The URL can be used to link to this page

Home My WebLink AboutItem 9 - ZTA Liquor Stores in CC DistrictPLANNING COMMISSION DATE: 2/23/15 AGENDA ITEM: 4B – PUBLIC HEARING CASE # 2015-07 ITEM: Zoning Text Amendment – Liquor Store Use in Convenience Commercial Zoning District SUBMITTED BY: Nick Johnson, City Planner REVIEWED BY: Kyle Klatt, Community Development Director Adam Bell, City Clerk SUMMARY AND ACTION REQUESTED: The Planning Commission is being asked to hold a public hearing on a request to amend the City’s Zoning Code to allow liquor stores as a permitted use within the Convenience Commercial zoning district. Staff is recommending that the Planning Commission recommend approval of the requested Zoning Text Amendment. GENERAL INFORMATION Applicant: Keith P. Carlson, CHO Investments, 1626 Hunter Hill Road, Hudson, WI 54016 Property Owners: CHO Investments, 9630 Walleye Road NW, Brandon MN 56315 Location: N/A – Request would allow for liquor stores as a permitted use in the Convenience Commercial zoning district city-wide (currently two locations in Lake Elmo have Convenience Commercial zoning designation) Request: Keith P. Carlson and CHO Investments are requesting to amend the City’s Zoning Code to change liquor stores as a permitted use in the Convenience Commercial (CC) zoning district. Existing Land Use: N/A Existing Zoning: N/A Surrounding Land Use: N/A Surrounding Zoning: N/A Comprehensive Plan: N/A Proposed Zoning: N/A History: The Commercial zoning districts were updated in 2012 as part of a broader effort to update the City’s Zoning Code in advance of sewered growth in Lake Elmo. As part of this Zoning Code update, the current commercial zoning districts were added, and permitted, conditional and interim uses identified. At that time, liquor stores were not included as a permitted use in the Convenience Commercial zoning district. PUBLIC HEARING - ITEM 4B 2 Applicable Regulations: Article XII – Commercial Districts (§154.551) REQUEST DETAILS Keith Carlson and CHO Investments have applied for a zoning text amendment to amend the City’s Zoning Code to allow liquor stores as a permitted use in the Convenience Commercial (CC) zoning district. The Planning Commission is asked to hold a public hearing on the request, as all changes to the City’s Zoning Code require a public hearing. The applicants currently own one of the two sites in Lake Elmo that is zoned Convenience Commercial (see Attachment #4). BACKGROUND Keith Carlson and CHO Investments currently own and manage the commercial property at 11025 10th Street North (southeast corner of Lake Elmo Ave. and 10th St.). To supplement the current neighborhood convenience store use of the site, the owner and tenant have proposed to open a liquor store. The applicants applied for a liquor license in January of 2015. Upon review of the liquor license in the context of the City’s Zoning Code, it was found that liquor stores are currently not permitted in the Convenience Commercial zoning district. When the applicants submitted the liquor license for this property, they were not aware of the current restriction on liquor stores in the CC district. In fact, when operated by a previous business owner, the neighborhood convenience store previously had a 3.2% liquor license, which