of the appropriate fees related to the license, or is delinquent on any other city fees; (c) The licensee has made fraudulent statements, misrepresentations, not fully disclosed information or made false statements in the application for or in the course of the licensee’s business; (d) The licensee has been convicted of any crime or offense in the previous five years involving or relating to the short term home rental business and the licensee has failed to show competent evidence of sufficient rehabilitation and present fitness to perform the duties of the business; (e) The licensee has acted in an unauthorized manner or beyond the scope of the license granted. In such cases, the license may be forwarded to a hearing officer for consideration of suspension or revocation. The hearing officer procedure is set forth in City Code Section 22-10, Subdivision 4. If the license is suspended, the length of suspension shall be stated in the hearing officer’s decision. If a license is revoked, the owner is prohibited from making application for another license for any type of short-term home rental for a period of 6 months. SECTION 2. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available without cost at the office of the City Clerk, the following summary is approved by the City Council and shall be published in lieu of publishing the entire ordinance: The ordinance amendment moves the short-term home rental regulations from the Zoning Ordinance to the Licensing section of the City Code. In addition, the amendment simplifies and clarifies the requirements necessary for administrative issuance of these licenses. SECTION 3. EFFECTIVE DATE. This Ordinance shall be in full force and effect from and after its passage and publication according to law. Passed this day of , 2019. Ted Kozlowski, Mayor ATTEST: 14 Beth Wolf, City Clerk 1 ORDINANCE NO._________ CITY OF STILLWATER WASHINGTON COUNTY, MINNESOTA AN ORDINANCE AMENDING AND RENUMBERING SHORT TERM HOME RENTAL REGULATIONS IN THE STILLWATER CITY CODE The City Council of Stillwater does ordain: SECTION 1. Stillwater City Code Section 31-514.1 is hereby repealed. SECTION 2. Stillwater City Code Section 41-8 is hereby enacted as follows: Sec. 41-8. – Short term home rental regulations. Subd. 1. Purpose. The purpose of this Section 41-8 is to allow short term home rentals where appropriate while mitigating impacts upon surrounding properties by implementing balanced regulations to protect the integrity of the city’s neighborhoods as well as protect the general public health, safety and welfare. Subd. 2. License required. No property may be used for Type A, B or C short term home rental unless a license is granted by the city. Type D licenses do not require a license but are subject to the provisions of City Code Section 31-504. (1) Term. Licenses shall be valid for three years, unless it is revoked. (2) Renewal. A renewal license must be applied for every three years. The renewal license application may only be submitted after the property has passed a city inspection as required and appropriate fees have been paid. (3) Non-Transferable. Licenses are non-transferable and shall expire upon change of ownership of the property. (For definitions of Type A, B, C and D short term home rentals, see City Code Section 31-101.) Subd. 3. License application. Any property owner desiring to undertake short term home rentals must apply to the community development department for a short term home rental license. A license must be approved prior to operating within the city. The license application request must be submitted on the form provided by the city and must include all the information requested on the application form. Subd. 4. License fee. The license application form must be accompanied by payment in full of the required license application fee. The license application fee will be determined by the city council in the city fee schedule. Subd. 5. License issuance. The process for review and issuance of a license will vary depending upon the type of short term home rental as follows: 2 (1) Type A – Hosted short term home rentals. Type A short term home rental licenses will be issued administratively if all the terms and conditions of Section 41-8 are met. (2) Type B – Unhosted short term rental. Type B short term home rental licenses will be issued administratively if all the terms and conditions of Section 41-8 are met, however, prior to issuing a Type B license, a neighborhood notification is required, as specified herein: (a) Notices must be mailed by the city to all surrounding property owners according to the following standards: (i) 150 feet of all applicant properties zoned RB, CCR, CR, TH, CTHR, RCL, RCM, RCH, CBD; (ii) 200 feet of all applicant properties zoned RA, LR, CTR, TR; (iii) 500 feet of all applicant properties zoned AP. (b) If there are no objections received by the city within 10 days after mailing the notices, then the license shall be issued. (c) If objections are received, then the license application must be considered by the planning commission as follows. (i) The planning commission must hold a hearing. Notices for the hearing will be mailed 10 days prior to the hearing using the distance requirements in Subd. 5(2)(a). (ii) After considering the license request and comments from the neighbors, the planning commission may either approve a one-year provisional license, with or without conditions, or deny the license request. (d) If the planning commission approves a one-year provisional license and there are no substantiated relevant complaints from neighbors or guests during the provisional year, the license will automatically extend two additional years. (3) Type C – Dedicated short term rental. Type C short term home rental licenses will be issued administratively if all the terms and conditions of Section 41-8 are met and a Conditional Use Permit is granted. The Conditional Use Permit application will be reviewed according to the process established in City Code Sections 31-204 and 31-207. 3 (4) Type D - Bed & Breakfast. Type D short term home rentals are also known as Bed & Breakfasts and, in addition to the requirements herein, are regulated in City Code Section 31-504. Subd. 6. Zoning District. Short term home rentals shall only be allowed in specific zoning districts as identified in City Code Section 31-315 (allowable uses for residential zoning districts) and Section 31-325 (allowable uses for non-residential zoning districts). Subd. 7. Performance standards. Type A, B and C short term home rentals shall be subject to the performance standards identified below. In addition to the relevant sections noted below, Type D short term home rentals shall also be subject to the standards found in City Code Section 31-504. For Type D, if the terms of the section below and Section 31-504 are in conflict, Section 31-504 shall apply. (1) Parking. (a) In residential zoning districts, all guest parking must be accommodated on improved driveways and improved parking surfaces on the premises. No on-street parking is allowed for guests. At a minimum, parking shall be provided as follows: (i) 1-2 bedroom unit or sleeping areas, 1 space. (ii) 3-bedroom unit or sleeping areas, 2 spaces. (iii) 4 or more bedroom units or sleeping areas, number of spaces equal to the number of bedrooms or sleeping areas, minus one. (b) In the CBD zoning district, guest parking must either be accommodated on the property of the short term home rental dwelling unit at the same minimum numbers specified above in (1)(a), or a parking mitigation plan must be approved by the Parking Commission. (2) Length of guest stay. The minimum length of stay is one day. The maximum length of stay is 30 days. (3) Number of guests. The maximum number of guests will be limited to two times the number of bedrooms, or sleeping areas, plus one. (4) Guest records. The licensee for Type B and C short term rentals must keep a guest record including the name, address, phone number, and vehicle license plate information for all guests and must provide a report to the city upon 48 hours’ notice. (5) Manager Information. For Type B and C short term home rentals, the licensee must provide the name, phone number and address of the owner, operating 4 lessee or managing agent/representative to all property owners within 150 of the property lines. The licensee shall provide any changes to this information to the community development department and to the neighboring properties within 10 days of any such changes. (6) Guest disclosures. The licensee must disclose in writing to their guests the following rules and regulations and must submit a copy of the disclosure to the city with the license application and renewal applications. In addition, the disclosures must be conspicuously displayed in the home. The disclosures must include the following: (a) For Type B and C short term home rentals, the name, phone number and address of the owner, operating lessee or managing agent/representative; (b) The maximum number of guests allowed at the property; (c) The maximum number of vehicles allowed at the property and the approved parking areas; (d) Property rules related to use of outdoor features, such as decks, patios, grills, recreational fires, saunas and other recreational facilities; (e) That City nuisance ordinances will be enforced by the Stillwater Police Department, including reduced noise levels between 10 p.m. and 8 a.m.; (f) That no events are allowed to be hosted by a guest on the premises. (7) Posting of license number. The licensee must post the city license number at the property and on all print, poster or web advertisements. (8) Proximity of assistance. For Type B and Type C short term home rentals, the property owner or a manager/representative must be located within 30 minutes travel time of the property. (9) Garbage. As required by City Code Chapter 30-1, Subd. 5, all garbage must be kept in rubbish containers that are stored out of view of a public street. (10) Signage. For Type A, B or C short term home rental no signage is allowed on the property. Type D is allowed to have signage as regulated in City Code Section 31-504. (11) Events. Events are not allowed to be hosted by guests on the premises. For purposes of this Section 41-8, an event means a gathering on the premises of more than three un-registered guests. Events hosted by the property owner are 5 allowed but must comply with all applicable city ordinances and policies, including the prohibition on renting out private residential property for events. (12) Insurance. The licensee must provide proof of sufficient and suitable property insurance with the license application and must be able to confirm that the coverage remains in place within 24 hours of a request by the city. (13) There shall be no change in the exterior appearance of the home or premises, or other visible evidence of the conduct of a short term home rental, except that additional on-site city code compliant parking may be provided. Subd. 8. Required health and safety inspections. (1) Type A, B and C short term home rentals. Type A, B and C license applications will not be accepted without an approved inspection report signed by the city’s fire department and building department. The inspection must have been completed no more than 60 days prior to submission of the license application. The list of health and safety items that will be inspected will be included in license application materials so that the licensee will know in advance what items will be inspected. If the inspection identifies items that must be corrected, all corrections must be completed and verified by the city before the license will be issued. (2) Type D short term home rentals. Type D short term home rentals are required to have inspections as regulated by City Code Section 31-504. Subd. 9. Site Plan and Floor Plan for Type A, B and C short term home rentals. (1) The applicant must submit a Site Plan of the property drawn to scale, showing parking and driveways, all structures and outdoor recreational areas that guests will be allowed to use, including, but not limited to, deck/patio, barbeque grill, recreational fire, or sauna. (2) The applicant must submit a floor plan of the residence drawn to scale identifying which rooms are proposed to be used as guest bedrooms or sleeping areas. Subd. 10. Limit on number of licenses. (1) Type A. No more than thirty-five (35) Type A licenses shall be issued at any one time. (2) Type B. No more than thirty-five (35) Type B licenses shall be issued at any one time. 6 (3) Type C. No more than fifteen (15) Type C licenses shall be issued at any one time. Subd. 11. Lodging and Sales taxes. In addition to state sales tax, Types A, B, C and D short term home rentals are required to pay the city lodging tax directly to the city on a quarterly basis. The property owner must provide information on a web-based booking service(s) used for the property. If no sales are made during a quarter, a report must be submitted to the city stating that no sales were made or lodging tax collected during that quarter. Subd. 12. Interchangeability of License Types. A licensee may use the license to operate any short term home rental type equal to or less restrictive than the one for which the license was issued. For example, if an owner is issued a Type C license, the property is permitted to operate as a Type C, B or A. If a Type B license is issued, the property is permitted to operate as a Type B or A. However, a Type D owner may onl y operate as a Bed & Breakfast. Subd. 13. Enforcement. (1) Injunctive relief. In the event of a violation or threatened violation of this ordinance, the city, in addition to other remedies, is entitled to seek injunctive relief or proceedings to prevent, restrain, correct or abate such violations or threatened violations. (2) Misdemeanor. The penalty for a violation of this ordinance shall be a misdemeanor. (3) Fines. In addition to penalty provisions in (1) and (2) above, the administrative fines for violations of this ordinance shall be as follows: (a) For the first substantiated and relevant complaint or violation within a 12-month period, the fine shall be $250.00. (b) For the second substantiated and relevant complaint or violation within a 12-month period, the fine shall be $500.00. (c) For the third substantiated and relevant complaint within a 12-month period, the fine shall be $750.00. (4) Suspension or Revocation. Any short term home rental license may be suspended or revoked for one or more of the following reasons: (a) It is the third substantiated and relevant complaint or violation of the ordinance within a 12-month period. (b) The licensee has failed to pay all of the appropriate fees related to the license, or is delinquent on any other city fees; 7 (c) The licensee has made fraudulent statements, misrepresentations, not fully disclosed information or made false statements in the application for or in the course of the licensee’s business; (d) The licensee has been convicted of any crime or offense in the previous five years involving or relating to the short term home rental business and the licensee has failed to show competent evidence of sufficient rehabilitation and present fitness to perform the duties of the business; (e) The licensee has acted in an unauthorized manner or beyond the scope of the license granted. In such cases, the license may be forwarded to a hearing officer for consideration of suspension or revocation. The hearing officer procedure is set forth in City Code Section 22-10, Subdivision 4. If the license is suspended, the length of suspension shall be stated in the hearing officer’s decision. If a license is revoked, the owner is prohibited from making application for another license for any type of short-term home rental for a period of 6 months. SECTION 2. