HomeMy WebLinkAboutPZ Agenda Packet; 10-27-14
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 747-3900
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, October 27, 2014 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. October 13, 2014
4. Public Hearing - None
5. Business Item
a. RURAL AREA ANALYSIS DISCUSSION AND PRESENTATION. The
Planning Commission is being asked to review and discuss development within
the City’s rural development areas.
b. DESIGN STANDARDS DISCUSSION. The Commission will discuss
residential design standards. There is no staff report for this item.
6. Updates
a. City Council Updates – October 21, 2014 meeting:
i. None
b. Staff Updates
i. Upcoming Meetings:
• November 10, 2014
• November 24, 2014
c. Commission Concerns
7. Adjourn
City of Lake Elmo
Planning Commission/City Council Workshop
Minutes of October 13, 2014
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Williams, Dodson, Kreimer, Larson, Lundgren, Dorschner
and Haggard
COMMISSIONERS ABSENT: None
City Council Members Present: Smith, Reeves, Nelson, Bloyer and Mayor Pearson
STAFF PRESENT: Community Development Director Klatt, City Planner Johnson, City
Administrator Zuleger and Planning Intern Casey Riley
Approve Agenda:
The agenda was accepted as presented.
Approve Minutes: September 8, 2014
There was clarification of a number of items in the minutes and corrections of
typographical errors.
M/S/P: Dodson/Kreimer move to approve the minutes of September 22nd as amended;
Vote: 7-0, motion carried unanimously.
Business Items: Land Use Development Update/Comprehensive Plan Discussion
Klatt began his presentation by describing the materials that were provided to the
Planning Commission. He gave a brief overview of the Met Council Thrive 2040 Process.
Klatt discussed the elimination of the MOU and described the steps to achieve the
elimination. He highlighted the fact that the City is no longer subject to wastewater
inefficiency fees, which would have totaled $1,000,000 in 2015 had the MOU not been
eliminated. As the MOU has been retired, the City is no longer subject to growth
mandated with penalties.
Klatt started to further describe the Met Council regional planning process, noting that
the City’s next required decennial update to its Comprehensive Plan is in 2018. The Lake Elmo Planning Commission Minutes; 10-13-14
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System Statement, identifying the regional expectations of the City’s land use plan, will
be released in the fall of 2015.
Dodson asked about how regional plans are reviewed by other jurisdictions. Klatt noted
that the pertinent organizations are reviewing the plans that they affect them, for
instance the watershed district would review the surface water plan.
Johnson stated that the Met Council has a regional plan that is reviewed by all
jurisdictions. If there is a major change to a plan, the appropriate agency has to sign off
on it.
Larson described all the layers of the planning process, such as the Lake Elmo Airport.
He talked about the number of households needed to maintain a viable downtown. In
addition, the City needs to be thoughtful in providing enough parks and recreation for
newly developing areas.
Williams asked about the number of total households as it relates to the number of
persons per household. Council member Smith added that the persons per household
number is important to Lake Elmo’s ultimate population projections. The 2030 plan used
2.75 persons per household, while the 2040 plan is using 2.5 persons per household.
Smith also stated that using ranges makes it much more difficult to manage growth.
Smith stated that based on what we have already approved, we really don’t need to use
all 1000 acres along I-94 to meet our requirement.
There was a general discussion about REC units and the future population obligations
for Lake Elmo.
Klatt provided a summary of Lake Elmo obligations. The City will need to plan for a
24,000 population until the 2015 system statement is released. The City has also taken
several actions to functionally rebalance the land use plan to reduce numbers when
possible.
Haggard asked if we wanted to use the 2040 plan, would 10 months be enough time to
look at it. Klatt responded that if there is concern, then the City should use our staging
plan. Smith stated that if we are looking at allowing more development in the rural
areas on smaller parcels, that should be factored into population as well.
Klatt provided an overview of all the current residential development projects that have
received some level of approval from the City. In addition, staff provided estimates of
likely future development according to the current land use plan.
Dodson asked if the City identified the area near Manning Ave for high density housing.
Klatt noted that the plan was City-driven.
There was a general discussion about the Inwood development.
Lake Elmo Planning Commission Minutes; 10-13-14
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There was a discussion about the Village Planning Area, specifically the mixed-use area.
Moving forward, Klatt presented the City’s staging plan. He highlighted the Stage 1, 2
and 3 areas in the I-94 Corridor. Williams asked to what level of discretion the City has
to refuse a proposed development in the Stage 3 area. Klatt noted that the City could
deny a project through the use of the Staging Plan. Williams asked about
Moratoriums/Interim Ordinances. Klatt explained the state rules surrounding interim
ordinances.
Haggard stated that she thought the village was going to be developed before the I-94
corridor was fully built out. Klatt stated that the Village was part of the stage I planning.
Smith stated that she feels we should not have moved into phase II for only 50 homes as
it was not necessary until we completed more of phase I.
Klatt further described the functional rebalancing efforts undertaken since the plan has
been adopted. These efforts have resulted in a reduction of nearly 500 housing units.
Kyle wrapped up with some concluding thoughts. He provided the staff’s
recommendations related to rebalancing efforts in advance of the next Comp Plan
update which included rebalancing along I94 as part of transit planning and continuing
to discuss the rural planning areas.
Discussion of Gateway Corridor and how a transit hub might impact zoning. If a hub
goes in the higher density most likely would go closer to the hub.
Williams thanked the staff for the information provided. He noted surprise that the City
is still subject to the 2030 Land use plan. He noted that the developments that have
been approved thus far have tracked fairly close to the minimum density levels, which is
good.
Bloyer stated that he would like to see the rural areas built out at 2.5 acres per unit.
Smith stated that we need to slow down the pace of development. We have already
approved almost 2000 units of the previously mandated 4000 units if we include Gonyea
West and that is just too many in too short of a time. We need to slow down and have
thoughtful growth.
There was a discussion about growth and moving into Stage 2 and water. The City chose
to open up that area by running water to Hunter’s Crossing.
Mayor asked what suggestions the Planning Commission has in dealing with
development.
Lake Elmo Planning Commission Minutes; 10-13-14
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Larson spoke about providing public amenities for the new and existing residents.
Haggard noted her support for buildout of the Stage 1 areas before pushing into the
Stage 2 and 3 areas.
Dorschner noted that the Planning Commission has methodically reviewed development
proposals. He noted that a viable downtown requires populations and development in
the Village Area. Businesses require rooftops.
Dodson noted that the proposed transit line will make the higher density residential
more likely to occur. It makes sense to locate higher density land use adjacent to a
transit stop. Dodson noted his concern about the number of homes on private
community septic systems. Finally, he noted that the City’s lack of commercial land is
troubling given the cost of services for residential development.
Smith spoke about the guidance of the Comp Plan with regards to the buffering around
rural planning areas. Pearson
Kreimer noted that the City should be looking at the 2040 population forecast starting in
the Spring of 2014. Kreimer noted that a lower density threshold should be considered
in the I-94 Corridor. Kreimer would like to see the low end of the range to be 1.5 units
in the I-94 Corridor.
Larson noted that the City should look at development a little outside the box.
Williams noted that he is concerned about the numbers. There seems to be
inconsistencies in the plan. 1200 additional homes from the rural areas would be
required. Williams noted that the high density housing will be a shock to existing
residents.
Haggard asked what the correct number should be for population. Would the Council be
ok with residential development over 20,500. Bloyer noted that he would prefer growth
in the rural area as opposed to additional growth in the urban areas.
Zuleger shared his recommendation for additional rebalancing or changes to the land
uses. He suggested that the land adjacent to Manning Ave would be better served as
Business Park. In addition, the land south of 5th Street in Stage 1 is more likely to
develop commercially. Staff has done some analysis showing that the likely population
is closer to 18,000 to 19,000. Klatt noted that with the elimination of the MOU, the City
will be able to plan for the best land uses as opposed to only thinking about the
numbers.
Lake Elmo Planning Commission Minutes; 10-13-14
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Larson noted that he would like to maintain the sense of the rural area as best as
possible. The City should protect what is different and unique.
Mayor spoke about the rural development areas, specifically 2.5 acre lots.
Williams noted that he would like the City to explore single family design standards.
There was a discussion about which direction to go with design standards. The Council
asked the Commission to think about it.
Updates and Concerns
Council Updates 1. Hammes Final Plat passed. 2. Hammes Estates Developers Agreement passed. 3. Hunter’s Crossing Developers Agreement passed.
Staff Updates
1. Upcoming Meetings
a. October 14, 2014 – Downtown Summit 6:30 – 9:30 pm at Christ Lutheran
Church to look at economic development issues, market study and
planning issues that affect downtown.
b. October 27, 2014
c. November 10, 2014
Commission Concerns – None
Meeting adjourned at 10:23pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
Lake Elmo Planning Commission Minutes; 10-13-14
PLANNING COMMISSION
DATE: 10/27/14
AGENDA ITEM: 5A – BUSINESS ITEM
CASE # 2013-036
ITEM: Rural Area Development Analysis and Discussion – Presentation of “Rural
Area Inventory and Analysis” Report
SUBMITTED BY: Kyle Klatt, Community Development Director
REVIEWED BY: Casey Riley, City Planner
SUMMARY AND ACTION REQUESTED:
At its September 22, 2014 meeting, the Planning Commission reviewed a draft report prepared by
Staff that inventoried lots in the City’s rural development areas, including a quantitative analysis of
the various residential developments within these areas. This information was prepared to assist the
Planning Commission with its ongoing discussion concerning growth and development issues with
the City’s rural (unsewered) areas. Staff has since completed additional work on this report, and
would like to present and review the latest version of the document with the Planning Commission.
At earlier meetings this year, the Commission received a broader overview of rural development
issues from Staff, which included discussions concerning the status of the RAD-ALT land use
category and the potential expansion of residential estates zoning in the community. More recently,
the City Council, based on a recommendation from the Planning Commission, voted to remove the
RAD-ALT land use category from the Comprehensive Plan. At this time, Staff would like to seek
further direction from the Commission on the latter issue of the residential estates land use category,
and superficially, whether or not the Commission would like to reconsider certain elements from the
land use plan as follows:
• The minimum lot areas within the rural area development land use category. At present, no
rural development is allowed on parcels less than 40 acres in size without Council approval
of a special exception for a development.
• The usage of a residential estates zoning district (i.e. 2.5 acre lots) as a future land use. The
“Residential Estates” land use category has not been applied to any future development in the
community since the open space preservation ordinance was adopted in the 1990’s.
The attached report is intended to help the Planning Commission weigh all of the issues associated
with making any changes to the rural development areas, and to be used as a starting point for future
discussions on this matter.
PUBLIC HEARING ITEM 5a – BUSINESS ITEM
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GENERAL INFORMATION
Applicant: City-initiated action for discussion
Request: Continue previous review and discussion of land use plans and policies
concerning Rural Development Areas
History: The City revised its Comprehensive Plan for rural areas in the early-mid 1990’s
to allow for open space developments. The amendments from this time period
limited the use of the Residential Estates as a future land use and instead
encouraged any future development of land to be consistent with the City’s open
space regulations. The RAD-2 category was added to the Plan in 2005 in
response to Met Council growth directives.
Deadline for Action: None
Applicable Regulations: Comprehensive Plan – Chapter III: Land Use Plan
Zoning Ordinance – Article 9: Rural District Standards
REVIEW AND ANALYSIS
The below analysis is repeated from a report submitted to the Planning Commission earlier this year.
Included in this report is a list of potential actions that should be considered by the Commission
should there be a desire to make any changes to the City’s polices concerning development in rural
areas.
GENERAL RURAL DEVELOPMENT REGULATIONS
One of the Commission’s discussion items from earlier in the year included the City’s rural
development areas in general, and in particular, how to best plan for the future use of parcels that are
under 40 acres in size. The City’s current open space ordinance allows for OP developments on
parcels that are 40 acres or more in size, but would only allow such development on smaller parcels
through an exception process. In practice there have only been a few OP developments that have
been created on properties with less than 40 acres. Under current zoning regulations, parcels that are
less than 40 acres and zoned RR – Rural Residential could be split into lots no smaller than 10 acres,
while parcels zoned A – Agriculture could not be further subdivided.
The Commission may also want to further discuss the RED (Residential Estates) land use category to
assess whether or not this land use could be expanded into new areas in order to provide alternative
development options on smaller parcels. At present, the City’s Comprehensive Plan does not
identify any new areas for RED development outside of existing developments or areas that were
planned for such land use prior to the 2005 land use plan. The Staff comments below concerning
residential development on smaller rural parcels take into account an expansion of the RED
classification.
Some facts that should be considered by the Commission as it discusses this item include the
following:
PUBLIC HEARING ITEM 5a – BUSINESS ITEM
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• There have been around 20 OP developments approved and constructed over the past 20
years in Lake Elmo. Some of these developments have been recognized nationally for best
practices in conservation-based subdivisions.
• There have been no new OP developments approved by the City within since 2007. This is
due partly to the downturn in the economy.
• At present, there are roughly 30-40 vacant lots available within OP developments. This
number continues to drop by each year, meaning the current supply of OP lots will last no
more than 2 years without additional subdivisions coming forward.
• The City has seen several large lot subdivision created in the last several years (10 acre lots)
that have removed land from potential development under OP regulations.
• Staff has observed a fairly healthy market for lots within RS – Rural Single Family areas, and
periodically older, existing homes are razed to make way for new, larger structures within
these areas. The significant number of lake-frontage lots in the Tri-Lakes area will continue
to be a factor in the demand for redevelopment of existing lots.
• The City has made recent agreements to extend public sewer service into a small rural single
family area on the west side of Lake Olson and has agreed to extend sewer into at least one
open space development outside of the Village. Staff expects pressure to provide sewer
service to the Tri-Lakes area and to open space developments that are located close to the
urban service areas will be one of the more important land use decisions that should be
addressed in the next major Comprehensive Plan update.
• The City has rejected proposals in the past to split land in RAD areas into parcels less than 10
acres. Staff has found that it is very difficult for potential applicants to meet all of the City’s
variance criterion for these types of and use applications.
Should the Planning Commission and City Council decide to pursue changes to the minimum lot
sizes allowed in rural development areas or to expand the use of the Residential Estates land use to
new developments, Staff would like to offer the following as general comments:
• Maintaining an adequate amount of road frontage for every platted lot will be very
problematic for most parcels that are less than 40 acres in size. The City does allow one
parcel to be split without road frontage in rural development areas, but this often leads to
situations in which a driveway is either shared by two parties or a driveway easement crosses
someone else’s land. This type of situation may be acceptable when there are over 20 acres
to work with, but could become problematic on smaller lots.
• The cost of servicing developments with lots that are larger than ¼ to ½ of an acre in size is
much higher than in developments with smaller and/or clustered lots. Even in situations in
which sewer and water are installed on an each individual lot, the City must still provide
roads, storm water improvements, fire protection, and other services that are now spread
across a greater area.
• As lots become smaller, it is more difficult to find suitable area for adequate on-site septic
systems. Smaller lots also provide less land that could be used to address failing systems.
PUBLIC HEARING ITEM 5a – BUSINESS ITEM
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• The platting of lots less than 10 acres in size would eliminate large areas of open space that
are protected by the current minimum lot area requirements. One of the foremost goals in the
City Comprehensive Plan is the preservation and open space and rural character. The
platting of lots of less than ten acres in size may not help the City achieve these objectives.
• Further subdivision of lots in rural areas into parcels of 2 to 5 acres in size would create an
environment in these areas that is much more suburban than rural in character. With
additional homes the City can expect to see additional traffic, more buildings, fewer
agricultural parcels, and less vegetation than presently exists in these areas.
Because the Planning Commission has only recently completed its work on major Comprehensive
Plan amendments for the City’s future sewer service areas, the Commission may want to consider
looking at options for updating the Comprehensive Plan and ordinances concerning rural
development areas. Staff would recommend that any such work, if the Planning Commission finds
that the City should study this issue further, be considered as part of the work plan for 2015.
To help the Planning Commission with its discussion on this topic, Staff has developed the following
options that could be considered for further study:
1) Revise the Zoning Ordinance to allow OP developments on parcels of less than 40 acres in
size. At one time the minimum lot size for an OP project was 20 acres; however, this
provision was changed in order to encourage the preservation of larger open space areas
throughout the City. The previous Staff analysis that was shared with the Planning
Commission noted that this course of action would be needed in order to meet the City’s
2030 growth forecasts. The revised 2040 forecast reduces the pressure to accommodate
additional housing within rural development areas.
2) Change the minimum lot areas requirements in the City’s A and RR zoning districts to allow
smaller parcels to be created in these areas. For example, the City could reduce the minimum
lot area in RR zones to 5 acres and A zones to 20 acres. A change in the minimum lot area
may require the City to reconsider how it manages road frontage and lot ratio requirements in
these zoning districts.
3) Expand the use of the Residential Estates classification to areas that are not currently guided
for this type of density. Consistent with the Staff comments above, the City’s RED
developments have a much different look and feel than the City’s OP developments, even
though the OP developments allow for more homes. The Planning Commission should take
this into consideration if it would like to pursue this type of land use change.
4) Create a new land use category that would allow for limited development of parcels less than
40 acres in size while still adhering to the basic principles for an open space development. A
new land use category could potentially allow for clustering of development on smaller lots
provided the undeveloped portions of a site are either protected or retained under common
ownership. Staff suggests that a new category should only be created if it can meet certain
expectations, for instance, allowing for efficient delivery of public services, preserving open
spaces, maintaining the City’s rural character, providing environmental protection, reducing
storm water impacts, etc. Staff is planning on doing some additional research into how a new
land use category could be created prior to the Planning Commission meeting and will share
some additional information with the Commission on this concept at the meeting.
PUBLIC HEARING ITEM 5a – BUSINESS ITEM
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5) Other options or alternatives as recommended by the Planning Commission.
Because any of the options noted above will require a fair amount of time and effort to implement,
Staff is recommending that the Commission conduct a general review of these options at the meeting
and give Staff some general direction as to one or more specific options that are chosen for further
study and analysis. At this time, Staff does not have a specific recommendation for action on any of
these alternatives.
RECCOMENDATION:
Staff further recommends that the Commission provide Staff with direction on which, if any, of the
general rural development options should be pursued in the future.
ATTACHMENTS:
1. Rural Area Inventory and Analysis
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff .................................................. Community Development Director
- Questions from the Commission ............................ Chair & Commission Members
- Public Comments ............................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
PUBLIC HEARING ITEM 5a – BUSINESS ITEM
Rural Area
Inventory
& Analysis
By Catherine Riley
City of Lake Elmo
Planning Intern
FINAL DRAFT 10/27/14
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Table Of Contents
Research:
Cost of Community Services
Rural Area Map
Residential Estate Totals
Open Space Preservation Totals
Rural Single Family Totals
Rural Residential Totals
Agricultural Totals
Carriage Station Totals
RR & A Parcel Maps
Scenario 1
Scenario 2
Scenario 3
Scenario 4
Appendix A: Inventory Data
Appendix B: Scenario Data
Lake Elmo Cost of Community Services
Infrastructure
Road Maintenance
Schools
Public Safety
Environmental Impacts
Wastewater
Farming and the Agricultural Sector
Agricultural Preservation and Sense of Place
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Inventory:
Scenario Study:
Conclusions
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Rural Area Inventory and Analysis
The City of Lake Elmo has conducted a Rural Area Analysis to study
parcels with rural zoning. The study includes an analysis of each
development and aims to compare infrastructure quantities for the rural
land use types, as well as population and area. The intent of the study is to
provide background and information to aid in future decisions regarding
rural zoning and land uses.
A secondary goal of this study is to provide research illustrating the increase
of community service costs associated with growth. Four scenarios were
developed to calculate increased populations, infrastructure amounts and
costs, as well as revenues and expenditures. These hypothetical scenarios
aim to generate numbers to illustrate how development could affect the
areas with rural zoning in Lake Elmo.
The research included aims to provide information to address the issues
associated with rural development. The research uses several terms and
vocabulary that is defined as:
High-density development: Density similar to what would be found in a
large city.
Large lot development: Characterized by low-density and automobile
dependence.
Low-density development: Density of area is greater than or equal to 1
unit per acre.
Urbanized: Characterized by areas with a full range of
public services, city sewer, and water.
Working land: Land used for agriculture or open space.
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Rural Area Research
Many studies show that new residential development built adjacent to
existing urbanized areas is more cost-effective for local governments than
new residential development in rural areas, or in areas without supporting
infrastructure. Many different factors contribute to the advantage of placing
new development adjacent to existing cities or developed infrastructure,
including the cost of public services, environmental impact concerns, and
the influence of new development on the agricultural sector.
Growth can occur in two different ways: new growth in areas adjacent to
already urbanized locations, and development in areas “beyond the urban
fringe.” These areas are typically in the rural countryside and contain low-
density developments (2 or fewer houses per acre) (Heimlich and Anderson,
2001). These areas are often not connected to sewer systems or citywide
water systems and require automobile transportation for travel. The term
“sprawl” has been used to define this type of land use pattern. Sprawl is
characterized by “scattered, low-density development that uses a lot of land,
geographic separation of essential places such as home, work and shopping,
and dependency on automobiles” (Freedgood, 2002).
Low-density large lot development is financially rewarding for developers,
but creates a land use pattern that is unsustainable damaging to community
development and successful places. While low-density large lot development
is more attractive to developers, it is costly for government to provide
public services to areas. In addition, low-density development that takes
place outside urban areas removes land from agricultural use and converts it
to a different type of open space. This change in land use can redefine the
look and feel of a community and the result is impossible to reverse.
In Minnesota, the number of acres of agricultural land decreased by 2.2
million from 1982 to 1992, with about 10% being converted into urban
development (Duncan et al, 1999). From 2007 to 2012, agricultural land
decreased by about 882,000 acres (USDA, 2012). As urbanized areas
increase, the land from which they are developed is converted from open
space, pasture, or cropland. Today, land use patterns indicate that new
developments are almost three times more land intensive than they have
historically been (Duncan et al, 1999).
Successful communities are places where residents can live, work and play. Rural areas are often subject to sprawl, especially as new developments weaken the agricultural sector. Without
strong policies to support open space, rural areas can be consumed by sprawling developments with the community’s rural identity consumed as well.
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Cost of Community Services
Land Use and COCS
Fire stations and emergency services are part of public and community services.
As residential areas grow, the city will need to maintain the expanding infrastructure.
Cost of Community Services and Cost of Public Services Studies are
common ways governments evaluate and study growth and its fiscal
impacts. The American Farmland Trust has gathered fifteen years of Cost
of Community Service Studies (COCS) from nationwide sources. The
studies conclude that while residential development contributes a greater
proportion of tax revenue than farm and open space lands, residential
developments consume more tax revenue than they provides. Farms and
open space lands consume less tax revenue than they provide, as they
require fewer public services (Heimlich and Anderson, 2001).
The American Farmland Trust began conducting COCS studies to calculate
a community’s public service costs versus public revenues based of land
use. The studies provided tangible information to disprove commonly held
beliefs about planning. These myths are that open lands, such as agriculture,
should be developed to their “highest and best use,” that land used for
agriculture receive an “unfair” tax break due to the land being valued
for its current use as agriculture instead of its potential value, and that
residential development will lower property taxes by increasing the tax base
(Freedgood, 2002).
COCS allow the public to understand the fiscal impacts of land use and are
often used as a tool to inform policy. “The special contribution of COCS
studies is finding that working lands are also an important commercial land
use that helps balance community budgets” (Freedgood, 2002). Agricultural
land actually pays for itself and creates a surplus of revenue, helping to
balance industrial and residential sectors.
The American Farmland Trust and the Land Stewardship Project conducted
a study to analyze the differing costs of services in three metro area
farm communities. The land uses studied were residential, industrial and
agricultural. The study found that the different land uses were distinctive
by the amount of revenue they produced and consumed. The study found
that residential lands used $1.40 in services for every $1.00 of revenue
created, while commercial and industrial lands use $0.37 in services for
every $1.00 created, and agricultural lands used only $0.50 in services for
every $1.00 of revenue created. The study also found that residential land
uses were typically producing 90% of cities revenues, while consuming
more than 98% of the revenues. In comparison, agricultural land uses
produced 2% of the cities revenues, but were responsible for less than 1%
of expenditures (American Farmland Trust, 1994). The total cost of serving
residential lands in this study exceeded the amount produced by property
taxes.
