HomeMy WebLinkAbout04-28 Mixed Use PUD
16200 Eagle Creek Avenue S,E,
Prior Lake, MN 55372-1714
CITY OF PRIOR LAKE
ORDINANCE NO. 04-28
AN ORDINANCE AMENDING SECTION 1106 OF THE PRIOR LAKE
CITY CODE PROVIDING FOR MIXED USE
PLANNED UNIT DEVELOPMENT DISTRICTS
The City Council of the City of Prior Lake does hereby ordain that:
1, Section 1106 is deleted in its entirety and replaced with the following language:
SECTION 1106
MIXED USE PLANNED UNIT DEVELOPMENT DISTRICTS
1106.100: PURPOSE. The purpose of the Planned Unit Development District (PUD)
is to offer an alternative to development as outlined in the residential,
commercial, and industrial use districts of this Ordinance, The PUD
District will and to provide for greater flexibility in the development and
redevelopment process as compared to development under the definitive
and precise requirements of the conventional use districts, The PUD
District must demonstrate that the particular areas to be developed can
offer greater value to the community and can better meet the community's
health, welfare, and safety requirements than if those same areas were to
be developed in a single purpose zone, The PUD process provides for a
joint planning/design effort by developers and City officials, Development
in a single purpose Use District establishes maximum limits within which
developers must perform, The Planned Unit Development may be multi-
purpose in nature so that not only may it be residential, commercial, or
industrial, but also it may contain a combination of these uses, It is not
the intent of this Section to allow for reductions or waivers to the standard
Use District requirements solely for the purpose of increasing overall
density, allowing the use of private streets or allowing development that
otherwise could not be approved,
1106.200 FINDINGS, The City Council finds that the City and its residents will benefit
by creating a process which permits Planned Unit Development District
which will allow for greater flexibility in the development of a parcel or
property by tailoring the development to the site and neighborhood, Such
benefits include, but are not limited to:
(1) Provides a flexible approach to development which is in harmony with the
purpose and intent of the City's Comprehensive Plan and Zoning
Ordinance,
(2) More creative, efficient and effective use of land, open space and public
facilities through mixing of land uses,
(3) Create a sense of place and provide more interaction among people;
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(4) Increase economic vitality and expand market opportunities;
(5) Support long-term economic stability by strengthening the tax base, job
market and business opportunities;
(6) Increase transportation options, such as walking, biking or bussing;
(7) Provide opportunities for life cycle housing to all ages,
(8) Provide more efficient and effective use of streets, utilities, and publiC
facilities that support high quality land use development at a lesser cost
(g) Enhanced incorporation of recreational, public and open space
components in the development which may be made more useable and
be more suitably located than would otherwise be provided under
conventional development procedures, The PUD district also encourages
the developer to convey property to the public, over and above required
dedications, by allowing a portion of the density to be transferred to other
parts of the site,
(10) Preserves and enhances desirable site characteristics and open space,
and protection of sensitive environmental features including, but not
limited to, steep slopes, wetlands, and trees, Where applicable, the PUD
should also encourage historic preservation, re-use and redevelopment of
existing buildings,
(11) High quality of design compatible with surrounding land uses, including
both existing and planned,
1106.300 DEFINITION. A planned unit development (PUD) is a development of land
that is under unified control and is planned and developed as a whole in a
single development operation or in a programmed series of development
stages, The development may include streets, circulation ways, utilities,
buildings, open spaces, and other site features and improvements, A
planned unit development is built according to a detailed final
development plan, as approved by the City Council.