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available without cost at the office of the City Clerk, the following summary is approved by the City Council and shall be published in lieu of publishing the entire ordinance: The ordinance amendment moves the short-term home rental regulations from the Zoning Ordinance to the Licensing section of the City Code. In addition, the amendment simplifies and clarifies the requirements necessary for administrative issuance of these licenses. SECTION 3. EFFECTIVE DATE. This Ordinance shall be in full force and effect from and after its passage and publication according to law. Passed this day of , 2019. Ted Kozlowski, Mayor ATTEST: Beth Wolf, City Clerk PLANNING COMMISSION MEETING DATE: March 27, 2019 CASE NO.: 2019-07 APPLICANT: Dan Thurnes, Cornerstone Land Surveying, representing Scott and Michelle Linquist, property owners REQUEST: 1. Rezoning to RA, One-Family Residential 2. Preliminary Plat approval of Valley High Estates, 2nd Addition, a 3 lot residential subdivision at 7817 Newberry Court North 3. Vacation of platted drainage and utility easement 4. Final Plat approval of Valley High Estates COMPREHENSIVE PLAN: LDR, Low Density Residential REVIEWERS: Community Development Director Turnblad PREPARED BY: Abbi Jo Wittman, City Planner BACKGROUND Scott and Michelle Lindquist plan to subdivide 2.06 acres of land located at Lot 8, Block 1, Valley High Estates (7817 Newberry Court North) into three lots. The Lindquists would retain the northerly lot that contains their residence while two lots will be for new homes. The subdivision is to be known as Valley High Estates 2nd Addition. Photo Credit: Google Images, September, 2013 (© 2019) CPC Case No. 2019-07 7817 Newberry Court Page 2 of 6 SPECIFIC REQUEST In order to subdivide the property as proposed, Dan Thurmes, applicant, has requested approval of the following: 1. Rezoning from AP, Agricultural Preservation to RA, One-Family Residential 2. Preliminary Plat of Valley High Estates 2nd Addition 3. Vacation of a portion of the platted drainage and utility easements 4. Final Plat of Neal Meadows 4th Addition EVALUATION OF REQUEST I. REZONING The proposal includes a request to rezone the property to RA, One-Family Residential. The Comprehensive Plan’s guided use for the property is Low Density Residential, for a total of 1 to 4.4 units per acre. The proposed rezoning is consistent with this future land use classification. II. PRELIMINARY PLAT Lots Lot 1 Proposed Lot 2 Proposed Lot 3 Proposed Minimum Lot Width (75’) 80’ +/- 230’ +/- 291’ +/- Minimum Lot Length (100’) 321’ +/- 112’ +/- (avg.) 172’ +/- (avg.) Minimum Lot Area (10,000 s.f.) 41,778 s.f. 26,177 s.f. 21,904 s.f. Lots as proposed conform to the minimum standards set forth for the proposed zoning district. The proposed Lots 2 and 3 will utilize a shared 16’ driveway to minimize cross-trail vehicle access points. A shared driveway agreement will be required. Existing Improvements There is a single outbuilding on the proposed Lot 2. However, the City does not allow for the accessory structures on vacant lots. Therefore, prior to the Final Plat recording, the property owner will need to relocate the accessory structure on Lot 1 or remove the structure entirely. Engineering and Streets CPC Case No. 2019-07 7817 Newberry Court Page 3 of 6 City Engineer Shawn Sanders has reviewed the preliminary plat and plans. The primary concern is to damage caused by the development to the existing Boutwell Road North trail. Sanders has requested the developer install a construction barrier along Boutwell Road North, limiting construction traffic to the 16’ driveway access. Additionally, the trail shall be restored to pre-construction conditions. Drainage and Utility Easements No comprehensive drainage plan is required for subdivisions that contain less than four lots. Sanders has indicated the proposed drainage and utility easements will help address the onsite drainage needs. Wetland Impacts There is a single onsite wetland, located adjacent to the western property line. Though the City’s 2008 Surface Water Management Plan classifies the wetland as a Manage 2, requiring a 50’ buffer, Browns Creek Watershed District (BCWD) Executive Direct (ED) Karen Kill has indicated no buffer is required. Therefore, a City Code-complaint 16.5’ buffer is proposed. There is a wetland adjacent to this property to the east side of the property. That wetland has been designated as a Preserve, requiring a 60’ buffer plus a 20’ building setback. As that resource is located in the Middle St. Croix Watershed, the applicant is proposing a buffer average. However, the average shown is for a 100’ buffer. Therefore, the buffer average is not required as the area of construction is shown outside of the 80’ setback. All three lots will have drainage and utility easements for the protection of the wetlands. However, a condition of approval should be that conservation easements for all lots will be required to be filed with the final plat for all wetlands and wetland buffer areas. These must be submitted to the City for approval of form and content together with the final plat for recording. Tree Preservation and Landscaping As the property owner does not intend to grade the land area of the new lots, less than 35% of the significant trees and less than 50% of the vegetation crown cover on site would be removed. One single tree is proposed to be located in future building area. Therefore, no tree replacement would be required by the zoning ordinance for this residential development. The subdivision ordinance requires three trees on average for every planned lot (City Code Ch. 32, Subd. 5 (13)(q)(1)), whether tree replacement is required by the zoning ordinance or not. So, a total of 6 trees would be required for the 2 new buildable lots requested in this preliminary plat. However, City Code Section 32-1, Subdivision, Subd. 4(9) indicates alternative design standards may be considered when there are ‘unique conditions’. Since the property has many mature trees, and none of them will be removed to develop the lots, the City should consider waiving the requirement for the landscaping trees. CPC Case No. 2019-07 7817 Newberry Court Page 4 of 6 Park and Trail Dedication The Comprehensive Plan’s park element shows no planned parks on or through the property. So, the contribution to the park system would likely have to be in the form of a fee in lieu of land, which would be $2,000 per new lot created. In terms of trails and sidewalks, an off street trail is located on the north side of Boutwell Road; no sidewalks or trails are proposed on the property. Therefore, the contribution to the trail system would have to be in the form of a fee in lieu, which would be $500 per new lot created. Therefore, the total park and trail fee would be $2,500 for each of Lots 2 and 3, for a total of $5,000. As with the development fees, this will be payable prior to release of the final plat from City offices. Development Agreement and Fees As no public improvements are required for this subdivision, no Developer’s Agreement is required. However, the property is located within certain districts requiring the payment of development fees. The following development fees will be required at the time of the release of the executed Final Plat from City offices. Fees quoted are based on 2019 rates; rates may be adjusted, annually.  New Units: o Trunk Sewer Fee: $4,432/new unit (total $8,864) o Trunk Water Fee: $8,163/acre (total $7,183.44)  Existing Units: o Sewer Connection: $4,432 (total $4,432) o Water Connection: $4,432 (total $4,432) Since the development impact fees are payable only on the new building sites (.88 acres), the total fees if paid in 2019 will be $24,911.44. When combined with the previously-noted park and trail dedication fess, the total fees required will be $29,911.44. III. VACATION OF EASEMENTS As noted, the applicant is requesting the City’s consideration of a vacation of a platted drainage and utility easement. The easement was platted as part of the Valley High Estates subdivision for the protection of the onsite wetland. The proposed vacation is for an 8’X90’ strip of land adjacent to the western edge of the Lot 3 developable area. As BCWD ED Kill has indicated no buffer is required, the applicant is requesting a reduction of a 720 square foot portion of the platted easement to the 16.5’ (one rod) requirement outlined in City Code Section 31-325, Stormwater Management Practices, Subd. 7(h)(6). The City Code does indicate the 16.5’ area must be a “protective buffer strip”. Therefore, a condition of approval should indicate the wetland buffer area shall be signed as a non-disturbance area. CPC Case No. 2019-07 7817 Newberry Court Page 5 of 6 ALTERNATIVES The Commission has the following alternatives: A. Approval If the findings are made that the public necessity and the general community welfare warrant the rezoning and that amendment is in general conformance with the principles and policies set forth in the comprehensive plan and any adopted area or specific plan, then the Commission should move to recommend approval of the rezoning of the property at 7817 Newberry Court North to RA – One Family Residential. If the Planning Commission finds the Preliminary and Final Plats to be consistent with the purpose of the Subdivision Ordinance, the Commission could move to recommend approval, with or without conditions. B. Table If the Planning Commission finds that the application is not complete enough to make a decision, it could continue the review for additional information. C. Denial If the Planning Commission finds the proposal is not consistent with the requirements set forth for Zoning Map Amendments, or Preliminary and Final Plat review, the Commission could recommend denial of the application. The Commission should indicate a reason for the denial and state whether or not the denial is with prejudice. FINDINGS AND RECOMMENDATION Regarding the rezoning, staff finds public necessity and the general community welfare warrant the adoption of the amendment and that the amendment is in general conformance with the principles and policies set forth in the comprehensive plan and any adopted area or specific plan. Regarding the Preliminary and Final Plats, staff finds both to be consistent with the purpose of the Subdivision Ordinance. Regarding the partial easement vacation request, staff finds that (with certain conditions) the request is not only reasonable but will continue to protect the natural resources in the area, preserving the intent of the City’s Surface Water Management Plan. Therefore, staff would recommend a Planning Commission recommendation of approval with the following conditions: 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein: • Preliminary Plat dated 2/11/19 • Preliminary Plat Conceptual Grading Plan dated 2/11/2019 CPC Case No. 2019-07 7817 Newberry Court Page 6 of 6 2. All future electrical and communications utility lines shall be buried. 3. The existing accessory structure shall be removed or relocated to Lot 1 prior to the release of the Final Plat. 4. The developer install a construction barrier along Boutwell Road North, limiting construction traffic to the 16’ driveway access. 5. The trail shall be restored to pre-construction conditions. 6. Conservation easements for all Lots will be required to be filed with the final plat for all wetlands and wetland buffer areas. These must be submitted to the City for approval of form and content together with final plat application materials. 7. The boundaries of the wetland/pond buffers must be signed according to Brown’s Creek Watershed District rules 8. The documents necessary to vacate the existing drainage and utility easements must be signed by the land owner prior to release of the Final Plat from city offices, and then filed together with the new plat. 9. If determined acceptable by the Park and Recreation Commission, this development will be responsible for paying dedication fees to the City for park and trail dedication fees. These fees will be due prior to release of the final plat from the City for recording with Washington County. 10. This development shall be responsible for paying 2019 development impact fees including the trunk sewer and water and connection fees for the new and existing residences. Rates may be adjusted, annually. These fees shall be due prior to release of the final plat for recording with Washington County. 