is now no longer valid. After the review of the liquor license was completed, the property owner was notified that a zoning text amendment would be required to operate a liquor store on a parcel with the CC zoning designation. The subject property is one of two sites in Lake Elmo zoned Convenience Commercial. The two sites are located at 11025 10th Street North and 4201 Manning Avenue North. Both of these sites include a gasoline station and neighborhood convenience store. Attachment #4 includes a map that identifies the location of the two parcels with the CC zoning designation. In addition, the City’s Official Zoning Map is also attached (Attachment #3). After further consulting City staff, the applicants have submitted a zoning text amendment to allow liquor stores as a permitted use in the CC zoning district based on the current restriction as identified in the Zoning Code. STAFF REVIEW COMMENTS: In order to review whether or not liquor stores are an appropriate use in the Convenience Commercial (CC) zoning district, staff reviewed the purpose statement for the district in Article XII – Commercial Districts of the City’s Zoning Code. The purpose statement for the CC zoning district reads the following: The CC District is established to provide for smaller scale commercial development and attractive neighborhood shopping centers that are compatible with surrounding residential and business park development, ideally located at the intersection of two or more collector streets or at the intersection of an arterial and collector street. Convenience goods and services are those which are purchased frequently, i.e., at least weekly; for which comparison buying is not required; and which can be sustained in a limited trade area. Such uses include convenience markets, personal services and repair shops. A limited number of other uses, including but not limited to restaurants, gas stations, medical centers, religious institutions, transit-related park-and-ride lots, and facilities with drive-up windows, are also allowed. PUBLIC HEARING - ITEM 4B 3 In the context of this purpose statement, staff finds that liquor stores are in fact consistent with the purpose and intent of the CC zoning district. The reasons or findings for this determination are the following: 1. Liquor Stores are consistent with and are typically found within smaller scale commercial developments. 2. Liquor Stores include the sale of goods that are purchased frequently and can be sustained within a limited trade area. 3. The existing parcels zoned Convenience Commercial are located at the intersections of arterial roadways, thereby allowing adequate access to the site and being in conformance with the purpose or intent of the zoning district. It should be noted that from a planning perspective liquor stores do not present greater impacts to neighboring properties than other general retail uses or forms of retail trade. They all generate similar amounts of traffic and have similar considerations with regards to land use compatibility. The purpose of the Convenience Commercial district is to allow for smaller scale commercial activities, including general retail sales, that will have limited impacts to nearby residential land uses. In the judgment of staff, a