1106.400 AUTHORIZATION, Approval of a Planned Unit Development District may
allow:
(1) Variety: Within a comprehensive site design concept a mixture of land
uses, housing types and densities,
(2) Sensitivity: Through the departure from the strict application of required
setbacks, yard areas, lot sizes, minimum house sizes, minimum
requirements, and other performance standards associated with
traditional zoning, planned unit development can maximize the
development potential of land while remaining sensitive to its unique and
valuable natural characteristics,
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1106.500
1106,501
1106.600:
(3) Efficiency: The consolidation of areas for recreation and reductions in
street lengths and other utility-related expenses,
(4) Density Transfer: The project density may be clustered, basing density on
number of units per acre versus specific lot dimensions,
(5) District Integration: The combination of uses which are allowed in
separate zoning districts, such as:
a, Mixed residential allows both densities and unit types to be varied
within the project
b, Mixed residential with increased density acknowledging the
greater sensitivity of PUD projects, regulation provides increased density
on the property if a PUD is utilized,
c. Mixed land uses with the integration of compatible land uses
within the project
ALLOWED USES, Uses within a PUD District may include only those uses
generally considered associated with the general land use category
shown for the area on the official Comprehensive Land Use Plan Map,
Specific allowed uses and pE~rformance standards for each PUD shall be
delineated in an ordinance and development plan, The PUD development
plan shall identify all the proposed land uses and those uses shall
become permitted uses with the approval of the development plan by the
City Council. Any change in list of uses presented in the development
plan will be considered an amendment to the PUD and will follow the
procedures speCified in Section 1106,711 of this Ordinance,
Required Standards. The City shall consider a proposed PUD District
from the point of view of all standards and purposes of the
Comprehensive Land Use Plan to achieve a maximum coordination
between the proposed development and the surrounding uses, the
conservation of woodland and the protection of health, safety and welfare
of the community and residents of the PUD, To these ends, the City
Council shall consider the location of the buildings, compatibility, parking
areas and other features with respect to the topography of the area and
existing natural features such as streams and large trees; the efficiency,
adequacy and safety of the proposed layout of internal streets and
driveways; the adequacy and location of green areas; the adequacy,
location and screening of parking areas; and such other matters as the
City Council may find to have a material bearing upon the stated
standards and objectives of the Comprehensive Land Use Plan, In
reviewing a PUD plan, the City Council must also consider the
compatibility of the development with the Shoreland and Flood Plain
district requirements,
MINIMUM PUD ELIGIBILITY REQUIREMENTS, Projects available for PUD
treatment shall have a site which consists of a parcel or contiguous
parcels of land in common ownership 10 acres or more in size, An
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1106,601
1106.700
1106,701
owner(s) of a tract of land less than 10 acres may apply to the Planning
Commission for an exception to the 10-acres requirement pursuant to
subsection 1106,601 below,
The City Council may impose additional restrictions or requirements on
land developed under the PUD process. The City Council shall make
specific findings that the restrictions or requirements being imposed
furthers, addresses, promotes or protects the general welfare, public
safety, aesthetics, neighborhood character, environmental features or
property values, These additional requirements may include, but are not
limited to, traffic, traffic signals, parking, bufferyards, landscaping, noise,
lighting, hours of operation, architectural design and off-site road and
utility improvements,
Exception to 10-Acres Requirement. In the case of a project where the
applicant is seeking an exception to the 10-acres requirement, the
applicant must submit a Concept Plan for review and approval by the
Planning Commission, The Planning Commission shall decide, based
upon the criteria set forth below, whether to authorize the City staff to
accept and process an application for a Preliminary PUD Plan for a
project less than 10 acres:
(1) The proposed project meets all other criteria for a PUD except the
acreage requirement.
(2) There are unique cir<:umstances that prohibit the applicant from
assembling 10 contiguous acres,
(3) The proposed project is consistent with the goals and objectives of
the Comprehensive Plan,
(4) The applicant intends to provide for greater parks, open space,
trails or publiC areas than required by this Ordinance,
All preliminary PUD Plan applications permitted under this subsection
shall be reviewed based on the standards and criteria for a PUD set forth
in this Ordinance,
PUD SUBMISSION REQUIREMENTS AND PROCEDURES, Planned Unit
Developments shall be proposed and considered according to the
requirements of this subsection,
Concept Plan, Before filing an application for approval of a Preliminary
PUD plan, the applicant is encouraged to submit a Concept Plan for
review and comment by the City staff, Materials and information
necessary for a Concept Plan include a map showing the location and
size of the property, and any preliminary plans developed for the property,
The applicant should be prepared to discuss the following:
Comprehensive Plan consistency, relationship of the proposed
development to the existing neighborhood, parks and open space,
streets, utilities, steep slopes, wetlands and environmentally sensitive
issues, and drainage and storm water management. The applicant may
request a review of the Concept Plan by the Planning Commission to
obtain the Commission's nonbinding comments on its merits,
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1106,702 Preliminary PUD Plan, The preliminary PUD plan provides an
opportunity for the applicant to submit a plan to the City showing the basic
intent and the general nature of the entire development
1106,703 Application for a Preliminary PUD Plan, An application for a
Preliminary PUD Plan shall include all of the following information:
(1) All information required for consideration and approval of a preliminary
plat, if a plat is necessary,
(2) A general development plan including the following:
~ Site conditions and existing development on the subject property
and immediately adjacent properties,
~ General location of residential and nonresidential land uses with
approximate type and intensities of development
~ Overall maximum PUD density range,
~ The proposed type, size and location of all dwelling units, if
dwelling units are proposed,
~ The general size, location and use of any proposed nonresidential
buildings on the site,
~ All public streets, entrance and exit drives and walkway locations,
~ Parking areas,
~ Landscaped areas,
~ Parks and open spaces, public plazas and common areas,
>> Site dimensions,
>> Generalized drainage and utility plans,
~ Any other information the City may request to determine whether
the proposed project meets the requirements of this subsection,
~ A narrative explaining how the Planned Unit Development will
meet the stated purposes and objectives of this subsection.