11. The rezoning will not become effective until after the Final Plat is approved by the City and filed with Washington County for recording. ATTACHMENTS Site Location Map 2017 Zoning Map 2008 Future Land Use Map Preliminary Plat Concept Grading Plan Final Plat BOUTWELL ROAD NORTH B O U T W E L L PLACEB OU T WE L L TRAIL EAGLETRAILEAGLE RIDGE PLACERIDGE EAGLE RIDGE LANE BOUTWELL ROAD NORTHNEWBERRY COURT NORTHWILDWOOD L A N E MARQUEE COURT 350 7930 250 13055 13295 13305 7939 7817 595 7960 7850 605 810 13315 7890 7897 7857 7959 7939 521520 7919 555 540 746 802 510 575 501 341 535 820 13349 515 786 570 13339 321 774 665 301 875 901 340 881 807 900 895 825 821 310 910 172 891 771 781 927 845 643 820 745 900 920 401 761 840 930 620 801 600 687 741 811 461 831 192 835 680 640 431 660 910 907 221 231 211175 290 7979 731 920 621 915 µ 0 350 700175Feet General Site Location Site Location 7817 Newberry Ct ^ Te xt Zoning DistrictAP: Agricultural PreservationLR: Lakeshore ResidentialCTR: Cove Traditional ResidentialRA: One Family ResidentialTR: Traditional ResidentialCCR: Cove Cottage ResidentialRB: Two Family ResidentialCR: Cottage ResidentialTH: Townhouse ResidentialCTHR: Cove Townhouse ResidentialRCM: Medium Density ResidentialRCH: High Density ResidentialCBD: Central Business DistrictVC: Village CommercialCA: CommercialBPC: Business Park CommercialBPO: Busness Park OfficeBPI: Business Park IndustrialCRD: Campus Research DevelopmentPA: Public AdministrationPWF: Public Works FacilityPROS: Parks, Recreation and Open Space 1,000 0 1,000 2,000500 Feet µ Surface WaterLakesRivers Urban FeaturesMunicipal BoundaryRoad CenterlineROW July, 2017 COUNTY ROAD 64 80TH 77TH STREET NORTH 7 5 T H S T R E E T N O R T H EBEN COURTC S A H 15EBEN WAYEBEN COURTGREENEBENEBEN COURTROADREUNIONS T A P L E S P L WAYGADIENT SAWYERPLACEDELANO WAYDELANO COURTBERGMANN DRDRIVEB E R GMA N N TIMBER WAYTRAILJUDD DDUJ T AR I LC S A H 15C S A H 15C S A H 15PLACESTALOCH62ND STREET NORTH SETTLERS AVEGREENMCDOUGALBARONS WAYROADREUNION ILO WAYBOULEVARDLEGENDAVENUESETTLERSDELANO DR R O ADRUTHERFORD R U T H E R F O R D BLVD.PIONEERROAD R U T GREENFIELDSSUMMER PI O N E E R P L A C E PLACEPIONEER LIB E R T Y PARK WAY GREENFARM HILL WAYHOMEWARDAVE HERITAGE WAYHOMEWARDS T R E E T NORTH M E L VIL L E COURT NORTH 75TH STREET NORTH C S A H 1 2 C S A H 15S C H O O L H O U S E C IR C L E PARKWAYPIONEER HERITAGE CT HERITAGE CTGREEN HOMESTEAD GREEN KINSHIP LIBERTY ADELINETRAILNEWMAN TRAILNEWMANHERITAGE CTAVENUE GREENLIBERTYP L A C EHARVESTGREENCOUNTRYROADTENDINGGREENPLANTINGGREENCOUNTRYSETTLER'S WAYENGLA N D PLACE SETTLER'S WAYLIBERTY PARKWAYT A L L P I N E T R A I L LIBERTY AVENUEMANNING AVENUEMANNING AVENUEMANNING AVENUEMARYLANE AVENUE NORTHMCKUSICK ROAD NORTHCOUNTY ROAD 64 MANNING AVENUE NORTHC S A H 15C S A H 15NORTHSTREET80TH 77THMANNING AVENUENORTHC S A H 15C S A H 1577TH STREET COURTNORTH87TH ST NO87TH STC S A H 15MANNING AVENUE NORTHCIRCLE NOMANNING AVENUE NORTHNORTH FOURTH STREETNORTH THI RD STREETNORTH SECOND STREETL A U R E L S T R E E T NORTH EVERETT STREETSTATE HWY 95L A U R E L BOUTWELL ROAD NORTHLANE TUENGE DRIVEOXBORO AVENUE NORTHOREN AVENUE NORTHC S A H 24SOUTH HOLCOMBE STREETSTAGECOACH TRAI L NORTHPEABODY AVENUE NORTHC S A H 2 3 ST ATE HI GHWAY 9 5 NORTHWESTERN AVENUESTATE HIGHWAY 36 60TH STREET NORTHSTATE HIGHWAY 36 WEST FRONTAGE ROAD 60TH STREET NORTH STATE HIGHWAY 36 60TH STREET NORTH STATE HIGHWAY 36 WEST FRONTAGE ROAD 60TH STREET NORTH 60TH STREET NORTH STATE HIGHWAY 36PANAMA AVESTATEHIGHW AYPAUL60TH STREET NORTH STATE HIGHWAY 36 60TH STREET NORTH 60TH STREET NORTH AVENUEPELLERWEST RICE STREET WEST OAK STREET WEST WILLARD STREET WEST PINE STREET NORTH HARRIET STREETWEST ABBOTT STREET SHELTON DRIVE DRIVE WEST ORLEANS STREET H A R R IE T WEST ANDERSON STREET WEST CHURCHILL STREET SOUTH GREELEY STREETSOUTH MARTHA STREETSTILLWATER BOULEVARD NORTHCOURTCROIXWOOD NIGHTINGALE BOULEVARDNORTHLAND AVENUEW A S H IN G T O N SADDLE CTB REWERS LNLANEBREWERS DRIVE LONG LAKECOURTNIGHTINGALE NORTH STREET 62ND WILDPINES LANE LANEPARKWOODPARKWOODHIDDEN SUNRISE COURTVALLEYHIDDEN LANE VALLEY SUNRISECOUNTRYSIDE CT LANESUNRISE AVENUEPINEHURSTSTREET COTTAGE DRIVECOTTAGE DRIVE HIDDEN VALLEYLANEEVERGREEN COURTKNOLLWOODCOURTBOULEVARD WEST ORLEANS STREET CURVE CREST BOULEVARD TOWER DRIVE WASHINGTONSTILLWATER BOULEVARD NORTHC S A H 5MARKET DRIVEMARKET DRIVECURVE CREST B L V D C S A H 5STILLWATER BOULEVARD NORTHA U TU M N WAY W ILD C R E S T L A N E IC E R O S E L A N E L A N E W O O DRIDG EMARINECIRCLEMARINECIRCLE N O R TH LAN D C TN ORT H L A N D A V E N UE G R E E N M E A D O W C T HILLSIDENIGHTINGALEC S A H 5HIDDENNIGHTINGALE BOULEVARDBLVDHI DDEN VAL L EY L ANES U N R ISE AVEN U ESTILLWATER BLVD NORTHVALLEY LNCOURT RAINBOWORLEANS CTVICTORIA COURTWESTRIDGECIRCLE EASTRIDGE COURTSHELTON DRIVE MORNINGSIDEROADLINSON CIRWEST ORLEANS STREET SOUTH GREELEY STREETE V E R E T T CURVE C R E S T B L V D WEST ANDERSON ST SOUTH EVERETT STREETSOUTH EVERETT STREETSOUTH GREELEY STREETS GREELEY STCOUNTY ROAD 66COUNTY ROAD 66LAKE STREET HANCOCK STREET P IN E T R E E TRAIL DRIVING PARK RO ADSURREY L A N E PADDOCKCIRCLEDRIVING PARK RO ADBENSON BOULEVARD EASTWEST ORLEANS STREET L Y DIA C IR C L E GIL B E R T C T BENSONBLVD WESTHIGHLANDROADHIGHLAND C T HIGHLAND ROADBENSONBOULEVARD WESTCURVECRESTB O U L E V A R D TOWER DRIVEAVENUE AVENUENORTHWESTERN AVENUEINDUSTRIAL BOULEVARDINDUSTRIALBLVDWEST ORLEANS STTROTTER CTTERRACEBOULEVARD CROIXWOODAVENUEEDGEWOOD DRIFTWOOD LANE C S A H 5OAK RIDGEBOUTWELLC O U R TMALLARDCOURTWILDWOODCT INTERLACHEN WAY COURT PINERIDGELANEBAYBERRYAVENUE INTERLACHEN DRIVEAVENUEMARYKNOLLLANECOTTONWOODDRIVEBAYBERRYH A W T H O R N E COURTINTERLACHEN DRIVE EDGEWOODOAK RIDGEAVENUECOURT DRIVE CT ROADROADPLACELANEDRIVEFAIRMEADOWS OAK RIDGEDARRELLLAURIE HANSONR O A D DUNDEECRESTW OOD F A IR M E A D O W SLAURIE COURTDARRELL CTMARYKNOL L DRI VECSAH 12 CSAH 12 STREET NORTH B O U T W E L L PLACEINTERLACHEN WAYINTERLACHEN W AYBAYBERRYA VEBAYBERRYC O U R TAVEWEST MYRTLE STREET B OU T WE L L ROADNORT H75THMINARMINAR AVE NOM I N A R A V E N U E NORTHC S A H 1 2 STREET NORTH72ND MID OAKSAVENUENORTHAVENUENORTHLANDINTERLACHEN CTAVENUEAVENUENORTHLANDFAIRLAWNNORTHLANDCROIXWOOD PLACE SKYVIEW COURT LANEFAIRLAWNE D G E W O O D INTERLACHEN DRIVETAMARACK COURTCROIXWOOD BOULEVARD AVENUESTREET CENTERSTREETNORTH CENTER STSTREETSOUTHSOUTHCENTERSTREETWEST WILLARD STREET WEST PINE STREET M E A D O W L A R K D R SHERBURNE STREETSOUTH SHERBURNE STREETSOUTH OWENS STREETNORTH OWENS STREETNORTH OWENS STREETSOUTH GREELEY STREETNORTH GREELEY STREETNORTH GREELEY STREETSOUTH WILLIAM STREETNORTH WILLIAM STREETNORTH WILLIAM STSOUTH MARTHA STREETNORTH MARTHA STREETNORTH EVERETT STREETWEST LAUREL STREET CHERRY STREET WEST MULBERRY NORTH STREET WEST RICE STREET WEST MYRTLE STREET WEST WEST RAMSEY STREET WEST OLIVE ST WEST OLIVE WEST OAK STREET WEST OAK STREET WEST RICE ST NORTH SHERBURNE STREETST WEST STREET LINDEN STREET C S A H 12 C S A H 5 C S A H 5C S A H 5SSTOWENLAKE DRIVEPINE TREETRAILMYRTLE RAMSEYBRICK GROVEEAGLERIDGETRAILS McK U SIC K LN MEADOWLARK DRIVE ROBIN LANELINDENWEST ECHOECHO LANEL O O K O U T S T SUNNYSLOPE LANEDRIVELOOKOUT STREET BIRCHWOODLANED E E R P A T H DEER DEER PATHP A TH C O U R TCSAH 5PLACE ROAD CSAHWILLARD WEST STREET WEST OAK ST OAK STREET WEST PINE WEST WEST OLIVE STREET CSAH 5SOUTHSTREET STREETSOUTHSOUTHBRICKSTREETSOUTHGROVESTREETWEST STREETHEMLOCKSOUTHSOUTHSEELEYSTREETTREEPINETRAILS OAKES STS WEST STS OAKES STWEST PIN E TREETRAI LCSAH 12 CSAH 12 WEST MYRTLE STREET 5MYRTLEWOODCOURTSTREET STERLING WAY ALLEY SOUTH HOLCOMBE STREETSOUTH SEVENTH STREETAVENUEUPPER 61ST ST N STREETSTATE HI GHWAY 95STATE HI GHWAY 3664TH STREET NORTH 63RD STREET NORTH 62ND STREET UPPER 63RD STREET NORTH B E A C H R O A D PARISAVENUENORTHE. HUDSON ST NORTH HUBERTSTREET STATE HIG H W AY S 36 & 95 C S A H 2361STAVENUENORTHLOOKOUTTRAILNORTHLOOKOUTT RAILNORTHSTATE HIGHWAY 36PEABODY AVE NUPPER 61ST STREET NORTHPARISAVENUEPANAMA AVENUE NORTHOZARK AVE NPEACANAVENUENORTHSECOND AVE SHIL L C R E S T D RIV E THIRDSTREETORLEANS MAI N STREETTRAILLOOKOUTNORTHAVENUESOUTHSTATE HI GHWAYS 3 6 & 9 5THIRD AVENUESOUTHSTREET EAST ORLEANS STREET EASTNORTHSTREET65THC S A H 23 NORTHFOURTHAVENUESOUTHFOURTHAVENUESOUTHSOUTHAVENUEFIFTHAVENUESOUTHEAST ST LOUIS STREET FIFTHSIXTHAVENUESOUTHEAST BURLINGTON STREET STREETDUBUQUEEASTSIXTHFIRST SOUTHSTREETFIRSTSOUTHD R IV E SOUTH HARRIET STREETOREN AVE CRT NSOUTH HARRIET STREETWEST CHURCHILL STREET WEST HANCOCK STREET 63RD STREET NORTH OSGOOD AVENUE NORTHST CROIX STREET WEST ORLEANS STREET 62ND STREET NORTH OSGOOD AVENUE NORTHC S A H 24OXBORO AVE NMILLARD STREET MERIDIAN STOSMANAVENUENORTHC S A H 24 65TH STREET NORTHSOUTHSIXTHSTREETSOUTHSIXTHSOUTHFIFTHSTREETSOUTHFIFTHWESTMARSHSTREETEASTC S A H 23EAST SOUTHFOURTHSTREETSOUTHFOURTHSOUTHTHIRDSTREETSOUTHTHIRDSTREETSOUTHSECONDSTREETSOUTHSECONDEAST CHURCHILL STREET EAST HANCOCK STREET 62ND STREET NORTH 64TH ST N MARSH BURLINGTON STREET 36NORTHNORTH S T C R O IX T R AIL N O R T H E L O C U S T S TINTERSTA TE H IG H W A Y B R ID G E S O U T H MA I N S T R E E T S T A T E H I G H WA Y S 9 5 & 3 6 SOUTHSTREETW E S T M Y R T L E S T R E E T E A S T M Y R T L E S T R E E T E A S T C H E S T N U T S T WEST WILLARD STREET W E S T L O C U S T S T R E E TSOUTH THI RD STREETE A S T P IN E S T R E E TSOUTH SECOND STREETSOUTH FI FI TH STREETSOUTH SI XTH STSOUTH SECOND STREETSOUTH FI FTH STREETSOUTH SI XTH STREETW E S T C H E S T N U T S T R E E T W E S T M U L B E R R Y S T R E E T W E S T L IN D E N S T R E E T W E S T E A S T C H E R R Y S T R E E T W E S T W E S T P IN E S T R E E T O L IV E S T R E E T STATE HWY 95STATE HI GHWAYS 95 & 36SOUTH HARRIET STREETHARRIET ST SSOUTH HOLCOMBE STREETS T R E E T STREET C S A H 2 3 N E L S O N S T SOUTHSO MAI N STNORTH MAI N STREETSOUTH WATER STREETA L L E Y C O M M E R C IA L A V E N U ENORTH WATER STREETSO UNI ON STR A M S E Y S T W E S T W A L N U T S T R E E T ALLEYE A S T L IN D E N S T R E E T E A S T M U L B E R R Y S T R E E T ALLEYNORTH THI RD STREETC S A H 23SOUTH FOURTH STREETC S A H 23BURLI NGTONNORTHERNRAI LROADBURLINGTONW E S T C H E R R YNORTHFIFTH STREETJEANNIE STREETUNI ON ALLEYN E L S O N A L L E Y M Y R T L E S T R E E T HOLCOMBE STNORTH WATERSTSTREETSTREETW E S T O A K S T R E E T E O L IV E S T C S A H 23E A S T W A L N U T S T R E E T S T A T E H W Y 3 6 N E L S O N S T R E E T MAIN STREETS OUTH BROADWAY STREETEAST WILLARD STREET STREETSTREETWEST HICKORY STREET STREET STREET AVENUE AVENUE STREET R O A D ST O N E B RID G E T R AIL N O R T H McKUSICK ROAD LECUYER CIRMCKUSICK McKUSICK ROAD COUNTY ROAD 64 EAGLE RIDGE TRAIL LECUYERLECUYER EAGLE RIDGEEAGLE RIDGE COURTEAGLE RIDGETHORENE PLACEDRIVEVAN TASSELCOURTNEAL AVENUE NORTHTASSEL VAN CRESENTCIRCLECOURTDRIVE EAGLENEALAVENUENORTHWALNUT CREEK DRIVE TRAIL EAGLETRAILEAGLE RIDGE PLACERIDGE EAGLE RIDGE LANE RIDGE BOUTWELL ROAD NORTHNEWBERRY COURT NORTHWILDWOOD L A N E NORTH MCKUSICK ROAD NORTH MORGAN AVENUE NORTHSTREET CREEKSIDE CIRCLECREEKCREEKSIDE CROSSINGCT MINAR LANE NORTH NORTHAVENUENORTHMI NARBOUTWELL ROAD NORTH SIDEEAGLE RIDGE TR NEAL AVENUE NORTHCOURT KALLIE TRAILOLDS T O N E B R I D GETRAIL HICKORY STREETNORTHELM STREET WEST MAPLE STREET WEST ELM STREET WEST ASPEN STREET NORTHMARTHASTREETEVERETTSTREETWEST NORTHNORTHWILLIAMSTREETOWENSSTREETC S A H 5C S A H 5 WEST MEADOWVIEW DRSTREETSYCAMORESTREET NORTHCENTERSTREETWEST AVENUE WEST A V E N U EST WESTNORTHOWENSSTREETCROIXC S A H 5WEST ST CROIX AVENUE NORTHCARNELIANSTREETSTILLWATER NORTHWILLIAMSTREETPOPLAR STREETWEST WEST WEST STILLWATERWEST NORTHMARTHASTREETWILKINS WEST MOORE SYCAMORE ST CROIXMcKUSICK ROADD RIV E JO H N S O N AM U NDSO N LANEAMUNDSON PL AMUNDSONAMUNDSO N DRIVEAMUNDSON COURT CIRCLE AMUNDSONDRIVECOUNTY ROAD 64 COUNTY ROAD 6 4C S A H 5 NORTHL A NE ROAD MCKUSICK DALLAGER COURT C I R C L E TOWNE COUNTY ROAD 64McKUSICK ROADAMUNDSON DRIVEAMUNDSOND R IV E FISCHER CIRCLE GREEN TWIG WAYS T O N E B RID G E T R AIL N O R T H OLD STONEBRIDGEWEST ST. CROIX AVENUENEAL AVENUE NORTHHEIFORT COURTO A K G L E N T R A IL OAK GLEN LANE SWENSON STREET DRIVEOAK GLEN TRAI LOAK GLEN TRAILOAK GLEN DRIVEOAK GLEN DRIVEOAK GLEN CT OAK GLENOAK GLEN OAK GLEN PLCIRCLECRESCENT GLEN OAKNEAL AVENUE NORTHC O U R T OAKHILLHAZEL STREETHAZEL COURTD E L L W O O D R O A D N O R T H S T A T E HIGH WAYAVENUENORTH JOHNSON JOHNSON DRIVECOURT DELLWOOD ROAD NORTHNOREL L AVENUE NORT HSTONE BRIDGE TRAIL NORTHCO RD 5 5 C S A H 5C S A H 5 C S A H 5 STATE HIGHWAY 96 OAKHILL COURT NORTH NORTH FIFTH STNORTH FOURTH STREETN BROADWAY STWEST ASPEN STREET EAST ASPEN STREET NORTHSECONDWEST ELM STREET EAST ELM STREETNORTH FIRST STREETNORTH BROADWAY STS C H O O L S T R E E T E A S T L A U R E L S T R E E TSTREET M A P L E S T R E E TNORTHFIFTHSTREET NORTH MAIN STREETSTATE HWY 95RAILROADNORTHERNW E S T FOURTHSTREETNORTHRIVERVIEWPOPLAR STREETWEST NORTH SECOND STREETNORTH FIRSTRIVER HEIGHTS DRIVE E POPLAR STREET RIDGE LANE DRIVE E SYCAMORE STEAST SYCAMORE ST DRIVEEAST ST CROIX AVENUE WEST STILLWATER AVE EAST STILLWATER AVENUE WEST WILKINS STREET EAST WILKINS STREET NORTHBROADWAYTHIRDSTREETNORTHFOURTHSTREETNORTHSECONDSTREETNORTHFIRSTSTREETNORTH MAIN STSTATEHWY95NORTHSTREET95HWYSTATESTREETNORTH MAI NNORTHALLEY96 DELLWOOD ROAD NORTH STATE HIGHWAY96ORWELLCOURT N ORWELLCOURT NF AIR Y F A L L S R O A D C S A H 1 1 C S A H 11N THIRD STSECOND STREETLAKE STREETEAST ALDER ST N BROADWAY ST95HWYEAST WILLOW EAST HAZEL STREET E ALDER ST SCHULENBURG ALLEYDRIVELAKE SIDE DRIVELAKE SIDESTREET EAST HAZEL ST HWY95STATEBOOM ROADNORTH FIRST STREETPOND VIEWLANELANE ABERCROMBIE W E B S T E R C O U R TMACEY WAYMACEY WAY M OR G AN AVE N N E N A NE NACT.DRIVEM A C E Y C T C U R V E C R E S T B O U L E V A R D N WILLIAMSAT W O O D C I R A B E RCR OMB I E LANEATWOODLANEATWOODLANEMACEYWAY LIBERTYCTWILLARD SAM BL OOMER WAYPINE HOLLO W GRNPINEHOLL OW PLNEWQUARRY LNRIVERCREST LNATWOOD CTW HITERICKY LANEWHITE PINE WAY WHITE PINE WAY L A N E C O U R TLOWELL CIR C LE CIRCLELANE CIRCLEWAY PINEPRIV. DR. 9PRIV. DR. 15PRIV. DR. 14PRIV. DR. 13PRIV. DR. 12PRIV. DR. 11 PRIV. DR. 10 PRIV. DR. 9PRIV. DR. 8PRIV. DR. 7PRIV. DR. 6PRIV. DR. 5PRIV. DR.1PRIV. DR. 4 PRIV. DR. 3 PRIV. DR. 2 M IL L B R O O K MILLBROOKW H IT E L O W E L L C O U R T W H IT E P IN EMILLBROOK WHITE PINE WAY M A U R E E N M AU RE EN WAY SUMMER 72ND STREET NORTHHERFORDRD.FIELDS CT MARTHA ST SEVERETT ST SPARK PL McKUSICK ROAD COUNTY RD 64MONTEREYCOURTMACEYPLACE PINE COURT SUMMIT LANESUMMIT COURTWRIGHT STREETMARQUEE COURT HILL CRT POND CIR 33751124 12703328147470 12323 12345 12360 12300 34393325345 385 419 423 35263532 56512054 5643521535 545 565550673 540657 530641 352735333539 3 5 4 3 354936053615362536353645365536653675 674 662 650 638 1012 1024 1032 1036 10421048 10541060 1066 1072 1 0 7 8 3393 33893383339033841210 12201230 1240 1250 126012239 6713 34513489345434903463343634603401 3411 3421 3431 3441 3451 3461 3471 3402 3412 3422 3432 3442 3452 3462 3472 3501 3511 3521 3531 3541 3551 3561 3571 3502 3512 3522 3532 3542 3552 3562 3572 1 110 1 108 1 106 1 104 1 102 1 100 1 11 5 1 11 3 1 11 1 1 10 9 1 10 7 1 10 5 1 10 3 1 10 1 1134113211301128112611241122112011351133113111291127112511231121116011521150114811461144114211401151114911471145114311411180 1178 1176 1174 1172 1170 1185 1183 1181 1179 1177 1175 1173 1171 12121210 12081206 12041202 12111209 12071205 12031201 12541252 12501248 12461244 12421240 12551253 12511249 12471245 12431241 1211120912071205120312011212121012081206120412021111110911071105110311011112111011061106110411025155535425485593 5 2 0525520625626 614 332033121411351 2 9121 594 588582576568602 3680 3660 3640362036003520 500 3484 5 1 8 512 506 490 5 3 953553134953475 345534353 4 1 5 6 1 4 6 2 0 5 4 3 547 5 1 2 5 1 8 5 2 4 5305363 60 5 3 6 1 5 36253645 36653685 12092 7671 33213317331333092702 7 3 325 390370350330310 431 445 457 469 481488 476 464 3493 440 428 416 404 8483 12123 123018233 8313 8393 122111212112055 7865 7837 7789 121911216712123120971207712260122301220012170121401211012090 12030 12050 12054 122201221312424 7680 1624555431 16281636 3323344245025162 1 8222318320 113518 1145041445014130 1 9 4 0 928 1451 920 1611-1629 206 212 1005 2306643 659 732 2628263426402646631 713 804636 824 683 667 1798 1144 1148 1156 1100 1108 1116 1124 1 0 0 9 955 1001 1031 1023 1019 938 926 932 866872 878 884 908 854 900 87024352499249624722450 24242501677 689 699 688 2511673 656 674 696 101710102633 2641 2601 2609 2617 675 687 2550 Outlot 1035104110471 0 5 310 5910651071107710831089338633743362335033383326331433021072 