liquor store qualifies as a land use that is a limited commercial use in nature. It should be noted that other retail uses that do have larger amounts of traffic and other associated impacts, such as garden centers, building supplies sales, warehouse club sales, grocery stores, supermarkets, and other larger scale uses, are also not permitted in the CC district. When comparing liquor stores to these other larger retail uses that are not consistent with the intent of the CC district, it is clear to staff that the level of traffic and activity of a neighborhood liquor store is far less than that of the other aforementioned uses. For that reason, liquor stores would be an acceptable use that is consistent with the intent of the CC district in the judgment of staff. In addition to the analysis about whether or not liquor stores as a use are appropriate for the Convenience Commercial district, it should be noted that the proposed action does not remove or replace the procedural requirements necessary for the applicants to procure a liquor license from the City. In order to receive a liquor license, a public hearing must be held by the City Council. The Council has wide discretion in approving or denying the license issuance. As part of the review for a proposed liquor license, the City has the Washington County Sherriff’s Office conduct a thorough background check and provide review comments on an annual basis. Following the law enforcement review and subsequent approval by the City, the application is then submitted to the Minnesota Department of Safety for final review. All liquor licenses must be renewed on an annual basis and can be suspended or revoked for any infractions or violations at any time. The reason these procedural steps are highlighted is to note that the proposed action this evening relates solely to whether or not liquor stores should be a permitted use within the CC zoning district, not as to the merits of the applicants’ request for a liquor license. To summarize, the requested action would amend the City’s Zoning Code to allow the liquor store use in the CC zoning district, as opposed to making a recommendation on an application for a liquor license in a specific location for a specific applicant. RECCOMENDATION: PUBLIC HEARING - ITEM 4B 4 Staff is recommending that the Planning Commission recommend approval of the requested zoning text amendment to allow liquor stores as a permitted use in the Convenience Commercial zoning district. The recommended motion is as follows: “Move to recommend approval of the requested Zoning Text Amendment to change liquor stores to a permitted use in the Convenience Commercial Zoning District based on the findings of fact listed in the Staff Report.” ATTACHMENTS: 1. Land Use Application and Supporting Narrative 2. Proposed Zoning Text Amendment 3. City’s Official Zoning Map 4. Location Map of Parcels Zoned CC ORDER OF BUSINESS: - Introduction ....................................................... Community Development Director - Report by Staff ..................................................................................... City Planner - Questions from the Commission ............................ Chair & Commission Members - Open the Public Hearing .................................................................................. Chair - Close the Public Hearing .................................................................................. Chair - Discussion by the Commission .............................. Chair & Commission Members - Action by the Commission ..................................... Chair & Commission Members PUBLIC HEARING - ITEM 4B 4751 2525 1786 1515 1876 11455 10880 901 8281 8251 2298 4564 3501 5500 9941 10321 11455 10380 9130 9075 10105 456 10190 616 11530 11332 9524 5235 3150 11421 9579 2641 8280 8940 9109 901 820 9591 2500 8989 11490 8775 10386 9434 5193 2490 520 10112 11351 4670 8770 4452 10711 9200 11975 5275 10193 11980 4370 9140 3045 3855 54155435 10240 5825 1412 9940 8465 9070 11211 4212 11260 8866 2685 8555 9057 5200 4950 4890 9825 5295 5900 5699 10830 81558135 8989 12058 9765 5250 5222 3503 5761 11351 8650 1304 10550 5749 11260 3360 5230 4890 5545 4755 10472 4890 4690 5255 4455 2450 3691 3870 9999 4620 5471 4596 8955 9255 3467 5135 5040 9200 9220 5190 8975 5429 8970 1069910579 107591063910519 8740 10231 4779 4525 928 872 814 760 704 10133 11330 8291 8268 3000 10755 10350 9696 12202 10732 10875 750 11491 11658 11050 10830 11311 11255 11514 10689 5220 3655 11817 11180 11165 4384 11347 9495 11240 9524 9585 9535 655 8243 11980 8400 11678 8243 781 5615 10120 8470 9447 9765 10824 11465 723 2901 855 10323 5416 8450 11989 8633 4424 9393 5414 2244 687 9440 8633 11790 921 2895 8006 3082 8141 9425 3681 8552 11144 11530 11459 5427 9242 5760 5300 5230 8420 5170 5110 9265 8271 975 5577 8530 4454 3536 5660 8430 5630 4375 4477 5050 5240 11580 5055 5272 8171 1532 8863 8810 11415 9345 2270 2767 5638 5080 8707 8042 4989 3036 5750 3077 11361 8737 8565 9155 1543 4550 9844 11530 10550 9759 9480 876 5247 9521 9498 3303 561 8519 9494 3733 10092 859 8515 820 9605 8449 8080 812 790 755 873 8420 914 2678 8550 9800 832 483 3554 4201 577 8321 883 2906 747 3817 521 5014 8319 868 8411 2890 3560 11011 5257 3455 8394 2656 772 2813 697 772 617 820 785 854 968 724 858 881867 371 650 665 331 3812 418 887 875 488 568 605 877 974 429 871 770 220 694 829 5629 978 3505 84578367 585 9876 5673 10841 8879 5011 9250 3880 3520 9830 8281 2811 9605 2749 9260 5367 9655 8996 9389 5290 4415 2696 8028 9855 3548 5337 9380 5274 9636 9652 3280 8884 11825 9747 5715 8800 2580 5791 8255 9784 11676 3592 9571 3669 3663 5170 2269 9692 2618 8364 9580 9612 8620 8226 9393 9618 9965 9481 9873 9120 2528 2798 3793 2737 2760 8468 2119 3432 2677 9744 5277 11325 8284 9323 8241 3443 8120 8165 9395 9568 9163 10021 8382 3200 5611 9250 9343 8154 10015 8611 9386 8215 5424 2296 5855 9961 9400 3080 1535 9391 8414 9715 8151 8410 3435 9387 2699 9486 9798 9719 8454 8125 8180 2850 9768 9275 9710 4990 9251 989098349670 9940 9875 9543 9895 9179 9896 3424 9106 9805 2038 2769 9800 2841 3584 9314 8119 9073 8680 8134 5324 3033 2655 9455 9034 3572 1509 4026 9123 8074 8311 8340 8219 8047 8206 8271 9515 9576 9589 8260 8263 8276 9023 9945 9170 8335 8330 1521 9960 9855 8585 5307 8945 802 11343 11030 5771 4990 4910 9125 5385 4955 8010 5131 8727 10735 8170 9377 5833 1080 2835 9220 1155011550 11550 5277 11991 8255 8950 8881 5247 8717 5404 9320 8241 3407 2715 3408 8244 8247 8211 8388 3948 8401 4855 9355 9360 5710 5180 11371 8500 8665 9955 8234 8603 