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Lake Elmo Cost of Community Services
In Lake Elmo, the revenue-to-expenditure ratio for residential
land showed that for every $1 in revenue generated, there was a
$1.07 expenditure.
The revenue-to-expenditure ratio for commercial and industrial
land showed that for every $1 in revenue generated, there was a
$0.20 expenditure.
The revenue-to-expenditure ratio for working and open land
showed that for every $1 in revenue generated, there was a $0.27
expenditure.
The American Farmland Trust included the City of Lake Elmo in their
1994 study. The COCS study illustrated the revenue relationships between
three different land uses: Residential, Commercial and Industrial, and
Working and Open Land. For Residential land, the revenue-to-expenditure
ratio was 1:1.07. Every dollar of tax revenue collected required an
expenditure of $1.07. For Commercial and Industrial Land, the ratio was
1:0.20, and for Working and Open Land, the ratio was 1:0.27 (American
Farmland Trust, 2010).
Commercial, Industrial, and Working and Open Lands produced a surplus
of revenue in 1994. Surprisingly, the Commercial and Industrial lands
provided an even greater allowance than Working and Open Land. The
other COCS studies included in the same report typically show Working
and Open Land to have the fiscally advantageous revenue to expenditure
ratio (American Farmland Trust, 2010).
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Infrastructure
Infrastructure provides the framework for development and infrastructure
upgrades are closely tied to growth. Growth requires road improvements,
and road improvements or new roads are a catalyst for new development.
At a critical mass, two lane roads often found in rural areas are replaced
with wider roads to accommodate higher traffic volumes. These new roads
attract more growth, and as old septic systems and wells fail, pressure is
added in mass for the city to install sewer services, trunk lines, and city
water systems. Sewer systems are typically the last infrastructure investment
a city makes before higher density levels are reached (Heimlich and
Anderson, 2001).
The costs accrued by growth vary depending upon where the growth
occurs within a city. Low-density development costs more than compact
development (Heimlich and Anderson, 2001). If development occurs
adjacent to existing “urbanized” areas, or areas with existing infrastructure
in place, local governments profit. A study was conducted by Real Estate
Research Corporation that determined that low-density “sprawl” created
74% greater capital costs than high-density planned development (Heimlich
and Anderson, 2001). The low-density large lot developments required
higher land, residential construction, road, and utility costs. The study also
revealed that public capital costs for streets and utilities were 120% greater
for the low-density large lot developments and operating and maintenance
costs were 13% higher when compared with high-density planned
development.
A similar study was conducted in 1998 to determine what costs unchecked
low-density large lot developments accrued in various parts of the country.
This study determined that infrastructure costs were 5 to 25 percent
higher for low-density large lot development than compact high-density
development (Heimlich and Anderson, 2001).
“At typical urban-suburban densities, per capita infrastructure costs fall
as densities rise. At very low densities, the use of septic systems, open
drainage, and unpaved rural streets without curbs and sidewalks may result
In low costs, but the equally low quality of such services becomes evident
as development increases and these services prove inadequate” (Heimlich
and Anderson, 2001).
Sewer systems are sized over capacity to allow for higher densities, growth, and more users.
As densities grow, rural roads will need to widen to accommodate higher traffic volumes.
govinstitute.org
hoangkybactien.wordpress.com
8
Road Maintenance
The Minnesota Department of Agriculture’s Cost of Public Services Study
revealed an inverse relationship between per capita road maintenance
expenditures and density, residential market value and percentage of city
dwellers (Duncan et al, 1999). Road maintenance is the largest expenditure
item for local governments. The per capita cost of maintaining roads
within a county declines as density, residential market value, and percent
of residents in cities increases. The MDA Cost of Public Services Study
concludes that the preferred strategy to lower per capita road costs in
counties is to encourage new growth to take place in cities and existing
developed land.
Urbanized areas and high traffic streets often require a more expensive road
that is built to withstand traffic volumes and frequency of use. A typical
residential street in Lake Elmo is estimated to cost $158 per linear foot for
construction, whereas a typical rural road is estimated at $104 per linear
foot.
Road maintenance costs vary depending upon the size of the city or
township. Statewide findings report that average per capita costs are $58
for cities, and $47 for townships. These costs reflect the higher urban road
standards required by cities (Duncan et al, 1999).
The MDA Cost of Public Services study shows a relationship between per
capita residential market value, per capita road costs and density. The report
confirms that as per capita market value increases; per capita road costs
will rise. However, as both per capita residential market value and density
increase, per capita road costs decline (Duncan et al, 1999).
The study results also show a strong relationship between the percent of
residents living within a city and the counties per capita outlays for road
maintenance. As more residents move to the city, the county’s per capita
outlays for maintenance of county roads decreases. Similarly, the study
determined a linear relationship between density and the per capita cost for
maintaining roads. As density increases within the township, the per capita
cost for maintaining roads decreases. The road maintenance costs for local
government are affected by changes in land use and are subject to variance
by available state aid. The study concludes that “land use policies that
concentrate new development in currently developed areas will tend to hold
down aggregate per capita costs for maintaining all local streets and roads
within a county (Duncan et al, 1999).
Snow removal maintenance during winter months adds to annual
expenditures.
Land use policies that concentrate new development in currently developed areas will tend to hold down aggregate per capita costs for maintaining all local streets and roads.
photonews247.com
9
Schools
As city populations expand, schools must acquire more students. State and
federal aid are not available to schools with expanding student populations
if the new student population is above the poverty line. As a result, school
systems with growing student populations must constantly pursue new ways
to come up with tax revenues to maintain the quality of the education they
provide or find ways to cut spending per pupil (Heimlich and Anderson,
2001).
Generally, as development increase and population increases, per pupil
operating cost of schools increase. The new students require transportation,
and thus, the per pupil transportation costs increase. Often, school districts
must accumulate long-term debt to manage new growth and as a result, per
pupil long-term debt increases.
NOTE: The Stillwater School District predicts enrollment to stay level with
development.
School operating costs were analyzed within the Minnesota Cost of Public
Services Study. Per pupil market value of real property within the district
directly influenced per pupil operating costs. In Minnesota, as per pupil
market value increases, the amount of state aid the school district receives
per pupil declines. The study found that schools with higher per pupil
market values of real property tended to spend more in local revenues,
partially due to state aid, and partially due to income levels (Duncan et al,
1999).
Winona Area School District in Winona County, MN, experienced a 6%
increase of population between 1980 and 1995,. The City of Winona
experienced a 7.5% increase in population during this time. It is estimated
that 75% of the county’s population lived within cities in 1996. Between
1988 and 1997, the Winona Area School District, which serves the City of
Winona, Wilson Township and the surrounding cities, increased an average
of 0.6 percent annually. As a result, per pupil operating costs increased by
two percent per pupil transportation costs increased from $382 to $416, and
the long-term debt per pupil increased from $163 to $1,298.
Winona, MN, grew 7.5% between 1980 and 1995; per pupil operating costs increased $34.As development increases, the per pupil operating cost of schools increase.
uminanews.coma city-data.com
10
Schools
Prior Lake Area School District is another example, with a much higher
level of growth. The City of Prior Lake increased 42.7% between 1985 and
1995, with the Scott County expanding only 35.4%. The Prior Lake Area
School District serves most of Prior Lake, part of Savage, and portions
of Spring Lake and Credit River Townships. Between 1988 and 1997,
enrollment increased four percent annually and per pupil operating outlays
increased 2.7 percent annually. The increased enrollment rate resulted in
an increase in per pupil transportation costs from $358 to $390. A large
factor positively influencing transportation costs was that new growth had
occurred within the Prior Lake School District and was near the District’s
schools. This case study revealed that per pupil transportation costs for
students residing within the area’s cities were much lower than those outside
of the cities. In this case, development occurred near existing schools, and
students were able to walk to school, keeping per pupil transportation costs
low.
School transportation costs are also affected by development. Minnesota
has severe weather, and per pupil transportation costs statewide are
elevated. Density, location and form of development, and costs for pupil
transportation are strongly related. An increase in density results in a decline
of per pupil transportation costs. Areas with high densities produce lower
per pupil transportation costs than areas of low density. As the number
of pupils using the transportation increases, costs decrease. Areas of
growth that maximize the number of pupils per square mile and create
new development in areas located adjacent to existing developments will
have lower per pupil transportation costs. Encouraging students to walk to
school also lowers per pupil transportation costs, and new development can
be strategically built near existing schools to maximize this effect (Duncan
et al, 1999).
School and municipal annual operating costs for low-density development
were found to be 2-5 percent greater than compact high-density
development (Heimlich and Anderson, 2001).
School transportation costs are higher in MN due to the severe weather. Prior Lake’s growth occurred near existing schools, allowing student to walk to school.
wncccougarathletics.blogspot.com greenwichtime.com
11
Public Safety Environment
Public safety services include law enforcement, fire protection, and
ambulance services. As population increases, the per capita cost of law
enforcement increases, as expected. Similarly, as per capita residential
market value increases, the per capita cost of law enforcement increases.
Lower governmental outlays are typically found in areas with a strong
agricultural sector (Duncan et al, 1999).
Fire protection and ambulance service costs mirror those of law
enforcement. Per capita fire protection costs are strongly related to density,
population, and per capita market value. As density, population and/or per
capita market value increase, there is a need for more firefighter, firehouses,
and other public safety amenities. These additional and expanded services
increase per capita costs (Duncan et al, 1999).
Development and land use change, especial low-density growth, can have
detrimental impacts to water quality, air pollution, public safety, soil quality,
and wildlife habitats. Low–density growth converts large amounts of
agricultural land, natural habitats, wetland areas, flood plains, and aquifer
recharge areas into developments. With compact development, the impact
to the environment can be limited, wildlife habitats and natural ecosystems
would remain intact, and water runoff volumes and quality changes would
be minimized (Heimlich and Anderson, 2001).
Numerous issues relating to water are created with low-density
development. The largest impact is the increased impervious surface area
and paved areas. Paved areas interfere with ground water recharge and
disrupt natural hydraulic cycles (Gallagher, 2001). Sheet flow across parking
lots and streets carry pollutants, chemicals, and litter to surface waters.
A watershed is ecologically stressed when just 10 to 20% of its area is
impervious (Gallagher, 2001). Stomwater regulations and restrictions are in
place and help off-set these impacts.
Low-density large lot developments consume large amounts of land
and wetlands. Unfortunately, almost half of all wetland losses are due to
low-density development. Wildlife habitat is also impacted and wetland
areas are one the most coveted habitats as they provide a source of
water. Uninhibited growth can have serious impact on natural habitat
fragmentation. Fragmentation is the leading cause of the decrease
of biodiversity in extreme cases can lead to extinction (Heimlich and
Anderson, 2001). In cases where low-density development does not destroy
habitat, the loss of fragments of habitat decrease its ecological value and
can impact migration patterns (Gallagher, 2001).
As snow melts, road salt dissolves and flows into water bodies affecting water quality.
Public safety is one of the highest expenditure items for local governments.
fireengineering.com
wbez.org
12
Wastewater Systems
Several studies have addressed the non-monetary cost of different
wastewater systems. The environmental effects of susceptible systems,
such as septic tanks, can endanger ecosystems, poison groundwater, and
damage the areas residents cherish. One study calculated the environmental
benefits of wastewater treatment in monetary terms by quantifying the
potential undesirable outputs and the costs the outputs would accrue.
The undesirable outputs included increased levels of suspended solids,
phosphorus, nitrogen, and other pollutants entering the ecosystem. The
study concluded that wastewater that is treated through sanitary sewer
conveyance to a wastewater treatment plant outweighs the cost of potential
undesirable outputs to the environment (Molinos-Senate et al, 2010).
In rural areas, septic tanks discharge to drain fields where the effluent
is “cleaned” as it travels downward between sand and soil particles.
The drain field is designed to filter out potentially harmful chemicals
and contaminants, and the filtered water is left to help recharge the
groundwater. Higher densities increase the amount of septic tanks and
effluent within the ecosystem. Studies show that increased density in rural
areas result in ecosystems receiving increased pollutant loads. Most notable
are the presence of pharmaceuticals and hormones, with pharmaceuticals
being detected more frequently (Standley et al, 2008). The study analyzed
high-density residential areas and compared water quality results with low-
density residential areas, both in rural locations beyond the sewer line. The
pharmaceuticals and hormones were detected at higher concentrations
in the high-density areas with impacts to nearby bodies of water and well
water quality (Standley et al, 2008).
Wastewater Treatment & Environmental Cost: Density Increase & Septic Systems:
Higher densities increase the amount of septic tanks and effluent within the ecosystem. Low density development increased chemicals and pollutants that harm water quality.
redorbit.com freewebs.com
13
Development and land use change affect the agricultural sector and
the market value of agricultural land. The land use changes and new
developments do not necessarily mean the end of agriculture, however, in
order for the agricultural sector to survive, it must adapt to development by
changing the products and services offered (Heimlich and Anderson, 2001).
A national-scale analysis of the determinants of agricultural land values
predicted the effects of potential land development on agricultural
land prices. The study found that a number of factors, including
policy, discourage the preservation of agricultural land and encouraged
development. Agricultural land in close proximity to urban centers
increased in value as development occurred, and landowners in these areas
were under great pressures to develop their land. The value of the land
includes potential uses, and the land price reflects the sum of expected net
returns the land would accrue if changed to its most profitable use. If the
land is currently profitable as agriculture, but projected to yield large returns
in the future from development, these yields are included in the current land
value. As a result, the development of land in close proximity to agricultural
land increases the value of the agricultural land, and adds pressure for
development. The study found that to conserve the land, or to use the
land for agricultural use would require a significant financial compensation
(Plantinga et al, 2002) to the landowner. The influence of new development
on agricultural land values must be of consideration and should influence
future planning decisions. Strategic planning is needed to prevent the loss
of agricultural land and open spaces.
The study found strong relationships between potential density increases
and the value of agricultural land. If the density in a county increased by
one unit, the land value increased by $65.14 per acre, and the increase in
highway density, or greater traffic, increased agricultural land value by $1264
per acre. Finally, the study determined that if the county had a large amount
of agricultural land, the value of the land diminished, allowing the land use
to remain agricultural. These results are for an average of three thousand
counties across the United States (Plantinga et al, 2002).
Agricultural land value is also based on its proximity to urban areas. The
closer the agricultural land is to an urban center, the higher the land is
valued. Agricultural land near an urban center is more likely to develop
than land located farther from the urban center (Colver et al, 1997). It
is necessary for the City of Lake Elmo to understand the effects of the
estimated population growth within the Twin Cities Metro. The increased
density will increase the value of agricultural land in Lake Elmo, and the
increased density within Lake Elmo will add to the value.
Farming and the Agricultural Sector
Development occurring next to agricultural land increases pressure for development.
Agricultural land value is influenced by its proximity to urban areas.
surrey.ca
landscape.bg
14
In response to the large amounts of agricultural land being converted to
other uses, Minnesota adopted the Agricultural Land Preservation Act in
1984. The purpose of the Act is to preserve farmland for future generations
to use, and to help farmers develop long term plans for their land (Duncan,
1996). The Act allows the land to be preserved for agricultural use and the
farmers receive tax credits and other benefits for their commitment.
The land protected by the Act as the “agricultural preserve” has advantages
such as the prohibition of public facility siting in preserve areas, expanded
protection in eminent domain actions, and exemptions for local ordinances
that restrict or inhibit normal agricultural practices. The Preservation
Act also provides benefits to the City as it limits public service costs in
rural areas and places responsible limits on non-farm development in the
agriculture sector (Duncan, 1996).
The costs associated with growth must consider the impact of development
to the landscape. The natural environment and open space areas contribute
to quality of life by providing recreation, pleasant views, clean air, and an
identity. Low-density development consumes open space and the effects are
lasting (Heimlich and Anderson, 2001).
Agricultural Preservation
Minnesota’s Agricultural Land Preservation Act Sense of Place and Rural Identity
Agricultural land and open space help define Lake Elmo’s rural identity. Agricultural areas provide benefits to the City as they limit public service costs.
dict.space.4goo.net
15
Area Profiles: Rural Land Use Areas in Lake Elmo
Rural Area Zoning Map The rural areas of Lake Elmo are
zoned as Agricultural (A), Rural
Residential (RR), Rural Single Family
(RS), Residential Estates (RE), and
Open Space Preservation (OP).
Several Open Space Preservation
(OP) subdivisions have been
processed through a conditional use
permit, but retain Agricultural or
Rural Residential zoning.
This inventory aims to guide
stakeholders and policymakers by
summarizing the infrastructural
quantities, areas, and densities of
each subdivision. The following
provides an analysis of the
subdivisions found in the Rural
Planning Area of Lake Elmo.
A summary of all findings can be
found in Appendix A, located at the
end of this document.
16
Open Space Preservation Zoning
Open Space Preservation Zoning Totals
Zoning
Average Linear Feet of Road Estimated Total Mean Linear Feet of Sanitary Sewer Pipe
Estimated Mean Linear Feet of Sanitary Sewer Pipe per Lot
Estimated Total Mean Cost of Sanitary Sewer Pipe
Estimated Mean Cost of Sanitary Sewer Pipe per Lot
Average Linear Feet of Road per Lot
Estimated Total Mean Road Cost
Estimated Mean Road Cost Per Lot
Estimated Total Mean Cost for Water Infrastructure
Water
Sanitary SystemRoads
Estimated Mean Cost for Water Infrastructure per LotEstimate Average Population per Development
Total Mean Lot Size
Average Number of Lots
OP
5,257 LF 3,999 LF
156 LF 122 LF
$496,491
$15,116
$861,469
$25,603
$307,495
$9,760117 persons
0.63 acres
33
17
Bluestem at Fields of St. Croix
Bluestem at Fields of St. Croix Totals Discover Crossing Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
14 28
0.08 acres 0.86 acres
1.12 acres 24.13 acres
868 feet 3,345 feetCommunity
2,848 g/d
Community
5,695 g/d
City City
62 feet 119 feet
616 feet 3,659 feet
793 feet 3,798 feet
$142,165 $548,112
44 feet 131 feet
57 feet 136 feet
$10,155 $19,575$76,487 $454,268
$32,513 $155,718
$5,463 $16,224
$2,322 $5,561
No No
49 persons 98 persons
Discover Crossing
Bluestem at Fields of St. Croix 0 100 20050 Feet
1 inch equals 400 feet
0 200 400 600 800100FeetDiscover Crossing
1 inch equals 400 feet
0 200 400 600 800100FeetDiscover CrossingBluestem at Fields of St. Croix 0 100 20050 Feet
Discover CrossingDiscover Crossing
HWY
5
HWY 36
18
Farms of Lake Elmo Fields of St. Croix 1
Farms of Lake Elmo 0 400 800200 Feet
1 inch equals 400 feet
0 200 400 600 800100FeetThe Fields of St. Croix
1 inch equals 400 feet
0 200 400 600 800100FeetThe Fields of St. CroixFarms of Lake Elmo 0 400 800200 Feet
Farms of Lake Elmo Totals Fields of St. Croix 1 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
50th St N
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
32 46
0.82 acres 0.74 acres
26.22 acres 36.53 acres
6,926 feet 3,345 feetCommunity
6,509 g/d
Community
9,357 g/d
City Private Well
216 feet 119 feet
5,425 feet 4,416 feet
6,518 Feet N/A
$1,134,894
170 feet 96 feet
204 feet N/A
$35,466 $673,617 $548,419
$267,238 $621,000
$21,051 $11,922
$8,351 $13,500
No Yes
112 persons 161 persons
31st St N
19
Fields of St. Croix 2nd Addition Hamlet on Sunfi sh Lake
Fields of St. Croix 2nd Addition 0 200 400100 Feet 1 inch equals 400 feet
0 200 400 600 800100FeetHamlet on Sunfish Lake
1 inch equals 400 feet