1066 1058 1048 1036 102432723 24832241060106810761084109233813367337633681116 1108 320031903180317031603150 3155 10251035 3145 1045 3135 1055 3125 1075 3140 3130 3 2 2 0 3 2 3 0 3240 3250 32603270 32803290 3110 3120 32853295 32351235 1225 1215 1205 1165 1155 1145 1135 1125 1115 1105 1110112011301140115011601170 12101220 1230 1240 1280334533353325331533051165 1133 1172 12610 12680 Outlot 12525 12563 12601 12677 1272712730 12811 11251124 2 8 0 5 Park Park 1025 102010301100 1032 1026 1018 12011117 1111 1103 1035 1027 1116 1110 1102 1034 1026 30093017 3025 3033 3041 3034 3026 3018 297829702962 2954 293029382946 2922 1018 1010 1002 3001 2929 2921 2913 2907 2901 1019 1011 2 8 7 1 28 6 3 2 8 5 5 2 8 4 7 2 8 3 9 2 8 3 1 2 8 2 3 2 8 1 5 2 8 0 7 1014 1008 954948942 936 918924 930 2869 28 6 1 2 8 5 3 2 8 4 5 2 8 3 7 2 8 2 9 2 8 7 7 2870 2 8 6 2 2 8 5 4 2 8 4 6 2 8 3 8 2 8 3 0 2 8 2 1 2 8 2 2 2 8 1 3 2 8 1 4 2 8 0 6 29 1 6 2908 2 9 0 0 2 8 1 2 2 8 2 0 2 8 2 8 2 8 3 6 2 8 4 4 2 8 5 2 2 8 0 4 2 8 6 02 8 6 8 2 8 2 7 2 8 1 1 2 8 1 92 8 3 528 432851280328592 8 1 0 2 8 18 2 8 2 6 2 8 3 42 84228502858725 733 2866805 815 825 2 8 7 6832 824 816 808 800 764 756 748 740 655 2802 2625 2652 2653 2629263526412647 26302624 2618 26062612 2600 2636 2642 2648 2654 2660 2666 2672 1019 1013 1007 1001 927 915 921 909 901 819 813 807 801 719 713 707 701 6001 1620 1674 1732 1754 1776 26016490 1164 6322 Outlot1801 11251132 2600 845 1000 2800 1101 1109 1117 1024947 939 1016 1008 1015 1011 1007 919 913 907 901 855 1000 2649 2657 2665 92088889691425412 5 4 9 2533252525172509860848 2483246724512419697 685 672 686 25002510252025302521 2540 676 2021 965 949 933 917 9 0 1 90 6 922 938332033443413341634153412875 8 9 1 337433503326 3 3 3 733 613385289028782866285428422830 2818 2 8 0 6281128232835 2873 28852895 28892881287528692863285728512896289028842878287228661292 1268 1244 122028932887288128752869286328942888288228762870 28642858 285228462840283428282300 911 2300 1302-13461404-14481502-15462301-23452 3 4 9 -2 3 4 3 2400 2 3 6 6 23882 3 6 7 2357 2337 2327 2317 230723186512342 2330 1776 1386 1300 1110-1242 1845 1376 14311407 1281 2050 1750 12001570-1240 1 3 7 0 1375 1770 1300 133013602225 1650 1754- 1946 2100 2159 1800 13901460 2001-2011 15551549154315371 5 3 11572 2020 1931-1901 2000 1876 1826 1700 1701 1826 1850 1500 14351745 1809 1815 1835 2000 1990 1840 1730 1301 1573156415551554 1851-1901 1675 1725 1715 19708738776740 2289 1400-1505903 87323872377 23472372 2354 635 10331034857861869865853 849 8 3 3837 8 1 7821 8 0 1 8 0 5 845841 829825 8 1 3809 810 806 15791573156715611525 1519 1513 1507 1501 1451 1441 1401 1337 1325 131313011288 152415321540154815561516 1508 1500 1460 1430 13 3 9 1321 1311 140114111419 1531 1517 1503 1467 1451 1265125712491241123312251217120912731324130013081314132413361400141014201419 1403 12801 2 7 2 1 2 6 4 1 2 5 6 12481240123212241216120813421350135813661 3 7 4 13821390139814021 418 14341450 1466 1502 1516 1530 1544 1558139614021414142614381451 14391427141514031395138113691357 1345 1333 1336 1371 1 3 6 3135513471339133113231261 818 1 2 6 9 1 2 7 7111911051097 1081 1049 1065 1050 1065 1082 1098 1 1 0 2 111611301401 1515 1401 1383 1371 1359 153515131501142514331441 1449 1457 1409 141715371400 1394 1382 1358 1418 1380 1400 1396 1388 1372 1364 1356 1348 1397 1389 1373 1365 1357 1349 1335 1346 1334 1324 128412921 3 2 41334 1417 1549 1561 1436 1454 1472 1433 1449 1465 15001501 1516 15321529 15481541 1416 1432 1448 1464 1500 1514 1528 1540 811 817 905 1001 1003 1005 1007 1006 10081010 1009 1111 2020 22002270 2000 1751 1951 2510 25002410 1180 141002082 1825 1647 1634 1657165216421637 1627 1607 1632 1622 1602 1060 1050 1775 1778 1750 1850 1902-1912 1902-1912 19401940 1903 1672 1709 1749 1815 1251 1605 1625 1635 1645 1655165016401630 1620 1600 16561624-16021504 1601 1603 1609 1675 1675 1372 1373 1421 1411 1404 1208 1311 1451 1391 1401 1014 1315 1309 914 906828 2081 1900 2000 2443 207 205 201 143 127 2407305 303 203 24292444 652 6402610 2512242324452467617 633644 630 6162511250725032499602 618716 2633262726392645663 651624717 651724709 2651625 665 6142530 653 6642626263115726872629603 615 627 639 3379 3375 3371 3367 3 3 6 3335933553351334733433339 3 3 3 5 3380 3370 3 3 6 23358335433503344334033363332 3383215209203171165159153450 420 425 33953394339333783387 3362 3330 3314 613 12530 12499 12377 12490 7155 7699 7669 76397609 7625 7700 7660 7640 7620 2638 12620 12550 12525 7160 7190 7181 263226352643 2651 2659 2667 2675 2683 319 311 303 227 219 211 Outlot A 320 312 304 228 220 212 204 203 26462656167 128 132 144 156 168 182 192 26972701105 115 125 135 145 155 165 175 185 195198 190 180 170 160 150 140 130 120 110 100 26822 7 0 02 6 9 0 2803 12525 12950 26287150 7010 7030 7070 7100 7130 634 626 618 610 26162622602 2651 7055 7079 7101 7171 2645 2639 2 6 3 3262726212 6 3 6 2 6 4 22648 2654 2660 2666 2672 263026242718 26352644 2641 427 419 411 403 327 452 460 444 436 428 420 412 404 701 647 643 612 606639 6 3 3623 615 600 708 700 658 650 26262632263826442650 2656 619 613 607 601 642 26252631263726432701271327192519252725002510211 209 313 307 301 212 210 208 206 204 2501 25032511211 2608262026142602314 308 3022627261926112603 220 200 254025202560258026002610193 183 177 166 176 186 1962636147 137 129 122 25012517253325592585260126072611261726272637 2647 2657 26672677 2577 2581 2587 2591 2593 2597 253425662502126 112 94 78 6225442524 250446 302565 2634262626182614260826022596 2592 2588 2582 2576 2570 2564 264226502666267413199 2 4 2 02428 2436 2413 250425082512 241551952024422438 2411 240926152618301 514 508 5022612 24182434 2430 2426 513 507 501 425 413 407 401 325 319 2422 2414 2410 2 4 0 6 404 402 306 304 302 214 26172623420 414 408 402 25312551257126012522641 631630 2421 12363 23732073216 3212 31983192 3186 3180 31743 1 7 1 3177 31833 1 8 93 1 9 5 24012478 224 3 0 8 3143203263323329365 3954034094 1 5 421410400 7172308 2301 2315 233323652381239724152388238023722364 2340 2332 2324 2316 23372353236923852401325 319 313 213 207 201 123 117 111 121612151216121313161315313 1316411 1318515 1319 715 801800707 803619 PARK 1307 314 181 271 118 172 270 360 401 341 321 301 231 221 211 201 102122142162 172 192 202 201 191 110130 120 150 160 170 180 211 2240230123212331 2340 304 301 303 308 306 304 302 301 303 305 307 2116 21142112204 302 221 280260 240 220 180 201 100 140 2200 2300 22122012241 2341 2320 2360240024202440 13349 136 154 290 310 340 540 2 3 4 302 308 314 1418141114 1 2 202 112 100 124 136 148 137 125 113 101 1419201212 278 272 290 O u tlo t A 1616 180918112051806 2108 301 2106 2002 312 207 203201 141 241 261 100 114 101 1875125 1865100 190 210 230 380 460 480 16321610160814091321131513111309130612201302131413221408141514191503317 313 1426 14221416 1410 1407 1409 141114151419231 225 219 213 1408228 224 2181405 1320131813161312307 237 227 219 12221310127 123 119 1406 1326131813061217103 1320121914041311140414121418142413191323150215081510151413221323 1326133114011402111 117124128132 204 212 218 224 230 306 310 314 318 1414 1415 1526152015121504 412 1505151315171519 13101312131413161322140414101602160615221524 113 141128 142 156 160 174 200 206 218 224230 236 242 248 254 260 266181 201 211 241 261 281 284 115 1524 132113221405142314171415315 316150315111521314 15203213203151613152916231612170317071711171517231719170217041706192019121904 1888 1807 310 350 230 220 240 250 260 270 273 263 253 243 233 230 240 250 231 241 251 261 29121802190220023402330232023102220271 281 2341233123212311211921222113 2115 2117 2348235623642374238023862396240424052403232123192315230923012221 22132209220321352127 2130 425 421 413 409 405 2206 424 418 412 406 421 415 409 405 420 412 2316 4062307 2324 404 312 310 308 306 305 23042 3 0 6307 310 2214 22121901 2111 612 608 1618 2106 402 2104 2108 200321072109 21062114210721092111 321 322 404 412416 424 403 409 415 1418 320 406 410 418 1504 403 411 427 1514 3201618 1611404 1619414415 1604161216181708 1705411 417 1703 412 420 424433 1919 192520061920 390 406 414 405 4091905 1920191619101904 18181814422 190319111919 511 517 2007 510 516 609 603 181918111803510 518 608 612 403 1322550 1401 141750251415095251517 607 611 524 1605161116191717 515 611 615 716 708 707617618 701 627621 615 616 704 712 711 716 712 617 707 711 69502349 197 189 173 159 109 93 79 63 47 312460 405 24122402 307 1208515 1209 1207 1212 1211 1210 1208 1206 119121125 115 107101 116 221 315 1104 111211181206513509505 423 415 409 403 317 311305301 913235225 215 211 312 310 302 317 313307303 236 230 218 214210206204 233231 225 219 213 203 1261111 117 111 122118114110 106104111211181122 2021205 212 226 2321127112311191115318 308 3041109 416412 4041016408 420 424500 504 403111211181124415 503 518 13071301 412 12041212 1202 1021061101141181221241115115 1126 109 111812051207121312041212204120612121224 112112071203 1304 1202402 1203121112151221 31313011303302 130413101018 111113117119125 126 120 116112106104 1014 117 115 1013 1011108 114 118 126 205 1114 206 216 919121 109 917125 1018 111711111107302312 1015112012041220 506 4034021117408 130713031308408 13041303 1219 1201122512151209 1117112512031202122512191215120750411111109 1019 510 409409 1224121612221210413415417 1018 414416 426 415 425 1116 517 1017 511 720 1115 724 1031 10171015716 720 260 2205219521852175718904912 522514404410314322602610622 820 817 702706712816 901 14298 1441014304-14396 144301346 1336 1340 215 912 918 1006 1018 1204 121212141216 1226 20913161312 1322 1334 806 OUTLOT 196519701960195019621 9 7 3 1972720708 731 709 72472873273680080681280180773173581319421932192219251915 19011905 1912 194619361926191619061900 19331923191319031902 804 1312 1316 1404 803805 801 802 808 810 812 814819 817 815 813 811 809 807 805 1602 1604 1606 802 804806808810 812 814 820 807 805 803 1610 1612 804 806 711 1315 1311 701700704708712716701705709B 1338 14810 - 14860 111 6303 6381 1610 703 701 1604 1606 1608 1612704706 1609 1607 1605 1603 1601 723 715 705 1504 702706708710 707 705 703 701 1613 1611 1609 1607 1605 1603 1601 1507 1505 1503 1501 13381401142214051426 2182161334 1342 1333 1339 1345 1334133813421346 1333 1345 1344 1337 1341 1015 723 717811 921 Greeley 1015 1128 1204 1208 1214 1216 1224 1302 1306 1307 1303 1227 1223 1219 1215 1207 1203 1127 1121 1111 1103823819 813811803722719810812804 805813905911 1206 1214 1323 711 705 502 611615612603621 921 916 606 619601 1010 1016 521913 917 921 1001 520516509505 910916918922513924 1006 1014 1018 416424413421911 913 921 923 1009 1013 1017 902 908 916 922 1004 10101016 1020 501 421 411 403824 309904908 911 919 923 1007 1015 912 920 1002 1008 101610211020 319 1111 1117 1123 1205 12091211 1215 1104 1108 1116 1124 1212 1220 1303 1309 1317 1325 1333 1302 1306 1316 1324 1330 823 826 219 909 913 921 912 902 916 92410031006 1013 1010 1019 1022 1117 1111 1123 1205 1209 1104 1112 1118 1206 1212 1213 1222 1301 1304 1307 823114 822 1312 901 909913915919921 1001 1009 904 906 91691892010021006101010141015 1019 1022 1320 821 822 901905 907 91391910011003100710091013 904 910 920 914 1004 10081012 1021 1018 1103 1102 1115 1112 103 1209 1215 1221110 117 1218 11011105 1109 1119 1207 1213 12171225 1104 1224 1110 1120 1206 1214 1224 1326 1303 1309 1315 1323 1306 1314 1320 819 1309 1305 1303 1304 1312 1314 1324 903905 911 915 1001 10071013 1017 11031105 1111 2012071215 1219 1225 205130513171311 1323 13291337 1329 1328 1330715709904 706 918712 1930192019101900 1953196319521955 198619761966 711707 14420719727735805809801731723194319351945 1956 715705 375 1337 1342 1343 1346 1319 1331 1347303218 920 1002 11041108 1112 13021306 304 307822 303915 917919 923 10071009 317 910 916 928 924 1002 1013 1010 10161017 1103110711091111 11021106 1112 3013113191215 121412171218 122631412211225 1303 1309 132113231325 317 1310 13141318 1322 923919915911907 927931 906 910 918 924 935 936 911 919 925 935 110110191015 1009 1003 1105 1113 1004 1008 1016 1024 10321036 10051009 10151019 1023 506 503 12091213 5045101215 1303 1315 1329 1338 132313181325 1331 1330 1325 1326 1336704 1329 1029 1225 937 923 903 6149361001 1005 10151017 1019 1010 1014 608 618 60312051209 121512211213 1204 12141224 1230 1234 1305 1313 615 1308 1318 1310 1001 1015 1035 1203 1213 1221 1229 1301 1309 1317 13191316 1332 1348 914 920 926 932 518 1002 1006 1014 1022 1030518 1212 1204 1220 1222 516 1302 1312 510812807810811814808808807806807805809709850811805 817 814 815816817 706 705 812818 815 813 812 811 810 816 807 815 814 811813 808 817808 812 4 3 7 435 6 0 4 610 620 663401417 517 115 222 515601 412408 451417 407411423515 424610614 614 202 210 218 224228232 238231 229 219 612618620209 210208 202205 218215 225 228 234 229 235317728722 718717 709 703712704509501 519527502 704710726404401 407 415 316815 802 311 303 236 230228 216 214 208 204810201 211 213 225 817 117 121 124 120 110111 808 804129 123 126 115 109 718 116 110 104 619615611126114 604 618 719717709703110 111 603607617 114 628702710724728804810814818904908813 125 920 819813809723721717 713824816 808 724 716 305 313 3 3 0 122103 2 2 4 2 2 1 1 0 6 2 26220 123 232 2 4 2270 212 216 2 1 6111411420 422 350 400 402 410 450 319 501 4 23 1 2 6 1261161142 3 0 -3 2 4213102 201 200 106 1091 0 1 124 102 215330320310108 136 122116 102 150 121107 275 3 1 5311 301 302 402207 216 304309313602317321323329333410504407 506 503507226 224 216 212208513517225 219215209207 202201 126125121122 112 516 104 513102 112 105 122 128 132 504510518602610616622626623617613609601519304 624620616 606522518514316 320 5 1 251 0 5 0 2 301 410414422424 406221215 209 222 212 204 2132212242184 2 442 0 4 1 4 4 1 0 2 0 8 4 0 2 515 503118 110510 1211 1 7 4 2 4 1204 0 8 102110 113119 4164 2 341 9 4 1 541 1 401 114 402217 324 320 314 306 415233 215 410418426 116 115 424 114 301 221 207 123 1 1 7 1 15208 120 224 3 21117105 308304303 223 214 2 0 4 102115 102 11532 0323 3 1 53 1 1 3 0 3 110302 231 2 1 921 5 2 0 9 2 0 7 111 107 102 108 212 406 3 2 1 315 220 118121 2 0 1 2 0 7 2 1 1 322206 318 306 225 205 208 220 204 208119 1 1 4 218 2 2 0 3 22419 428 430 502 438437 220 4 0 6400 3 2 0 3 2 4 3 1 2310 302 117 118 110 2 1 9 201 3 1 6 2103 2 0 309 404 416315321315 3 2 3 303 408328 318 310 3 0 2 110 716828 703713717721807815819402401 407 410 718 414 420722415 419 804722718712704810818820719803811703821817814820703903919921701904924806 709717801 838 811 846 901 930 509 917 413 418 422419 904425 612 518 206 206 519521519 518 510 504 513 517 417419 520 506 418 507 517603 413414 613623 510509 501 210516 522517123119113516 5 2 0518 1 0 9505509515 407 424218 416 407 411 320 4 2 8424418 4 1 0 402 323 405 409 417 425 4324224 2 6 411504 512415421429 510 418 5043 13319 513515 525 516 520 322 3166 0 4522610 609 702 409 305 500 21522 35 0 6 518513 521 522 101 519 6 0 4605 2 2 2 2 1 6212 6226 0 1607 613 623 604 612618622 628 611 205 655 416 413 417 418 604610620 703 603516607505 511 619 106112114118 410416 210 214 905 104 110 10071008410 518 510 504 412 126 1002408 420424428 504 304308312 318 202 220 226 122 1001506512 404 