5270 2876 8880 5217 404 84905875 9906 2040 1304 5685 4768 2626 8367 9095 5412 5187 8375 5034 3825 8190 5110 4995 5217 10375 9280 2895 9280 5070 9302 10950 8810 2925 8060 2960 7760 8896 2525 5090 1199 2543 9333 8001 9363 3141 8230 2069 9203 5422 11674 5400 9018 5350 8820 5110 2816 5730 2224 1875 8790 5737 9581 8344 8478 7805 9243 8419 5445 11233 4860 3075 8301 2961 5730 1095 5757 5130 8254 5777 5025 7821 10774 7803 8341 8030 11048 2443 11295 8070 10376 2930 4940 4960 8310 5267 8225 8282 5230 9525 9303 5885 4880 4060 9295 8455 10819 5193 8010 10903 10010 5745 11685 8485 9030 3060 11546 2850 8800 9520 9078 8260 4405 5750 8030 8870 5150 1067 4850 5171 8409 8586 5690 4870 9385 10664 9287 8331 9250 10802 8351 2430 9400 10728 1025 2189 10833 8371 8110 5055 2393 11240 8391 8644 10847 4955 10746 4980 8268 2455 4865 5158 5120 4850 5072 2965 5150 1020 2470 5226 8352 1957 1140 1028 1080 2055 2450 2320 3473 9191 4854 2796 8050 9517 8899 8040 1019 8469 8100 2935 1069 1115 8982 7990 11771145 1123 2856 8898 9160 5080 2621 8483 5124 2655 8867 9523 2450 8916 8965 1073 1027 8938 1093 9220 2410 3819 8962 2101 10922 5227 4596 2245 10875 50405060 8170 10963 8390 5890 4515 84158139832183098171826183758229 83908370 10931 8320 5237 8572 5170 4960 8415 2461 9123 5747 10858 5211 8211 5701 9112 5020 8549 2333 10791 8980 5151 5790 10024 50557816 5420 8611 7761 2289 11171 11040 9055 4823 5487 5130 1696 9280 2225 11202 11345 7824 11108 5201 5410 8509 2470 8170 10071 8142 2267 5025 8292 275 5853 9498 10763 9682 4388 4926 3759 8167 7920 5750 5850 5770 5200 2227 5790 5171 10368 9706 8573 5500 3161 11047 8021 4346 2345 5810 4260 2491 10895 11063 8331 8011 3077 8001 8030 2440 5736 2479 2311 9901 2445 5171 4070 8180 5080 2395 9240 4009 11395 10072 9219 11355 9404 10830 10886 3047 1683 2175 11230 4275 11075 11150 8475 11075 11365 11190 8627 2935 9754 8140 5121 5043 4071 9098 11109 3765 3914 3797 5810 11320 8110 11115 4091 10674 9757 10684 11110 8080 5230 5960 5933 11350 11227 8690 8050 8050 3095 5235 11350 11385 8509 2229 11066 11066 11375 11314 11420 11270 11140 11277 11320 11407 8989 2201 5815 3712 8470 8603 10825 4996 5920 3303 9445 7680 8274 5151 3337 5459 5085 4748 5111 5830 9189 10380 9436 3065 8930 5787 2750 9040 4732 8860 8330 8193 31509181 10079 8890 3476 3440 9032 5665 9497 5065 8670 7730 7872 8350 5831 9986 8815 812580958065 8215815581858045 4171 5165 4061 8370 7840 5231 3100 3070 11210 8265 9654 8390 7931 8000 2194 4855 5850 37203889 7856 4110 7832 9811 7982 11950 5261 5111 5321 5620 2315 9717 5091 5291 5693 3052 5870 2773 5775 3704 9550 8245 5724 4150 5260 2204 1446 9915 8567 8243 1985 2793 2340 2914 9615 4100 2899 7818 8850 5131 4635 2380 5071 8510 8845 4966 9275 4140 5710 9402 4131 8875 5440 2337 26842700 4030 9954 7962 8203 2632 2041 2075 8687 5811 7864 8021 8239 8809 4497 10353 2662 7741 2329 4190 9634 8555 5361 2415 8625 78985451 5290 8312 8350 5460 8548 2360 8100 9861 8815 8309 2965 8270 2110 8360 4277 4280 4280 87498405 5480 8775 7848 4260 7740 5431 5051 2706 4276 8529 7780 4220 7930 5771 8040 5791 5751 5680 7808 2120 5655 4141 5640 5730 7920 2902 2958 5597 8727 9229 9788 4181 2672 4235 4033 2867 9676 8771 3929 2874 2790 5675 1584 2846 2718 8790 2933 1525 4240 2823 2390 2722 2174 9125 2359 2735 4255 9621 4070 1615 9732 4285 9149 1849 9524 9799 