0 200 400 600 800100FeetHamlet on Sunfish LakeFields of St. Croix 2nd Addition 0 200 400100 Feet
Fields of St. Croix 2nd Addition Totals Hamlet on Sunfi sh Lake Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
54 41
0.06 acres 0.73 acres
1.24 acres 29.80 acres
7,476 feet 6,630 feetCommunity
10,984 g/d
Community
8,340 g/d
City Private Well
138 feet 162 feet
4,112 feet 1903 feet
5,913 feet N/A
$1,086,392
76 feet 46 feet
110 feet N/A
$26,497$510,573 $236,329
$242,433 $553,500
$9,455 $5,764
$4,490 $13,500
No No
189 persons 144 persons
HWY
5
43rd St N
20
Heritage Farm Meyer’s Pineridge
Heritage Farm 0 300 600150 Feet Meyer's Pineridge 0 200 400100 FeetMeyer's Pineridge 0 200 400100 FeetHeritage Farm 0 300 600150 Feet
Heritage Farm Totals Meyer’s Pineridge Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
46 21
0.85 acres 0.1 acres
39 acres 20.8 acres
5,991 feet 3,449 feetPrivate
9,357 g/d
Private
4,272 g/d
City Private Well
130 feet 164 feet
5,991 feet 3,449 feet
6,188 feet N/A
$981,751 $565,088
130 feet 164 feet
135 feet N/A
$21,342 $26,909$743,883 $438,201
$253,708 $283,500
$16,171 $20,391
$6,515 $13,500
No No
161 persons 74 persons
Meyer’s PineridgeHeritage Farm
30th St N
21
Parkview Estates Prairie Hamlet
Parkview Estates 0 400 800200 Feet
Prairie Hamlet 0 100 20050 Feet
Prairie Hamlet 0 100 20050 FeetParkview Estates 0 400 800200 Feet
Parkview Estates Totals Prairie Hamlet Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
32 16
0.05 acres 0.45 acres
1.8 acres 7.16 acres
4,598 feet 1,426 feetPrivate
6,509 g/d
Community
3,255 g/d
Private Well Private Well
144 feet 89 feet
4,598 feet 370 feet
N/A N/A
$753,428 $233,714
144 feet 23 feet
N/A N.A
$23,544 $14,607$570,918 $45,942
$432,000 $216,000
$17,841 $2,871
$13,500 $13,500
Yes No
112 persons 56 persons
15th St N
In
w
o
o
d
A
v
e
N
Ke
a
t
s
A
v
e
N
22
St. Croix’s Sanctuary Sunfi sh Ponds
1 inch equals 400 feet
0 200 400 600 800100FeetSt. Croix Sanctuary
1 inch equals 400 feet
0 200 400 600 800100FeetSt. Croix Sanctuary
1 inch equals 400 feet
0 200 400 600 800100FeetSunfish Ponds 1 inch equals 400 feet
0 200 400 600 800100FeetSunfish Ponds
St. Croix’s Sanctuary Totals Sunfi sh Ponds Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
62 16
0.83 acres 0.81 acres
52 acres 12.95 acres
7,785 feet 1,660 feetCommunity
12,611 g/d
Private
3,255 g/d
City Private Well
126 feet 104 feet
7,887 feet 1,600 feet
8,665 feet N/A
$1,275,650 $272,008
127 feet 104 feet
140 feet N/A
$20,575 $17,001$979,243 $206,117
$355,265 $216,000
$15,794 $12,882
$5,730 $13,500
No No
217 persons 56 persons
St. Croix’s SanctuarySt. Croix’s SanctuarySt. Croix’s Sanctuary
HWY 36
43rd St N
23
Tamarack Farm Estates Tana Ridge
Tamarack Farm Estates 0 200 400100 Feet
Tamarack Farm Estates 0 200 400100 Feet
1 inch equals 400 feet
0 200 400 600 800100FeetTana Ridge
1 inch equals 400 feet
0 200 400 600 800100FeetTana Ridge
Tamarack Farm Estates Totals Tana Ridge Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
19 20
0.69 acres 0.77 acres
13.25 acres 15.34 acres
2,044 feet 3,435 feetCommunity
3,865 g/d
Community
4,068 g/d
Private Well City
108 feet 172 feet
2,044 feet 1,903feet
N/A 3,635 feet
$334,848 $562,859
108 feet 95 feet
N/A 182 feet
$17,624 $28,143$253,735 $236,329
$256,500 $149,035
$13,354 $11,816
$13,500 $7,452
No No
67 persons 70 persons
Tana Ridge
50th St N
50th St N
24
Tapestry at Charlotte’s Grove The Homestead
1 inch equals 400 feet
0 200 400 600 800100FeetTapestry at Charlotte's Grove
1 inch equals 400 feet
0 200 400 600 800100FeetTapestry at Charlotte's Grove The Homestead 0 200 400100 Feet
The Homestead 0 200 400100 Feet
Tapestry at Charlotte’s Grove Totals The Homestead Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
67 19
0.99 acres 0.86 acres
67.6 acres 16.4 acres
12,090 feet 6,684 feetCommunity
13,628 g/d
Private
3,864.8 g/d
City Private Well
180 feet 352 feet
7,945 feet 6,684 feet
11,452 feet N/A
$1,981,067 $1,095,299
119 feet 352 feet
171 feet N/A
$29,568 $57,647$986,688 $829,975
$459,532 $256,500
$14,727 $43,683
$7,008 $13,500
No No
235 persons 67 persons
Tapestry at Charlotte’s Grove
La
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25
Whistling Valley
Whistling Valley 0 250 500125 FeetWhistling Valley 0 250 500125 Feet Wildflower Shores 0 200 400100 FeetWildflower Shores 0 200 400100 Feet
Wildfl ower Shores
Whistling Valley Totals Wildfl ower Shores Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
OP OP
43 25
1.02 acres 0.63 acres
43.81 acres 15.8 acres
7,500 feet 5,216 feetCommunity
8,747 g/d
Community
5,085 g/d
Private City
174 feet 209 feet
6,523 feet 2,788 feet
N/A 4,731 feet
$1,228,950 $854,694
152 feet 112 feet
N/A 189 feet
$28,580 $34,188$809,939 $346,177
$580,500 $193,971
$18,835 $13,847
$13,500 $7,759
Yes No
151 persons 88 persons
Whistling Valley
10th St N
HWY 5
26
Residential Estates Zoning
Residential Estates Zoning Totals
Zoning
Average Linear Feet of Road Estimated Total Mean Linear Feet of Sanitary Sewer Pipe
Estimated Mean Linear Feet of Sanitary Sewer Pipe per Lot
Estimated Total Mean Cost of Sanitary Sewer Pipe
Estimated Mean Cost of Sanitary Sewer Pipe per Lot
Average Linear Feet of Road per Lot
Estimated Total Mean Road Cost
Estimated Mean Road Cost Per Lot
Estimated Total Mean Cost for Water Infrastructure
Water
Sanitary SystemRoads
Estimated Mean Cost for Water Infrastructure per LotEstimate Average Population per Development
Total Mean Lot Size
Average Number of Lots
RE
3,330 LF 3,330 LF
179 LF 179 LF
$413,527
$22,273
$543,799
$29,394
$216,266
$11,23566 persons
3.41 acres
19
https://lakehomesusa.comestately.com
27
Arabian Hills Beau Crest
Arabian Hills 0 270 540135 FeetArabian Hills 0 270 540135 Feet
Beat Crest 0 200 400100 Feet
Beat Crest 0 200 400100 Feet
Arabian Hills Totals Beau Crest Totals
Zoning Zoning
Number of Lots
Mean Lot Size
Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population
RE RE
16
1.84 acres
29.5 acres
3,049 feet 1,904 feetPrivate
3,865 g/d
Private
3,255 g/d
Private Well City
160 feet 119 feet
3,049 feet 1,904 feet
N/A 1,933 feet
$499,544 $312,022
160 feet 119 feet
N/A 121 feet
$26,292 $19,501$378,535 $236,438
$256,500 $79,253
$19,923 $14,777
$13,500 $4,953
Yes No
56 persons
Ke
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HWY 5
28
Cardinal View Eagle Point Creek Estates
1 inch equals 400 feet
0 200 400 600 800100FeetCardinal View
1 inch equals 400 feet
0 200 400 600 800100FeetCardinal View Eagle Point Creek Estates 0 200 400100 Feet
Eagle Point Creek Estates 0 200 400100 Feet
Cardinal View Totals Eagle Point Creek Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RE RE
7 7
3.04 acres 4.33 acres
21.3 acres 30.3 acres
1,400 feet 396 feetPrivate
1,4234 g/d
Private
1,424
Private City
200 feet 57 feet
1,400 feet 396 feet
N/A 600 feet
$229,404 $64,889
200 feet 57 feet
N/A 86 feet
$32,772 $9,270$173,833 $49,170
$94,500 $24,600
$24,833 $7,024
$13,500 $3,514
No No
25 persons 25 persons
Eagle Point Creek Estates
Stillwater Blvd N
29
Judith Mary Manor Lake Elmo Heights
Judith Mary Manor 0 400 800200 FeetJudith Mary Manor 0 400 800200 Feet 0 500 1,000250 Feet05001,000250 Feet
Judith Mary Manor Totals Lake Elmo Heights Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RE RE
12 40
3.08 acres 2.56 acres
37.0 acres 102.4 acres
2,147 feet 6,420 feetPrivate
2,441 g/d
Private
8,136 g/d
Private City
179 feet 161 feet
2,147 feet 6,420 feet
N/A 6,420 feet
$351,807 $1,051,981
179 feet 161 feet
N/A 161 feet
$29,317 $26,300$266,586 $797,150
$162,000 $263,220
$22,215 $19,929
$13,500 $6,581
Yes Yes
42 persons 140 persons
Judith Mary Manor Lake Elmo HeightsJudith Mary Manor
5
7
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In
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Stillwater Blvd N
30
Lake Elmo Vista Midland Meadows
Lake Elmo Vista 0 400 800200 FeetLake Elmo Vista 0 400 800200 Feet
Midland Meadows 0 400 800200 Feet
Midland Meadows 0 400 800200 Feet
Lake Elmo Vista Totals Midland Meadows Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RE RE
10 13
3.25 acres 7.87 acres
32.5 acres 102.3 acres
1,692 feet 4,505 feetPrivate
2,034 g/d
Private
2,644 g/d
Private Private
169 feet 346 feet
1,692 feet 4,504 feet
N/A N/A
$277,251 $738,091
169 feet 346 feet
N/A N/A
$27,725 $56,776$210,090 $559,296
$135,000 $175,500
$21,009 $43,023
$13,500 $13,500
No Yes
35 persons 46 persons
Ke
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53rd St N
10th St N
31
Park Meadows Rolling Hills
1 inch equals 400 feet
0 200 400 600 800100FeetPark Meadows
1 inch equals 400 feet
0 200 400 600 800100FeetPark Meadows Rolling Hills 0 400 800200 Feet
Rolling Hills 0 400 800200 Feet
Park Meadows Totals Rolling Hills Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RE RE
8 12
3.28 acres 2.81 acres
26.3 acres 33.8 acres
1,290 feet 2,943 feetPrivate
1,627 g/d
Private
2,440 g/d
City Private
161 feet 245 feet
1,290 feet 2,943 feet
2,320 feet N/A
$211,379 $482,207
161 feet 245 feet
290 feet N/A
$26,422 $40,184$160,175 $365,398
$95,120 $162,000
$20,022 $30,500
$11,890 $13,500
No Yes
28 persons 42 persons
Rolling Hills
Ke
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Ke
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57th St N
32
Stonegate Torre Pines
0 1,000 2,000500 Feet
0 1,000 2,000500 Feet
1 inch equals 400 feet
0 200 400 600 800100FeetTorre Pines 1 inch equals 400 feet
0 200 400 600 800100FeetTorre Pines
Stonegate Totals Torre Pines Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RE RE
64 21
2.8 acres 2.93 acres
179.2 acres 70.4 acres
10,070 feet 4,150 feetPrivate
13,018 g/d
Community
4,272 g/d
Private Private
157 feet 198 feet
10,070 feet 4,150 feet
N/A N/A
$1,650,070 $656,945
157 feet 198 feet
N/A N/A
$25,782 $32,382$1,250,358 $515,292
$864,000 $283,500
$19,537 $24,538
$13,500 $13,500
Yes No
224 persons 74 persons
Stonegate
10th St N
In
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33
Rural Single Family Zoning
Rural Single Family Zoning TotalsRural Single Family Zoning
Zoning
Average Linear Feet of Road Estimated Total Mean Linear Feet of Sanitary Sewer Pipe
Estimated Mean Linear Feet of Sanitary Sewer Pipe per Lot
Estimated Total Mean Cost of Sanitary Sewer Pipe
Estimated Mean Cost of Sanitary Sewer Pipe per Lot
Average Linear Feet of Road per Lot
Estimated Total Mean Road Cost
Estimated Mean Road Cost Per Lot
Estimated Total Mean Cost for Water Infrastructure
Water
Sanitary SystemRoads
Estimated Mean Cost for Water Infrastructure per LotEstimate Average Population per Development
Total Mean Lot Size
Average Number of Lots
RS
5,503 LF 5,503 LF
129 LF 129 LF
$683,265
$16,037
$659,306
$16,256
$603,971
$12,161176 persons
1.27 acres
50
34
Bergman Addition Berschen’s Shores
Bergman Addition 0 200 400100 FeetBergman Addition 0 200 400100 Feet Berschen's Shores 0 400 800200 FeetBerschen's Shores 0 400 800200 Feet
Bergman Addition Totals Berschen’s Shores Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
11 24
0.42 acres 0.67 acres
4.6 acres 16.0 acres
1,025 feet 2,860 feetPrivate
2,238 g/d
Private
4,882 g/d
Private Private
93 feet 119 feet
1,025 feet 2,860 feet
N/A N/A
$106,928 $298,355
93 feet 119 feet
N/A N/A
$9,721 $12,431$127,271 $355,117
$148,500 $324,000
$11,570 $14,797
$13,500 $13,500
Yes Yes
39 persons 84 persons
Bergman AdditionBergman AdditionBergman Addition
Demontreville Trail N
Lake Jane Trail N
35
Bordners Garner Farmettes Darwin Acres
1 inch equals 400 feet
0 200 400 600 800100FeetBoardners Garner Farmettes
1 inch equals 400 feet
0 200 400 600 800100FeetBoardners Garner Farmettes Darwin Acres 0 400 800200 Feet
Darwin Acres 0 400 800200 Feet
Bordners Garner Farmettes Totals Darwin Acres Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
48 14
1.42 acres 0.87 acres
67.9 acres 12.2 acres
5,220 feet 3,432 feetPrivate
9,764 g/d
Private
2,848 g/d
Private Private
109 feet 245 feet
5,220 feet 3,432 feet
N/A N/A
$855,349 $358,026
109 feet 245 feet
N/A N/A
$17,820 $25,573$648,150 $426,140
$648,000 $189,000
$13,503 $30,439
$13,500 $13,500
Yes No
168 persons 49 persons
Id
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45th St N
36
David Nelson Estates Demontreville Highlands
David Nelson Estates 0 200 400100 FeetDavid Nelson Estates 0 200 400100 Feet
1 inch equals 500 feet
0 250 500 750 1,000125FeetDeMontreville Highlands
1 inch equals 500 feet
0 250 500 750 1,000125FeetDeMontreville Highlands
David Nelson Estates Totals Demontreville Highlands Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
5 140
1.68 acres 1.18 acres
8.4 acres 83.9 acres
588 feet 8,345 feetPrivate
1,017 g/d
Private
28,477 g/d
Private Private
118 feet 60 feet
588 feet 8,345 feet
N/A N/A
$96,350 $870,550
118 feet 60 feet
N/A N/A
$19,270 $6,218$73,010 $1,036,171
$67,500 $1,890,000
$14,602 $7,401
$13,500 $13,500
No Yes
18 persons 490 persons
Demontreville Highlands
10th St N 50th St N
37
Down’s Lake Eden Park
Down's Lake 0 200 400100 FeetDown's Lake 0 200 400100 Feet
Eden Park 0 400 800200 Feet
Eden Park 0 400 800200 Feet
Down’s Lake Totals Eden Park Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
2 55
1.51 acres 1.20 acres
3.0 acres 66.1 acres
767 feet 4,600 feetPrivate
407 g/d
Private
11,188 g/d
Private Private
384 feet 84 feet
767 feet 4,600 feet
N/A N/A
$80,013 $753,756
384 feet 84 feet
N/A N/A
$40,007 $13,705$95,236 $571,167
$27,000 $742,500
$47,618 $10,385
$13,500 $13,500
Yes Yes/No
7 persons 193 persons
20th St N
20th St N
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38
Fox Fire Estates Friedrich Heights
Fox Fire Estates 0 500 1,000250 FeetFox Fire Estates 0 500 1,000250 Feet
Freidrich Heights 0 200 400100 Feet
Freidrich Heights 0 200 400100 Feet
Fox Fire Estates Totals Friedrich Heights Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
58 13
2.11 acres 0.49 acres
122.3 acres 6.3 acres
9,199 feet 1,171 feetPrivate
11,798 g/d
Private
2,644 g/d
Private Private
159 feet 90 feet
9,199 feet 1,171 feet
N/A N/A
$959,640 $122,159
159 feet 90 feet
N/A N/A
$16,546 $9,397$1,142,209 $145,399
$783,000 $175,500
$19,693 $11,185
$13,500 $13,500
Yes No
203 persons 46 persons
Friedrich Heights
Ja
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HWY 5
Ja
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Ja
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39
Kenridge Lake Elmo Park
Kenridge 0 200 400100 FeetKenridge0200400100Feet
Lake Elmo Park 0 400 800200 Feet
Lake Elmo Park 0 400 800200 Feet
Kenridge Totals Lake Elmo Park Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
25 73
0.69 acres 0.57 acres
17.4 acres 45.0 acres
3,000 feet 3,203 feetPrivate
5,085 g/d
Private
14,849 g/d
City City
120 feet 44 feet
3,000 feet 3,203 feet
3,384 feet 3,203 feet
$491,580 $334,137
120 feet 44 feet
135 feet 44 feet
$19,663 $4,577$372,500 $397,706
$138,744 $131,323
$14,900 $5,448
$5,550 $1,799
Yes Yes
88 persons 256 persons
Kenridge
HWY 5
Ja
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37th St N 33rd St N
40
Lane’s Demontreville Country Club Oace Acres
Lane's Demontreville Country Club 0 400 800200 FeetLane's Demontreville Country Club 0 400 800200 Feet
Oace Acres 0 600 1,200300 Feet
Oace Acres 0 600 1,200300 Feet
Lane’s Demontreville Country Club Totals Oace Acres Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
87 121
0.56 acres 0.98 acres
48.6 acres 118.6 acres
6,050 feet 13,569 feetPrivate
17,697 g/d
Private
24,613 g/d
Private Private
70 feet 112 feet
6,050 feet 13,569 feet
N/A N/A
$991,353 $1,415,487
70 feet 112 feet
N/A N/A
$11,393 $11,698$751,208 $1,684,780
$1,174,500 $1,633,500
$8,635 $13,923
$13,500 $13,500
Yes/No Yes
305 persons 424 persons
Lane’s Demontreville Country Club
50th St N
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Packard Park Springborn’s Green Acres
Packard Park 0 400 800200 FeetPackard Park 0 400 800200 Feet
Springborn's Green Acres 0 600 1,200300 Feet
Springborn's Green Acres 0 600 1,200300 Feet
Packard Park Totals Springborn’s Green Acres Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
21 31
1.57 acres 1.82 acres
33.1 acres 56.5 acres
3,264 feet 5,760 feetPrivate
4,272 g/d
Private
6,306 g/d
Private Private
155 feet 186 feet
3,264 feet 5,760 feet
N/A N/A
$534,855 $600,883
155 feet 186 feet
N/A N/A
$25,469 $19,383$405,292 $715,200
$283,500 $418,500
$19,300 $23,071
$13,500 $13,500
Yes Yes
74 persons 109 persons
Springborn’s Green Acres
La
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Le
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Jam
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Ja
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42
Tablyn Park Tartan Meadows
0 200 400 600 800100FeetTablyn Park
1 inch equals 400 feet
0 200 400 600 800100FeetTablyn Park
1 inch equals 400 feet
1 inch equals 400 feet
0 200 400 600 800100FeetTartan Meadows 1 inch equals 400 feet
0 200 400 600 800100FeetTartan Meadows
Tablyn Park Totals Tartan Meadows Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
63 38
0.84 acres 1.6 acres
52.7 acres 60.8 acres
5,920 feet 4,800 feetPrivate
12,815 g/d
Private
7,730 g/d
City Private
94 feet 126 feet
5,920 feet 4,800 feet
5678 feet N/A
$617,574 $786,528
94 feet 126 feet
90 feet N/A
$9,803 $20,698$735,067 $596,000
$232,789 $513,000
$11,668 $15,684
$3,695 $13,500
Yes Yes
221 persons 133 persons
Tablyn Park
In
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10th St N
Stillwater Blvd N
43
Teal Pass Estates The Forest
Teal Pass Estates 0 400 800200 FeetTeal Pass Estates 0 400 800200 Feet
1 inch equals 400 feet
0 200 400 600 800100FeetThe Forest 1 inch equals 400 feet
0 200 400 600 800100FeetThe Forest
Teal Pass Estates Totals The Forest Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
15 18
1.94 acres 1.96 acres
29.2 acres 35.2 acres
2,304 feet 1,675 feetPrivate
3,051 g/d
Private
3,661 g/d
Private Private
154 feet 93 feet
2,304 feet 1,675 feet
N/A N/A
$377,533 $274,466
154 feet 93 feet
N/A N/A
$25,169 $15,248$286,080 $207,979
$202,500 $243,000
$19,072 $11,554
$13,500 $13,500
Yes No
53 persons 63 persons
Ja
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44
Water’s Bay All Other RS
Water's Bay 0 200 400100 FeetWater's Bay 0 200 400100 Feet
All Other RS 0 0.6 1.20.3 Miles
All Other RS 0 0.6 1.20.3 Miles
Water’s Bay Totals All Other Rural Single Family Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RS RS
5 241
2.39 acres 1.5 acres
12.0 acres 359 acres
440 feet 33,870 feetPrivate
1,017 g/d
Varies
49,022 g/d
Private Varies
88 feet 141 feet
440 feet 33,870 feet
N/A N/A
$45,901 $3,533,318
88 feet 141 feet
N/A N/A
$9,180 $14,661$54,633 $4,205,525
$67,500 $3,253,500
$10,927 $17,450
$13,500 $13,500
No Varies
18 persons 844 persons
Water’s Bay
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L a k e J a n e T r l N
45
Rural Residential Zoning
Rural Residential Zoning Totals
Zoning
Average Linear Feet of Road Estimated Total Mean Linear Feet of Sanitary Sewer Pipe
Estimated Mean Linear Feet of Sanitary Sewer Pipe per Lot
Estimated Total Mean Cost of Sanitary Sewer Pipe
Estimated Mean Cost of Sanitary Sewer Pipe per Lot
Average Linear Feet of Road per Lot
Estimated Total Mean Road Cost
Estimated Mean Road Cost Per Lot
Estimated Total Mean Cost for Water Infrastructure
Water
Sanitary SystemRoads
Estimated Mean Cost for Water Infrastructure per LotEstimate Average Population per Development
Total Mean Lot Size
Average Number of Lots
RR
2,616 LF 2,645 LF
468 LF 478 LF
$328,432
$59,315
$272,930
$48,832
$110,000
$13,50020 persons
16.5 acres
7
46
Rural Residential 1 Rural Residential 2
Rural Residential 1 0 1,000 2,000500 FeetRural Residential 1 0 1,000 2,000500 Feet
Rural Residential 2 0 1,000 2,000500 Feet
Rural Residential 2 0 1,000 2,000500 Feet
Rural Residential 1 Totals Rural Residential 2 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
18 9
12.46 acres 24.42 acres
224.3 acres 219.8 acres
3,881 feet 2,477 feetPrivate
3,661 g/d
Private
1,831 g/d
Private City
216 feet 275 feet
3,881 feet 2,477 feet
N/A 6,970
$404,878 $258,369
216 feet 275 feet
N/A 774 feet
$22,493 $28,708$481,906 $307,524
$243,000 $285,770
$26,773 $34,169
$13,500 $31,752
Yes Yes
63 persons 32 persons
HWY 36 HWY 36
47
Rural Residential 3 Rural Residential 4
Rural Residential 3 0 400 800200 FeetRural Residential 3 0 400 800200 Feet
Rural Residential 4 0 500 1,000250 Feet
Rural Residential 4 0 500 1,000250 Feet
Rural Residential 3 Totals Rural Residential 4 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
9 3
2.52 acres 26.57 acres
22.6 acres 79.8 acres
1,700 feet 1,630 feetPrivate
1,831 g/d
Private
610 g/d
Private City
189 feet 543 feet
1,700 feet 1,630 feet
N/A 1,396 feet
$177,344 $170,042
189 feet 543 feet
N/A 465 feet
$19,705 $56,681$211,083 $202,392
$121,500 $57,236
$23,454 $67,464
$13,500 $19,079
Yes Yes
32 persons 11 persons
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HWY 36
48
Rural Residential 5 Rural Residential 6
Rural Residential 5 0 600 1,200300 FeetRural Residential 5 0 600 1,200300 Feet
Rural Residential 6 0 1,000 2,000500 Feet
Rural Residential 6 0 1,000 2,000500 Feet
Rural Residential 5 Totals Rural Residential 6 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
7 32
14.3 acres 8.29 acres
100.2 acres 265.1 acres
1,620 feet 11,373 feetPrivate
1,424 g/d
Private
6,509 g/d
City/Private Private
231 feet 355 feet
1,620 feet 11,373 feet
1,625 feet N/A
$168,998 $1,286,454
321 feet 355 feet
325 feet N/A
$24,143 $37,077$201,150 $1,412,175
$93,625 $432,000
$28,734 $44,130
City: $11,447
Private: $13,500
$13,500
Yes Yes
25 persons 112 persons
Ke
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49
Rural Residential 7 Rural Residential 8
Rural Residential 7 0 1,000 2,000500 FeetRural Residential 7 0 1,000 2,000500 Feet
Rural Residential 8 0 1,000 2,000500 Feet
Rural Residential 8 0 1,000 2,000500 Feet
Rural Residential 7 Totals Rural Residential 8 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
26 4
12.44 acres 30 acres
324 acres 120 acres
8,357 feet 1,326 feetPrivate
5,289 g/d
Private
814 g/d
Private Private
321 feet 331 feet
8,357 feet 1,326 feet
N/A N/A
$871,760 $138,287
321 feet 331 feet
N/A N/A
$33,529 $34,572$1,037,611 $164,595
$351,000 $540,000
$39,908 $41,149
$13,500 $13,500
Yes Yes
91 persons 14 persons
50th St N
50th St N
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HW
Y
5
50
Rural Residential 9 Rural Residential 10
Rural Residential 9 0 1,000 2,000500 FeetRural Residential 9 0 1,000 2,000500 Feet
Rural Residential 10 0 1,100 2,200550 Feet
Rural Residential 10 0 1,100 2,200550 Feet
Rural Residential 9 Totals Rural Residential 10 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
8 8
5.66 acres 20.01 acres
45.3 acres 160.1 acres
1,719 feet 2,245 feetPrivate
1,627 g/d
Private
1,627 g/d
City City/Private
215 feet 279 feet
1,719 feet 2,245 feet
2,261 feet 2,032 feet
$179,297 $233,103
215 feet 279 feet
283 feet 2,032 feet
$22,412 $29,138$213,408 $277,450
$92,701 $96,812
$26,676 $34,681
$11,588 City: $83,312
Private: $13,500
Yes Yes
18 persons 11 persons
47th St N
Lake Jane Trl N
51
Rural Residential 11 Rural Residential 12
Rural Residential 11 0 1,000 2,000500 FeetRural Residential 11 0 1,000 2,000500 Feet
Rural Residential 12 0 1,000 2,000500 Feet
Rural Residential 12 0 1,000 2,000500 Feet
Rural Residential 11 Totals Rural Residential 12 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
7 6
10.67 acres 7.28 acres
74.7 acres 43.7 acres
2,030 feet 2,130 feetPrivate
1,424 g/d
Private
1,220 g/d
City Private
290 feet 355 feet
2030 feet 2,130 feet
3,330 feet N/A
$211,770 $222,202
290 feet 355 feet
476 feet N/A
$30,253 $37,034$252,058 $264,475
$136,530 $81,000
$36,008 $44,079
$19,504 $13,500
Yes Yes
14 persons 18 persons
47th St N
47th St N
52
Rural Residential 13 Rural Residential 14
Rural Residential 13 0 1,000 2,000500 FeetRural Residential 13 0 1,000 2,000500 Feet
Rural Residential 14 0 990 1,980495 Feet
Rural Residential 14 0 990 1,980495 Feet
Rural Residential 13 Totals Rural Residential 14 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe*Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
3 3
6.11 acres 11.13 acres
18.4 acres 33.4 acres
408 feet 2,500 feetPrivate
610 g/d
Private
610 g/d
City City
136 feet 833 feet
1,330 feet
* Rural Residential 13: Linear Feet of Pipe follows the City Water pipeline instead of the road line.