424 4261006 721 715803 722 716 710 715 812819905915709 721916922722 716 928721 711 600 616 602 702 611 615 701 714720722 726 802722 712 720715 719 725 731 810 809 805723 719 715 708 712 718 804 215713715 801805807 710716720724802806 713715719 801 704 712 718 804 703 715 719 801805 708 712 720 709713717 723 716 806 1006 716 905907710 613621 415706511515521421 313 219704 704 203709717 413 425 4 4 1 4 4 550 750 9 515 5 2 7 603 654 660 670 607/609 615 623 300 6 5 1 657 663 673 687408 704 712 720 802 703 709 711 717 801 704 712 718 808 709 717 725 805 500 500 5027087067097127111750 1226 1238 1015 1028 1103 7939 12380 7720 131297685 13033 11041110 1116 1122 1128 1134 1140240724132419 2418 2412 1200 1206 1212 1218 1224 1230 773012460 12450 12440 8270 8220 8160 8120 8080 8040 7990 79707940129201288012840 8060 12764 8045 8055 8077 8087 8097 7959 7879 7819 7789 779077707750 12997 1295512991 12993 12724 1274412588 12125 7759 7729 776077557710 12340 12420 7775 1130 131471309313033 228122652243222121532127 21382154217622222246226822842316233223562364 8313 8321 2309 2317 23292337 2345 23532361 235823362314230222822266 1230121812061202 1214 1039 1027 10251003 1008 1016 1024 1102 1110 1105 1107 1108 1223 226722832303231523372359 2340232023002280 2260 1175 1155 1135 11151110 11502315233523558075 8031 8005 7979 7959 7939 7919 7850 7890 7857 7897 7960 7930236012011190 1170 13055 7511025 591 500 461 570 540 1013 1241 13277 J 1701 1625 1615 1605 16001620 1630 1700 1730OUTLOT 841 871 911 921 1001 Outlot I1239 1227 1215 1101 907 930 810 745 555 746 774 835831 825 731741761771 781 801 840 900 910 920 927 845 875 820 802 786 820 910 906 807 903 811 902 881895 901 915 9351001101110211031110010401030 102010101 0 0 0 9 40 920 900 1011 1021 1031 1041 1041111010511120 1121 1131 1151 1171 1201 1221 1241 1240 1200 11801160 1191 1101 821 891 Outlot H A Outlot A13211047 1599 703 721 739 757 775 8 5 0860 9019099119199219299319399 4 1 9 4 9 9 5 1 9 5 91009101310011005 1 0 1 71021 1 0 2 5102910331037 1 0 4 11045 1 0 4 91053 1 0 5 710611101110711131119 1 1 2 5113111371143114911551229123912491259 1 1 1 2 1 1181 1 0 0 1 1 0 6 1124 1130 1 1 3 6114211481154116011661178117212841266 12481236 12061200 1 3 0 9 1 3 0 1 855 851 701711 861 142514451465 1475 1525 1545 1575 1460 1480 1530 1550 1560 15851580 1570 1455OUTLOT 800820810815825835845855865830840880890910920930 1 26 91 2 7 9128912991 3 1 7 1 3 2 51333134713651359 1610 Outlot G 750 801775 770 755 1100 1010 701711 721 761771 781 825 845 865105510751115 1135 1201 1221 1401 13111331 12611281 1291 1301 1341 1033 1351136113711391 1381 920 940 960 1020 1040 1060 1080 1120 1140 12001210 1220 1230 1240 1250 13501340 1300131013201330 640 601 521 501 687 665643 621 600 620 640 660 680 2001 2221 2211 580 600 620 645 1203 1111 1034 715712716904908912920822804916AB 1203 1105110311021104 1250 1400 1440 1130 1180 900 1160 712712718724711813823 905 911 917 927 1001 1007 1013 1101 1119 1309 1313 1315 1000 731 741 110911071113111111171115 1106110811101112 11141116 804 814 820 918 928 1020 11041106 1120OUTLOTOUTLOT 820 804 1212 1216 1218 809 901 9019331001900950 8018191245 820860900950100010201040 1100 1002 714706 717719722 7116188158199019159248148188209 2 3 824902906910918922916924715 704 716917911823905724 1015 2010 2030 2050 1754222121912351 2456 2444 2384 2370 1985 1740 17941745 8820 8740 8790 125101248012340123501241212850127701267012530125901255012720 216021402 1 0 0 2350 23302310 2300 22702250 2230 2200 2070 19601841 2241 197519651955194519351861 1840 18601900 19101920193019401950197019801990 2180 9033 8911 175817641776178817651785 1801 1821 1780 1800 1820 Outlot L O utlot A 1790 172017451725 1745 1725 1770 2 0 4 7 2063 2133 2145 2157 2221 2249 2267 2355 2365 2375 2385 2445 1914 1926 2024 2044 2064 2074 2136 21482160 223022102250188119011921200120212031 2171 2151 2131 2101 2389200319231883188219021922194220022020202020001940192019001880186018631903194318621861 1901 1911 19211931 1941 1951 21721941 2065 2045 2025 2005 1995 18801890 Outlot K 1850 1840 1860 1910 1920 8710 8822 8802 8787 1860 1850 1840 18301746 1825 1835 1801 1785 17751800 1810 1820 18301902 102308104 505607615619621701603616323 625 614 606707703 404406408602 616620622702611 605 107416 420506604522 610326 604 5 17516 7061722305 1802 1721 1723 404401 4044031119 404808 812 816 4064094151001421 418412422915 919 410416409413421850813 422 724423724724 504 810 512514520522817 512 502522 909 920 924 913 511 1005 1006505511617623 4024124226086104064185026141114403618 411 419503509515521415415421507 1204 1214416 4245085145241219 411 403 13084144185045101322 5075031316419415513 1305518523 5024204164104025085164174235075114115231422510 517616622702 814 819 701621 617602704622608616 902910 918920 922 1004 1012 6256317016206241110 1114 1120 1218 1222 1208 1212 1221 60461061613091314 13181322 1311 1315 1404 1422 1411 1408 1513 140114131421 11051007 1513 422 606 608 1419 1423 1509 1412 1410 140814211419 1503 1505 1511 202 1 2026 1603 1611 1621 5 101 1406 14141415 14221421 15041505 15121511 15241575 1605 1611 61615 1 1710 715 913900 1008 1012 1020 1011 1015 1023 904 921 1002 1012101610201024 10071005 1003 1019 209 1013 1023 1101 1225 1307 1317 324 1312 132013221323 1313 1305 1104 1110 1103 1107 11161115 11221123 1204 1208 1203 1217 1219 12201221 11041106111211181120211 110111051111 1117 1121 220204 12091213 214 1214 1220203 1024111111121116 1106 11241119 106 11201124 120 1117 1121 12031207 1202120612121214 1224 1211110 1061206 1212 1218 12241223 202 1304 131213151314 13241319 131013111316 1320 211105 1022 1008 918 902 805 721 7 1 8722807804 821 302308312314318322204806801 808 820211 903 920921 1001 1016 1022 213 816845 313 820321 906206214 924921 923 1010 10041003 1011 1015 1004 1016 302310919 306 920924 921 333 304300216110011001112 1114 21530130531131331031832412062142202243043143181203 1207 319323315 1222211215309 1302210216304 3083141305 1307 13222093033131313 1319 1410 2142183021420217 306303 308309318315322 1407 1413 321 721 711704706703 702 415501507511515521517611409419616620702614703615621408410414418709715714720719502506510522518720715 604 716 422 512 520307 521 602 210 116 118 315317319626 704310316324319323712 720 212702713 218 7 1 3 7 0 9 11 870 31141121 0 8102 703 626 610 618 622619 615 609 621 613 106709706723718715714 1818 402 600 404500 110 1141812 18011802206220306 2326 2310 14383 2005 20122008 2004 2318 2302 2220 2218 22102202 22102216 2280 2230 2248 2250 2278 2276 2260 2270 14440 14491 514 428 2103 2023202120172011200720122007410 2017 2021 2021 2015 2009324 2016 20182022305 3042221101222009 201320122012 225 203 405 14383 312315 311 321 2001 1813 102 1921 104 106 101 103 105 107 124 122 120 118 1161 0 8 30930730118241817 1 9 2 0 1911 224190819121914 1924 19011905 1915 1917 1251819 1900 101 1907 1901 1902 1913 1910 1912 1904 OUTLOT3031902 2011 1655 1725 1960-20801920 1840 1820 2255 2251 1075 1095 8226 8260 2400 1 2 2 5 823212552845 12601255 2775 1105111711291141335133493341 333333253317330933013304331233203328333633443352336033681159117111831195 1100 11241136114411521160116811741182119011983519 35173515 3509 3513 3511 35073505 3503 3501 3539 35373535 35333531 3529 3527 35253523 3521 3570 3568 3566 3564 3562 3560 3550 3548 3546 3544 3542 3540 3590 3588 3586 3584 3582 35803600 3602 3604 3606 3608 3610 362236203624362636283630365036483646364436423640366836663664366236603670367236743676367836963686368436823680368836983694369236902 7 6282286290 296 3 0 0 3 6 6 4 281 2 9 3 3013073133 1 9 3 2 5 331366736613655316 342 336 3 2 6 346 337 34334933503666366036543648 3665365336414014074134194 2 5 4 3 14 37443449455461456 450 444 4364304 2 4 105510351015112011001050 1135995 1115 1105 1095 1085 1 0 6 5 1 0 4 5 1 0 2 5 1 0 1 5 995 975 955 935 9151020 1030101813 408 119 176170164340334173431344934633400341234243436344816115314513712912113061308131013141318132213261330 1270 3325 2800 285029002950 1650165416581662 7157 3 2 7 13125 625 6356457057157 2 5 735 745825 775 725 655 650 595 6 4 0630 580590 750 800 850 717 7285 3561 72757265 72457235722572157205 36213623362536273671367336753677364136453649 216210204213207201170180190 3505351535253535 35713587 3531 3521 3511 3501 354035503560 1401361301431271111961801644111020 24011205 1201 1117 1606 1425 1005 10483801380338053807380938213823382538273829384138433845384738493861386338653867386938713873387538773879388138833885388738893880 3882 3884 3886 3888 3890 3892 3894 3896 3898 3840 3842 3844 3846 3848 3850 3860 3862 3864 3866 3868 3870 3800 3802 3804 3806 3808 3810 3820 3822 3824 3826 3828 383037883786 3784378237803778377637743772377037683766376437623760370837063704370237003700-08 3760-683770-78 3780-88 3800-103820-303840-503860-703880-883890-983 8 0 1 -0 9 3 8 2 1 -2 93 8 4 1 -4 9 3 8 6 1 -6 938 7 1 -7 9 3 8 8 1 -8 9 3680-88 3690-98 3660-68 3670-78 3620-303640-50 3600-103580-903560-703540-503531-393521-293511-193501-091 2 0 4 1210 1216 1222 1228 1 2 3 4 1211 1217 1223 1229 1235 124113001306131213181324 1330 124613171325 1 33113371336 13423621-27 3671-77 3641-497205-457265-853561-873501-313505-35111-143 3540-60204-16 201-13 170-90164-96 1102-12 1101-11 1202-12 1201-111241-551240-541201-111202-121171-851170-801141-51 1140-60 11 2 1 -3 5 11 2 0 -3 4 1 1 0 1 -1 5 1 1 0 0 -1 0 3502-723501-713402-723401-712864-94 2863-93 2828-58 1220-922866-96 2875-95 2851-69 11531155115711591161 11631165117111731179 11811183118511891153-611163-791181-89 318 1106 1101 11211112 1118 1124 1127 1133 1130 1136 1142 1148 1154 1160 1166 1172 1178 11691159 1153 1143 1141 1139 127501277012790610 620 630 640 650 3550 301512 327 108 820 205 640081018110812081118121813081408150816081708180 1248 1 2 5 01252 1254125612581 2 6 0 1 35 01 2 4 5 1251125312551 2 591 2 6 1 1265 1240 1 3 5 8 1 3 6 6 1239 1235 1 2 3 1 1 2 2 7 1 2 2 8 12341238 1816 1303 105 145 6373 6355 12120 12210 1870 1825 9042 13636 9033 8901 1975 1955 1935 1901 7749 12430 12721 7880 7960 12960 13210 13339 133151330513295645200 114 1902 1901 1919 904 916 1004 2003 917 6750 1116 1126 1201 1465 2225 2000 1950 234714011401 1220 1200 1180 1166 21101023 1017 1151 1719 419 8940 8960 8980 8930 8981 8993 9010 9009 8991 8921 14411 14490 9154 9098 9090 9033 2220 2240 2263 2285 1921 300 1818 1806 1 1275 1114 517 419 423 501 523 308 501 809 13021501303601410 215 1103 1 9 3 1 631 230 430 8 511715717 927 52362980570471235 6 407 3103193131 4 0 4194104 01 8 06 1308 1326 1315 1323 1315 1323 1327 1333 1339 1280 3 2 1317 3 0 1243 2 2 9227223219215209201 3 0 5 1 2 7101 1 1 3 1 2 513 1308 2 1 7219221 2 2 1225251 2 1 822521721 2 2 0 4 2 012 122 202 221 2 612 4 1 0 2 1 1 2114120 1 3 2 1 0 8 -1 1 0 2 3 3 3 0 1 3 2 6 3 1 2310308 2 3 6232226224 2 1 0221 2 02 2 1 4 1875 1987 1875 1635 14200 1448014520 14450 14575 14525 1 4 5 2 4 14580 6120 6150 6080 146081461214651 14759 6208 6180 6148 6130 611814702 149496201 61206157 6143 6060 6061 15015 14940 6388 6398 6438 6450 6472 6429 644014894 14970 14929 149511601- 1677 5 2 5 19508 469 0 0 215220058565 45244464850GAR 52 54 5658 5048 464442183840 16 361412 34 321008 0630 2826 2422 2004G ARAGEGARGARGARGAR GAR GAR GARGAR GAR G A R G ARGAR G A R GARGAR 2300 2200 GAR2018 1622 24 42 14 40 12 381036 08 34323006282604 23 210709 19 171505 03 131101 31 393729 27 353325 49 636147 5957554551414353 3955533735334151 4947454323211925 31110929 2707051703151301 29275355 51 251549 17 192123 13110947 4507054341030131 33 393735 57 59 61 6371696765 2523 21191710081537060439 0241 13353311 0907053129270103 121422 1814 10 06 0226 30 34 38 42 46150014001300 1500 15001500 1500 1400 14001400 1300 1300 1300 12001200 1200 1200 1200 2300 2300 230024 2016 12 08 0428 32 36 40 44 48 22 18 14 10 06 0226 30 34 38 42 46 21 17 13 09 05 0125 29 33 37 41 45 4953576165699389858177732825 3 0 2 60914021219121712151213121112201216121212081204120011961 1 8 8 1 1 8 431953201320732133 2 1 9322532 3 13 2 3 73243 3249 325532523 2 4 6 3240 3236 3 2 2 0 3 2 0 6 1 1 8 0 1179 1 1 8 31185 11891193 3 0 9 9 3095309130873 0 8 3 30793094310011991203120712091223 8262 1318 303 1002 1308 24022023051321841014117053065141205 523 8 7 02401 1825 1167 2725 1150 125 135 22882290229222942296229823002302 225822602262226822702272 224022422244225222542256 224122392237223122292227 225722552253224722452243 228722852283227722752273 115 1210 12041032103810421050 21719373672367838163673368136933823383738453750 3738 3726 3714 3702 368636803676367037293747 815 21902535250524652435240524002430246025002530256025652605262526002620264026652645266026852705268027002730273527652760279028202795282528552850288028852905290029202925294529402960296529853005298030003025302031033040306030803113311931233135314731753201322532493275329531263150319032043228325233003316 3332 3348 33603373 3355 3347 3323 33113100312030853105312531453165314031603180320032303260329032353205318533573355335333513341334333453347337833823384338633883371 3373 3375 33773387 3385 3383 338133913421 3423 3393 33953425 3427 3397 33993429 3471 3441 34433473 3475 3445 34473477 3479 3449 34973527 3525 3495 34933523 3521 3491 3547 3545 3543 35413561 3563 3565 3567367636743672358735853583 3648 36383636 36463644 36343632 3642 3588 3578 3576 35863584 3574 3572 3582 3558 3538 3536 3556 3554 3534 3532 3552 3518 3478 3476 3516 3514 3474 3472 3512 36993685 3677 3663 3 6 5 1 3 6 4 5 36373625361335813557354335353511347934633 4 5 1 3447 3433 3411 3407 33933381330032903280326032503310 3220321031903170315031303110315531653175318531953205322532553275330131003096309230883084308030763 0 7 2 3 0 6 8 3 0 6 4 3060 3056305231123116312031243128309730933089308530773145 3 1 3 5 312531153102 19201925188518803305330933754 0 4 4 0 6 234 3580 35003524 3563215 Churchill337633743372 515 12975 316 101 1011 403 401 680 1910 530 1790 910 1130 1131 8300 8400 1135 500 2220 150 20111253521 509 33661 2 0 1 1100 33511171 12800107 12590 1295 7033206 321932132412332292252232191830 1808 1835 1215 1111 31113491-973521-273441-493471-793391-993421-293541-473561-673371-773381-873341-47 3351-57 3372-78 3382-88 3472-783512-183532-383552-583572-783582-883632-383642-483672-76 3583-87 2 3 3 2000 1900 1725 14021406 1410 1207 1019 20033263318331633103302 3301 3309331733253333334133491415140114291 4 4 71465 333433423350335833661420142814361444 1452 1460 1432143814441450 1456 1462 1468 1445 1425 1426 1435 1465 147514741480921 9101104 1112 1701 9117601 514925 115 1425 1435 37023710 3686 3694 3650 3678 3687 3671 3679 3711 1420 3703 1450 1454 1440 1445 1465 3695 1430 3663 1466 3655364436413633362536173609360136323620361036043690147814841490147936051460 1497 14981494 1491367036503 6 3 0 361014723655 3 6 2 5 361536113710 3701 1846184018361830183718351825 1 8 1 8 1 8 2 018501855184518601857 605 595 575 535 520 515 510 1221 8749 87458743 8741 2307 2305 2303 2301 2314 23122310 2309 8753 8751 2318 2316 2403 2401 2420 2418 2416 2414 2412 2410 Long Lake Lake McKusick South Twin Lake Lake St. Croix Document Path: S:\Planning\GIS\zoning\2017\Zoning_2017.mxd COUNTY ROAD 6480TH77TH STREET NORTH75TH STREET NORTHEBEN COURTC S A H 15EBEN WAYEBEN COURT GREENEBENEBEN COURT