18051827 8860 1757 1529 2257 8247 9829 1627 1709 1535 2301 1684 1743 1539 4215 1517 4120 1779 1727 1583 1513 8996 1681 1663 16971694 1756 1668 1636 1654 1680 9548 4111 4077 9766 1645 9155 5010 2818 9828 9350 1873 8780 4260 8770 1567 4255 4240 9771 2134 9602 9796 4275 9884 9737 3909 55355531 8539 9476 4944 3415 5819 9498 9885 9576 2811 8121 8110 8085 8080 8196 8173 8160 4180 4101 5093 8465 8290 9340 9927 8332 5701 2575 9730 9611 9485 8245 5418 5725 9141 9590 8498 9399 4118 9148 8556 3160 8511 11392 9437 3936 8120 8702 8619 2931 5197 8416 8546 9530 10977 8264 8164 3610 9605 8517 5734 9601 9929 3023 4990 9957 10042 2819 2958 11280 11612 3351 8271 3286 3025 12460 9902 4849 4348 9703 41328255 9662 9843 4305 9620 9799 4146 9726 9492 9605 9818 2923 4220 2955 3014 4964 8224 8286 11430 8294 4075 9915 3982 11658 4711 9985 4982 8804 5647 9768 4258 1589 2927 11443 1525 9819 8955 8961 97299650 5677 8282 10356 4575 2939 8879 8929 8838 8839 8969 89288890 89688808 5658 2998 4508 8382 8012 8160 1668 43274345 4941 10325 5659 2805 2877 27692978 5760 8344 3960 8455 11040 7851 5810 4404 5711 9406 10149 4758 9606 2984 11328 4863 5782 2928 9186 8278 8536 8910 4167 9740 8533 11909 11051 4385 3078 11933 5840 11152 5671 2911 8220 11880 11619 4446 5765 8148 4633 11140 9949 9477 8431 2739 4177 8015 4465 4092 9776 2907 8600 2932 11828 4460 4589 2971 8528 4629 5736 1550 15941578 1650 1620 1634 1571 4830 8320 1545 2936 2972 8011 2915 5712 5682 10950 9829 5747 12176 9971 8883 48848120 9997 4938 10278 2987 4265 2950 5769 2995 5683 2966 4967 4847 5688 8460 5650 4577 4651 8066 2943 2962 4819 2919 5805 4875 11923 5670 4905 2646 5729 2796 2942 4703 3326 2965 4330 2959 11715 2949 2951 4677 4731 2721 9831 2979 10316 2976 10289 8623 8991 4563 4605 4594 11035 4582 8080 45744566 5820 10985 4539 11610 4911 4550 11256 4558 11130 11194 9447 46774689 8001 11730 1326 2970 10115 3655 4103 3435 11075 8450 8555 8834 8862 11592 8831 8861 8605 10029 8510 1625 8080 2950 8801 4179 11543 1643 3268 10064 33083284 8570 2965 8695 4769 2770 8549 3287 10080 3735 3549 4535 8061 10097 4611 11025 9442 2975 3923 4207 8722 8674 9051 8554 3910 11928 9043 11753 4037 10085 4365 10342 3328 3849 11881 3109 3890 4127 8748 4891 4233 4488 8258 10225 11125 11862 10144 4602 2988 9057 1665 4151 11834 4931 4881 4995 11253 10263 8051 3405 9109 4515 3597 10961 2918 8772 11197 11830 11839 11809 3271 10206 9170 10231 3563 10125 3623 10095 10191 10159 2751 10178 9836 8725 4485 3351 3850 8718 3010 4835 4963 3533 3567 36073597 3551 3440 3509 3490 3464 32633296 8110 3030 5206 7934 3981 3081 8780 4009 3876 4418 4442 4370 3582 9429 4466 4394 4853 4971 8650 34153412 8687 8644 7817 8623 8108 8195 2915 3053 8775 4192 8715 2995 2940 2904 2759 4174 8048 4387 4415 8076 8785 4365 2986 4389 4634 9519 11220 44634439 2990 9161 3508 852028752895 9409 4500 8728 3240 3570 2809 2959 2909 7959 3309 4336 11761118291185711714 12100 3127 4390 2991 3603 2769 3625 295529392921 27832797 2903 28172837 28912871 2971 2764 3105 2968 293229162898 2866 27782790 28322814 2935 43724354 2731 27732793 36643646 3686 8521 3624 3131 3124312431513127 36503647 11550 11550 115501155011550 11228 5250 52105190 5230 5170 9379 9383 9381 11434 7980 8020 2795 10654 8735 8312 10644 8311 2151 5429 7960 2377 9905 5439 5470 8374 5419 1120011200 1120011200 