2,500 feet
1,330 feet 2,514 feet
$42,563 $260,800
443 feet 833 feet
443 feet 838 feet
$14,188 $86,933$165,142 $310,417
$54,530 $103,074
$55,047 $103,472
$18,177 $34,358
Yes Yes
11 persons 11 persons
47th St N
Ki
m
b
r
o
A
v
e
N
53
Rural Residential 15 Rural Residential 16
Rural Residential 15 0 1,000 2,000500 FeetRural Residential 15 0 1,000 2,000500 Feet
Rural Residential 16 0 500 1,000250 Feet
Rural Residential 16 0 500 1,000250 Feet
Rural Residential 15 Totals Rural Residential 16 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
4 2
5.11 acres 11.30 acres
20.4 acres 22.6 acres
1,000 feet 925 feetPrivate
814 g/d
Private
407 g/d
Private Private
250 feet 463 feet
1,000 feet 925 feet
N/A N/A
$104,320 $96,496
250 feet 463 feet
N/A N/A
$26,080 $48,248$114,854 $114,854
$54,000 $27,000
$57,427 $57,427
$13,500 $13,500
Yes Yes
11 persons 7 persons
47th St N
HWY
5
54
Rural Residential 17 Rural Residential 18
Rural Residential 17 0 500 1,000250 FeetRural Residential 17 0 500 1,000250 Feet
Rural Residential 18 0 1,000 2,000500 Feet
Rural Residential 18 0 1,000 2,000500 Feet
Rural Residential 17 Totals Rural Residential 18 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
1 5
1.50 acres 37.00 acres
1.5 acres 185.1 acres
215 feet 7,290 feetPrivate
203 g/d
Private
1,017 g/d
Private City
215 feet 1,458 feet
215 feet 7,290 feet
N/A 5,868 feet
$22,429 $760,493
215 feet 1,458 feet
N/A 1,174 feet
$22,429 $152,099$26,696 $905,175
$13,500 $240,588
$26,696 $181,035
$13,500 $48,118
Yes Yes
3 persons 0 persons
HW
Y
5
HWY 5
55
Rural Residential 19 Rural Residential 20
Rural Residential 19 0 500 1,000250 FeetRural Residential 19 0 500 1,000250 Feet
Rural Residential 20 0 500 1,000250 Feet
Rural Residential 20 0 500 1,000250 Feet
Rural Residential 19 Totals Rural Residential 20 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
3 4
6.60 acres 6.60 acres
19.8 acres 26.3 acres
1,021 feet 940 feetPrivate
610 g/d
Private
814 g/d
Private City
340 feet 235 feet
1,021 feet 940 feet
N/A 1,150 feet
$106,511 $98,061
340 feet 235 feet
N/A 288 feet
$35,504 $24,515$126,774 $116,717
$40,500 $47,150
$42,258 $29,179
$13,500 $11,788
Yes Yes
4 persons 7 persons
HWY 5
S t i l l w a t e r B l v d N
56
Rural Residential 21 Rural Residential 22
Rural Residential 21 0 1,000 2,000500 FeetRural Residential 21 0 1,000 2,000500 Feet
Rural Residential 22 0 500 1,000250 Feet
Rural Residential 22 0 500 1,000250 Feet
Rural Residential 21 Totals Rural Residential 22 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
8 8
18.00 acres 8.3 acres
145.0 acres 66.7 acres
4,785 feet 2,727 feetPrivate
1,627 g/d
Private
1,627 g/d
City/Private Private
598 feet 341 feet
4,785 feet 2,727 feet
3,378 feet N/A
$499,171 $284,428
598 feet 341 feet
1,689 feet N/A
$62,396 $35,554$594,138 $338,540
$219,498 $108,000
$74,267 $42,318
City: $17,312
Private: $13,500
$13,500
Yes Yes
18 persons 21 persons
HWY 5
HWY 5
57
Rural Residential 23 Rural Residential 24
Rural Residential 23 0 500 1,000250 FeetRural Residential 23 0 500 1,000250 Feet
Rural Residential 24 0 500 1,000250 Feet
Rural Residential 24 0 500 1,000250 Feet
Rural Residential 23 Totals Rural Residential 24 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
1 7
8.80 acres 11.00 acres
8.8 acres 77.1 acres
300 feet 600 feetPrivate
203 g/d
Private
1,424 g/d
Private Private
300 feet 86 feet
300 feet 600 feet
N/A N/A
$31,296 $62,592
300 feet 86 feet
N/A N/A
$31,296 $8,942$37,250 $74,500
$13,500 $94,500
$37,250 $10,643
$13,500 $13,500
Yes Yes
3 persons 14 persons
HWY 5
La
k
e
E
l
m
o
A
v
e
N
58
Rural Residential 25 Rural Residential 26
Rural Residential 25 0 500 1,000250 FeetRural Residential 25 0 500 1,000250 Feet
Rural Residential 26 0 500 1,000250 Feet
Rural Residential 26 0 500 1,000250 Feet
Rural Residential 25 Totals Rural Residential 26Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
1 6
57.20 acres 13.80 acres
57.2 acres 82.7 acres
1,590 feet 1,050 feetPrivate
203 g/d
Private
1,220 g/d
Private Private
1,590 feet 175 feet
1,590 feet 1,050 feet
N/A N/A
$165,859 $109,536
1,590 feet 175 feet
N/A N/A
$165,859 $18,256$197,425 $130,375
$13,500 $81,000
$197,425 $21,729
$13,500 $13,500
Yes Yes
3 persons 21 persons
20th St N
Le
g
i
o
n
A
v
e
N
59
Rural Residential 27 Rural Residential 28
Rural Residential 27 0 500 1,000250 FeetRural Residential 27 0 500 1,000250 Feet Rural Residential 28 0 1,000 2,000500 Feet
Rural Residential 28 0 1,000 2,000500 Feet
Rural Residential 27 Totals Rural Residential 28 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
1 2
78.00 acres 11.80 acres
78.0 acres 23.5 acres
1,330 feet 760 feetPrivate
203 g/d
Private
407 g/d
Private Private
1,330 feet 380 feet
1,330 feet 760 feet
N/A N/A
$138,746 $79,283
1,330 feet 380 feet
N.A N/A
$138,746 $39,642$165,142 $94,367
$13,500 $27,000
$165,142 $47,183
$13,500 $13,500
Yes Yes
3 persons 7 persons
In
w
o
o
d
A
v
e
N
10th St N
15th St N
In
w
o
o
d
A
v
e
N
60
Rural Residential 29 Rural Residential 30
Rural Residential 29 0 1,000 2,000500 FeetRural Residential 29 0 1,000 2,000500 Feet
Rural Residential 30 0 500 1,000250 Feet
Rural Residential 30 0 500 1,000250 Feet
Rural Residential 29 Totals Rural Residential 30 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
13 3
16.5 acres 11.7 acres
214.8 acres 35 acres
10,236 feet 2,543 feetPrivate
2,644 g/d
Private
610 g/d
Private Private
787 feet 848 feet
10,236 feet 2,543 feet
N/A N/A
$1,067,820 $265,286
787 feet 848 feet
N/A N/A
$82,140 $88,429$1,270,970 $315,756
$175,500 $40,500
$97,767 $105,252
$13,500 $13,500
Yes Yes
35 persons 7 persons
10th St N
10th St N
Ke
a
t
s
A
v
e
N
In
w
o
o
d
A
v
e
N
61
Rural Residential 31 Rural Residential 32
Rural Residential 31 0 1,000 2,000500 FeetRural Residential 31 0 1,000 2,000500 Feet
Rural Residential 32 0 500 1,000250 Feet
Rural Residential 32 0 500 1,000250 Feet
Rural Residential 31 Totals Rural Residential 32 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
6 2
13.7 acres 19.00 acres
82.3 acres 38.0 acres
1,500 feet 1,525 feetPrivate
1,220 g/d
Private
407 g/d
Private Private
250 feet 763 feet
1,500 feet 1,525 feet
N/A N/A
$156,480 $159,088
250 feet 763 feet
N/A N/A
$26,080 $79,544$186,250 $189,354
$81,000 $27,000
$31,042 $94,677
$13,500 $13,500
Yes Yes
18 persons 7 persons
10th St N
10th St N
10th St N
62
Agricultural Zoning
Agricultural Zoning TotalsAgricultural Zoning
Zoning
Average Linear Feet of Road Estimated Total Mean Linear Feet of Sanitary Sewer Pipe
Estimated Mean Linear Feet of Sanitary Sewer Pipe per Lot
Estimated Total Mean Cost of Sanitary Sewer Pipe
Estimated Mean Cost of Sanitary Sewer Pipe per Lot
Average Linear Feet of Road per Lot
Estimated Total Mean Road Cost
Estimated Mean Road Cost Per Lot
Estimated Total Mean Cost for Water Infrastructure
Water
Sanitary SystemRoads
Estimated Mean Cost for Water Infrastructure per LotEstimate Average Population per Development
Total Mean Lot Size
Average Number of Lots
A
3,337 LF 3,337 LF
836 LF 836 LF
$414,303
$103,865
$348,081
$87,263
$67,500
$13,50010 persons
21 acres
5
63
Agricultural 1 Agricultural 2
Agricultural 1 0 1,000 2,000500 FeetAgricultural 1 0 1,000 2,000500 Feet
Agricultural 2 0 500 1,000250 Feet
Agricultural 2 0 500 1,000250 Feet
Agricultural 1 Totals Agricultural 2 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
A A
3 2
20.80 acres 16.50 acres
62.4 acres 33.0 acres
3,425 feet 2,200 feetPrivate
610 g/d
Private
407 g/d
Private Private
1,142 feet 1,100 feet
3,425 feet 2,200 feet
N/A N/A
$357,296 $229,504
1,142 feet 1,100 feet
N/A N/A
$119,099 $114,752$425,271 $273,167
$40,500 $27,000
$141,757 $136,583
$13,500 $13,500
Yes Yes
7 persons 7 persons
Agricultural 1 Agricultural 2
HWY 36 HWY 36
64
Agricultural 3 Agricultural 4
Agricultural 3 0 500 1,000250 FeetAgricultural 3 0 500 1,000250 Feet
Agricultural 4 0 500 1,000250 Feet
Agricultural 4 0 500 1,000250 Feet
Agricultural 3 Totals Agricultural 4 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
A A
8 3
7.3 acres 8.5 acres
58.4 acres 25.3 acres
2,105 feet 2,125 feetPrivate
1,627 g/d
Private
610 g/d
Private Private
263 feet 708 feet
2,105 feet 2,125 feet
N/A N/A
$219,594 $221,680
263 feet 708 feet
N/A N/A
$27,449 $73,893$261,371 $263,854
$108,000 $40,500
$32,671 $87,951
$13,500 $13,500
Yes Yes
11 persons 11 persons
Agricultural 4Agricultural 3
HWY 36
HWY 36
65
Agricultural 5 Agricultural 6
Agricultural 5 0 500 1,000250 FeetAgricultural 5 0 500 1,000250 Feet
Agricultural 6 0 1,000 2,000500 Feet
Agricultural 6 0 1,000 2,000500 Feet
Agricultural 5 Totals Agricultural 6 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
1 20
0.96 acres 15.7 acres
0.96 acres 313.7 acres
570 feet 10,990 feetPrivate
203 g/d
Private
4,068 g/d
Private Private
570 feet 550 feet
570 feet 10,990 feet
N/A N/A
$59,462 $1,146,477
570 feet 550 feet
N/A N/A
$59,462 $57,324$70,775 $1,364,592
$13,500 $270,000
$70,775 $68,230
$13,500 $13,500
Yes Yes
3 persons 39 persons
Agricultural 5 Agricultural 6
50th St N 47th St N
66
Agricultural 7 Agricultural 8
Agricultural 7 0 1,000 2,000500 FeetAgricultural 7 0 1,000 2,000500 Feet
Agricultural 8 0 500 1,000250 Feet
Agricultural 8 0 500 1,000250 Feet
Agricultural 7 Totals Agricultural 8 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
A A
5 5
35.5 acres 2.3 acres
177.5 acres 11.4 acres
1,585 feet 150 feetPrivate
1,017 g/d
Private
1,017 g/d
Private Private
317 feet 30 feet
1,585 feet 150 feet
N/A N/A
$165,347 $15,648
317 feet 30 feet
N/A N/A
$33,069 $3,130$196,804 $18,625
$67,500 $67,500
$39,361 $3,725
$13,500 $13,500
Yes Yes
3 persons 7 persons
Agricultural 8Agricultural 7
HWY 5
HWY 5
67
Agricultural 9 Agricultural 10
Agricultural 9 0 500 1,000250 FeetAgricultural 9 0 500 1,000250 Feet
Agricultural 10 0 1,000 2,000500 Feet
Agricultural 10 0 1,000 2,000500 Feet
Agricultural 9 Totals Agricultural 10 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
RR RR
1 5
40.0 acres 51.6 acres
40.0 acres 258.0 acres
1,360 feet 7,150 feetPrivate
203 g/d
Private
1,017 g/d
Private Private
1,360 feet 1,430 feet
1,360 feet 7,150 feet
N/A N/A
$141,875 $745,888
1,360 feet 1,430 feet
N/A N/A
$141,875 $149,178$168,867 $887,792
$13,500 $67,500
$168,867 $177,558
$13,500 $13,500
Yes Yes
3 persons 14 persons
Agricultural 9 Agricultural 10
HWY 5
In
w
o
o
d
A
v
e
N
10th St N
68
Agricultural 11 Agricultural 12
Agricultural 11 0 1,000 2,000500 FeetAgricultural 11 0 1,000 2,000500 Feet
Agricultural 12 0 1,000 2,000500 Feet
Agricultural 12 0 1,000 2,000500 Feet
Agricultural 11 Totals Agricultural 12 Totals
Zoning Zoning
Number of Lots Number of Lots
Mean Lot Size Mean Lot Size
Sum of All Lot Sizes Sum of All Lot Sizes
Linear Feet of Road Linear Feet of Road Sanitary System Type Sanitary System Type
Estimate DWF (gal/day)Estimate DWF (gal/day)
Water System Type Water System Type
Linear Feet of Road per Lot Linear Feet of Road per Lot
Linear Feet of Pipe Linear Feet of Pipe
Linear Feet of Pipe Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total
Estimate Cost of Road
Reconstruction TotalLinear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot
Estimate Cost of Road
Reconstruction per LotEstimate Cost of Sanitary
System Total
Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access Secondary Access
Estimate Population Estimate Population
A A
4 3
25.8 acres 32.5 acres
103.2 acres 97.4 acres
2,700 feet 5,680 feetPrivate
814 g/d
Private
610 g/d
Private Private
675 feet 1,893 feet
2,700 feet 5,680 feet
N/A N/A
$281,664 $592,538
675 feet 1,893 feet
N/A N/A
$70,416 $197,513$335,250 $705,267
$54,000 $40,500
$83,813 $235,089
$13,500 $13,500
Yes Yes
11 persons 7 persons
Agricultural 12Agricultural 11
10th St N 10th St N
Ke
a
t
s
A
v
e
N
69
Carriage Station
Carriage Station 0 400 800200 Feet
Carriage Station 0 400 800200 Feet
Carriage Station Totals
Zoning
Number of Lots
Mean Lot Size
Sum of All Lot Sizes
Linear Feet of Road Sanitary System Type
Estimate DWF (gal/day)
Water System Type
Linear Feet of Road per Lot
Linear Feet of Pipe
Linear Feet of Pipe
Estimate Cost of Road
Reconstruction Total Linear Feet of Pipe per Lot
Linear Feet of Pipe per Lot
Estimate Cost of Road
Reconstruction per Lot Estimate Cost of Sanitary
System Total
Estimate Cost of Water
System Total
Estimate Cost of Sanitary
System per Lot
Estimate Cost of Water
System per Lot
Secondary Access
Estimate Population
R2-PUD
109
0.38 acres
40.9 acres
6,256 feet Community
2,2,172 g/d
City
57 feet
5,897 feet
8,307 feet
$358,424
54 feet
76 feet
$9,405 $732,211
$340,587
$6,718
$3,125
Yes
382 persons
Carriage Station
HW
Y
5
70
Rural Area Analysis: Scenario Study
Rural Residential Areas
The scenarios created aim to generate numbers to predict populations,
infrastructure totals, revenues, and expenditures, for hypothetical scenarios.
The parcels included are all areas with Rural Residential or Agricultural
zoning. The specific data for each parcel can be found in Appendix B at the
end of this document.
Four different scenarios were created: the first with all RR areas greater than
10 acres being subdivided to 2.5 acre lots. The second with all RR areas
greater than 10 acres subdivided to 2.5 acre lots and all Agricultural areas
greater than 40 acres subdivided into OP areas (18 units per 40 acres). The
third with all RR areas and Ag areas greater than 10 acres subdivided to 2.5
acre lots, and lastly, all Ag areas greater than 20 acres subdivided into OP
with 60% calculated open space.
Agricultural Areas
71
$383,639
$4,038
$103,583
$280,056
$3,623,308
$3,388,138
($237,170)
Scenario 1:
Rural Residential lots greater than 10 acres
subdivided to 2.5 acre lots
Zoning
Current Estimated Population
Estimated Population After Subdivision
Current Estimated Linear Feet of Road
Estimated Linear Feet of Road After Subdivision
Linear Feet of Additional Roads Needed
Estimated Linear Feet of Sanitary Sewer Need-
ed for Subdivision
Estimated Cost of Sanitary Sewer Needed for
Subdivision
Current Estimated Tax Capital Accrued
Tax Capital per Lot
Current Estimated Expenditure for Area
Current Balance After Expenditure for Area
Estimated Expenditure After Subdivision
Estimated Tax Capital After Subdivision
Estimated Deficit After Subdivision
Number of Lots after Subdivision
Total Area :Sum of Current Acres
Current Number of Lots
RR
332 persons
2,937 persons
40,755 LF
133,401 LF
92,646 LF
133,401 LF
$16,563,958
839
2,195.5 acres
95
72
$448,520
$4,721
$121,100
$327,420
$5,521,564
$5,160,341
($361,224)
Scenario 2:
Rural Residential lots greater than 10 acres
subdivided to 2.5 acre lots and
Agricultural lots greater than 40 acres
subdivided to OP (18 units per 40 acres)
Zoning
Current Estimated Population
Estimated Population After Subdivision
Current Estimated Linear Feet of Road
Estimated Linear Feet of Road After Subdivision
Linear Feet of Additional Roads Needed
Estimated Linear Feet of Sanitary Sewer Need-
ed for Subdivision
Estimated Cost of Sanitary Sewer Needed for
Subdivision
Current Estimated Tax Capital Accrued
Tax Capital per Lot
Current Estimated Expenditure for Area
Current Balance After Expenditure for Area
Estimated Expenditure After Subdivision
Estimated Tax Capital After Subdivision
Estimated Deficit After Subdivision
Number of Lots after Subdivision
Total Area: Sum of Current Acres
Current Number of Lots
RR and A
360 persons
3,825 persons
44,187 LF
173,787 LF
129,600 LF
173,787 LF
$21,578,553
1,093
2,722 acres
103
73
$516,028
$5,432
$139,328
$376,700
$7,137,265
$6,670,341
($466,924)
Scenario 3:
Rural Residential lots greater than 10 acres
subdivided to 2.5 acre lots and
Agricultural lots greater than 10 acres
subdivided to 2.5 acre lots
Zoning
Current Estimated Population
Estimated Population After Subdivision
Current Estimated Linear Feet of Road
Estimated Linear Feet of Road After Subdivision
Linear Feet of Additional Roads Needed
Estimated Linear Feet of Sanitary Sewer Need-
ed for Subdivision
Estimated Cost of Sanitary Sewer Needed for
Subdivision
Current Estimated Tax Capital Accrued
Tax Capital per Lot
Current Estimated Expenditure for Area
Current Balance After Expenditure for Area
Estimated Expenditure After Subdivision
Estimated Tax Capital After Subdivision
Estimated Deficit After Subdivision
Number of Lots after Subdivision
Total Area: Sum of Current Acres
Current Number of Lots
RR and A
430 persons
4,298 persons
52,767 LF
195,252 LF
142,485 LF
195,252 LF
$24,243,790
1228
3198 acres
123
74
$194,096
$2,043
$52,406
$141,690
$3,561,212
$3,328,236
($232,976)
Scenario 4:
Rural Residential lots greater than 20 acres
subdivided to OP and
Agricultural lots greater than 20 acres
subdivided to OP (60% open space)
Zoning
Current Estimated Population
Estimated Population After Subdivision
Current Estimated Linear Feet of Road
Estimated Linear Feet of Road After Subdivision
Linear Feet of Additional Roads Needed
Estimated Linear Feet of Sanitary Sewer Need-
ed for Subdivision
Estimated Cost of Sanitary Sewer Needed for
Subdivision
Current Estimated Tax Capital Accrued
Tax Capital per Lot
Current Estimated Expenditure for Area
Current Balance After Expenditure for Area
Estimated Expenditure After Subdivision
Estimated Tax Capital After Subdivision
Estimated Deficit After Subdivision
Number of Lots after Subdivision
Total Area: Sum of Current Acres
Current Number of Lots
RR and A
200 persons
5,702 persons
244,453 LF
259,011 LF
234,558 LF
259,001 LF
$32,160,533
1,629
2,376 acres
57
75
Conclusions:
New residential development built adjacent to existing urbanized areas is
more cost-effective for local governments than new residential development
in rural areas, or in areas without supporting infrastructure. It is in the
City’s best interest to fully utilize the City sanitary sewer system and cluster
development around it. If subdivision is to occur in areas with rural zoning,
it is fiscally advantageous to use open space preservation zoning and cluster
development. The scenario study shows that with OP subdivisions, more
lots can be created using a smaller footprint.
It is important to consider the agricultural sector when deciding to allow
subdivision in rural areas. Development influences agricultural land prices
and creates additional pressure for these lands to develop. Lake Elmo takes
pride in its rural identity and the added pressure of development would
compromise Lake Elmo’s agricultural sector, sense of place, and rural
identity.
76
Resources:
American Farmland Trust. “Farmland and the Tax Bill: The Cost of Com-
munity Services in Three Minnesota Towns,” Northampton, MA: American
Farmland Trust, 1994, accessed Sept 30, 2014, www.farmlandinfo.org/farm-
land-and-tax-bill-community-services-three-minnesota-cities.
American Farmland Trust. “Farmland Information Center Fact Sheet: Cost
of Community Services Studies.” Washington DC: AFT National Office,
2010, accessed Oct 6, 2014, www.farmlandinfo.org/sites/default/files/
COCS_08-2010_1.pdf.
Colver, D., Phipps, T. T., & Shi, Y. J. “Agricultural land values under urban-
izing influences,” Land Economics 73(1997): 90.
Freedgood, Julia, Cost of Community Services Study: Making the Case for
Conservation, contributing Tanner, L., Mailler, C., Andrews, A., Adams, M.
(American Farmland Trust,: Washington, 2002).
Gallagher, Patrick. “The environmental, social, and cultural impacts of
sprawl.” Natural Resources & Environment 15(2001): 219.
Heimligh, R. E., & Anderson, W. D. “Development at the Urban Fringe
and Beyond: Impacts on Agriculture and Rural Land,” Economic Research
Service, U.S. Department of Agriculture. Agricultural Economic Report
No. 803. (2001).