R O A D R E U N I O N STAPLES PLWAYGADIENTSAWYERPLACEDELA N O W AY DELANO COURT BERGMANN DRDRIVE B E R G M A N N TIMBER WAY T R A I L JUDDDDUJTARILC S A H 15C S A H 15C S A H 15PLACESTALOCH62ND STREET NORTHSETTLERS AVEGREENMCDOUGALBARONS WAYROADREUNIONILO WAYBOULEVARDLEGENDAVENUESETTLERSDELANO DR.ROADR U T H E R F O R D RUTHERFO RDBLVD.PIONEERROADPLACE R U T H E R F O R DGREENFIELDSSUMMER P IO N E E R P L A C E PLACEPIONEERLIB E R T Y PARKW AYGREENFARM HILLWAYHOMEWARDAVEHERITAGEWAYHOMEWARDS TR E E T NORTHM E LVILLE COURTNORTH75TH STREET NORTHC S A H 12C S A H 15SCHOOL HOUSE CIRCLEPARKWAYPIONEERHERITAGE CTHERITAGE CTGREENHOMESTEADGREENKINSHIPLIBERTYADELINETRAILNEWM ANTRAIL NEWMANHERITAGE CTAVENUEGREENLIBERTYPLACEHARVESTGREENCOUNTRYROADTENDINGGREENPLANTINGGREENCOUNTRY SETTLER'S WAYENGLANDPLACESETTLER'S WAYLIBERTYPA R K WAYTALLPINE TRAILTRAIL/PARKUSER PARKINGLIBERTY AVENUEMANNING AVENUEMANNING AVENUEMANNING AVENUEMARYLANE AVENUE NORTHMCKUSICK ROAD NORTHCOUNTY ROAD 64MANNING AVENUE NORTHC S A H 15C S A H 15NORTHSTREET80TH7 7 T H MANNING AVENUENORTHC S A H 15C S A H 1577THSTREETC O U R T N O R T H 87TH ST NO87TH STC S A H 15MANNING AVENUE NORTHCIRCLE NOMANNING AVENUE NORTHN O R T H F O U R T H S T R E E T N O R T H T H I R D S T R E E T N O R T H S E C O N D S T R E E T LAUREL STREETNORTH EVERETT STREETSTATE HWY 95C O U N TY BOUTWELL ROAD NORTHLANETUENGE DRIVEOXBORO AVENUE NORTHOREN AVENUE NORTHC S A H 24SOUTH HOLCOMBE STREETS T A G E C O A C H T R A I L N O R T H PEABODY AVENUE NORTHC S A H 23S T A T E H IG H W A Y 9 5 NORTHWESTERN AVENUESTATE HIGHWAY 3660TH STREET NORTHSTATE HIGHWAY 36WEST FRONTAGE ROAD60TH STREET NORTHSTATE HIGHWAY 3660TH STREET NORTHSTATE HIGHWAY 36WEST FRONTAGE ROAD60TH STREET NORTH60TH STREET NORTHSTATE HIGHWAY 36PANAMA AVESTATEHIGHWAYPAUL60TH STREET NORTHSTATE HIGHWAY 3660TH STREET NORTH60TH STREET NORTHAVENUEPELLERS T C R O IX T R A IL N O R T HSTATE H W Y 9 5 WEST RICE STREETWEST OAK STREETWEST WILLARD STREETWEST PINE STREETNORTH HARRIET STREETWEST ABBOTT STREETSHELTON DRIVEDRIVEWEST ORLEANS STREETHARRIETWEST ANDERSON STREETWEST CHURCHILL STREETSOUTH GREELEY STREETSOUTH MARTHA STREETSTILLWATER BOULEVARD NORTHCOURTCROIXWOODNIGHTINGALE BOULEVARDNORTHLAND AVENUEW A S H IN G TO N SADDLE CTBREWERS LN LANEBREWERSDRIVELONG LAKECOURT NIGHTINGALENORTHSTREET62NDWILDPINES LANELANEPARKWOODPARKWOODHIDDENSUNRISE COURTVALLEYHIDDENLANEVALLEYSUNRISECOUNTRYSIDE CTLANESUNRISE AVENUEPINEHURSTSTREETCOTTAGE DRIVECOTTAGEDRIVEHIDDENVALLEYLANEEVERGREEN COURTKNOLLWOODCOURTBOULEVARDWEST ORLEANS STREETCURVE CREST BOULEVARDTOWER DRIVEWASHINGTONSTILLWATER BOULEVARD NORTHC S A H 5MARKET DRIVEMARKET DRIVECURVECRESTBLVDC S A H 5STILLWATER BOULEVARD NORTHAU TU M N WAYWILDCREST LANEICEROSE LANELANEWOODRIDGEMARINECIRCLEMARINECIRCLENORTHLAND CTN O R T H L A N D A V E N U E GREENMEADOW CTHILLSIDEN I G H T I N G A L E C S A H 5HIDDENNIGHTINGALE BOULEVARDBLVD H ID D E N V A L L E Y L A N E SUNRISE AVENUESTILLWATER BLVD NORTHVALLEY LNCOURTRAINBOWORLEANS CTVICTORIA COURTWESTRIDGECIRCLEEASTRIDGE COURTSHELTON DRIVEMORNINGSIDEROADLINSON CIRWEST ORLEANS STREETSOUTH GREELEY STREETEVERETTCURVECRESTBLVDWESTANDERSON STSOUTH EVERETT STREETSOUTH EVERETT STREETSOUTH GREELEY STREETS GREELEY STCOUNTY ROAD 66COUNTY ROAD 66LAKE STREETHANCOCK STREETPINE TREETRAILDRIVINGPARKROADSURREYLANEPADDOCKCIRCLEDRIVINGPARKROADBENSON BOULEVARD EASTWEST ORLEANS STREETLY D IA C IR C LE G ILB E R T C TBENSONBLVD WESTHIGHLANDROADHIGHLANDCTHIGHLAND ROADBENSONBOULEVARD WESTCURVECRESTBOULEVARDTOWER DRIVEAVENUEA V E N U ENORTHWESTERN AVENUEINDUSTRIAL BOULEVARDINDUSTRIALBLVDWEST ORLEANS STTROTTER CTT E R R A C E BOULEVARDCROIXWOODAVENUEEDGEWOODDRIFTWOOD LANEC S A H 5OAK RIDGEBOUTWELLCOURTMALLARDCOURTWILDWOODCTINTERLACHENW AY COURTPINERIDGELANEB A Y B E R R Y AVENUEINTERLACHEN DRIVEAVENUEMARYKNOLLLANECOTTONWOODDRIVEBAYBERRYH A W T H O R N E COURTINTERLACHENDRIVEEDGEWOODOAK RIDGEAVENUECOURTDRIVECTROADROADPLACELANEDRIVEFAIRMEADOWSOAKRIDGEDARRELLLAURIEHANSONROADD U N D E E CRESTW OODFAIRMEADOWSL A U R I E C O U R T DARRELL CTM A R Y K N O L L D R IV E CSAH 12CSAH 12STREETNORTHB O U TW E LLPLACE INTERLACHENW A Y INTERLACHEN WAYBAYBERRYAVEBAYBERRYCOURTAVEWEST MYRTLE STREETB O U T W E L L R O A D N O R T H 75THMINARM I N A R AV E N O MINAR AVENUENORTHC S A H 12STREETNORTH72NDMIDOAKSAVENUENORTHAVENUENORTHLANDINTERLACHEN CTAVENUEAVENUENORTHLANDFAIRLAWNNORTHLANDCROIXWOODPLACESKYVIEWCOURTLANEFAIRLAWNEDGEWOODINTERLACHEN DRIVETAMARACK COURTCROIXWOOD BOULEVARDAVENUESTREETCENTERSTREETNORTH CENTER STSTREETSOUTHSOUTHCENTERSTREETWEST WILLARDSTREETWEST PINE STREETMEADOWLARK DRSHERBURNE STREETSOUTH SHERBURNE STREETSOUTH OWENS STREETNORTH OWENS STREETNORTH OWENS STREETSOUTH GREELEY STREETNORTH GREELEY STREETNORTH GREELEY STREETSOUTH WILLIAM STREETNORTH WILLIAM STREETNORTH WILLIAM STSOUTH MARTHA STREETNORTH MARTHA STREETNORTH EVERETT STREETWEST LAUREL STREETCHERRY STREETWESTMULBERRYNORTH STREETWEST RICE STREETWEST MYRTLE STREETWESTWEST RAMSEY STREETWEST OLIVE STWEST OLIVEWEST OAK STREETWEST OAK STREETWEST RICE STNORTH SHERBURNE STREETROAD64WESTSTREETLINDENSTREETC S A H 12C S A H 5C S A H 5C S A H 5SSTOWENLAKE DRIVEP I N E T R E E T R A I LMYRTLERAMSEYBRICKGROVE EAGLERIDGETRAILS McKUSICK LNMEADOWLARKDRIVEROBIN LANELINDENWESTECHOECHO LANEL OO K O U T S T SUNNYSLOPE LANEDRIVELOOKOUT STREETBIRCHWOODLANED E E R P A T H DEERDEER PATHPATH COURTCSAH 5PLACEROADCSAHWILLARDWESTSTREETWEST OAK STOAKSTREETWESTPINEWESTWESTOLIVESTREETCSAH 5SOUTHSTREETSTREETSOUTHSOUTHBRICKSTREETSOUTHGROVESTREETWESTSTREETHEMLOCKSOUTHSOUTHSEELEYSTREETTREEPINETRAILS OAKES STS WEST STS OAKES STWESTPIN ET R EE T R AI L CSAH 12CSAH 12WESTMYRTLESTREET5MYRTLEWOODCOURTSTREETSTERLING WAYALLEYSOUTH HOLCOMBE STREETSOUTH SEVENTH STREETAVENUEUPPER 61ST ST NSTREETS TA T E H I G H W A Y 9 5STATE H I G H W A Y 3 6 64TH STREET NORTH63RD STREET NORTH62ND STREETUPPER 63RD STREET NORTHBEAC H R O AD PARISAVENUENORTHE. HUDSON STREETNORTHHUBERTSTREETSTATE HIG HW AYS 36 & 95C S A H 2361STAVENUENORTHLOOKOUTTRAILNORTHLOOKOUTTRAILNORTHS TAT E H I G H W AY 3 6 PEABODY AVE NUPPER61STSTREETNORTHPARISAVENUEPANAMA AVENUE NORTHOZARK AVE NPEACANAVENUENORTHSECOND AVE SH ILLC R ES T D R IV E THIRDSTREETORLEANSM A IN S T R E E TTRAILLOOKOUT N O R T H AVENUESOUTHS T A T E H IG H W A Y S 3 6 & 9 5 THIRD AVENUESOUTHSTREETEAST ORLEANS STREETEASTNORTHSTREET65THC S A H 23NORTHFOURTHAVENUESOUTHFOURTHAVENUESOUTHSOUTHAVENUEFIFTHAVENUESOUTHEAST ST LOUISSTREETFIFTHSIXTHAVENUESOUTHEASTBURLINGTONSTREETSTREETDUBUQUEEASTSIXTHFIRSTSOUTHSTREETFIRSTSOUTHDRIVESOUTH HARRIET STREETOREN AVE CRT NSOUTH HARRIET STREETWEST CHURCHILL STREETWEST HANCOCK STREET63RD STREET NORTHOSGOOD AVENUE NORTHST CROIX STREETWEST ORLEANS STREET62ND STREET NORTHOSGOOD AVENUE NORTHC S A H 24OXBORO AVE NMILLARD STREETMERIDIAN STOSMANAVENUENORTHC S A H 2465TH STREET NORTHSOUTHSIXTHSTREETSOUTHSIXTHSOUTHFIFTHSTREETSOUTHFIFTHWESTMARSHSTREET EASTC S A H 23EASTSOUTHFOURTHSTREETSOUTHFOURTHSOUTHTHIRDSTREETSOUTHTHIRDSTREETSOUTHSECONDSTREETSOUTHSECONDEAST CHURCHILL STREETEAST HANCOCK STREET62ND STREET NORTH64TH ST NMARSHBURLINGTON STREET36NORTHNORTHS T C R O IX TR A IL N O R TH E LOCUST STINTERSTATE HIGHWAY BRIDGES O U T H M AI N S T R E ET S T A T E H IG H W A Y S 9 5 & 36SOUTHSTREETWEST MYRTLE STREETEAST MYRTLE STREETEAST CHESTNUT STWEST WILLARD STREETWEST LOCUST STREETS O U T H T H I R D S T R E E T EAST PINE STREETS O U T H S E C O N D S T R E E T S O U T H F I F IT H S T R E E T S O U T H S IX T H S T S O U T H S E C O N D S T R E E T S O U T H F I F T H S T R E E T S O U T H S I X T H S T R E E TWEST CHESTNUT STREETWEST MULBERRY STREETWEST LINDEN STREETWESTEAST CHERRY STREETWESTWEST PINE STREETOLIVE STREETS T A T E H W Y 9 5 S T A T E H IG H W A Y S 9 5 & 3 6 SOUTH HARRIET STREETSOUTH HARRIET STREETSOUTH HOLCOMBE STREETSTREETSTREETC S A H 23NELSON STSOUTHS O M A I N S T N O R T H M A I N S T R E E T S O U T H W A T E R S T R E E T ALLEYCOMMERCIAL AVENUEN O R T H W A T E R S T R E E T S O U N I O N S T RAMSEY STWEST WALNUT STREETA L L E Y EAST LINDEN STREETEAST MULBERRY STREETA L L E Y N O R T H T H IR D S T R E E T C S A H 2 3 S O U T H F O U R T H S T R E E T C S A H 2 3 B U R L I N G T O N N O R T H E R N R A IL R O A D BURLINGTONWEST CHERRYN O R T H F IF T H S T R E E T JEANNIE STREETU N I O N A L L E Y NELSON ALLEYMYRTLE STREETHOLCOMBE STN O R T H W A T E R S T STREETSTREETWESTOAKSTREETE OLIVE STC S A H 23EAST WALNUT STREETSTATE HWY 36NELSON STREETMAIN STREETS O U T H B R O A D W A Y S T R E E T EAST WILLARD STREETSTREETSTREETWEST HICKORY STREETSTREETSTREETAVENUEAVENUESTREETROADSTO NE BRID GE TRAIL N O R THMCKUSICK ROADLECUYER CIRMCKUSICKMCKUSICK ROADCOUNTY ROAD 64EAGLE RIDGE TRAILLECUYERLECUYEREAGLE RIDGEEAGLE RIDGE COURTEAGLE RIDGETHORENE PLACEDRIVEVAN TASSELCOURTNEAL AVENUE NORTHTASSELVANCRESENTCIRCLECOURTDRIVEEAGLENEALAVENUENORTHWALNUT CREEK DRIVETRAILEAGLET R A I L EAGLE RIDGE PLACERIDGEEAGLE RIDGE LANERIDGEBOUTWELL ROAD NORTHNEWBERRY COURT NORTHWILDWOODLA N ENORTHMCKUSICK ROAD NORTHMORGAN AVENUE NORTHSTREETCREEKSIDECIRCLECREEKCREEKSIDE CROSSINGCTMINAR LANE NORTHNORTHA V E N U E NORTH M I N A R BOUTWELLROADNORTHSIDEEAGLE RIDGE TRNEAL AVENUE NORTHCOURTKALLIETRAIL O L D S T O N E B R ID G ET RAILHICKORY STREETNORTHELM STREETWEST MAPLE STREETWEST ELM STREETWEST ASPEN STREETNORTHMARTHASTREETEVERETTSTREETWESTNORTHNORTHWILLIAMSTREETOWENSSTREETC S A H 5C S A H 5WESTMEADOWVIEW DRWEST SYCAMORESTREETSYCAMORESTREETNORTHCENTERSTREETWESTAVENUEWESTAVENUESTWESTNORTHOWENSSTREETCROIXC S A H 5 WEST ST CROIXAVENUENORTHCARNELIANSTREETSTILLWATERNORTHWILLIAMSTREETMINNESOTA STPOPLAR STREETWESTWESTWESTSTILLWATERWESTNORTHMARTHASTREETWILKINSWESTMOORESYCAMOREST CROIXMCKUSICK R OADDRIVEJOHNSONAMUNDSONLANEAMUNDSON PLAMUNDSONAMUNDSON DRIVEAMUNDSONCOURTCIRCLEAMUNDSONDRIVECOUNTY ROAD 64C O U N T Y R O A D 6 4 C S A H 5NORTHLANE ROADMCKUSICKDALLAGER COURTC IR C L E TOWNECOUNTY ROAD 64M C K U S IC K R O A DAMUNDSON DRIVEAMUNDSONDRIVEFISCHERCIRCLEGREEN TWIG WAYSTO NE BRIDG E TR AIL N O RTHO L D S T O N E B R I D G E WEST ST. CROIX AVENUENEAL AVENUE NORTHHEIFORT COURTOAK GLEN TRAILOAK GLEN LANESWENSON STREETDRIVEO A K G L E N T R A I LOAK GLEN TRAILOAK GLEN DRIVEOAK GLEN DRIVEOAK GLEN CTOAK GLENOAK GLENOAK GLEN PLCIRCLECRESCENTGLENOAKNEAL AVENUE NORTHCOURTOAKHILLHAZEL STREETHAZEL COURTDELLWOOD ROAD NORTHSTATEHIGHWAYAVENUENORTHJOHNSONJOHNSON DRIVECOURTDELLWOOD ROAD NORTHN O R E L L A V E N U E N O R T H STONE BRIDGE TRAIL NORTHC O R D 5 5C S A H 5C S A H 5 C S A H 5STATE HIGHWAY 96OAKHILL COURT NORTHNORTH FIFTH STNORTH FOURTH STREETN BROADWAY STWEST ASPEN STREETEAST ASPEN STREETNORTH THIRDNORTHSECONDWEST ELM STREETEAST ELM STREETNORTH FIRST STREETNORTH BROADWAY STSCHOOL STREETEAST LAUREL STREETSTREETMAPLE STREETNORTHFIFTHSTREETNORTH MAIN STREETSTATE HWY 95RAILROADNORTHERNWESTFOURTHSTREETNORTHSTREETRIVERVIEWPOPLAR STREETWESTNORTH SECOND STREETNORTH FIRSTRIVER HEIGHTS DRIVEE POPLAR STREETRIDGE LANE DRIVEE SYCAMORE STEAST SYCAMORE STDRIVEEASTST CROIXAVENUEWEST STILLWATER AVEEAST STILLWATERAVENUEWEST WILKINS STREETEASTWILKINSSTREETNORTHBROADWAYTHIRDSTREETNORTHFOURTHSTREETNORTHSECONDSTREETNORTHFIRSTSTREETNORT H M A IN S T STATEHWY95NORTHSTREET95HWYSTATE S T R E E T N OR T H M A IN NORTHA L L E Y 96DELLWOOD ROAD NORTHSTATEHIGHWAY96ORWELLCOURT NORWELLCOURT NF A IR Y F A LLS R O A D C S A H 1 1C S A H 11N THIRD STSECOND STREETLAKE STREETEAST ALDER STW ALDER STN BROADWAY ST95HWYEASTWILLOWEASTHAZELSTREETE ALDER STSCHULENBURG ALLEYDRIVELAKE SIDE DRIVELAKE SIDESTREETEASTHAZEL STHWY95STATEBOOM ROADNORTH FIRST STREETPOND VIEW LANE LANEABERCROMBIEWEBSTER COURTMACEY WAYMACEY WAYMORGAN Ave NNENANENACT.DRIVEM A C E Y C TCURVE CREST BOULEVARDN WILLIAMSATWOOD CIRA B E R C R O M B IE LANE ATWOOD LANEATWOODLANE M A C E Y W A A Y L I B E R T Y C TWILLARDSAM B L O O M E R W A Y PINE HALLOW GRNPINEHALLOW PLNEWQUARRY LNRIVERCREST LNATWOOD CTRICKY LANE RICKY LANEWHITE PINE WAYWHITE PINE WAYLANECOURTL O W E L L CIRCLECIRCLELANECIRCLE WAYPINEPRIV. DR. 9PRIV. DR. 15PRIV. DR. 14PRIV. DR. 13PRIV. DR. 12PRIV. DR. 11PRIV. DR. 10PRIV. DR. 9PRIV. DR. 8PRIV. DR. 7PRIV. DR. 6PRIV. DR. 5PRIV. DR.1PRIV. DR. 4PRIV. DR. 3PRIV. DR. 2M ILLB R O O K MILLBROOK WHITELOWELL COURTWHITE PINEMILLBROOKWHITE PINE WAYMAUREENMAUREENWAYSouthTwinLakeHeifort's PondLong LakeBruer's PondSinnit's PondLily LakeBrickPondLake McKusickBrown's CreekSt. Croix River2030 Municipal BoundaryCurrent City LimitsFuture Land Use ClassesLow Density ResidentialLow/Medium Density ResidentialMedium Density ResidentialHigh Density ResidentialNeighborhood CommercialCommercialDowntown Mixed UseResearch & Development ParkIndustrialInstitutionalPark, Rec. or Open SpaceMarinaRoad R-O-WSurface WaterWetland2030 Comprehensive PlanFuture Land Use MapJanuary 2012: BOUTWELL ROAD NORTHNEWBERRY CT. N.LOT 3LOT 2LOT 1BLOC K 1MARYKNOLLDRIVEBU))ERADDITION2 64.)T.BU))ERREDUCTION 64.)T.BU))ERADDITION 64.)T.3R O 3 O 6 E D BU) ) E R L I N E 3R O 3 O 6 E D BU) ) E R L I N E 1 1 1 3RO3O6EDBU))ER LINE 1. 1. . . E;I6TIN* EA6EMENT LINE3RO3O6EDEA6EMENTVACATION MAR4UEECOURT6ƒ3 3E332.221.111.21. 211.3 ʽ ƒ1 3R 2.3L 1.13ʽ 2ƒ1 1R 2.L .3L 3.3R 2.ʽ 1ƒ 2ʽ 2ƒ2 R 2.3L 12.133 .  1 N3 ƒ 3 1 3   E AREATOTAL AREA A6 6HOWN  64.)T.  2. ACRE63ID232221CONTACTMICHELLE 6COTT LIND4UI6T1 NEWBERRY CT. N.6TILLWATER MN 21233==136URV==33RELIMINARY3LATCOUNTYCITYREVI6ION63RO-ECT LOCATIONLAND 6URVEYIN* INC.CORNER6TONE6XLWH 21 NRUWKZHVWHUQ AYH.6WLOOZDWHU MN 23KRQH 1.2.GDQ#FVVXUYH\.QHWDATEREVI6ION3RO-ECT NO.)ILE NAME1NEWBERRY COURT N.CITY O) 6TILLWATERWA6HIN*TONCOUNTY1113RELIMINARY I66UECERTI)ICATIONI KHUHE\ FHUWLI\ WKDW WKLV SODQ ZDV SUHSDUHG E\PH RU XQGHU P\ GLUHFW VXSHUYLVLRQ DQG WKDW I DPD GXO\ LLFHQVHG LDQG 6XUYH\RU XQGHU WKH ODZV RIWKH VWDWH RI MLQQHVRWD.DDQLHO L. TKXUPHV RHJLVWUDWLRQ NXPEHU 21DDWHBBBBBBBBBBBBBBBBBBNORTH21116E3TICE;I6TIN* CLEANOUT6 )OR THE DRAIN )IELD 6HOWNTO THE NORTH O) THE HOU6E. NO ADDITIONALIN)ORMATION ABOUT THE 6E3TIC 6Y6TEM WA63ROVIDED.VALLEY HI*H E6TATE62ND ADDITIONE;I6ITN* LE*AL DE6CRI3TIONLRW  BORFN 1 VALLEY HI*H E6TATE6 WDVKLQJWRQ CRXQW\MLQQHVRWDUNDER*ROUND UTILITIE6 NOTE6THE UNDER*ROUND UTILITIE6 6HOWN HAVE BEENLOCATED )ROM )IELD 6URVEY IN)ORMATION ANDE;I6TIN* DRAWIN*6. THE 6URVEYOR MAKE6 NO*UARANTEE THAT THE UNDER*ROUND UTILITIE6 6HOWNCOM3ROMI6E ALL 6UCH UTILITIE6 IN THE AREA EITHER IN6ERVICE OR ABANDONED. THE 6URVEYOR )URTHER DOE6NOT WARRANT THAT THE UNDER*ROUND UTILITIE66HOWN ARE IN THE E;ACT LOCATION INDICATEDALTHOU*H HE DOE6 CERTI)Y THAT THEY ARE LOCATEDA6 ACCURATELY A6 3O66IBLE )ROM THE IN)ORMATIONAVAILABLE. THI6 6URVEY HA6 NOT 3HY6ICALLY LOCATEDTHE UNDER*ROUND UTILITIE6. *O3HER 6TATE ONE CALLLOCATE TICKET NUMBER 111111. 