11200 11200 11200 11200 8109 4455 5449 9060 8200 2383 8802 3409 5460 8260 8640 8081 11860 8320 8989 9090 8292 5221 9038 8830 8855 5480 8920 8755 2389 8925 2410 8838 8237 7970 9401 5450 11920 8028 8840 2141 8835 8340 8579 11060 10867 8645 8784 7910 8895 9046 8875 4720 8650 2131 5409 5440 8240 2121 9714 8419 5430 8855 5420 8905 8780 2111 8249 8830 5040 5471 8785 8720 8182 88108696 89098949 5695 82958323 8841 8877890989598935 8811 8260 8171 2932 8131 9095 8280 7550752075807610 8895 8980 1570 11511 9700 9856 8628 8750 8592 83008241 9440 4580 4886 8251 8162 82338061 3890 3778 2197 8599 8281 8012 8618 3862 10380 86438659 8609 10823 8355 9620 9077 7831 4473 10059 8018 9427 8903 9417 9377 94079397 8866 11530 3736 4731 4575 8200 10824 3834 11223 4555 11079 2211 9357 10483 5784 3756 8583 9330 11977 4421 8766 4187 2748 11588 4351 10174 11053 3385 8032 11299 9593 9441 9066 8540 4168 7978 9079 4251 11912 2770 8024 3806 4199 4791 9984 9480 11291 9745 8680 42279958 8206 1796 4759 9936 2992 2660 5802 2820 2795 4068 4143 4937 4335 4155 10032 4190 8738 9918 8690 7955 9302 10037 2855 11570 3899 11653 10057 8896 8014 8718 3918 2753 10914 3947 11622 2805 3693 4545 3373 10902 9322 9880 10997 3829 11091 10168 8123 8919 5038 8032 11649 11150 8052 8033 3944 11769 616 8384 11628 11711 10011 3773 11693 11771 10069 11544 11796 11888 11647 11751 4005 11703 9337 10997 8716 10926 8114 10380 8290 3871 79517949 11787 8404 11797 1183311671 11806 11609 8043 5068 10915 11815 11184 11120 10966 3074 9065 1173210911 11326 10100 10938 11726 1097810994 11126 11364 102201015010138 11050 11106 10118 4565 11286 11727 11679 11784 11762 7990 5096 4083 1123411256 3881 10030 10941 10073 10114 11212 1168611704 11357 11686 10929 11051 4044 11284 3857 9867 11598 11680 9461 8464 11736 2964 11766 2986 12114 11259 11333 11320 4002 4044 4028 9359 9033 5058 9858 5064 4057 11306 4644 5188 11377 5067 3081 7945 4033 11520 3481 4076 11703 1021210194 4805 5073 11018 5128 52385222 2952 3998 2944 8652 9885 8111 8567 3327 8242 9849 5168 11279 11681 9831 4212 5090 5076 9233 5072 4236 11015 4020 41564138 5052504850825086 1135611316 41024120 29782972 2930 5085 5288 5279 5257 5308 5041 50735079 5067 505750495063 5264 8656 9317 5150 8655 8742 3250 11656 11657 11820 8186 11060 9179 11307 8709 9224 8084 11326 11055 11541 8633 8428 11644 5337 11258 5042 11127 85708544 8668864886208510 11240 8004 11227 11397 11199 7972 33303316 3331 8643 8648 8402 8098 82828308 11320 5035 8364 2989 11179 12020 12072 12108 9287 5038 8914 89098891 8938 37408894 8939 9090 9055 91109038 9089 9130 91159165 9060 9597 3276 8488 8657 9853 754 12038 11910 11816 9150 4610 11120 10390 10891 3012 48614873 4943 4815 49794987 4955 4827 3063 11646 1124711267 8298 8639 8685 3004 11888 11676 2994 5083 11792 5173 8515 5097 11794 8009 11992 11681 1175011772 12088 8190 5043 11676 9198 3511 3084 11108 709 10919 10940 11033 9199 9397 11217 11205 8130 3094 5079 3091 35103504 10865 5055 9133 8181 8603 9025 3360 736 325811008 3348 712 5087 3291 11090 12056 8580 565 4622 11306 9917 11334 3153 2915 510 682 743765 10925 8511 5231 11079 721 8980 783 5265 623 3442 32813311 4676 3338 5203 9393 11220 5091 2929 528 9366 10240 3645 5383 4668 8199 9838 4654 109419260 11057 12122 5294 8056 12418 597 10917 11020 5061 547012136 8910 5291 648618602 