Molinos-Senate, Maria, Hernandez-Sancho, Francesc, and Sala-Garrido, Ra-
mon, “Economic feasibility study of wastewater treatment: A cost-benefit
analysis, “ Science of the Total Environment. 408(2010): 4396-4402.
Plantinga, A. J., Lubowski, R. N., & Stavins, R. N., “The effects of potential
land development on agricultural land prices,” Journal of Urban Economics
52(2002): 561-581.
Standley, Laurel J, Rudel, Ruthann A., Swartz, Christopher H., Attfield,
Kethleen R., Christian, Jeff, Erickson, Mike, and Brody, Julia G. “Wastewa-
ter-Contaminated Groundwater as a Source of Endogenous Hormones and
Pharmaceuticals to Surface Water Ecosystems.” Environmental Toxicology
and Chemistry. 27(2008): 2457-2468.
77
78
Appendix A: Rural Area Inventory
Rural Area Infrastructure Analysis
Land Use Type Development # of Lots
Mean Lot
Size (Acres)
Total Size
(Acres)
Linear Feet
of Road
Lnr Ft. per
Lot
Secondary
Access?
Est. Total
Road Cost
Road Cost
per Lot
Water System
Type
Linear Feet pipe-
water
Linear Ft- water-
per lot
Cost Total-
water
Cost per lot-
water
Septic System
Type
Est.
Population
Approx DWF
(gal/day)
Linear Ft of
Pipe
Lnr Ft Pipe Per
Lot
Total Cost of
Sanitary
Cost per
lot=sanitary
OP
Bluestem at Fields of St. Croix 14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463
Discover Crossing 28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224
Farms of Lake Elmo 32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051
Fields of St. Croix I 46.00 0.74 36.53 7510 163 Yes 1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922
Fields of St. Croix 2nd Addition 54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455
Hamlet on Sunfish Lake 41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764
Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171
Meyer's Pineridge 21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391
Parkview Estates 32.00 0.05 1.80 4598 144 Yes 753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841
Prairie Hamlet 16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871
St. Croix's Sanctuary 62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794
Sunfish Ponds 16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882
Tamarack Farm Estates 19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354
Tana Ridge 20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816
Tapestry at Charlottes Grove 67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727
The Homestead 19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683
Whistling Valley 43.00 1.02 43.81 7500 174 Yes 1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836
Wildflower Shores 25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847
OP Average 33.39 0.63 23.60 5257 156 861469 25603 307495 9760 117 6792 3999 122 496491 15116
RE
Arabian Hills 19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923
Beau Crest 16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777
Cardinal View 7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833
Eagle Point Creek Estates 7.00 4.33 30.34 396 57 No 64889 9270 City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor 12.00 3.08 37.01 2147 179 Yes 351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights 40.00 2.56 102.39 6420 161 Yes 1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista 10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows 13.00 7.87 102.35 4504 346 Yes 738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows 8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills 12.00 2.81 33.77 2943 245 Yes 482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate 64.00 2.80 179.19 10070 157 Yes 1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines 21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average 19.08 3.41 60.34 3330 179 543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition 11.00 0.42 4.60 1025 93 Yes 106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores 24.00 0.67 16.00 2860 119 Yes 298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes 48.00 1.42 67.89 5220 109 Yes 855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres 14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates 5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands 140.00 1.18 83.87 8345 60 Yes 870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake 2.00 1.51 3.02 767 384 Yes 80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park 55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates 58.00 2.11 122.31 9199 159 Yes 959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights 13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge 25.00 0.69 17.38 3000 120 Yes 491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park 73.00 0.57 45.03 3203 44 Yes 334137 4577 City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club 87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres 121.00 0.98 118.58 13569 112 Yes 1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park 21.00 1.57 33.09 3264 155 Yes 534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres 31.00 1.82 56.54 5760 186 Yes 600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park 63.00 0.84 52.74 5920 94 Yes 617574 9803 City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows 38.00 1.60 60.84 4800 126 Yes 786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates 15.00 1.94 29.15 2304 154 Yes 377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest 18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay 5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS 241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average 50.36 1.27 57.20 5503 129 659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216 Yes 404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 2 9.00 24.42 219.82 2477 275 Yes 258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 3 9.00 2.52 22.64 1700 189 Yes 177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 4 3.00 26.57 79.73 1630 543 Yes 170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 5 7.00 14.30 100.16 1620 231 Yes 168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 6 32.00 8.29 265.12 11373 355 Yes 1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 7 26.00 12.44 323.51 8357 321 Yes 871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 8 4.00 30.00 120.00 1326 331 Yes 138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 9 8.00 5.66 45.31 1719 215 Yes 179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 10 8.00 20.01 160.10 2235 279 Yes 233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 11 7.00 10.67 74.72 2030 290 Yes 211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 12 6.00 7.28 43.68 2130 355 Yes 222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 13 3.00 6.11 18.35 408 136 Yes 42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 14 3.00 11.13 33.40 2500 833 Yes 260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 15 4.00 5.11 20.44 1000 250 Yes 104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 16 2.00 11.30 22.61 925 463 Yes 96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 17 1.00 1.50 1.50 215 215 Yes 22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
79
Rural Area Infrastructure Analysis
Land Use Type Development# of Lots
Mean Lot
Size (Acres)
Total Size
(Acres)
Linear Feet
of Road
Lnr Ft. per
Lot
Secondary
Access?
Est. Total
Road Cost
Road Cost
per Lot
Water System
Type
Linear Feet pipe-
water
Linear Ft- water-
per lot
Cost Total-
water
Cost per lot-
water
Septic System
Type
Est.
Population
Approx DWF
(gal/day)
Linear Ft of
Pipe
Lnr Ft Pipe Per
Lot
Total Cost of
Sanitary
Cost per
lot=sanitary
OP
Bluestem at Fields of St. Croix14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463
Discover Crossing28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224
Farms of Lake Elmo32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051
Fields of St. Croix I46.00 0.74 36.53 7510 163Yes1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922
Fields of St. Croix 2nd Addition54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455
Hamlet on Sunfish Lake41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764
Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171
Meyer's Pineridge21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391
Parkview Estates32.00 0.05 1.80 4598 144Yes753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841
Prairie Hamlet16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871
St. Croix's Sanctuary62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794
Sunfish Ponds16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882
Tamarack Farm Estates19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354
Tana Ridge20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816
Tapestry at Charlottes Grove67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727
The Homestead19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683
Whistling Valley43.00 1.02 43.81 7500 174Yes1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836
Wildflower Shores25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847
OP Average33.39 0.63 23.60 5257 156861469 25603 307495 9760 117 6792 3999 122 496491 15116
RE
Arabian Hills19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923
Beau Crest16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777
Cardinal View7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833
Eagle Point Creek Estates7.00 4.33 30.34 396 57 No 64889 9270City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor12.00 3.08 37.01 2147 179Yes351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights40.00 2.56 102.39 6420 161Yes1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows13.00 7.87 102.35 4504 346Yes738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills12.00 2.81 33.77 2943 245Yes482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate64.00 2.80 179.19 10070 157Yes1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average19.08 3.41 60.34 3330 179543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition11.00 0.42 4.60 1025 93Yes106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores24.00 0.67 16.00 2860 119Yes298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes48.00 1.42 67.89 5220 109Yes855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands140.00 1.18 83.87 8345 60Yes870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake2.00 1.51 3.02 767 384Yes80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates58.00 2.11 122.31 9199 159Yes959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge25.00 0.69 17.38 3000 120Yes491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park73.00 0.57 45.03 3203 44Yes334137 4577City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres121.00 0.98 118.58 13569 112Yes1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park21.00 1.57 33.09 3264 155Yes534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres31.00 1.82 56.54 5760 186Yes600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park63.00 0.84 52.74 5920 94Yes617574 9803City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows38.00 1.60 60.84 4800 126Yes786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates15.00 1.94 29.15 2304 154Yes377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average50.36 1.27 57.20 5503 129659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216Yes404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 29.00 24.42 219.82 2477 275Yes258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 39.00 2.52 22.64 1700 189Yes177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 43.00 26.57 79.73 1630 543Yes170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 57.00 14.30 100.16 1620 231Yes168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 632.00 8.29 265.12 11373 355Yes1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 726.00 12.44 323.51 8357 321Yes871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 84.00 30.00 120.00 1326 331Yes138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 98.00 5.66 45.31 1719 215Yes179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 108.00 20.01 160.10 2235 279Yes233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 117.00 10.67 74.72 2030 290Yes211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 126.00 7.28 43.68 2130 355Yes222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 133.00 6.11 18.35 408 136Yes42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 143.00 11.13 33.40 2500 833Yes260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 154.00 5.11 20.44 1000 250Yes104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 162.00 11.30 22.61 925 463Yes96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 171.00 1.50 1.50 215 215Yes22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
Appendix A: Rural Area Inventory
80
Rural Area Infrastructure AnalysisLand Use Type Development # of Lots Mean Lot Size (Acres)Total Size (Acres)Linear Feet of Road Lnr Ft. per Lot Secondary Access?Est. Total Road Cost Road Cost per Lot Water System Type Linear Feet pipe-water Linear Ft- water- per lot Cost Total-water Cost per lot-water Septic System Type Est. Population Approx DWF (gal/day)Linear Ft of Pipe Lnr Ft Pipe Per Lot Total Cost of Sanitary Cost per lot=sanitaryOPBluestem at Fields of St. Croix 14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463Discover Crossing 28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224Farms of Lake Elmo 32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051Fields of St. Croix I 46.00 0.74 36.53 7510 163 Yes 1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922Fields of St. Croix 2nd Addition 54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455Hamlet on Sunfish Lake 41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171Meyer's Pineridge 21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391Parkview Estates 32.00 0.05 1.80 4598 144 Yes 753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841Prairie Hamlet 16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871St. Croix's Sanctuary 62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794Sunfish Ponds 16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882Tamarack Farm Estates 19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354Tana Ridge 20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816Tapestry at Charlottes Grove 67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727The Homestead 19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683Whistling Valley 43.00 1.02 43.81 7500 174 Yes 1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836Wildflower Shores 25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847OP Average 33.39 0.63 23.60 5257 156 861469 25603 307495 9760 117 6792 3999 122 496491 15116REArabian Hills 19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923Beau Crest 16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777Cardinal View 7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833Eagle Point Creek Estates 7.00 4.33 30.34 396 57 No 64889 9270 City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor 12.00 3.08 37.01 2147 179 Yes 351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights 40.00 2.56 102.39 6420 161 Yes 1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista 10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows 13.00 7.87 102.35 4504 346 Yes 738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows 8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills 12.00 2.81 33.77 2943 245 Yes 482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate 64.00 2.80 179.19 10070 157 Yes 1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines 21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average 19.08 3.41 60.34 3330 179 543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition 11.00 0.42 4.60 1025 93 Yes 106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores 24.00 0.67 16.00 2860 119 Yes 298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes 48.00 1.42 67.89 5220 109 Yes 855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres 14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates 5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands 140.00 1.18 83.87 8345 60 Yes 870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake 2.00 1.51 3.02 767 384 Yes 80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park 55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates 58.00 2.11 122.31 9199 159 Yes 959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights 13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge 25.00 0.69 17.38 3000 120 Yes 491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park 73.00 0.57 45.03 3203 44 Yes 334137 4577 City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club 87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres 121.00 0.98 118.58 13569 112 Yes 1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park 21.00 1.57 33.09 3264 155 Yes 534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres 31.00 1.82 56.54 5760 186 Yes 600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park 63.00 0.84 52.74 5920 94 Yes 617574 9803 City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows 38.00 1.60 60.84 4800 126 Yes 786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates 15.00 1.94 29.15 2304 154 Yes 377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest 18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay 5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS 241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average 50.36 1.27 57.20 5503 129 659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216 Yes 404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 2 9.00 24.42 219.82 2477 275 Yes 258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 3 9.00 2.52 22.64 1700 189 Yes 177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 4 3.00 26.57 79.73 1630 543 Yes 170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 5 7.00 14.30 100.16 1620 231 Yes 168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 6 32.00 8.29 265.12 11373 355 Yes 1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 7 26.00 12.44 323.51 8357 321 Yes 871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 8 4.00 30.00 120.00 1326 331 Yes 138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 9 8.00 5.66 45.31 1719 215 Yes 179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 10 8.00 20.01 160.10 2235 279 Yes 233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 11 7.00 10.67 74.72 2030 290 Yes 211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 12 6.00 7.28 43.68 2130 355 Yes 222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 13 3.00 6.11 18.35 408 136 Yes 42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 14 3.00 11.13 33.40 2500 833 Yes 260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 15 4.00 5.11 20.44 1000 250 Yes 104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 16 2.00 11.30 22.61 925 463 Yes 96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 17 1.00 1.50 1.50 215 215 Yes 22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
Rural Area Infrastructure Analysis
Land Use Type Development # of Lots
Mean Lot
Size (Acres)
Total Size
(Acres)
Linear Feet
of Road
Lnr Ft. per
Lot
Secondary
Access?
Est. Total
Road Cost
Road Cost
per Lot
Water System
Type
Linear Feet pipe-
water
Linear Ft- water-
per lot
Cost Total-
water
Cost per lot-
water
Septic System
Type
Est.
Population
Approx DWF
(gal/day)
Linear Ft of
Pipe
Lnr Ft Pipe Per
Lot
Total Cost of
Sanitary
Cost per
lot=sanitary
OP
Bluestem at Fields of St. Croix 14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463
Discover Crossing 28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224
Farms of Lake Elmo 32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051
Fields of St. Croix I 46.00 0.74 36.53 7510 163 Yes 1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922
Fields of St. Croix 2nd Addition 54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455
Hamlet on Sunfish Lake 41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764
Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171
Meyer's Pineridge 21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391
Parkview Estates 32.00 0.05 1.80 4598 144 Yes 753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841
Prairie Hamlet 16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871
St. Croix's Sanctuary 62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794
Sunfish Ponds 16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882
Tamarack Farm Estates 19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354
Tana Ridge 20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816
Tapestry at Charlottes Grove 67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727
The Homestead 19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683
Whistling Valley 43.00 1.02 43.81 7500 174 Yes 1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836
Wildflower Shores 25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847
OP Average 33.39 0.63 23.60 5257 156 861469 25603 307495 9760 117 6792 3999 122 496491 15116
RE
Arabian Hills 19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923
Beau Crest 16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777
Cardinal View 7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833
Eagle Point Creek Estates 7.00 4.33 30.34 396 57 No 64889 9270 City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor 12.00 3.08 37.01 2147 179 Yes 351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights 40.00 2.56 102.39 6420 161 Yes 1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista 10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows 13.00 7.87 102.35 4504 346 Yes 738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows 8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills 12.00 2.81 33.77 2943 245 Yes 482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate 64.00 2.80 179.19 10070 157 Yes 1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines 21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average 19.08 3.41 60.34 3330 179 543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition 11.00 0.42 4.60 1025 93 Yes 106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores 24.00 0.67 16.00 2860 119 Yes 298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes 48.00 1.42 67.89 5220 109 Yes 855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres 14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates 5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands 140.00 1.18 83.87 8345 60 Yes 870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake 2.00 1.51 3.02 767 384 Yes 80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park 55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates 58.00 2.11 122.31 9199 159 Yes 959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights 13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge 25.00 0.69 17.38 3000 120 Yes 491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park 73.00 0.57 45.03 3203 44 Yes 334137 4577 City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club 87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres 121.00 0.98 118.58 13569 112 Yes 1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park 21.00 1.57 33.09 3264 155 Yes 534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres 31.00 1.82 56.54 5760 186 Yes 600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park 63.00 0.84 52.74 5920 94 Yes 617574 9803 City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows 38.00 1.60 60.84 4800 126 Yes 786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates 15.00 1.94 29.15 2304 154 Yes 377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest 18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay 5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS 241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average 50.36 1.27 57.20 5503 129 659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216 Yes 404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 2 9.00 24.42 219.82 2477 275 Yes 258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 3 9.00 2.52 22.64 1700 189 Yes 177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 4 3.00 26.57 79.73 1630 543 Yes 170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 5 7.00 14.30 100.16 1620 231 Yes 168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 6 32.00 8.29 265.12 11373 355 Yes 1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 7 26.00 12.44 323.51 8357 321 Yes 871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 8 4.00 30.00 120.00 1326 331 Yes 138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 9 8.00 5.66 45.31 1719 215 Yes 179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 10 8.00 20.01 160.10 2235 279 Yes 233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 11 7.00 10.67 74.72 2030 290 Yes 211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 12 6.00 7.28 43.68 2130 355 Yes 222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 13 3.00 6.11 18.35 408 136 Yes 42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 14 3.00 11.13 33.40 2500 833 Yes 260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 15 4.00 5.11 20.44 1000 250 Yes 104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 16 2.00 11.30 22.61 925 463 Yes 96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 17 1.00 1.50 1.50 215 215 Yes 22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
Appendix A: Rural Area Inventory
81
Rural Area Infrastructure AnalysisLand Use Type Development# of LotsMean Lot Size (Acres)Total Size (Acres)Linear Feet of RoadLnr Ft. per LotSecondary Access?Est. Total Road CostRoad Cost per LotWater System Type Linear Feet pipe-water Linear Ft- water- per lot Cost Total-water Cost per lot-water Septic System Type Est. Population Approx DWF (gal/day)Linear Ft of Pipe Lnr Ft Pipe Per Lot Total Cost of Sanitary Cost per lot=sanitaryOPBluestem at Fields of St. Croix14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463Discover Crossing28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224Farms of Lake Elmo32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051Fields of St. Croix I46.00 0.74 36.53 7510 163Yes1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922Fields of St. Croix 2nd Addition54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455Hamlet on Sunfish Lake41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171Meyer's Pineridge21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391Parkview Estates32.00 0.05 1.80 4598 144Yes753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841Prairie Hamlet16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871St. Croix's Sanctuary62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794Sunfish Ponds16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882Tamarack Farm Estates19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354Tana Ridge20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816Tapestry at Charlottes Grove67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727The Homestead19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683Whistling Valley43.00 1.02 43.81 7500 174Yes1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836Wildflower Shores25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847OP Average33.39 0.63 23.60 5257 156861469 25603 307495 9760 117 6792 3999 122 496491 15116REArabian Hills19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923Beau Crest16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777Cardinal View7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833Eagle Point Creek Estates7.00 4.33 30.34 396 57 No 64889 9270City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor12.00 3.08 37.01 2147 179Yes351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights40.00 2.56 102.39 6420 161Yes1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows13.00 7.87 102.35 4504 346Yes738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills12.00 2.81 33.77 2943 245Yes482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate64.00 2.80 179.19 10070 157Yes1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average19.08 3.41 60.34 3330 179543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition11.00 0.42 4.60 1025 93Yes106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores24.00 0.67 16.00 2860 119Yes298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes48.00 1.42 67.89 5220 109Yes855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands140.00 1.18 83.87 8345 60Yes870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake2.00 1.51 3.02 767 384Yes80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates58.00 2.11 122.31 9199 159Yes959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge25.00 0.69 17.38 3000 120Yes491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park73.00 0.57 45.03 3203 44Yes334137 4577City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres121.00 0.98 118.58 13569 112Yes1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park21.00 1.57 33.09 3264 155Yes534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres31.00 1.82 56.54 5760 186Yes600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park63.00 0.84 52.74 5920 94Yes617574 9803City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows38.00 1.60 60.84 4800 126Yes786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates15.00 1.94 29.15 2304 154Yes377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average50.36 1.27 57.20 5503 129659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216Yes404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 29.00 24.42 219.82 2477 275Yes258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 39.00 2.52 22.64 1700 189Yes177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 43.00 26.57 79.73 1630 543Yes170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 57.00 14.30 100.16 1620 231Yes168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 632.00 8.29 265.12 11373 355Yes1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 726.00 12.44 323.51 8357 321Yes871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 84.00 30.00 120.00 1326 331Yes138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 98.00 5.66 45.31 1719 215Yes179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 108.00 20.01 160.10 2235 279Yes233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 117.00 10.67 74.72 2030 290Yes211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 126.00 7.28 43.68 2130 355Yes222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 133.00 6.11 18.35 408 136Yes42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 143.00 11.13 33.40 2500 833Yes260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 154.00 5.11 20.44 1000 250Yes104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 162.00 11.30 22.61 925 463Yes96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 171.00 1.50 1.50 215 215Yes22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
Rural Area Infrastructure Analysis
Land Use Type Development# of Lots
Mean Lot
Size (Acres)
Total Size
(Acres)
Linear Feet
of Road
Lnr Ft. per
Lot
Secondary
Access?
Est. Total
Road Cost
Road Cost
per Lot
Water System
Type
Linear Feet pipe-
water
Linear Ft- water-
per lot
Cost Total-
water
Cost per lot-
water
Septic System
Type
Est.
Population
Approx DWF
(gal/day)
Linear Ft of
Pipe
Lnr Ft Pipe Per
Lot
Total Cost of
Sanitary
Cost per
lot=sanitary
OP
Bluestem at Fields of St. Croix14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463
Discover Crossing28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224
Farms of Lake Elmo32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051
Fields of St. Croix I46.00 0.74 36.53 7510 163Yes1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922
Fields of St. Croix 2nd Addition54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455
Hamlet on Sunfish Lake41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764
Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171
Meyer's Pineridge21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391
Parkview Estates32.00 0.05 1.80 4598 144Yes753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841
Prairie Hamlet16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871
St. Croix's Sanctuary62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794
Sunfish Ponds16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882
Tamarack Farm Estates19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354
Tana Ridge20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816
Tapestry at Charlottes Grove67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727
The Homestead19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683
Whistling Valley43.00 1.02 43.81 7500 174Yes1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836
Wildflower Shores25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847
OP Average33.39 0.63 23.60 5257 156861469 25603 307495 9760 117 6792 3999 122 496491 15116
RE
Arabian Hills19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923
Beau Crest16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777
Cardinal View7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833
Eagle Point Creek Estates7.00 4.33 30.34 396 57 No 64889 9270City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor12.00 3.08 37.01 2147 179Yes351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights40.00 2.56 102.39 6420 161Yes1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows13.00 7.87 102.35 4504 346Yes738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills12.00 2.81 33.77 2943 245Yes482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate64.00 2.80 179.19 10070 157Yes1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average19.08 3.41 60.34 3330 179543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition11.00 0.42 4.60 1025 93Yes106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores24.00 0.67 16.00 2860 119Yes298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes48.00 1.42 67.89 5220 109Yes855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands140.00 1.18 83.87 8345 60Yes870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake2.00 1.51 3.02 767 384Yes80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates58.00 2.11 122.31 9199 159Yes959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge25.00 0.69 17.38 3000 120Yes491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park73.00 0.57 45.03 3203 44Yes334137 4577City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres121.00 0.98 118.58 13569 112Yes1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park21.00 1.57 33.09 3264 155Yes534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres31.00 1.82 56.54 5760 186Yes600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park63.00 0.84 52.74 5920 94Yes617574 9803City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows38.00 1.60 60.84 4800 126Yes786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates15.00 1.94 29.15 2304 154Yes377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average50.36 1.27 57.20 5503 129659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216Yes404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 29.00 24.42 219.82 2477 275Yes258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 39.00 2.52 22.64 1700 189Yes177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 43.00 26.57 79.73 1630 543Yes170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 57.00 14.30 100.16 1620 231Yes168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 632.00 8.29 265.12 11373 355Yes1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 726.00 12.44 323.51 8357 321Yes871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 84.00 30.00 120.00 1326 331Yes138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 98.00 5.66 45.31 1719 215Yes179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 108.00 20.01 160.10 2235 279Yes233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 117.00 10.67 74.72 2030 290Yes211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 126.00 7.28 43.68 2130 355Yes222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 133.00 6.11 18.35 408 136Yes42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 143.00 11.13 33.40 2500 833Yes260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 154.00 5.11 20.44 1000 250Yes104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 162.00 11.30 22.61 925 463Yes96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 171.00 1.50 1.50 215 215Yes22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
Appendix A: Rural Area Inventory
82
Appendix A: Rural Area Inventory
Rural Area Infrastructure Analysis
Land Use Type Development # of Lots
Mean Lot
Size (Acres)
Total Size
(Acres)
Linear Feet
of Road
Lnr Ft. per
Lot
Secondary
Access?