6OME MA36WERE RECEIVED WHILE OTHER UTILITIE6 DID NOTRE63OND TO THE LOCATE RE4UE6T. ADDITIONALUTILITIE6 O) WHICH WE ARE UNAWARE MAY E;I6T.CALL BE)ORE YOU DI*TWIN CITY AREATOLL )REE1221112*RSKHU 6WDWH OQH CDOO1. BEARIN*6 ARE BA6ED ON COORDINATE6 6U33LIEDBY THE WA6HIN*TON COUNTY 6URVEYOR6 O))ICE.NAD 32. UNDER*ROUND UTILITIE6 6HOWN 3ER *O3HERONE LOCATE6 AND A6BUILT6 3LAN6 3ROVIDED BYTHE CITY O) 6TILLWAER 3UBLIC WORK6DE3ARTMENT.3. THERE MAY 6OME UNDER*ROUND UTILITIE6 *A6ELECTRIC ETC. NOT 6HOWN OR LOCATED.6URVEY NOTE6DEVELO3EMENT DATALE*ENDUNDER*ROUND ELECTRICUNDER*ROUND CABLE TVUNDER*ROUND )IBER O3TICUNDER*ROUND TELE3HONEOVERHEAD UTILITYUNDER*ROUND *A66ANITARY 6EWER6TORM 6EWERWATERMAIN)ENCECURB >TY3ICAL@CONCRETE 6UR)ACEBITUMINOU6 6UR)ACE)OUND MONUMENT6ET 12 IRON 3I3EMARKED RL6 NO. 21CABLE TV 3EDE6TALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC 3EDE6TALELECTRIC TRAN6)ORMERLI*HT 3OLE*UY WIRE3OWER 3OLE*A6 MANHOLE*A6 METERTELE3HONE MANHOLETELE3HONE 3EDE6TAL6ANITARY CLEANOUT6ANITARY MANHOLECATCH BA6IN6TORM DRAIN)LARED END 6ECTION6TORM MANHOLE)IRE DE3T. CONNECTIONHYDRANTCURB 6TO3WATER WELLWATER MANHOLEWATER METER3O6T INDICATOR VALVEWATER VALVEBOLLARD)LA* 3OLEMAIL BO;TRA))IC 6I*NUNKNOWN MANHOLE6OIL BORIN*TRA))IC 6I*NALCONI)EROU6 TREEDECIDUOU6 TREEEA6EMENT VACATIONTHE )OLLOWIN* RE4UE6T TO VACATE ALL E;I6TIN* DRAINA*E AND UTILITY EA6EMENT6COVERIN* THE E;I6TIN* LOT . NEW EA6EMENT6 WILL BE DEDICATED ON THE 3RO3O6ED3LAT O) VALLEY HI*H E6TATE6 2ND ADDITION. THE  )OOT EA6EMENT6 ALON* THE LOTLINE WILL BE REDUCED TO  AND THE 12 )OOT EA6EMENT ALON* THE ROAD WILL BEREDUCED TO 1. AN ADDITIONAL  )OOT 6TRI3 WILL BE VACATED A6 6HOWN.TKRVH SDUWLFXODU DUDLQDJH DQG UWLOLW\ EDVHPHQWV RYHU DOO RI LRW  BORFN 1 DV GHGLFDWHG RQ WKHSODW RI VALLEY HI*H E6TATE6 WDVKLQJWRQ CRXQW\ MLQQHVRWD.BUILDIN* 6ETBACK6)RONT 3 6IDE 1 REAR 2 MA; 3 LOT COVERA*ETOTAL 3ARCEL AREA  64. )T.LOT 1 BLOCK 1 1 64. )T.LOT 2 BLOCK 1 21 64. )T.LOT 3 BLOCK 1 21 64. )T.1. )LA*6 )OR WETLAND 1 AD-ACENT TO ANDEA6T O) THI6 LOT WERE LOCATED BYCORNER6TONE LAND 6URVEYIN* INC. ON1. )OR THE 3RE6ERVE O) 6TILLWATER3RO-ECT.2. WETLAND 1 DELINEATED BY K-OLHAU*ENVIRONMENTAL 6ERVICE6 COM3ANY INC.3. WETLAND 2 ON THE WE6T 6IDE O) THI6 LOTWA6 DETERMINED NOT TO HAVE NAY BU))ER6OR 6ETBACK6 A6 DETERMINED BY KAREN KILLADMINI6TRATOR BROWN 6 CREEK WATER6HEDDI6TRICT 3ER A 6ITE MEETIN* HELD ON111.WETLAND NOTE6VICINTIY MA36CALE NOT TO WA6HIN*TON COUNTY MN 6ECTION6 3 2 TOWN6HI3 3 RAN*E. 2 6ITE NW1NE1 6W 1   6 E 1   NW 1  6W123EA6EMENT NOTE6EA6EMENT6 6HOWN 3ER THE RECORD 3LAT O) VALLEY HI*HE6TATE6. NO TITLE COMMITMENT WA6 3ROVIDED TO U6THAT MAY 6HOW ADDITIONAL IN)ORMATION ABOUTEA6EMENT6 OR ENCUMBRANCE6. WE RE6ERVE THE RI*HTTO U3DATE THI6 6URVEY U3ON RECEIVIN* 6AID TITLECOMMITMENT.2111I66UED BOUTWELL ROAD NORTHNEWBERRY CT. N.LOT 3LOT 2LOT 1BLOC K 1DRIVEWAYACCE66EA6EMENT2.3;2. 2.;MARYKNOLLDRIVE3.*ARA*E3.23. 2 3. 2 3RO3O6ED HOU6ETO) 3.  LOW )LOOR 23.*) 3.32.;2.;3RO3O6ED HOU6E *ARA*E2.2.2.2.2;2.;*) 2.)LOOR 2. 2.1;2.3;2.LOW )LOOR 2.22.;OVER)LOWBU))ERADDITION2 64.)T.BU))ERREDUCTION 64.)T.BU))ERADDITION 64.)T.3R O 3 O 6 E D BU) ) E R L I N E 3R O 3 O 6 E D BU) ) E R L I N E 1 1 1 2. 2.2 .  ; ; 2.  3. 22.;3RO3. WALL 3RO3O6EDBU))ER LINE 1. 1. . . E;I6TIN* EA6EMENT LINE3RO3O6EDEA6EMENTVACATION3RO3. WALL MAR4UEECOURT3RO3O6EDWATER LINE ONLOT LINE21. 6ƒ3 3E332.221.111.21. 211.3 ʽ ƒ1 3R 2.3L 1.13ʽ 2ƒ1 1R 2.L .3L 3.3R 2.ʽ 1ƒ 2ʽ 2ƒ2 R 2.3L 12.133 .  1 N3 ƒ 3 1 3   E ;AREATOTAL AREA A6 6HOWN  64.)T.  2. ACRE63ID232221CONTACTMICHELLE 6COTT LIND4UI6T1 NEWBERRY CT. N.6TILLWATER MN 21233==136URV==3COUNTYCITYREVI6ION63RO-ECT LOCATIONLAND 6URVEYIN* INC.CORNER6TONE6XLWH 21 NRUWKZHVWHUQ AYH.6WLOOZDWHU MN 23KRQH 1.2.GDQ#FVVXUYH\.QHWDATEREVI6ION3RO-ECT NO.)ILE NAME1NEWBERRY COURT N.CITY O) 6TILLWATERWA6HIN*TONCOUNTY1113RELIMINARY I66UECERTI)ICATIONI KHUHE\ FHUWLI\ WKDW WKLV SODQ ZDV SUHSDUHG E\PH RU XQGHU P\ GLUHFW VXSHUYLVLRQ DQG WKDW I DPD GXO\ LLFHQVHG LDQG 6XUYH\RU XQGHU WKH ODZV RIWKH VWDWH RI MLQQHVRWD.DDQLHO L. TKXUPHV RHJLVWUDWLRQ NXPEHU 21DDWHBBBBBBBBBBBBBBBBBBNORTH21116E3TICE;I6TIN* CLEANOUT6 )OR THE DRAIN )IELD 6HOWNTO THE NORTH O) THE HOU6E. NO ADDITIONALIN)ORMATION ABOUT THE 6E3TIC 6Y6TEM WA63ROVIDED.VALLEY HI*H E6TATE62ND ADDITIONE;I6ITN* LE*AL DE6CRI3TIONLRW  BORFN 1 VALLEY HI*H E6TATE6 WDVKLQJWRQ CRXQW\MLQQHVRWDUNDER*ROUND UTILITIE6 NOTE6THE UNDER*ROUND UTILITIE6 6HOWN HAVE BEENLOCATED )ROM )IELD 6URVEY IN)ORMATION ANDE;I6TIN* DRAWIN*6. THE 6URVEYOR MAKE6 NO*UARANTEE THAT THE UNDER*ROUND UTILITIE6 6HOWNCOM3ROMI6E ALL 6UCH UTILITIE6 IN THE AREA EITHER IN6ERVICE OR ABANDONED. THE 6URVEYOR )URTHER DOE6NOT WARRANT THAT THE UNDER*ROUND UTILITIE66HOWN ARE IN THE E;ACT LOCATION INDICATEDALTHOU*H HE DOE6 CERTI)Y THAT THEY ARE LOCATEDA6 ACCURATELY A6 3O66IBLE )ROM THE IN)ORMATIONAVAILABLE. THI6 6URVEY HA6 NOT 3HY6ICALLY LOCATEDTHE UNDER*ROUND UTILITIE6. *O3HER 6TATE ONE CALLLOCATE TICKET NUMBER 111111. 6OME MA36WERE RECEIVED WHILE OTHER UTILITIE6 DID NOTRE63OND TO THE LOCATE RE4UE6T. ADDITIONALUTILITIE6 O) WHICH WE ARE UNAWARE MAY E;I6T.CALL BE)ORE YOU DI*TWIN CITY AREATOLL )REE1221112*RSKHU 6WDWH OQH CDOO1. BEARIN*6 ARE BA6ED ON COORDINATE6 6U33LIEDBY THE WA6HIN*TON COUNTY 6URVEYOR6 O))ICE.NAD 32. UNDER*ROUND UTILITIE6 6HOWN 3ER *O3HERONE LOCATE6 AND A6BUILT6 3LAN6 3ROVIDED BYTHE CITY O) 6TILLWAER 3UBLIC WORK6DE3ARTMENT.3. THERE MAY 6OME UNDER*ROUND UTILITIE6 *A6ELECTRIC ETC. NOT 6HOWN OR LOCATED.6URVEY NOTE6DEVELO3EMENT DATALE*ENDUNDER*ROUND ELECTRICUNDER*ROUND CABLE TVUNDER*ROUND )IBER O3TICUNDER*ROUND TELE3HONEOVERHEAD UTILITYUNDER*ROUND *A66ANITARY 6EWER6TORM 6EWERWATERMAIN)ENCECURB >TY3ICAL@CONCRETE 6UR)ACEBITUMINOU6 6UR)ACE)OUND MONUMENT6ET 12 IRON 3I3EMARKED RL6 NO. 21CABLE TV 3EDE6TALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC 3EDE6TALELECTRIC TRAN6)ORMERLI*HT 3OLE*UY WIRE3OWER 3OLE*A6 MANHOLE*A6 METERTELE3HONE MANHOLETELE3HONE 3EDE6TAL6ANITARY CLEANOUT6ANITARY MANHOLECATCH BA6IN6TORM DRAIN)LARED END 6ECTION6TORM MANHOLE)IRE DE3T. CONNECTIONHYDRANTCURB 6TO3WATER WELLWATER MANHOLEWATER METER3O6T INDICATOR VALVEWATER VALVEBOLLARD)LA* 3OLEMAIL BO;TRA))IC 6I*NUNKNOWN MANHOLE6OIL BORIN*TRA))IC 6I*NALCONI)EROU6 TREEDECIDUOU6 TREEEA6EMENT VACATIONTHE )OLLOWIN* RE4UE6T TO VACATE ALL E;I6TIN* DRAINA*E AND UTILITY EA6EMENT6COVERIN* THE E;I6TIN* LOT . NEW EA6EMENT6 WILL BE DEDICATED ON THE 3RO3O6ED3LAT O) VALLEY HI*H E6TATE6 2ND ADDITION. THE  )OOT EA6EMENT6 ALON* THE LOTLINE WILL BE REDUCED TO  AND THE 12 )OOT EA6EMENT ALON* THE ROAD WILL BEREDUCED TO 1. AND ADDITIONAL  )OOT 6TRI3 WILL BE VACATED A6 6HOWN.TKRVH SDUWLFXODU DUDLQDJH DQG UWLOLW\ EDVHPHQWV RYHU DOO RI LRW  BORFN 1 DV GHGLFDWHG RQ WKHSODW RI VALLEY HI*H E6TATE6  WDVKLQJWRQ CRXQW\ MLQQHVRWD.BUILDIN* 6ETBACK6)RONT 3 6IDE 1 REAR 2 MA; 3 LOT COVERA*ETOTAL 3ARCEL AREA  64. )T.LOT 1 BLOCK 1 1 64. )T.LOT 2 BLOCK 1 21 64. )T.LOT 3 BLOCK 1 21 64. )T.1. )LA*6 )OR WETLAND 1 AD-ACENT TO ANDEA6T O) THI6 LOT WERE LOCATED BYCORNER6TONE LAND 6URVEYIN* INC. ON1. )OR THE 3RE6ERVE O) 6TILLWATER3RO-ECT.2. WETLAND 1 DELINEATED BY K-OLHAU*ENVIRONMENTAL 6ERVICE6 COM3ANY INC.3. WETLAND 2 ON THE WE6T 6IDE O) THI6 LOTWA6 DETERMINED NOT TO HAVE NAY BU))ER6OR 6ETBACK6 A6 DETERMINED BY KAREN KILLADMINI6TRATOR BROWN 6 CREEK WATER6HEDDI6TRICT 3ER A 6ITE MEETIN* HELD ON111.WETLAND NOTE6VICINTIY MA36CALE NOT TO WA6HIN*TON COUNTY MN 6ECTION6 3 2 TOWN6HI3 3 RAN*E. 2 6ITE NW1NE16W16 E 1  NW1  6W123EA6EMENT NOTE6EA6EMENT6 6HOWN 3ER THE RECORD 3LAT O) VALLEY HI*HE6TATE6. NO TITLE COMMITMENT WA6 3ROVIDED TO U6THAT MAY 6HOW ADDITIONAL IN)ORMATION ABOUTEA6EMENT6 OR ENCUMBRANCE6. WE RE6ERVE THE RI*HTTO U3DATE THI6 6URVEY U3ON RECEIVIN* 6AID TITLECOMMITMENT.2111I66UEDCONCE3TUAL*RADIN* 3LAN LOT 3LOT 2LOT 1B LOC K 1 K1O: $LL 3(56O16 B< T+(6( 35(6(1T6 TKDW 6FRWW L LLQGTXLVW DQG 0LFKHOOH LLQGTXLVWMRLQW WHQDQWV IHH RZQHUV RI WKH IROORZLQJ GHVFULEHG SURSHUW\ VLWXDWHG LQ WKH CRXQW\ RI:DVKLQJWRQ 6WDWH RI 0LQQHVRWD WR ZLWLRW  BORFN 1 9$LL(< +,*+ (6T$T(6 DFFRUGLQJ WR WKH UHFRUGHG SODW WKHUHRI:DVKLQJWRQ CRXQW\ 0LQQHVRWD+DYH FDXVHG WKH VDPH WR EH VXUYH\HG DQG SODWWHG DV 9$LL(< +,*+ (6T$T(6 21'$'',T,O1 DQG GRHV KHUHE\ GHGLFDWH WR WKH SXEOLF IRU SXEOLF XVH IRUHYHU WKH HDVHPHQWVFUHDWHG E\ WKLV SODW IRU GUDLQDJH DQG XWLOLW\ SXUSRVHV RQO\,Q ZLWQHVV ZKHUHRI VDLG 6FRWW L LLQGTXLVW DQG 0LFKHOOH LLQGTXLVW MRLQW WHQDQWV KDYHKHUHXQWR VHW WKHLU KDQGV WKLV BBBBBBBBB GD\ RI BBBBBBBBBBBBBB 21BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB6FRWW L LLQGTXLVW 0LFKHOOH LLQGTXLVW6T$T( O) 0,11(6OT$CO81T< O) :$6+,1*TO1TKH IRUHJRLQJ LQVWUXPHQW E\ 6FRWW L LLQGTXLVW DQG 0LFKHOOH LLQGTXLVW MRLQW WHQDQWVZDV DFNQRZOHGJHG EHIRUH PH RQ WKLV BBBBBBB GD\ RI BBBBBBBBBBBBBB 21BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB VLJQDWXUH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB SULQW 1RWDU\ 3XEOLF BBBBBBBBBBBBBBBB CRXQW\ 0LQQHVRWD0\ CRPPLVVLRQ ([SLUHV -DQXDU\ 31 22, 'DQLHO L TKXUPHV GR KHUHE\ FHUWLI\ WKDW , KDYH VXUYH\HG DQG SODWWHG RU GLUHFWO\VXSHUYLVHG WKH VXUYH\LQJ DQG SODWWLQJ RI WKH SURSHUW\ GHVFULEHG RQ WKLV SODW DV 9$LL(<+,*+ (6T$T(6 21' $'',T,O1 WKDW , DP D GXO\ LLFHQVHG LDQG 6XUYH\RU LQ WKH 6WDWH RI0LQQHVRWD WKDW WKLV SODW LV D FRUUHFW UHSUHVHQWDWLRQ RI WKH ERXQGDU\ VXUYH\ WKDW DOOPDWKHPDWLFDO GDWD DQG ODEHOV DUH FRUUHFWO\ GHVLJQDWHG RQ WKLV SODW WKDW DOO PRQXPHQWVGHSLFWHG RQ WKH SODW KDYH EHHQ FRUUHFWO\ VHW WKDW DOO ZDWHU ERXQGDULHV DQG ZHW ODQGV DVRI WKLV GDWH DV GHILQHG LQ 0LQQHVRWD 6WDWXWHV 6HFWLRQ 1 6XEG 3 DUH VKRZQ DQGODEHOHG DQG DOO SXEOLF ZD\V DUH VKRZQ DQG ODEHOHG RQ WKLV SODW'DWHG WKLV BBBBBBBBB GD\ RI BBBBBBBBBBBBBBBBBBB 21BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB'DQLHO L TKXUPHV LLFHQVHG LDQG 6XUYH\RU 0LQQHVRWD LLFHQVH 1R 216T$T( O) 0,11(6OT$CO81T< O) :$6+,1*TO1TKH IRUHJRLQJ 6XUYH\RU V CHUWLILFDWH ZDV DFNQRZOHGJHG EHIRUH PH RQ WKLV BBBBBBBBB GD\RI BBBBBBBBBBBBBBBBBBB 21BBB E\ 'DQLHO L TKXUPHV LLFHQVHG LDQG 6XUYH\RUBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB VLJQDWXUH BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB SULQW 1RWDU\ 3XEOLF'DNRWD CRXQW\ 0LQQHVRWD0\ CRPPLVVLRQ ([SLUHV -DQXDU\ 31 223L$11,1* $1' =O1,1* CO00,66,O1 O) T+( C,T< O) 6T,LL:$T(5TKH IRUHJRLQJ SODW RI 9$LL(< +,*+ (6T$T(6 21' $'',T,O1 ZDV DSSURYHG DQGDFFHSWHG E\ WKH 3ODQQLQJ DQG =RQLQJ CRPPLVVLRQ RI WKH CLW\ RI 6WLOOZDWHU 0LQQHVRWDWKLV BBBBBBBBBGD\ RIBBBBBBBBBBBBBBBBBB 21BBBBB\ BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB LWV CKDLUSHUVRQB\BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB LWV 6HFUHWDU\C,T< CO81C,L O) T+( C,T< O) 6T,LL:$T(5TKLV SODW RI 9$LL(< +,*+ (6T$T(6 21' $'',T,O1 ZDV DSSURYHG E\ WKH CLW\ CRXQFLO RIWKH CLW\ RI 6WLOOZDWHU 0LQQHVRWD WKLV BBBBBBBBBGD\ RIBBBBBBBBBBBBBBBBBB 21BBB DQGKHUHE\ FHUWLILHV FRPSOLDQFH ZLWK DOO UHTXLUHPHQWV DV VHW IRUWK LQ 0LQQHVRWD 6WDWXWHV6HFWLRQ 3 6XEG 2B\ BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB 0D\RUB\BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB COHUN:$6+,1*TO1 CO81T< 6859(<O53XUVXDQW WR CKDSWHU 2 LDZV RI 0LQQHVRWD 11 DQG LQ DFFRUGDQFH ZLWK 0LQQHVRWD6WDWXWHV 6HFWLRQ 21 6XEG 11 WKLV SODW KDV EHHQ UHYLHZHG DQG DSSURYHG WKLVBBBBBBB GD\ RI BBBBBBBBBBBBBB 21BBBBBB\ BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB B\BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB :DVKLQJWRQ CRXQW\ 6XUYH\RU:$6+,1*TO1 CO81T< $8',TO5T5($685(53XUVXDQW WR 0LQQHVRWD 6WDWXWHV 6HFWLRQ 21 6XEG  WD[HV SD\DEOH IRU WKH \HDU21BBB RQ WKH ODQG KHUHLQEHIRUH GHVFULEHG KDYH EHHQ SDLG $OVR SXUVXDQW WR 0LQQHVRWD6WDWXWHV 6HFWLRQ 2212 WKHUH DUH QR GHOLQTXHQW WD[HV DQG WUDQVIHU HQWHUHG RQ WKLVBBBBBBBBB GD\ RI BBBBBBBBBBBBBBBB 21BBBBBB\ BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB:DVKLQJWRQ CRXQW\ $XGLWRUTUHDVXUHU B\BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB 'HSXW\:$6+,1*TO1 CO81T< 5(CO5'(5'RFXPHQW 1XPEHU BBBBBBBBBBBBBBBBBBB, KHUHE\ FHUWLI\ WKDW WKLV LQVWUXPHQW ZDV UHFRUGHG LQ WKH OIILFH RI WKH CRXQW\ 5HFRUGHUIRU UHFRUG RQ WKLV BBBBBBB GD\ RI BBBBBBBBBBBBBBBBBB 21BBB DW BBBBBBBBBBBBBBBBBBR FORFN BBBB 0 DQG ZDV GXO\ UHFRUGHG LQ :DVKLQJWRQ CRXQW\ 5HFRUGVB\BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB :DVKLQJWRQ CRXQW\ 5HFRUGHUB\ BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB 'HSXW\6C$L( ,1 )((T1O5T+6C$L( 1 ,1C+ 3 )((T311$5( 6+O:1 $6 T+86'5$,1$*( $1' 8T,L,T< ($6(0(1T6 1OT TO 6C$L( B(,1* 1 )((T ,1 :,'T+ $1' $'-O,1,1*6T5((T L,1(6 $1' B(,1*  )((T ,1 :,'T+$1' $'-O,1,1* LOT L,1(6 $1' BO81'$5<81L(66 OT+(5:,6( 6+O:1 O1 T+( 3L$T'(1OT(6 6(T 12 ,1C+ ; 1 ,1C+ ,5O1 3,3( 0$5K(' 5L6 21 81L(66 OT+(5:,6( ,1',C$T(' T+( O5,(1T$T,O1 O) T+,6 B($5,1* 6<6T(0 ,6 B$6(' 83O1 T+( ($6T L,1( O) LOT  BLOCK 1 9$LL(< +,*+ (6T$T(6 :+,C+ ,6 $6680(' TO +$9( T+( B($5,1* O) 6ƒ2 2('(1OT(6 )O81' 12 ,1C+ ,5O1 3,3( '(1OT(6 )O81' 5()(5(1C( 1$,L $1' ',6C 6(T $BO9( :$6+,1*TO1 CO81T< C$6T ,5O1 0O180(1TL$1' 6859(<,1* ,1CCO51(56TO1(9$LL(< +,*+ (6T$T(6 21' $'',TO1111216ƒ3 3(3322212113 ʽ ƒ1 35 23L 113ʽ 2  ƒ  1 1   5 2      L    3  L 33 5 2 ʽ 1ƒ 3ʽ 2ƒ2 5 23L 121 3 3   1 1 3  ƒ 3 1 3   ( Planning Commission REPORT DATE: March 19, 2019 CASE NO.: 2019-08 HEARING DATES: Planning Commission March 27, 2019 City Council April 2 & 16, 2019 DEVELOPER: Mark Guenther, Fenway Land Company REQUEST: Rezoning and easement vacation for Marylane Meadows LOCATION: 8313 & 8393 Marylane Avenue North COMPREHENSIVE PLAN: LMDR, Low/Medium Density Residential ZONING: AP, Agricultural Preservation REPORT BY: Bill Turnblad, Community Development Director BACKGROUND Mark Guenther, Fenway Land Company, plans to develop two small acreage parcels on Marylane Avenue North (8313 & 8393 Marylane Avenue North) with a total size of 4.49 acres. The preliminary plat for the 11 lot single-family project was considered by the Planning Commission on January 23, 2019 and conditionally approved by the City Council on February 5, 2019. SPECIFIC REQUEST The request at hand is to rezone the property to RB, Two-Family Residential, and to vacate the drainage and utility easements surrounding both of the existing lots. Though it is not the Planning Commission’s responsibility, the City Council will also be asked to review the Final Plat. EVALUATION OF REQUEST I. REZONING Rezoning requests are reviewed for consistency with the City’s Comprehensive Plan, and for compatibility with the surrounding neighborhood. Marylane Meadows Page 2 Comprehensive Plan Consistency Fenway Land Company proposes to have the subject property rezoned to RB, Two-Family Residential. It is currently zoned AP, Agricultural Preservation, which was the temporary zoning classification assigned by the Minnesota Municipal Board when the area was annexed. The Municipal Board’s expectation is that when development occurs, properties will be rezoned to a classification that is consistent with the City’s Comprehensive Plan. The 2030 Comprehensive Plan guides the property as LMDR, Low-Medium Density Residential development. As seen in the map excerpt from the 2030 Comprehensive Plan’s future land use map below, this is the same development density that was guided for Settler’s Glen, Brown’s Creek Preserve and Rutherford Station. The properties to the south and southwest of the site are guided for, or developed as, Medium Density Residential properties. 