121541217212190 9369 9856 10975 31153112 10961 584 2945 10949 9902 3343 9901 8098 10929 9822 3479 9872 513 5403 5323 9755 3099 9888 9703 32173203 3308 3235 9905 12208 5310 9733 544512167 568546 9910 9077 1107511074 11105 11225 1129511269 3253 3265 9837 5429 10376 12502 10902 10907 5366 9768 9051 53285388 3631 10906 9918 9240 9049 3390 12211 9771 1120011212 112921123011272 11227 9785 12023 540812115 990497869918 11072 5346 3537 12226 12300 9202 9750 10920 8051 3673 1244612476 1228812260 4698 12311 12187 9924 9823 8017 12195 11094 4690 12067 9913 12455 12153 12245 12371 10899 12181 12432 220 3459 11180 9797 12312 3585 3466 12383 12276 1240412532 12324 12362 3380 8080 12203 12337 11082 3693 3520 12340 3524 9871 12386 8085 3590 3546 3394 8036 1039010390 11178 361736043603 3417 3515 1242512425 8027 2860 8038 12415 12445 3880 11002 11104 8111 11123 1243512435 8034 89358945 8975 8925 8971 8981898589318941 86738669 11750 11720 1182011850117701179011810 862586218677 865786538665 11140 11830 11760 11840 86338687 30103030 8991 8951 8995 8953 10TH ST N HUDSON BLVD MANNING AVE NLAKE ELMO AVE NSTILLWATER BLVD N 34TH ST N 50TH ST N KEATS AVE N15TH ST N INWOOD AVE NIDEAL AVE N20TH ST N LAKE JANE TRL N 30TH ST N 53RD ST N 27THSTN JAMACA AVE N55TH ST N JANE RD N 47TH ST N DEMONTREVILLETRLN 57THSTN 59TH ST N 51STSTS 31STSTN 43RD ST N LEGION AVE N39TH ST N 38TH ST N 42ND ST NOLSONLAKETRLN KIMBRO AVE N33RD ST N 24THSTN 26TH ST N 32ND S T N JULEP AVE N LILY AVE NCIMARRONIVY AVE NHILLTOP AVE N21ST ST N STILLWATER L N N IRISAVEN MANNING TRLN45TH ST N 9TH ST NIVORY AVE N12TH ST N JASMINEAVE NJEWELAVEN 56TH ST N LEGIONLNN 35THSTN KELVIN AVE N37TH ST N 36TH ST N JAMAC ABLVD NLINDEN AVEN KLONDIKEAVEN LIN DENTRLN JAN E C T N IMPERIALAVE N55TH ST ISLE AVE N 22ND ST N 40TH S T N TAPESTRYTRL 28TH ST N KIRKWOOD AVE N3RDSTREETPLN HYT RAILAVE NLILAC LN NTAPESTR YRDJEROME A VE N KINDREDWAY 14TH STNHIGHLANDSTRLN EAGLEPOINTBL VD JANE CIR NJONQUILTRLNJASPER AVE NLAYTON AVE NJAMACA CT N JULEPCTN LEEWARD AVE NJONQUILAVEN LILAC PL N IRISH CT NHIGHLANDS C T NJULEP WAY LILAC WAY N IVORY CTINNSDALE AVE N11TH ST N TAPESTRYGRV 10THSTREETLNN22ND CT N INNSDALE AVE NLAYTONAVENSTILLWATER BLVD N ISLE AVE NJAMACA AVE N53RD ST N KEATS AVE NKEATS AVE NLILY AVE NMANNINGAVENHIGHLANDSTRLN 10TH ST N JULEPAVEN LAKE ELMO AVE N57THSTN 50TH ST N 59THSTN 39TH ST N Lake Elmo Lake Jane Eagle Point Lake Lake DeMontreville Lake Olson Sunfish Lake Horseshoe Lake Downs Lake Goose Lake Rose Lake Clear Lake Armstrong Lake Sources: Washington County & Metro GIS 1-9-2015 5 Official Zoning Map Data Disclaimer: This map is not a boundary survey and is not intended to be used as such. The City of Lake Elmo assumes no liability for the completeness of this map or responsibility for any associated direct, indirect, or consequential damages that may result from its use or misuse. ZONING DISTRICTS A BP C CC GB LC LC-PUD LDR MDR OP PF R2-PUD RE RR RS RT Shoreland District Municipal Boundary Source: Esri, DigitalGlobe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping,Aerogrid, IGN, IGP, swisstopo, and the GIS User CommunityLocation Map: Parcels with CC Zoning KLAKE ELMO0 3,000 6,0001,500 Feet 1"=3000'Data Source: Washington County, MN 2-18-2015 Parcels in Lake Elmowith CC zoning 456717 456710 456715