Est. Total
Road Cost
Road Cost
per Lot
Water System
Type
Linear Feet pipe-
water
Linear Ft- water-
per lot
Cost Total-
water
Cost per lot-
water
Septic System
Type
Est.
Population
Approx DWF
(gal/day)
Linear Ft of
Pipe
Lnr Ft Pipe Per
Lot
Total Cost of
Sanitary
Cost per
lot=sanitary
OP
Bluestem at Fields of St. Croix 14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463
Discover Crossing 28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224
Farms of Lake Elmo 32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051
Fields of St. Croix I 46.00 0.74 36.53 7510 163 Yes 1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922
Fields of St. Croix 2nd Addition 54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455
Hamlet on Sunfish Lake 41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764
Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171
Meyer's Pineridge 21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391
Parkview Estates 32.00 0.05 1.80 4598 144 Yes 753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841
Prairie Hamlet 16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871
St. Croix's Sanctuary 62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794
Sunfish Ponds 16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882
Tamarack Farm Estates 19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354
Tana Ridge 20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816
Tapestry at Charlottes Grove 67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727
The Homestead 19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683
Whistling Valley 43.00 1.02 43.81 7500 174 Yes 1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836
Wildflower Shores 25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847
OP Average 33.39 0.63 23.60 5257 156 861469 25603 307495 9760 117 6792 3999 122 496491 15116
RE
Arabian Hills 19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923
Beau Crest 16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777
Cardinal View 7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833
Eagle Point Creek Estates 7.00 4.33 30.34 396 57 No 64889 9270 City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor 12.00 3.08 37.01 2147 179 Yes 351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights 40.00 2.56 102.39 6420 161 Yes 1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista 10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows 13.00 7.87 102.35 4504 346 Yes 738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows 8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills 12.00 2.81 33.77 2943 245 Yes 482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate 64.00 2.80 179.19 10070 157 Yes 1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines 21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average 19.08 3.41 60.34 3330 179 543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition 11.00 0.42 4.60 1025 93 Yes 106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores 24.00 0.67 16.00 2860 119 Yes 298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes 48.00 1.42 67.89 5220 109 Yes 855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres 14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates 5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands 140.00 1.18 83.87 8345 60 Yes 870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake 2.00 1.51 3.02 767 384 Yes 80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park 55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates 58.00 2.11 122.31 9199 159 Yes 959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights 13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge 25.00 0.69 17.38 3000 120 Yes 491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park 73.00 0.57 45.03 3203 44 Yes 334137 4577 City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club 87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres 121.00 0.98 118.58 13569 112 Yes 1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park 21.00 1.57 33.09 3264 155 Yes 534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres 31.00 1.82 56.54 5760 186 Yes 600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park 63.00 0.84 52.74 5920 94 Yes 617574 9803 City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows 38.00 1.60 60.84 4800 126 Yes 786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates 15.00 1.94 29.15 2304 154 Yes 377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest 18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay 5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS 241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average 50.36 1.27 57.20 5503 129 659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216 Yes 404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 2 9.00 24.42 219.82 2477 275 Yes 258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 3 9.00 2.52 22.64 1700 189 Yes 177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 4 3.00 26.57 79.73 1630 543 Yes 170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 5 7.00 14.30 100.16 1620 231 Yes 168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 6 32.00 8.29 265.12 11373 355 Yes 1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 7 26.00 12.44 323.51 8357 321 Yes 871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 8 4.00 30.00 120.00 1326 331 Yes 138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 9 8.00 5.66 45.31 1719 215 Yes 179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 10 8.00 20.01 160.10 2235 279 Yes 233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 11 7.00 10.67 74.72 2030 290 Yes 211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 12 6.00 7.28 43.68 2130 355 Yes 222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 13 3.00 6.11 18.35 408 136 Yes 42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 14 3.00 11.13 33.40 2500 833 Yes 260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 15 4.00 5.11 20.44 1000 250 Yes 104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 16 2.00 11.30 22.61 925 463 Yes 96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 17 1.00 1.50 1.50 215 215 Yes 22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
RR 18 5.00 37.00 185.14 7290 1458 Yes 760493 152099 City 5868 1174 240588 48118 Private 0 1017 7290 1458 905175 181035RR 19 3.00 6.60 19.80 1021 340 Yes 106511 35504 Private 40500 13500 Private 4 610 1021 340 126774 42258RR 20 4.00 6.60 26.30 940 235 Yes 98061 24515 City 1150 288 47150 11788 Private 7 814 940 235 116717 29179RR 21 8.00 18.00 145.00 4785 598 Yes 499171 62396 City/Private 3378 1689 (2 lots) 219498 17312 / 13500 Private 18 1627 4785 598 594138 74267RR 22 8.00 8.30 66.70 2727 341 Yes 284428 35554 Private 108000 13500 Private 21 1627 2727 341 338540 42318RR 23 1.00 8.80 8.80 300 300 Yes 31296 31296 Private 13500 13500 Private 4 203 300 300 37250 37250RR 24 7.00 11.00 77.12 600 86 Yes 62592 8942 Private 94500 13500 Private 14 1424 600 86 74500 10643
RR 25 1.00 57.20 57.20 1590 1590 Yes 165869 165869 Private 13500 13500 Private 4 203 1590 1590 197425 197425
RR 26 6.00 13.80 82.70 1050 175 Yes 109536 18256 Private 81000 13500 Private 21 1220 1050 175 130375 21729
RR 27 1.00 78.00 78.00 1330 1330 Yes 138746 138746 Private 13500 13500 Private 4 203 1330 1330 165142 165142
RR 28 2.00 11.80 23.50 760 380 Yes 79283 39642 Private 27000 13500 Private 7 407 760 380 94367 47183
RR 29 13.00 16.50 214.80 10236 787 Yes 1067820 82140 Private 175500 13500 Private 35 2644 10236 787 1270970 97767
RR 30 3.00 11.70 35.00 2543 848 Yes 265286 88429 Private 40500 13500 Private 7 610 2543 848 315756 105252
RR 31 6.00 13.70 82.30 1500 250 Yes 156480 26080 Private 81000 13500 Private 18 1220 1500 250 186250 31042
RR 32 2.00 19.00 38.00 1525 763 Yes 159088 79544 Private 27000 13500 Private 7 407 1525 763 189354 94677
RR Average 6.88 16.49 91.12 2616 468 272930 48832 110000 13500 20 1398 2645 478 328432 59315
Ag
Agricultural 1 3.00 20.80 62.40 3425 1142 Yes 357296 119099 Private 40500 13500 Private 7 610 3425 1142 425271 141757
Agricultural 2 2.00 16.50 33.00 2200 1100 Yes 229504 114752 Private 27000 13500 Private 7 407 2200 1100 273167 136583
Agricultural 3 8.00 7.30 58.40 2105 263 Yes 219594 27449 Private 108000 13500 Private 11 1627 2105 263 261371 32671
Agricultural 4 3.00 8.50 25.30 2125 708 Yes 221680 73893 Private 40500 13500 Private 11 610 2125 708 263854 87951
Agricultural 5 1.00 0.96 0.96 570 570 Yes 59462 59462 Private 13500 13500 Private 4 203 570 570 70775 70775
Agricultural 6 20.00 15.70 313.70 10990 550 Yes 1146477 57324 Private 270000 13500 Private 39 4068 10990 550 1364592 68230
Agricultural 7 5.00 35.50 177.53 1585 317 Yes 165347 33069 Private 67500 13500 Private 4 1017 1585 317 196804 39361
Agricultural 8 5.00 2.30 11.40 150 30 Yes 15648 3130 Private 67500 13500 Private 7 1017 150 30 18625 3725
Agricultural 9 1.00 40.00 40.00 1360 1360 Yes 141875 141875 Private 13500 13500 Private 4 203 1360 1360 168867 168867
Agricultural 10 5.00 51.60 258.00 7150 1430 Yes 745888 149178 Private 67500 13500 Private 14 1017 7150 1430 887792 177558
Agricultural 11 4.00 25.80 103.20 2700 675 Yes 281664 70416 Private 54000 13500 Private 11 814 2700 675 335250 83813
Agricultural 12 3.00 32.50 97.40 5680 1893 Yes 592538 197513 Private 40500 13500 Private 7 610 5680 1893 705267 235089
Ag Average 5.00 21.46 98.44 3337 836 348081 87263 67500 13500 10 1017 3337 836 414303 103865
Other
Carriage Station 109.00 0.38 40.93 6256 57 Yes 358424 9405 City 8307 76 340587 3125 Community 382 22172 5897 54 732211 6718
83
Rural Area Infrastructure Analysis
Land Use Type Development# of Lots
Mean Lot
Size (Acres)
Total Size
(Acres)
Linear Feet
of Road
Lnr Ft. per
Lot
Secondary
Access?
Est. Total
Road Cost
Road Cost
per Lot
Water System
Type
Linear Feet pipe-
water
Linear Ft- water-
per lot
Cost Total-
water
Cost per lot-
water
Septic System
Type
Est.
Population
Approx DWF
(gal/day)
Linear Ft of
Pipe
Lnr Ft Pipe Per
Lot
Total Cost of
Sanitary
Cost per
lot=sanitary
OP
Bluestem at Fields of St. Croix14.00 0.08 1.12 868 62 No 142165 10155 City 793 57 32513 2322 Community 49 2848 616 44 76487 5463
Discover Crossing28.00 0.86 24.13 3345 119 No* 548112 19575 City 3798 136 155718 5561 Community 98 5695 3659 131 454267 16224
Farms of Lake Elmo32.00 0.82 26.22 6926 216 No 1134894 35466 City 6518 204 267238 8351 Community 112 6509 5425 170 673617 21051
Fields of St. Croix I46.00 0.74 36.53 7510 163Yes1230589 26752 Private 621000 13500 Community 161 9357 4417 96 548419 11922
Fields of St. Croix 2nd Addition54.00 0.06 1.24 7476 138 No 1224935 22684 City 5913 110 242433 4490 Community 189 10984 4112 76 510573 9455
Hamlet on Sunfish Lake41.00 0.73 29.76 6630 162 No 1086392 26497 Private 553500 13500 Community 144 8340 1903 46 236329 5764
Heritage Farm 46.00 0.85 38.93 5991 130 No 981751 21342 City 6188 135 253708 5515 Private 161 9357 5991 130 743883 16171
Meyer's Pineridge21.00 0.10 20.79 3449 164 No 565088 26909 Private 283500 13500 Private 74 4272 3449 164 428201 20391
Parkview Estates32.00 0.05 1.80 4598 144Yes753428 23545 Private 432000 13500 Private 112 6509 4598 144 570918 17841
Prairie Hamlet16.00 0.45 7.16 1426 89 No 233714 14607 Private 216000 13500 Community 56 3255 370 23 45942 2871
St. Croix's Sanctuary62.00 0.83 51.87 7785 126 No* 1275650 20575 City 8665 140 355265 5730 Community 217 12611 7887 127 979243 15794
Sunfish Ponds16.00 0.81 12.95 1660 104 No 272008 17000 Private 0 216000 13500 Private 56 3255 1660 104 206117 12882
Tamarack Farm Estates19.00 0.69 13.25 2044 108 No 334848 17624 Private 0 256500 13500 Community 67 3865 2044 108 253735 13354
Tana Ridge20.00 0.77 15.34 3435 172 No 562859 28143 City 3635 182 149035 7452 Community 70 4068 1903 95 236329 11816
Tapestry at Charlottes Grove67.00 0.99 67.64 12090 180 No 1981067 29568 City 11452 171 469532 7008 Community 235 13628 7946 119 986688 14727
The Homestead19.00 0.86 16.44 6684 352 No 1095299 57647 Private 0 256500 13500 Private 67 3865 6684 352 829975 43683
Whistling Valley43.00 1.02 43.81 7500 174Yes1228950 28580 City/Private 0 580500 13500 Community 151 8747 6523 152 809939 18836
Wildflower Shores25.00 0.63 15.80 5216 209 No 854694 34188 City 4731 189 193971 7759 Community 88 5085 2788 112 346177 13847
OP Average33.39 0.63 23.60 5257 156861469 25603 307495 9760 117 6792 3999 122 496491 15116
RE
Arabian Hills19.00 3.11 59.12 3049 160 yes 499544 26292 Private 256500 13500 Private 67 3865 3049 160 378535 19923
Beau Crest16.00 1.84 29.49 1904 119 No 312022 19501 City 1933 121 79253 4953 Private 56 3255 1904 119 236438 14777
Cardinal View7.00 3.04 21.29 1400 200 No 229404 32772 Private 94500 13500 Private 25 1424 1400 200 173833 24833
Eagle Point Creek Estates7.00 4.33 30.34 396 57 No 64889 9270City 600 86 24600 3514 Private 25 1424 396 57 49170 7024
Judith Mary Manor12.00 3.08 37.01 2147 179Yes351807 29317 Private 162000 13500 Private 42 2441 2147 179 266586 22215
Lake Elmo Heights40.00 2.56 102.39 6420 161Yes1051981 26300 City 6420 161 263220 6581 Private 140 8136 6420 161 797150 19929
Lake Elmo Vista10.00 3.25 32.53 1692 169 No 277251 27725 Private 135000 13500 Private 35 2034 1692 169 210090 21009
Midland Meadows13.00 7.87 102.35 4504 346Yes738091 56776 Private 175500 13500 Private 46 2644 4504 346 559296 43023
Park Meadows8.00 3.28 26.25 1290 161 No 211379 26422 City 2320 290 95120 11890 Private 28 1627 1290 161 160175 20022
Rolling Hills12.00 2.81 33.77 2943 245Yes482207 40184 Private 162000 13500 Private 42 2441 2943 245 365398 30450
Stonegate64.00 2.80 179.19 10070 157Yes1650070 25782 Private 864000 13500 Private 224 13018 10070 157 1250358 19537
Torre Pines21.00 2.93 70.38 4150 198 No 656945 32382 Private 283500 13500 Community 74 4272 4150 198 515292 24538
RE Average19.08 3.41 60.34 3330 179543799 29394 216266 11245 67 3882 3330 179 413527 22273
RS
Bergman Addition11.00 0.42 4.60 1025 93Yes106928 9721 Private 148500 13500 Private 39 2238 1025 93 127271 11570
Berschen's Shores24.00 0.67 16.00 2860 119Yes298355 12431 Private 324000 13500 Private 84 4882 2860 119 355117 14797
Bordners Garner Farmettes48.00 1.42 67.89 5220 109Yes855349 17820 Private 648000 13500 Private 168 9764 5220 109 648150 13503
Darwin Acres14.00 0.87 12.17 3432 245 No 358026 25573 Private 189000 13500 Private 49 2848 3432 245 426140 30439
David Nelson Estates5.00 1.68 8.41 588 118 No 96350 19270 Private 67500 13500 Private 18 1017 588 118 73010 14602
DeMontreville Highlands140.00 1.18 83.87 8345 60Yes870550 6218 Private 1890000 13500 Private 490 28477 8345 60 1036171 7401
Down's Lake2.00 1.51 3.02 767 384Yes80013 40007 Private 27000 13500 Private 7 407 767 384 95236 47618
Eden Park55.00 1.20 66.12 4600 84 Yes/No 753756 13705 Private 742500 13500 Private 193 11188 4600 84 571167 10385
Fox Fire Estates58.00 2.11 122.31 9199 159Yes959640 16546 Private 783000 13500 Private 203 11798 9199 159 1142209 19693
Friedrich Heights13.00 0.49 6.33 1171 90 No 122159 9397 Private 175500 13500 Private 46 2644 1171 90 145399 11185
Kenridge25.00 0.69 17.38 3000 120Yes491580 19663 City 3384 135 138744 5550 Private 88 5085 3000 120 372500 14900
Lake Elmo Park73.00 0.57 45.03 3203 44Yes334137 4577City 3203 44 131323 1799 Private 256 14849 3203 44 397706 5448
Lane's Demontreville Country Club87.00 0.56 48.63 6050 70 Yes/No 991353 11395 Private 1174500 13500 Private 305 17697 6050 70 751208 8635
Oace Acres121.00 0.98 118.58 13569 112Yes1415487 11698 Private 1633500 13500 Private 424 24613 13569 112 1684780 13924
Packard Park21.00 1.57 33.09 3264 155Yes534855 25469 Private 283500 13500 Private 74 4272 3264 155 405292 19300
Springborn's Green Acres31.00 1.82 56.54 5760 186Yes600883 19383 Private 418500 13500 Private 109 6306 5760 186 715200 23071
Tablyn Park63.00 0.84 52.74 5920 94Yes617574 9803City 5678 90 232798 3695 Private 221 12815 5920 94 735067 11668
Tartan Meadows38.00 1.60 60.84 4800 126Yes786528 20698 Private 513000 13500 Private 133 7730 4800 126 596000 15684
Teal Pass Estates15.00 1.94 29.15 2304 154Yes377533 25169 Private 202500 13500 Private 53 3051 2304 154 286080 19072
The Forest18.00 1.96 35.20 1675 93 No 274466 15248 Private 243000 13500 Private 63 3661 1675 93 207979 11554
Water's Bay5.00 2.39 11.95 440 88 No 45901 9180 Private 67500 13500 Private 18 1017 440 88 54633 10927