2030 Comp Plan – Future Land Use Map As identified in the Comprehensive Plan, the three zoning districts that are considered consistent with the guided LMDR density are: CCR, Cove Cottage Residential; RB, Two Family Residential; and CR, Cottage Residential. Therefore the requested RB zoning is consistent with the Comprehensive Plan. Site Marylane Meadows Page 3 Compatibility with Neighborhood As seen in the zoning map excerpt below, the neighborhood is served by Marylane Avenue, which terminates in a partial cul-de-sac at the south edge of the subject site. Rutherford Station, a single- family development, is located on the west side of the street. It is zoned RB. The site is requested to be zoned RB. The lots to the north of the site will one-day likely be rezoned to RB and developed into smaller lots. So, only the most southerly lot on Marylane Avenue will not be zoned RB. Since it is guided for Medium Density Residential units, it will likely be developed as townhomes as in Settler’s Glen and be rezoned appropriately. To address several questions posed by neighbors to the east of the project site, two-family homes will not be possible on these specific RB, Two-Family lots. Only RB lots with a minimum of 75 feet of width can have a second unit on the lot, regardless whether the second unit is located within the residence or whether it is an accessory dwelling unit located above a detached garage. None of the 11 lots have 75 feet of width. Therefore, only if an individual lot owner were to make application for a lot width variance, and have that approved, could a second unit be built on any of these lots. Marylane Meadows Page 4 II. FINAL PLAT The Planning Commission does not need to review the final plat. It is presented here for information purposes only. Final plat cases are evaluated against the conditions of preliminary plat approval, which are listed below. 1. The site shall be developed in substantial conformance with the following plans on file with the Community Development Department, except as may be modified by the conditions herein:  Preliminary plat Sheet 3 of 7 Dated 12/20/18  Preliminary removals plan Sheet 4 of 7 Dated 12/20/18  Preliminary site & utility plan Sheet 5 of 7 Dated 12/20/18  Grading & erosion control plan Sheet 6 of 7 Dated 12/20/18  Tree preservation plan Sheet 1 of 1 Dated 1/31/19  Preliminary landscape plan Sheet L1 of 1 Dated 1/31/19 The final plan set is in substantial conformance with the preliminary plan set. 2. All civil engineering plans shall be found satisfactory to the City Engineer, or revised to his satisfaction, prior to release of the final plat from City Offices for filing with Washington County. This condition still applies. 3. A Development Agreement found satisfactory to the City Attorney and City Engineer must be approved by the City Council prior to commencing any tree removal or grading on the site, and prior to holding a pre-construction meeting with the City Engineer for the project. The Development Agreement is in draft form. It will likely be finalized before the City Council approves the final plat. 4. At the time of final plat application, the developer must submit a written request to vacate the underlying drainage and utility easements on the property. And such vacation request needs to be approved by the City Council prior to release of the final plat from City offices for recording with Washington County. This condition has been met. Details of the he easement vacation will be discussed later in this report. 5. The developer shall submit a grading permit application to Brown’s Creek Watershed District, and the permit must be issued prior to submitting the application to the City for the final plat. Any permit conditions that the City Engineer finds necessary to include in the final plan set shall be included in the final plat application package. The grading permit application has been submitted to the watershed district but has not yet been approved or issued. Prior to release of the plat from city offices for recording with Washington County, the permit will need to be issued. And, if there are any corrections necessary to the grading plan, they will have to be made and found satisfactory to the City Engineer prior to commencing any grading. In addition, if any changes are required by the watershed district that result in substantive changes to the final plan set, then the City Council will need to review the final plans again before the final plat is released from city offices. Marylane Meadows Page 5 6. The developer must construct a bituminous trail over Outlot A connecting Marylane Avenue to the Settler’s Glen tail system. The developer’s cost of building the trail will be credited against the park and trail fee for the project. The balance of the bid cost of construction (if found satisfactory to the City Engineer) will be credited against the total park and trail fee and the balance must be submitted to the City prior to release of the final plat from City offices for recording with Washington County. This is included in the final plan set and the draft Development Agreement. 7. All electrical and communications utility lines shall be buried. This shall be specified in the plans submitted for final plat approval. This condition still applies. 8. The Developer will be responsible for paying the Trout Stream Mitigation Fee of $27,645.20 and trunk sewer and water fees of $49,605.60. If these fees are not paid in 2019, rates will increase and the higher rates will apply. These fees will be due prior to release of the final plat for recording with the county. These obligations are included in the Development Agreement. 9. If the Developer desires to have a neighborhood entrance monument for the subdivision, plans for it must be included within the final plat application materials. Otherwise, such a sign will not be permitted in the future. No neighborhood entrance monument has been requested. 10. Materials may not be stored in the critical root zone of trees to be saved, nor may equipment or materials be leaned or stacked against trunks of trees identified to be saved. This condition will continue to apply. 11. Approval of the preliminary plat will not become effective until the developer submits an application for rezoning of the property to RB, Two-Family Residential and the City Council adopts an ordinance approving that rezoning. This is in progress. 12. If an Accessory Dwelling Unit is desired for any lot within this subdivision, the future owner of that lot will need to make application for the Special Use Permit and receive approval from the Planning Commission prior to constructing the detached garage and its second story Accessory Dwelling Unit. This condition is no longer applicable. None of the lots will meet the minimum required 75 feet of lot width for an Accessory Dwelling Unit. 13. The developer must agree in writing to suspend the statutory review timeline until after the Joint Planning Board’s review is complete and any changes requested by them are reviewed by the Council. This condition has been satisfied. The Joint Planning Board reviewed the rezoning and preliminary plat and found them satisfactory without conditions. III. VACATION OF EASEMENTS Currently the two platted lots have the standard perimeter drainage and utility easements on them, as highlighted below. The request is to vacate these easements and replace them with the denser network of easements for the re-platted lots. Marylane Meadows Page 6 Existing Drainage and Utility Easements Proposed Drainage and Utility Easements Marylane Meadows Page 7 ACTION REQUESTED The developer requests the Planning Commission to review and recommend approval of the rezoning and the vacation of the existing drainage and utility easements. ALTERNATIVES The Planning Commission has several available alternatives: 1. Recommend approval – If the Planning Commission finds that the requests are consistent with the Comprehensive Plan and are not detrimental to the neighborhood, then the Planning Commission could recommend that the City Council approve the rezoning and the vacation of the existing drainage and utility easements. 2. Recommend denial – If the Planning Commission finds that the requests are not consistent with the Comprehensive Plan or are detrimental to the neighborhood, then the Planning Commission could recommend that the City Council deny the rezoning and vacation of the existing drainage and utility easements. 3. Table for more information. RECOMMENDATION City staff finds that the requests are consistent with the Comprehensive Plan and are not detrimental to the neighborhood. Therefore, we recommend approval of the rezoning and the vacation of the existing drainage and utility easements. cc Mark Guenther bt PLANNING COMMISSION MEETING DATE: March 27, 2019 CASE NO.: 2019-09 APPLICANT: Michael & Necole Kahn, Property Owners REQUEST: Consideration of a Variance to construct an attached third stall on their garage. ZONING: CR: Cove Res. COMP PLAN DISTRICT: LMDR: Low/Medium Density Res. PREPARED BY: Graham Tait, City Zoning Administrator BACKGROUND On January 23rd, 2019, the Planning Commission heard a variance request from Michael and Necole Kahn to construct an open, unenclosed (carport) stall onto their two-car garage. At that time the Planning Commission did not find practical difficulty existed and denied the application. On February 19th, 2019 the City Council heard an appeal request for the reconsideration of a Variance to construct an open, unenclosed (carport) stall onto their two- car garage and further requested the Council consider the addition of an attached and enclosed single-stall addition to their existing, two-car attached garage. At that time the City Council did not find practical difficulty existed and denied the application. REQUEST The applicant would like to construct a third, attached and enclosed, 12’ wide stall onto their existing two-car garage. The applicant has made a request for consideration of a variance to City Code Section 31-309(a)(2) to allow for a garage to be greater than two stalls wide. APPLICABLE REGULATIONS AND STANDARDS The purpose of the variance is to “…allow variation from the strict application of the terms of the zoning code where the literal enforcement…would cause practical difficulties for the landowner.” In addition to the requirements, below, Section 31-208 indicates “[n]onconforming uses or neighboring lands, structures or buildings in the same district or other districts may not be considered grounds for issuance of a variance” and “…a previous variance must not be considered to have set a precedent for the granting of further variances. Each case must be considered on its merits.” Case No. 2019-09 CC: March 27, 2019 Page 2 of 4 1. The variance is in harmony with the general purposes and intent of this chapter. The general purpose and intent of the Zoning Code is to regulate and restrict use of land for the protection of public health, safety and welfare. The specific purpose of two-car garage limitations was to minimize garage dominance on the smaller, Cottage Residential lots. And since the unusual orientation of the subject lot and garage pull the garage well off the street frontage, the third stall definitely does not thwart the intent to de-emphasize the view of the garage from the street. (The location of the Kahn lot is outlined below in red.) 2. The variance is consistent with the comprehensive plan. No application elements are contradictory to the Comprehensive Plan. 3. The applicant for the variance establishes that there are practical difficulties in complying with this chapter. “Practical difficulties,” as use in connection with the granting of a variance, means that all of the following must be found to apply: i. The property owner proposes to use the land in a reasonable manner for a use permitted in the zone where the land is located, but the proposal is not permitted by other official controls; Case No. 2019-09 CC: March 27, 2019 Page 3 of 4 The use of the property, as a single family residence in a single family residential neighborhood, is reasonable. Allowance for a garage as an accessory use is also reasonable. The addition of a third stall on a property with sufficient land width and/or depth and a side-loaded garage has been determined to be reasonable. ii. The plight of the landowner is due to circumstances unique to the property and that are not created by the landowner; and The property is located at the end of a shared driveway. The applicant states this, in combination with the small neighborhood roadway widths, is difficult to accommodate household vehicles. iii. The variance, if granted, will not alter the essential character of the locality. While three car garages have been approved for side-loaded garages, they have not been approved for front facing homes. However, the front-facing nature of this home is not on the traditional street; it is tucked back behind all other properties at this street intersection. The addition of an enclosed stall in this area is keeping with the neighborhood design and will not alter the essential character of the neighborhood or the streetscape. PUBLIC COMMENT None were submitted. ALTERNATIVES The Planning Commission has the following options: 1. Make the finding that practical difficulties do exist for the property owner and approve a variance to the maximum two-stall garage by allowing an additional enclosed stall. The Planning Commission may impose conditions in the granting of a variance. A condition must be directly related to and must bear a rough proportionality to the impact created by the variance. If the Commission were to find practical difficulties do exist for the property owner, staff would recommend the following conditions:  Plans shall be substantially similar to those on file with the Community Development Department’s Case No. 2019-09.  The siding, trim, fascia and soffit boards will be the same color as the primary structure.  A building permit shall be reviewed and approved prior to any construction occurring on the property. Case No. 2019-09 CC: March 27, 2019 Page 4 of 4  Major exterior modifications to the variance permit request shall be reviewed by the Planning Commission as per Section 31-204, Subd. 7. 2. Make the finding that practical difficulties have not been established and deny the variance, with or without prejudice. 3. Table the application and request additional information from staff or the applicant. FINDINGS AND RECOMMENDATION Staff finds that the application is in harmony and intent of the zoning ordinance and consistent with the comprehensive plan. The applicant has established practical difficulties and does not alter the essential character of the locality. Therefore, staff does recommend conditional approval of the variance associated with CPC Case No. 2019-09 for the construction of a third, enclosed garage stall at 1260 McDougal Green Way. ATTACHMENTS Site Location Map Applicant Narrative Site Plan Site Photos (4 pages) Plan Details (3 pages) DDUJ T AR I L 62ND STREET NORTH SETTLERS AVEGREENMCDOUGALSETTLERS µ 0 180 36090Feet General Site Location Site Location 1260 McDougal Green ^ Text