All other RS241.00 1.50 358.50 33870 141 Varies 3533318 14661 Varies 3253500 13500 Varies 844 49022 33870 141 4205525 17450
RS Average50.36 1.27 57.20 5503 129659306 16256 603971 12161 176 10244 5503 129 683265 16037
RR
RR 1 18.00 12.46 224.34 3881 216Yes404878 22493 Private 243000 13500 Private 63 3661 3881 216 481906 26773
RR 29.00 24.42 219.82 2477 275Yes258369 28708 City 6970 774 285770 31752 Private 32 1831 2477 275 307524 34169
RR 39.00 2.52 22.64 1700 189Yes177344 19705 Private 121500 13500 Private 32 1831 1700 189 211083 23454
RR 43.00 26.57 79.73 1630 543Yes170042 56681 City 1396 465 57236 19079 Private 11 610 1630 543 202392 67464
RR 57.00 14.30 100.16 1620 231Yes168998 24143 City/Private 1625 325 93625 11447 / 13500 Private 25 1424 1620 231 201150 28736
RR 632.00 8.29 265.12 11373 355Yes1186454 37077 Private 432000 13500 Private 112 6509 11373 355 1412175 44130
RR 726.00 12.44 323.51 8357 321Yes871761 33529 Private 351000 13500 Private 91 5289 8357 321 1037611 39908
RR 84.00 30.00 120.00 1326 331Yes138287 34572 Private 54000 13500 Private 14 814 1326 331 164595 41149
RR 98.00 5.66 45.31 1719 215Yes179297 22412 City 2261 283 92701 11588 Private 18 1627 1719 215 213408 26676
RR 108.00 20.01 160.10 2235 279Yes233103 29138 City/Private 2032 2032 (1 lot) 96812 83312 Private 11 1627 2235 279 277450 34681
RR 117.00 10.67 74.72 2030 290Yes211770 30253 City 3330 476 136530 19504 Private 14 1424 2030 290 252058 36008
RR 126.00 7.28 43.68 2130 355Yes222202 37034 Private 81000 13500 Private 18 1220 2130 355 264475 44079
RR 133.00 6.11 18.35 408 136Yes42563 14188 City 1330 443 54530 18177 Private 11 610 1330 443 165142 55047
RR 143.00 11.13 33.40 2500 833Yes260800 86933 City 2514 838 103074 34358 Private 11 610 2500 833 310417 103472
RR 154.00 5.11 20.44 1000 250Yes104320 26080 Private 54000 13500 Private 11 814 1000 250 124167 31042
RR 162.00 11.30 22.61 925 463Yes96496 48248 Private 27000 13500 Private 7 407 925 463 114854 57427
RR 171.00 1.50 1.50 215 215Yes22429 22429 Private 13500 13500 Private 4 203 215 215 26696 26696
RR 185.00 37.00 185.14 7290 1458Yes760493 152099 City 5868 1174 240588 48118 Private 0 1017 7290 1458 905175 181035RR 193.00 6.60 19.80 1021 340Yes106511 35504 Private 40500 13500 Private 4 610 1021 340 126774 42258RR 204.00 6.60 26.30 940 235Yes98061 24515 City 1150 288 47150 11788 Private 7 814 940 235 116717 29179RR 218.00 18.00 145.00 4785 598Yes499171 62396 City/Private 3378 1689 (2 lots) 219498 17312 / 13500 Private 18 1627 4785 598 594138 74267RR 228.00 8.30 66.70 2727 341Yes284428 35554 Private 108000 13500 Private 21 1627 2727 341 338540 42318RR 231.00 8.80 8.80 300 300Yes31296 31296 Private 13500 13500 Private 4 203 300 300 37250 37250RR 247.00 11.00 77.12 600 86Yes62592 8942 Private 94500 13500 Private 14 1424 600 86 74500 10643
RR 251.00 57.20 57.20 1590 1590Yes165869 165869 Private 13500 13500 Private 4 203 1590 1590 197425 197425
RR 266.00 13.80 82.70 1050 175Yes109536 18256 Private 81000 13500 Private 21 1220 1050 175 130375 21729
RR 271.00 78.00 78.00 1330 1330Yes138746 138746 Private 13500 13500 Private 4 203 1330 1330 165142 165142
RR 282.00 11.80 23.50 760 380Yes79283 39642 Private 27000 13500 Private 7 407 760 380 94367 47183
RR 2913.00 16.50 214.80 10236 787Yes1067820 82140 Private 175500 13500 Private 35 2644 10236 787 1270970 97767
RR 303.00 11.70 35.00 2543 848Yes265286 88429 Private 40500 13500 Private 7 610 2543 848 315756 105252
RR 316.00 13.70 82.30 1500 250Yes156480 26080 Private 81000 13500 Private 18 1220 1500 250 186250 31042
RR 322.00 19.00 38.00 1525 763Yes159088 79544 Private 27000 13500 Private 7 407 1525 763 189354 94677
RR Average6.88 16.49 91.12 2616 468272930 48832 110000 13500 20 1398 2645 478 328432 59315
Ag
Agricultural 13.00 20.80 62.40 3425 1142Yes357296 119099 Private 40500 13500 Private 7 610 3425 1142 425271 141757
Agricultural 22.00 16.50 33.00 2200 1100Yes229504 114752 Private 27000 13500 Private 7 407 2200 1100 273167 136583
Agricultural 38.00 7.30 58.40 2105 263Yes219594 27449 Private 108000 13500 Private 11 1627 2105 263 261371 32671
Agricultural 43.00 8.50 25.30 2125 708Yes221680 73893 Private 40500 13500 Private 11 610 2125 708 263854 87951
Agricultural 51.00 0.96 0.96 570 570Yes59462 59462 Private 13500 13500 Private 4 203 570 570 70775 70775
Agricultural 620.00 15.70 313.70 10990 550Yes1146477 57324 Private 270000 13500 Private 39 4068 10990 550 1364592 68230
Agricultural 75.00 35.50 177.53 1585 317Yes165347 33069 Private 67500 13500 Private 4 1017 1585 317 196804 39361
Agricultural 85.00 2.30 11.40 150 30Yes15648 3130 Private 67500 13500 Private 7 1017 150 30 18625 3725
Agricultural 91.00 40.00 40.00 1360 1360Yes141875 141875 Private 13500 13500 Private 4 203 1360 1360 168867 168867
Agricultural 105.00 51.60 258.00 7150 1430Yes745888 149178 Private 67500 13500 Private 14 1017 7150 1430 887792 177558
Agricultural 114.00 25.80 103.20 2700 675Yes281664 70416 Private 54000 13500 Private 11 814 2700 675 335250 83813
Agricultural 123.00 32.50 97.40 5680 1893Yes592538 197513 Private 40500 13500 Private 7 610 5680 1893 705267 235089
Ag Average5.00 21.46 98.44 3337 836348081 87263 67500 13500 10 1017 3337 836 414303 103865
Other
Carriage Station109.00 0.38 40.93 6256 57Yes358424 9405 City 8307 76 340587 3125 Community 382 22172 5897 54 732211 6718
Appendix A: Rural Area Inventory
84
Appendix B: Scenario Data: RR & A Inventory
Rural
Area
Scenario
Study
Parcel
Number
Land Use Type Scenario Total Size
(Acres)
Subdivided Lots
(2.5 Acres) S1&S2
Subdivided Lots (A to
OP 18 lots per 40
Acres) S3
Subdivided Lots (RR
& A to OP, per 20
Acres) S4
Current Estimated
Population
Scenario Estimated
Population
Tax Capital
Accrued
Tax Capital
Per Acre
Current
Estimated
Expenditure
Est. Expenditure
if Residentail
1 RR 1, 2, 3,4 25.1 10 16 4 35 3326 133 898 3559
2 RR 1, 2, 3,4 31.9 12 21 4 42 4335 136 1170 4638
3 RR 1, 2, 3,4 33.7 13 22 4 46 2865 85 774 3066
4 RR 1, 2, 3,4 54.3 21 39 4 74 5351 99 1445 5726
5 RR 1, 2, 3 13.5 5 4 18 5160 382 1393 5521
6 RR 1, 2, 3,4 28.5 11 25 4 39 3511 123 948 3757
8 RR 1, 2, 3 10.7 4 4 14 3170 296 856 3392
9 RR 1, 2, 3 11.6 4 4 14 3709 320 1001 3969
10 RR 1, 2, 3 10 4 4 14 4302 430 1162 4603
11 RR 1, 2, 3 19.9 7 4 25 5319 267 1436 5691
12 RR 1, 2, 3 11 4 4 14 3040 276 821 3253
13 RR 1, 2, 3 10 4 4 14 4085 409 1103 4371
14 RR 1, 2, 3 58 23 4 81 7248 125 1957 7755
15 RR 1, 2, 3 19.9 7 4 25 8290 417 2238 8870
16 RR 1, 2, 3,4 23.5 9 15 4 32 5794 247 1564 6200
17 RR 1, 2, 3,4 64.6 25 43 4 88 7313 113 1975 7825
18 RR 1, 2, 3,4 41.3 16 27 4 56 9108 221 2459 9746
19 RR 1, 2, 3,4 30.5 12 20 4 42 4356 143 1176 4661
20 RR 1, 2, 3 10 4 4 14 4657 466 1257 4983
21 RR 1, 2, 3,4 22.4 8 14 4 28 661 30 178 707
22 RR 1, 2, 3 10 4 4 14 3733 373 1008 3994
23 RR 1, 2, 3 10.9 4 4 14 3511 322 948 3757
24 RR 1, 2, 3 10 4 4 14 5386 539 1454 5763
25 RR 1, 2, 3 10 4 4 14 1250 125 338 1338
26 RR 1, 2, 3 10 4 4 14 3038 304 820 3251
27 RR 1, 2, 3 10 4 4 14 3828 383 1034 4096
28 RR 1, 2, 3 10.3 4 4 14 3445 334 930 3686
29 RR 1, 2, 3 10 4 4 14 4336 434 1171 4640
30 RR 1, 2, 3 12 4 4 14 3496 291 944 3741
31 RR 1, 2, 3 10 4 4 14 2976 298 804 3184
32 RR 1, 2, 3 10 4 4 14 4000 400 1080 4280
33 RR 1, 2, 3,4 33.4 13 22 4 46 647 19 175 692
34 RR 1, 2, 3,4 39.8 15 26 4 53 1139 29 308 1219
35 RR 1, 2, 3,4 40 16 26 4 56 6990 175 1887 7479
36 RR 1, 2, 3 12.8 5 4 18 4679 366 1263 5007
37 RR 1, 2, 3 13.7 5 4 18 1365 100 369 1461
38 RR 1, 2, 3 11.2 4 4 14 3528 315 953 3775
39 RR 1, 2, 3 10 4 4 14 4513 451 1219 4829
40 RR 1, 2, 3,4 49.7 19 33 4 67 11138 224 3007 11918
41 RR 1, 2, 3,4 50 20 33 4 70 8737 175 2359 9349
42 RR 1, 2, 3 10 4 4 14 3650 365 986 3906
43 RR 1, 2, 3,4 20 8 13 4 28 2431 122 656 2601
44 RR 1, 2, 3,4 40 16 26 4 56 1790 45 483 1915
45 RR 1, 2, 3,4 21.6 8 14 4 28 4223 196 1140 4519
46 RR 1, 2, 3 13.9 5 4 18 5193 374 1402 5557
47 RR 1, 2, 3 18.2 7 4 25 196 11 53 210
48 RR 1, 2, 3,4 64.4 25 42 4 88 2133 33 576 2282
49 RR 1, 2, 3 16.6 6 4 21 549 33 148 587
50 RR 1, 2, 3,4 39.6 15 26 4 53 2936 74 793 3142
51 RR 1, 2, 3,4 23.4 9 15 4 32 1175 50 317 1257
52 RR 1, 2, 3 11.1 4 4 14 3002 270 811 3212
53 RR 1, 2, 3 12.8 5 4 18 4325 338 1168 4628
54 RR 1, 2, 3 12.8 5 4 18 848 66 229 907
55 RR 1, 2, 3 12.8 5 4 18 3425 268 925 3665
56 RR 1, 2, 3 12.8 5 4 18 2903 227 784 3106
57 RR 1, 2, 3 12.1 4 4 14 802 66 217 858
58 RR 1, 2, 3 10.6 4 4 14 702 66 190 751
59 RR 1, 2, 3 11.3 4 4 14 3215 285 868 3440
60 RR 1, 2, 3 11.7 4 4 14 3201 274 864 3425
61 RR 1, 2, 3,4 54.6 21 36 4 74 10783 197 2911 11538
62 RR 1, 2, 3,4 54.8 21 39 4 74 10822 197 2922 11580
63 RR 1, 2, 3,4 21.7 8 14 4 28 4286 198 1157 4586
64 RR 1, 2, 3,4 78.4 31 52 4 109 6712 86 1812 7182
65 RR 1, 2, 3 18.6 7 4 25 2790 150 753 2985
66 RR 1, 2, 3,4 30.4 12 20 4 42 5130 169 1385 5489
67 RR 1, 2, 3,4 37.1 14 24 4 49 2046 55 552 2189
68 RR 1, 2, 3,4 44.2 17 29 4 60 2651 60 716 2837
69 RR 1, 2, 3 10 4 4 14 5401 540 1458 5779
72 RR 1, 2, 3 10.8 4 4 14 3827 354 1033 4095
73 RR 1, 2, 3 12.5 5 4 18 3961 317 1069 4238
74 RR 1, 2, 3,4 38.3 15 25 4 53 4075 106 1100 4360
75 RR 1, 2, 3 11.2 4 4 14 2696 241 728 2885
76 RR 1, 2, 3,4 32.8 13 21 4 46 4656 142 1257 4982
77 RR 1, 2, 3,4 57.2 22 38 4 77 2477 43 669 2650
78 RR 1, 2, 3,4 27.2 10 18 4 35 4765 175 1287 5099
79 RR 1, 2, 3 10 4 4 14 3293 329 889 3524
80 RR 1, 2, 3 11.8 4 4 14 4094 347 1105 4381
81 RR 1, 2, 3 11.8 4 4 14 4000 339 1080 4280
82 RR 1, 2, 3,4 71.5 28 47 4 98 9461 132 2554 10123
83 RR 1, 2, 3,4 20 8 13 4 28 3740 187 1010 4002
84 RR 1, 2, 3,4 36.4 14 24 4 49 6256 172 1689 6694
85 RR 1, 2, 3 17.4 6 4 21 4902 282 1324 5245
86 RR 1, 2, 3,4 21.4 8 14 4 28 6601 308 1782 7063
87 RR 1, 2, 3,4 24 9 16 4 32 6162 257 1664 6593
88 RR 1, 2, 3,4 32 12 21 4 42 4248 133 1147 4545
89 RR 1, 2, 3,4 22.5 9 14 4 32 3643 162 984 3898
90 RR 1, 2, 3 12 4 4 14 3395 283 917 3633
91 RR 1, 2, 3 12 4 4 14 4672 389 1261 4999
92 RR 1, 2, 3 12 4 4 14 4404 367 1189 4712
93 RR 1, 2, 3 12 4 4 14 3849 321 1039 4118
94 RR 1, 2, 3 12 4 4 14 4184 349 1130 4477
95 RR 1, 2, 3,4 37 14 24 4 49 5623 152 1518 6017
96 A 3 17.9 7 4 25 4366
97 A 3, 4 32.8 13 21 4 46 5022
98 A 3 11.7 4 4 14 2434
99 A 3, 4 32.7 13 21 4 46 8971
100 A 3, 4 21.5 8 14 4 28 3370
101 A 3, 4 20 8 13 4 28 568
102 A 3 14 5 4 18 4532
103 A 3 10.3 4 4 14 4299
104 A 3 16.2 6 4 21 452
105 A 3, 4 29.5 11 19 4 39 2921
106 A 3 17.2 6 4 21 320
107 A 3 17.3 6 4 21 566
108 A 2, 3, 4 65.2 26 28 43 4 91 2914
109 A 3 10.1 4 4 14 1976
110 A 2, 3, 4 73.5 29 31 49 4 102 5335
111 A 2,3, 4 67 26 29 44 4 91 19336
112 A 3 10 4 4 14 2785
113 A 3, 4 20.1 8 13 4 28 0
114 A 3 11.1 4 4 14 323
115 A 2, 3, 4 69.4 27 30 46 4 95 3651
116 A 2, 3, 4 116.6 46 51 77 4 161 5636
117 A 3, 4 37.3 14 24 4 49 4136
118 A 2, 3, 4 93.8 37 41 62 4 130 14007
119 A 3, 4 36.8 14 24 4 49 3662
120 A 2, 3, 4 53.3 21 23 35 4 74 12084
121 A 3 10 4 4 14 3949
122 A 3 39.8 15 26 4 53 12856
123 A 2, 3, 4 47.6 19 21 31 4 67 1918
SUM 1002.7 389 98 1362 132389
85
Rural
Area
Scenario
Study
Parcel
Number
Land Use Type Scenario Total Size
(Acres)
Subdivided Lots
(2.5 Acres) S1&S2
Subdivided Lots (A to
OP 18 lots per 40
Acres) S3
Subdivided Lots (RR
& A to OP, per 20
Acres) S4
Current Estimated
Population
Scenario Estimated
Population
Tax Capital
Accrued
Tax Capital
Per Acre
Current
Estimated
Expenditure
Est. Expenditure
if Residentail
1 RR 1, 2, 3,4 25.1 10 16 4 35 3326 133 898 3559
2 RR 1, 2, 3,4 31.9 12 21 4 42 4335 136 1170 4638
3 RR 1, 2, 3,4 33.7 13 22 4 46 2865 85 774 3066
4 RR 1, 2, 3,4 54.3 21 39 4 74 5351 99 1445 5726
5 RR 1, 2, 3 13.5 5 4 18 5160 382 1393 5521
6 RR 1, 2, 3,4 28.5 11 25 4 39 3511 123 948 3757
8 RR 1, 2, 3 10.7 4 4 14 3170 296 856 3392
9 RR 1, 2, 3 11.6 4 4 14 3709 320 1001 3969
10 RR 1, 2, 3 10 4 4 14 4302 430 1162 4603
11 RR 1, 2, 3 19.9 7 4 25 5319 267 1436 5691
12 RR 1, 2, 3 11 4 4 14 3040 276 821 3253
13 RR 1, 2, 3 10 4 4 14 4085 409 1103 4371
14 RR 1, 2, 3 58 23 4 81 7248 125 1957 7755
15 RR 1, 2, 3 19.9 7 4 25 8290 417 2238 8870
16 RR 1, 2, 3,4 23.5 9 15 4 32 5794 247 1564 6200
17 RR 1, 2, 3,4 64.6 25 43 4 88 7313 113 1975 7825
18 RR 1, 2, 3,4 41.3 16 27 4 56 9108 221 2459 9746
19 RR 1, 2, 3,4 30.5 12 20 4 42 4356 143 1176 4661
20 RR 1, 2, 3 10 4 4 14 4657 466 1257 4983
21 RR 1, 2, 3,4 22.4 8 14 4 28 661 30 178 707
22 RR 1, 2, 3 10 4 4 14 3733 373 1008 3994
23 RR 1, 2, 3 10.9 4 4 14 3511 322 948 3757
24 RR 1, 2, 3 10 4 4 14 5386 539 1454 5763
25 RR 1, 2, 3 10 4 4 14 1250 125 338 1338
26 RR 1, 2, 3 10 4 4 14 3038 304 820 3251
27 RR 1, 2, 3 10 4 4 14 3828 383 1034 4096
28 RR 1, 2, 3 10.3 4 4 14 3445 334 930 3686
29 RR 1, 2, 3 10 4 4 14 4336 434 1171 4640
30 RR 1, 2, 3 12 4 4 14 3496 291 944 3741
31 RR 1, 2, 3 10 4 4 14 2976 298 804 3184
32 RR 1, 2, 3 10 4 4 14 4000 400 1080 4280
33 RR 1, 2, 3,4 33.4 13 22 4 46 647 19 175 692
34 RR 1, 2, 3,4 39.8 15 26 4 53 1139 29 308 1219
35 RR 1, 2, 3,4 40 16 26 4 56 6990 175 1887 7479
36 RR 1, 2, 3 12.8 5 4 18 4679 366 1263 5007
37 RR 1, 2, 3 13.7 5 4 18 1365 100 369 1461
38 RR 1, 2, 3 11.2 4 4 14 3528 315 953 3775
39 RR 1, 2, 3 10 4 4 14 4513 451 1219 4829
40 RR 1, 2, 3,4 49.7 19 33 4 67 11138 224 3007 11918
41 RR 1, 2, 3,4 50 20 33 4 70 8737 175 2359 9349
42 RR 1, 2, 3 10 4 4 14 3650 365 986 3906
43 RR 1, 2, 3,4 20 8 13 4 28 2431 122 656 2601
44 RR 1, 2, 3,4 40 16 26 4 56 1790 45 483 1915
45 RR 1, 2, 3,4 21.6 8 14 4 28 4223 196 1140 4519
46 RR 1, 2, 3 13.9 5 4 18 5193 374 1402 5557
47 RR 1, 2, 3 18.2 7 4 25 196 11 53 210
48 RR 1, 2, 3,4 64.4 25 42 4 88 2133 33 576 2282
49 RR 1, 2, 3 16.6 6 4 21 549 33 148 587
50 RR 1, 2, 3,4 39.6 15 26 4 53 2936 74 793 3142
51 RR 1, 2, 3,4 23.4 9 15 4 32 1175 50 317 1257
52 RR 1, 2, 3 11.1 4 4 14 3002 270 811 3212
53 RR 1, 2, 3 12.8 5 4 18 4325 338 1168 4628
54 RR 1, 2, 3 12.8 5 4 18 848 66 229 907
55 RR 1, 2, 3 12.8 5 4 18 3425 268 925 3665
56 RR 1, 2, 3 12.8 5 4 18 2903 227 784 3106
57 RR 1, 2, 3 12.1 4 4 14 802 66 217 858
58 RR 1, 2, 3 10.6 4 4 14 702 66 190 751
59 RR 1, 2, 3 11.3 4 4 14 3215 285 868 3440
60 RR 1, 2, 3 11.7 4 4 14 3201 274 864 3425
61 RR 1, 2, 3,4 54.6 21 36 4 74 10783 197 2911 11538
62 RR 1, 2, 3,4 54.8 21 39 4 74 10822 197 2922 11580
63 RR 1, 2, 3,4 21.7 8 14 4 28 4286 198 1157 4586
64 RR 1, 2, 3,4 78.4 31 52 4 109 6712 86 1812 7182
65 RR 1, 2, 3 18.6 7 4 25 2790 150 753 2985
66 RR 1, 2, 3,4 30.4 12 20 4 42 5130 169 1385 5489
67 RR 1, 2, 3,4 37.1 14 24 4 49 2046 55 552 2189
68 RR 1, 2, 3,4 44.2 17 29 4 60 2651 60 716 2837
69 RR 1, 2, 3 10 4 4 14 5401 540 1458 5779
72 RR 1, 2, 3 10.8 4 4 14 3827 354 1033 4095
73 RR 1, 2, 3 12.5 5 4 18 3961 317 1069 4238
74 RR 1, 2, 3,4 38.3 15 25 4 53 4075 106 1100 4360
75 RR 1, 2, 3 11.2 4 4 14 2696 241 728 2885
76 RR 1, 2, 3,4 32.8 13 21 4 46 4656 142 1257 4982
77 RR 1, 2, 3,4 57.2 22 38 4 77 2477 43 669 2650
78 RR 1, 2, 3,4 27.2 10 18 4 35 4765 175 1287 5099
79 RR 1, 2, 3 10 4 4 14 3293 329 889 3524
80 RR 1, 2, 3 11.8 4 4 14 4094 347 1105 4381
81 RR 1, 2, 3 11.8 4 4 14 4000 339 1080 4280
82 RR 1, 2, 3,4 71.5 28 47 4 98 9461 132 2554 10123
83 RR 1, 2, 3,4 20 8 13 4 28 3740 187 1010 4002
84 RR 1, 2, 3,4 36.4 14 24 4 49 6256 172 1689 6694
85 RR 1, 2, 3 17.4 6 4 21 4902 282 1324 5245
86 RR 1, 2, 3,4 21.4 8 14 4 28 6601 308 1782 7063
87 RR 1, 2, 3,4 24 9 16 4 32 6162 257 1664 6593
88 RR 1, 2, 3,4 32 12 21 4 42 4248 133 1147 4545
89 RR 1, 2, 3,4 22.5 9 14 4 32 3643 162 984 3898
90 RR 1, 2, 3 12 4 4 14 3395 283 917 3633
91 RR 1, 2, 3 12 4 4 14 4672 389 1261 4999
92 RR 1, 2, 3 12 4 4 14 4404 367 1189 4712
93 RR 1, 2, 3 12 4 4 14 3849 321 1039 4118
94 RR 1, 2, 3 12 4 4 14 4184 349 1130 4477
95 RR 1, 2, 3,4 37 14 24 4 49 5623 152 1518 6017
96 A 3 17.9 7 4 25 4366
97 A 3, 4 32.8 13 21 4 46 5022
98 A 3 11.7 4 4 14 2434
99 A 3, 4 32.7 13 21 4 46 8971
100 A 3, 4 21.5 8 14 4 28 3370
101 A 3, 4 20 8 13 4 28 568
102 A 3 14 5 4 18 4532
103 A 3 10.3 4 4 14 4299
104 A 3 16.2 6 4 21 452
105 A 3, 4 29.5 11 19 4 39 2921
106 A 3 17.2 6 4 21 320
107 A 3 17.3 6 4 21 566
108 A 2, 3, 4 65.2 26 28 43 4 91 2914
109 A 3 10.1 4 4 14 1976
110 A 2, 3, 4 73.5 29 31 49 4 102 5335
111 A 2,3, 4 67 26 29 44 4 91 19336
112 A 3 10 4 4 14 2785
113 A 3, 4 20.1 8 13 4 28 0
114 A 3 11.1 4 4 14 323
115 A 2, 3, 4 69.4 27 30 46 4 95 3651
116 A 2, 3, 4 116.6 46 51 77 4 161 5636
117 A 3, 4 37.3 14 24 4 49 4136
118 A 2, 3, 4 93.8 37 41 62 4 130 14007
119 A 3, 4 36.8 14 24 4 49 3662
120 A 2, 3, 4 53.3 21 23 35 4 74 12084
121 A 3 10 4 4 14 3949
122 A 3 39.8 15 26 4 53 12856
123 A 2, 3, 4 47.6 19 21 31 4 67 1918
SUM 1002.7 389 98 1362 132389
Rural
Area
Scenario
StudyParcel Number Land Use Type Scenario Total Size (Acres)Subdivided Lots (2.5 Acres) S1&S2 Subdivided Lots (A to OP 18 lots per 40 Acres) S3 Subdivided Lots (RR & A to OP, per 20 Acres) S4 Current Estimated Population Scenario Estimated Population Tax Capital Accrued Tax Capital Per Acre Current Estimated Expenditure Est. Expenditure if Residentail1RR 1, 2, 3,4 25.1 10 16 4 35 3326 133 898 35592RR 1, 2, 3,4 31.9 12 21 4 42 4335 136 1170 46383RR 1, 2, 3,4 33.7 13 22 4 46 2865 85 774 30664RR 1, 2, 3,4 54.3 21 39 4 74 5351 99 1445 57265RR 1, 2, 3 13.5 5 4 18 5160 382 1393 55216RR 1, 2, 3,4 28.5 11 25 4 39 3511 123 948 37578RR 1, 2, 3 10.7 4 4 14 3170 296 856 33929RR 1, 2, 3 11.6 4 4 14 3709 320 1001 396910RR 1, 2, 3 10 4 4 14 4302 430 1162 460311RR 1, 2, 3 19.9 7 4 25 5319 267 1436 569112RR 1, 2, 3 11 4 4 14 3040 276 821 325313RR 1, 2, 3 10 4 4 14 4085 409 1103 437114RR 1, 2, 3 58 23 4 81 7248 125 1957 775515RR 1, 2, 3 19.9 7 4 25 8290 417 2238 887016RR 1, 2, 3,4 23.5 9 15 4 32 5794 247 1564 620017RR 1, 2, 3,4 64.6 25 43 4 88 7313 113 1975 782518RR 1, 2, 3,4 41.3 16 27 4 56 9108 221 2459 974619RR 1, 2, 3,4 30.5 12 20 4 42 4356 143 1176 466120RR 1, 2, 3 10 4 4 14 4657 466 1257 498321RR 1, 2, 3,4 22.4 8 14 4 28 661 30 178 70722RR 1, 2, 3 10 4 4 14 3733 373 1008 399423RR 1, 2, 3 10.9 4 4 14 3511 322 948 375724RR 1, 2, 3 10 4 4 14 5386 539 1454 576325RR 1, 2, 3 10 4 4 14 1250 125 338 133826RR 1, 2, 3 10 4 4 14 3038 304 820 325127RR 1, 2, 3 10 4 4 14 3828 383 1034 409628RR 1, 2, 3 10.3 4 4 14 3445 334 930 368629RR 1, 2, 3 10 4 4 14 4336 434 1171 464030RR 1, 2, 3 12 4 4 14 3496 291 944 374131RR 1, 2, 3 10 4 4 14 2976 298 804 318432RR 1, 2, 3 10 4 4 14 4000 400 1080 428033RR 1, 2, 3,4 33.4 13 22 4 46 647 19 175 69234RR 1, 2, 3,4 39.8 15 26 4 53 1139 29 308 121935RR 1, 2, 3,4 40 16 26 4 56 6990 175 1887 747936RR 1, 2, 3 12.8 5 4 18 4679 366 1263 500737RR 1, 2, 3 13.7 5 4 18 1365 100 369 1461
38 RR 1, 2, 3 11.2 4 4 14 3528 315 953 3775
39 RR 1, 2, 3 10 4 4 14 4513 451 1219 4829
40 RR 1, 2, 3,4 49.7 19 33 4 67 11138 224 3007 11918
41 RR 1, 2, 3,4 50 20 33 4 70 8737 175 2359 9349
42 RR 1, 2, 3 10 4 4 14 3650 365 986 3906
43 RR 1, 2, 3,4 20 8 13 4 28 2431 122 656 2601
44 RR 1, 2, 3,4 40 16 26 4 56 1790 45 483 1915
45 RR 1, 2, 3,4 21.6 8 14 4 28 4223 196 1140 4519
46 RR 1, 2, 3 13.9 5 4 18 5193 374 1402 5557
47 RR 1, 2, 3 18.2 7 4 25 196 11 53 210
48 RR 1, 2, 3,4 64.4 25 42 4 88 2133 33 576 2282
49 RR 1, 2, 3 16.6 6 4 21 549 33 148 587
50 RR 1, 2, 3,4 39.6 15 26 4 53 2936 74 793 3142
51 RR 1, 2, 3,4 23.4 9 15 4 32 1175 50 317 1257
52 RR 1, 2, 3 11.1 4 4 14 3002 270 811 3212
53 RR 1, 2, 3 12.8 5 4 18 4325 338 1168 4628
54 RR 1, 2, 3 12.8 5 4 18 848 66 229 907
55 RR 1, 2, 3 12.8 5 4 18 3425 268 925 3665
56 RR 1, 2, 3 12.8 5 4 18 2903 227 784 3106
57 RR 1, 2, 3 12.1 4 4 14 802 66 217 858
58 RR 1, 2, 3 10.6 4 4 14 702 66 190 751
59 RR 1, 2, 3 11.3 4 4 14 3215 285 868 3440
60 RR 1, 2, 3 11.7 4 4 14 3201 274 864 3425
61 RR 1, 2, 3,4 54.6 21 36 4 74 10783 197 2911 11538
62 RR 1, 2, 3,4 54.8 21 39 4 74 10822 197 2922 11580
63 RR 1, 2, 3,4 21.7 8 14 4 28 4286 198 1157 4586
64 RR 1, 2, 3,4 78.4 31 52 4 109 6712 86 1812 7182
65 RR 1, 2, 3 18.6 7 4 25 2790 150 753 2985
66 RR 1, 2, 3,4 30.4 12 20 4 42 5130 169 1385 5489
67 RR 1, 2, 3,4 37.1 14 24 4 49 2046 55 552 2189
68 RR 1, 2, 3,4 44.2 17 29 4 60 2651 60 716 2837
69 RR 1, 2, 3 10 4 4 14 5401 540 1458 5779
72 RR 1, 2, 3 10.8 4 4 14 3827 354 1033 4095
73 RR 1, 2, 3 12.5 5 4 18 3961 317 1069 4238
74 RR 1, 2, 3,4 38.3 15 25 4 53 4075 106 1100 4360
75 RR 1, 2, 3 11.2 4 4 14 2696 241 728 2885
76 RR 1, 2, 3,4 32.8 13 21 4 46 4656 142 1257 4982
77 RR 1, 2, 3,4 57.2 22 38 4 77 2477 43 669 2650
78 RR 1, 2, 3,4 27.2 10 18 4 35 4765 175 1287 5099
79 RR 1, 2, 3 10 4 4 14 3293 329 889 3524
80 RR 1, 2, 3 11.8 4 4 14 4094 347 1105 4381
81 RR 1, 2, 3 11.8 4 4 14 4000 339 1080 4280
82 RR 1, 2, 3,4 71.5 28 47 4 98 9461 132 2554 10123
83 RR 1, 2, 3,4 20 8 13 4 28 3740 187 1010 4002
84 RR 1, 2, 3,4 36.4 14 24 4 49 6256 172 1689 6694
85 RR 1, 2, 3 17.4 6 4 21 4902 282 1324 5245
86 RR 1, 2, 3,4 21.4 8 14 4 28 6601 308 1782 7063
87 RR 1, 2, 3,4 24 9 16 4 32 6162 257 1664 6593
88 RR 1, 2, 3,4 32 12 21 4 42 4248 133 1147 4545
89 RR 1, 2, 3,4 22.5 9 14 4 32 3643 162 984 3898
90 RR 1, 2, 3 12 4 4 14 3395 283 917 3633
91 RR 1, 2, 3 12 4 4 14 4672 389 1261 4999
92 RR 1, 2, 3 12 4 4 14 4404 367 1189 4712
93 RR 1, 2, 3 12 4 4 14 3849 321 1039 4118
94 RR 1, 2, 3 12 4 4 14 4184 349 1130 4477
95 RR 1, 2, 3,4 37 14 24 4 49 5623 152 1518 6017
96 A 3 17.9 7 4 25 4366
97 A 3, 4 32.8 13 21 4 46 5022
98 A 3 11.7 4 4 14 2434
99 A 3, 4 32.7 13 21 4 46 8971
100 A 3, 4 21.5 8 14 4 28 3370
101 A 3, 4 20 8 13 4 28 568
102 A 3 14 5 4 18 4532
103 A 3 10.3 4 4 14 4299
104 A 3 16.2 6 4 21 452
105 A 3, 4 29.5 11 19 4 39 2921
106 A 3 17.2 6 4 21 320
107 A 3 17.3 6 4 21 566
108 A 2, 3, 4 65.2 26 28 43 4 91 2914
109 A 3 10.1 4 4 14 1976
110 A 2, 3, 4 73.5 29 31 49 4 102 5335
111 A 2,3, 4 67 26 29 44 4 91 19336
112 A 3 10 4 4 14 2785
113 A 3, 4 20.1 8 13 4 28 0
114 A 3 11.1 4 4 14 323
115 A 2, 3, 4 69.4 27 30 46 4 95 3651
116 A 2, 3, 4 116.6 46 51 77 4 161 5636
117 A 3, 4 37.3 14 24 4 49 4136
118 A 2, 3, 4 93.8 37 41 62 4 130 14007
119 A 3, 4 36.8 14 24 4 49 3662
120 A 2, 3, 4 53.3 21 23 35 4 74 12084
121 A 3 10 4 4 14 3949
122 A 3 39.8 15 26 4 53 12856
123 A 2, 3, 4 47.6 19 21 31 4 67 1918
SUM 1002.7 389 98 1362 132389
Appendix B: Scenario Data: RR & A Inventory
86
Rural
Area
Scenario
Study
Parcel
Number
Land Use Type Scenario Total Size
(Acres)
Subdivided Lots
(2.5 Acres) S1&S2
Subdivided Lots (A to
OP 18 lots per 40
Acres) S3
Subdivided Lots (RR
& A to OP, per 20
Acres) S4
Current Estimated
Population
Scenario Estimated
Population
Tax Capital
Accrued
Tax Capital
Per Acre
Current
Estimated
Expenditure
Est. Expenditure
if Residentail
1 RR 1, 2, 3,4 25.1 10 16 4 35 3326 133 898 3559
2 RR 1, 2, 3,4 31.9 12 21 4 42 4335 136 1170 4638
3 RR 1, 2, 3,4 33.7 13 22 4 46 2865 85 774 3066
4 RR 1, 2, 3,4 54.3 21 39 4 74 5351 99 1445 5726
5 RR 1, 2, 3 13.5 5 4 18 5160 382 1393 5521
6 RR 1, 2, 3,4 28.5 11 25 4 39 3511 123 948 3757
8 RR 1, 2, 3 10.7 4 4 14 3170 296 856 3392
9 RR 1, 2, 3 11.6 4 4 14 3709 320 1001 3969
10 RR 1, 2, 3 10 4 4 14 4302 430 1162 4603
11 RR 1, 2, 3 19.9 7 4 25 5319 267 1436 5691
12 RR 1, 2, 3 11 4 4 14 3040 276 821 3253
13 RR 1, 2, 3 10 4 4 14 4085 409 1103 4371
14 RR 1, 2, 3 58 23 4 81 7248 125 1957 7755
15 RR 1, 2, 3 19.9 7 4 25 8290 417 2238 8870
16 RR 1, 2, 3,4 23.5 9 15 4 32 5794 247 1564 6200
17 RR 1, 2, 3,4 64.6 25 43 4 88 7313 113 1975 7825
18 RR 1, 2, 3,4 41.3 16 27 4 56 9108 221 2459 9746
19 RR 1, 2, 3,4 30.5 12 20 4 42 4356 143 1176 4661
20 RR 1, 2, 3 10 4 4 14 4657 466 1257 4983
21 RR 1, 2, 3,4 22.4 8 14 4 28 661 30 178 707
22 RR 1, 2, 3 10 4 4 14 3733 373 1008 3994
23 RR 1, 2, 3 10.9 4 4 14 3511 322 948 3757
24 RR 1, 2, 3 10 4 4 14 5386 539 1454 5763
25 RR 1, 2, 3 10 4 4 14 1250 125 338 1338
26 RR 1, 2, 3 10 4 4 14 3038 304 820 3251
27 RR 1, 2, 3 10 4 4 14 3828 383 1034 4096
28 RR 1, 2, 3 10.3 4 4 14 3445 334 930 3686
29 RR 1, 2, 3 10 4 4 14 4336 434 1171 4640
30 RR 1, 2, 3 12 4 4 14 3496 291 944 3741
31 RR 1, 2, 3 10 4 4 14 2976 298 804 3184
32 RR 1, 2, 3 10 4 4 14 4000 400 1080 4280
33 RR 1, 2, 3,4 33.4 13 22 4 46 647 19 175 692
34 RR 1, 2, 3,4 39.8 15 26 4 53 1139 29 308 1219
35 RR 1, 2, 3,4 40 16 26 4 56 6990 175 1887 7479
36 RR 1, 2, 3 12.8 5 4 18 4679 366 1263 5007
37 RR 1, 2, 3 13.7 5 4 18 1365 100 369 1461
38 RR 1, 2, 3 11.2 4 4 14 3528 315 953 3775
39 RR 1, 2, 3 10 4 4 14 4513 451 1219 4829
40 RR 1, 2, 3,4 49.7 19 33 4 67 11138 224 3007 11918
41 RR 1, 2, 3,4 50 20 33 4 70 8737 175 2359 9349
42 RR 1, 2, 3 10 4 4 14 3650 365 986 3906
43 RR 1, 2, 3,4 20 8 13 4 28 2431 122 656 2601
44 RR 1, 2, 3,4 40 16 26 4 56 1790 45 483 1915
45 RR 1, 2, 3,4 21.6 8 14 4 28 4223 196 1140 4519
46 RR 1, 2, 3 13.9 5 4 18 5193 374 1402 5557
47 RR 1, 2, 3 18.2 7 4 25 196 11 53 210
48 RR 1, 2, 3,4 64.4 25 42 4 88 2133 33 576 2282
49 RR 1, 2, 3 16.6 6 4 21 549 33 148 587
50 RR 1, 2, 3,4 39.6 15 26 4 53 2936 74 793 3142
51 RR 1, 2, 3,4 23.4 9 15 4 32 1175 50 317 1257
52 RR 1, 2, 3 11.1 4 4 14 3002 270 811 3212
53 RR 1, 2, 3 12.8 5 4 18 4325 338 1168 4628
54 RR 1, 2, 3 12.8 5 4 18 848 66 229 907
55 RR 1, 2, 3 12.8 5 4 18 3425 268 925 3665
56 RR 1, 2, 3 12.8 5 4 18 2903 227 784 3106
57 RR 1, 2, 3 12.1 4 4 14 802 66 217 858
58 RR 1, 2, 3 10.6 4 4 14 702 66 190 751
59 RR 1, 2, 3 11.3 4 4 14 3215 285 868 3440
60 RR 1, 2, 3 11.7 4 4 14 3201 274 864 3425
61 RR 1, 2, 3,4 54.6 21 36 4 74 10783 197 2911 11538
62 RR 1, 2, 3,4 54.8 21 39 4 74 10822 197 2922 11580
63 RR 1, 2, 3,4 21.7 8 14 4 28 4286 198 1157 4586
64 RR 1, 2, 3,4 78.4 31 52 4 109 6712 86 1812 7182
65 RR 1, 2, 3 18.6 7 4 25 2790 150 753 2985
66 RR 1, 2, 3,4 30.4 12 20 4 42 5130 169 1385 5489
67 RR 1, 2, 3,4 37.1 14 24 4 49 2046 55 552 2189
68 RR 1, 2, 3,4 44.2 17 29 4 60 2651 60 716 2837
69 RR 1, 2, 3 10 4 4 14 5401 540 1458 5779
72 RR 1, 2, 3 10.8 4 4 14 3827 354 1033 4095
73 RR 1, 2, 3 12.5 5 4 18 3961 317 1069 4238
74 RR 1, 2, 3,4 38.3 15 25 4 53 4075 106 1100 4360
75 RR 1, 2, 3 11.2 4 4 14 2696 241 728 2885
76 RR 1, 2, 3,4 32.8 13 21 4 46 4656 142 1257 4982
77 RR 1, 2, 3,4 57.2 22 38 4 77 2477 43 669 2650
78 RR 1, 2, 3,4 27.2 10 18 4 35 4765 175 1287 5099
79 RR 1, 2, 3 10 4 4 14 3293 329 889 3524
80 RR 1, 2, 3 11.8 4 4 14 4094 347 1105 4381
81 RR 1, 2, 3 11.8 4 4 14 4000 339 1080 4280
82 RR 1, 2, 3,4 71.5 28 47 4 98 9461 132 2554 10123
83 RR 1, 2, 3,4 20 8 13 4 28 3740 187 1010 4002
84 RR 1, 2, 3,4 36.4 14 24 4 49 6256 172 1689 6694
85 RR 1, 2, 3 17.4 6 4 21 4902 282 1324 5245
86 RR 1, 2, 3,4 21.4 8 14 4 28 6601 308 1782 7063
87 RR 1, 2, 3,4 24 9 16 4 32 6162 257 1664 6593
88 RR 1, 2, 3,4 32 12 21 4 42 4248 133 1147 4545
89 RR 1, 2, 3,4 22.5 9 14 4 32 3643 162 984 3898
90 RR 1, 2, 3 12 4 4 14 3395 283 917 3633
91 RR 1, 2, 3 12 4 4 14 4672 389 1261 4999
92 RR 1, 2, 3 12 4 4 14 4404 367 1189 4712
93 RR 1, 2, 3 12 4 4 14 3849 321 1039 4118
94 RR 1, 2, 3 12 4 4 14 4184 349 1130 4477
95 RR 1, 2, 3,4 37 14 24 4 49 5623 152 1518 6017
96 A 3 17.9 7 4 25 4366
97 A 3, 4 32.8 13 21 4 46 5022
98 A 3 11.7 4 4 14 2434
99 A 3, 4 32.7 13 21 4 46 8971
100 A 3, 4 21.5 8 14 4 28 3370
101 A 3, 4 20 8 13 4 28 568
102 A 3 14 5 4 18 4532
103 A 3 10.3 4 4 14 4299
104 A 3 16.2 6 4 21 452
105 A 3, 4 29.5 11 19 4 39 2921
106 A 3 17.2 6 4 21 320
107 A 3 17.3 6 4 21 566
108 A 2, 3, 4 65.2 26 28 43 4 91 2914
109 A 3 10.1 4 4 14 1976
110 A 2, 3, 4 73.5 29 31 49 4 102 5335
111 A 2,3, 4 67 26 29 44 4 91 19336
112 A 3 10 4 4 14 2785
113 A 3, 4 20.1 8 13 4 28 0
114 A 3 11.1 4 4 14 323
115 A 2, 3, 4 69.4 27 30 46 4 95 3651
116 A 2, 3, 4 116.6 46 51 77 4 161 5636
117 A 3, 4 37.3 14 24 4 49 4136
118 A 2, 3, 4 93.8 37 41 62 4 130 14007
119 A 3, 4 36.8 14 24 4 49 3662
120 A 2, 3, 4 53.3 21 23 35 4 74 12084
121 A 3 10 4 4 14 3949
122 A 3 39.8 15 26 4 53 12856
123 A 2, 3, 4 47.6 19 21 31 4 67 1918
SUM 1002.7 389 98 1362 132389
Rural
Area
Scenario
StudyParcel Number Land Use Type Scenario Total Size (Acres)Subdivided Lots (2.5 Acres) S1&S2 Subdivided Lots (A to OP 18 lots per 40 Acres) S3 Subdivided Lots (RR & A to OP, per 20 Acres) S4 Current Estimated Population Scenario Estimated Population Tax Capital Accrued Tax Capital Per Acre Current Estimated Expenditure Est. Expenditure if Residentail1RR 1, 2, 3,4 25.1 10 16 4 35 3326 133 898 35592RR 1, 2, 3,4 31.9 12 21 4 42 4335 136 1170 46383RR 1, 2, 3,4 33.7 13 22 4 46 2865 85 774 30664RR 1, 2, 3,4 54.3 21 39 4 74 5351 99 1445 57265RR 1, 2, 3 13.5 5 4 18 5160 382 1393 55216RR 1, 2, 3,4 28.5 11 25 4 39 3511 123 948 37578RR 1, 2, 3 10.7 4 4 14 3170 296 856 33929RR 1, 2, 3 11.6 4 4 14 3709 320 1001 396910RR 1, 2, 3 10 4 4 14 4302 430 1162 460311RR 1, 2, 3 19.9 7 4 25 5319 267 1436 569112RR 1, 2, 3 11 4 4 14 3040 276 821 325313RR 1, 2, 3 10 4 4 14 4085 409 1103 437114RR 1, 2, 3 58 23 4 81 7248 125 1957 775515RR 1, 2, 3 19.9 7 4 25 8290 417 2238 887016RR 1, 2, 3,4 23.5 9 15 4 32 5794 247 1564 620017RR 1, 2, 3,4 64.6 25 43 4 88 7313 113 1975 782518RR 1, 2, 3,4 41.3 16 27 4 56 9108 221 2459 974619RR 1, 2, 3,4 30.5 12 20 4 42 4356 143 1176 466120RR 1, 2, 3 10 4 4 14 4657 466 1257 498321RR 1, 2, 3,4 22.4 8 14 4 28 661 30 178 70722RR 1, 2, 3 10 4 4 14 3733 373 1008 399423RR 1, 2, 3 10.9 4 4 14 3511 322 948 375724RR 1, 2, 3 10 4 4 14 5386 539 1454 576325RR 1, 2, 3 10 4 4 14 1250 125 338 133826RR 1, 2, 3 10 4 4 14 3038 304 820 325127RR 1, 2, 3 10 4 4 14 3828 383 1034 409628RR 1, 2, 3 10.3 4 4 14 3445 334 930 368629RR 1, 2, 3 10 4 4 14 4336 434 1171 464030RR 1, 2, 3 12 4 4 14 3496 291 944 374131RR 1, 2, 3 10 4 4 14 2976 298 804 318432RR 1, 2, 3 10 4 4 14 4000 400 1080 428033RR 1, 2, 3,4 33.4 13 22 4 46 647 19 175 69234RR 1, 2, 3,4 39.8 15 26 4 53 1139 29 308 121935RR 1, 2, 3,4 40 16 26 4 56 6990 175 1887 747936RR 1, 2, 3 12.8 5 4 18 4679 366 1263 500737RR 1, 2, 3 13.7 5 4 18 1365 100 369 146138RR 1, 2, 3 11.2 4 4 14 3528 315 953 377539RR 1, 2, 3 10 4 4 14 4513 451 1219 482940RR 1, 2, 3,4 49.7 19 33 4 67 11138 224 3007 1191841RR 1, 2, 3,4 50 20 33 4 70 8737 175 2359 934942RR 1, 2, 3 10 4 4 14 3650 365 986 390643RR 1, 2, 3,4 20 8 13 4 28 2431 122 656 260144RR 1, 2, 3,4 40 16 26 4 56 1790 45 483 191545RR 1, 2, 3,4 21.6 8 14 4 28 4223 196 1140 451946RR 1, 2, 3 13.9 5 4 18 5193 374 1402 555747RR 1, 2, 3 18.2 7 4 25 196 11 53 21048RR 1, 2, 3,4 64.4 25 42 4 88 2133 33 576 228249RR 1, 2, 3 16.6 6 4 21 549 33 148 58750RR 1, 2, 3,4 39.6 15 26 4 53 2936 74 793 314251RR 1, 2, 3,4 23.4 9 15 4 32 1175 50 317 125752RR 1, 2, 3 11.1 4 4 14 3002 270 811 321253RR 1, 2, 3 12.8 5 4 18 4325 338 1168 462854RR 1, 2, 3 12.8 5 4 18 848 66 229 90755RR 1, 2, 3 12.8 5 4 18 3425 268 925 366556RR 1, 2, 3 12.8 5 4 18 2903 227 784 310657RR 1, 2, 3 12.1 4 4 14 802 66 217 85858RR 1, 2, 3 10.6 4 4 14 702 66 190 75159RR 1, 2, 3 11.3 4 4 14 3215 285 868 344060RR 1, 2, 3 11.7 4 4 14 3201 274 864 342561RR 1, 2, 3,4 54.6 21 36 4 74 10783 197 2911 1153862RR 1, 2, 3,4 54.8 21 39 4 74 10822 197 2922 1158063RR 1, 2, 3,4 21.7 8 14 4 28 4286 198 1157 458664RR 1, 2, 3,4 78.4 31 52 4 109 6712 86 1812 718265RR 1, 2, 3 18.6 7 4 25 2790 150 753 298566RR 1, 2, 3,4 30.4 12 20 4 42 5130 169 1385 548967RR 1, 2, 3,4 37.1 14 24 4 49 2046 55 552 218968RR 1, 2, 3,4 44.2 17 29 4 60 2651 60 716 283769RR 1, 2, 3 10 4 4 14 5401 540 1458 577972RR 1, 2, 3 10.8 4 4 14 3827 354 1033 409573RR 1, 2, 3 12.5 5 4 18 3961 317 1069 423874RR 1, 2, 3,4 38.3 15 25 4 53 4075 106 1100 436075RR 1, 2, 3 11.2 4 4 14 2696 241 728 288576RR 1, 2, 3,4 32.8 13 21 4 46 4656 142 1257 498277RR 1, 2, 3,4 57.2 22 38 4 77 2477 43 669 265078RR 1, 2, 3,4 27.2 10 18 4 35 4765 175 1287 509979RR 1, 2, 3 10 4 4 14 3293 329 889 352480RR 1, 2, 3 11.8 4 4 14 4094 347 1105 438181RR 1, 2, 3 11.8 4 4 14 4000 339 1080 428082RR 1, 2, 3,4 71.5 28 47 4 98 9461 132 2554 1012383RR 1, 2, 3,4 20 8 13 4 28 3740 187 1010 400284RR 1, 2, 3,4 36.4 14 24 4 49 6256 172 1689 669485RR 1, 2, 3 17.4 6 4 21 4902 282 1324 524586RR 1, 2, 3,4 21.4 8 14 4 28 6601 308 1782 706387RR 1, 2, 3,4 24 9 16 4 32 6162 257 1664 6593
88 RR 1, 2, 3,4 32 12 21 4 42 4248 133 1147 4545
89 RR 1, 2, 3,4 22.5 9 14 4 32 3643 162 984 3898
90 RR 1, 2, 3 12 4 4 14 3395 283 917 3633
91 RR 1, 2, 3 12 4 4 14 4672 389 1261 4999
92 RR 1, 2, 3 12 4 4 14 4404 367 1189 4712
93 RR 1, 2, 3 12 4 4 14 3849 321 1039 4118
94 RR 1, 2, 3 12 4 4 14 4184 349 1130 4477
95 RR 1, 2, 3,4 37 14 24 4 49 5623 152 1518 6017
96 A 3 17.9 7 4 25 4366
97 A 3, 4 32.8 13 21 4 46 5022
98 A 3 11.7 4 4 14 2434
99 A 3, 4 32.7 13 21 4 46 8971
100 A 3, 4 21.5 8 14 4 28 3370
101 A 3, 4 20 8 13 4 28 568
102 A 3 14 5 4 18 4532
103 A 3 10.3 4 4 14 4299
104 A 3 16.2 6 4 21 452
105 A 3, 4 29.5 11 19 4 39 2921
106 A 3 17.2 6 4 21 320
107 A 3 17.3 6 4 21 566
108 A 2, 3, 4 65.2 26 28 43 4 91 2914
109 A 3 10.1 4 4 14 1976
110 A 2, 3, 4 73.5 29 31 49 4 102 5335
111 A 2,3, 4 67 26 29 44 4 91 19336
112 A 3 10 4 4 14 2785
113 A 3, 4 20.1 8 13 4 28 0
114 A 3 11.1 4 4 14 323
115 A 2, 3, 4 69.4 27 30 46 4 95 3651
116 A 2, 3, 4 116.6 46 51 77 4 161 5636
117 A 3, 4 37.3 14 24 4 49 4136
118 A 2, 3, 4 93.8 37 41 62 4 130 14007
119 A 3, 4 36.8 14 24 4 49 3662
120 A 2, 3, 4 53.3 21 23 35 4 74 12084
121 A 3 10 4 4 14 3949
122 A 3 39.8 15 26 4 53 12856
123 A 2, 3, 4 47.6 19 21 31 4 67 1918
SUM 1002.7 389 98 1362 132389
Appendix B: Scenario Data: RR & A Inventory
87