(3) Generalized phasing plan for the project, including the geographical
sequence of construction and the number of dwelling units or square
footage of nonresidential property to be constructed in each phase,
(4) Traffic study containing, at a minimum, the total and peak hour trip
generation from the site at full development, the effect of this traffic on the
level of service of nearby and adjacent streets, intersections and total
parking requirements,
(5) A statement showing how the Planned Unit Development will meet the
stated purposes and objectives of this subsection,
(6) A market study prepared within the 6 months prior to the application
identifying the market area of the project and the demand trends within
this area,
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1106,704 Procedure for Approval of a Preliminary PUD Plan,
(1) An application for approval of a Preliminary PUD Plan shall be on a form
provided by the City which shall include all of the following information:
);. The name, address and telephone number of the applicant
);. The name, address and telephone number of the property owner.
);. The Comprehensive Land Use Plan designation of the property in
question,
);. The Use District(s) in which the PUD is proposed to be located,
);. All data and plans comprising a preliminary PUD plan, No action
on a Preliminary PUD Plan will be taken until all of the required
information is received by the City,
(2) The application shall be reviewed by the City staff and a report
concerning the application shall be submitted to the Planning Commission
for its consideration within 30 days of receipt of all material required by
this Ordinance for review of the application,
(3) The Planning Commission shall hold a public hearing in accordance with
subsection 1109,200, The Planning Commission may continue the public
hearing, if necessary, and shall make a recommendation on the
Preliminary PUD Plan to the City Council within 60 days of the date a
complete application, including all of the necessary submittals, was
received by the City, If the Planning Commission fails to make a
recommendation within the 60-day period, the City Council may then
consider the Preliminary PUD Plan without the Planning Commission's
recommendation,
(4) The City Council may approve the Preliminary PUD Plan in whole or in
part, may approve the Preliminary PUD Plan subject to conditions, may
deny the Preliminary PUD Plan, or may continue consideration of the
Preliminary PUD Plan for further investigation and hearing at a later date,
(5) The City Council shall render a decision regarding the Preliminary PUD
Plan application within 60 days of the Council's initial consideration of the
Preliminary PUD Plan, The City Council shall adopt an ordinance
including findings of fact for the basis of its decision,
(6) When a Preliminary PUD Plan has been denied by the City Council, the
owner or applicant may not reapply for the same or similar development
on the same property for the 6-month period following the date of denial.
1106,705 Effect of Approval by the City Council of a Preliminary PUD Plan,
City Council approval of the preliminary plan with or without modification
shall constitute zoning approval as well as permission to file the
application for a final plan or plans, The approved preliminary plan shall
serve as the basis for all future development within the designated PUD
district unless substantially modified according to the same procedures
required for initial approval; however, such preliminary plan approval shall
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not constitute permission to initiate site improvement or building
construction, Such activities must await final plan and building permit
approvals,
1106,706 Zoning Map Amended, The official zoning map of the City shall be
revised to incorporate the new designation according to PUD numerical
designation, The description of the new district will consist of all
submissions for preliminary plan approval, as revised to meet the
conditions of approval.
1106.707 Final PUD Plan, The final plan conveys essentially the same information
as the approved preliminary plan in a more specific and complete
manner. The final plan is the permanent public record of the PUD and
may consist of all or a portion of the area encompassed by the
preliminary plan, and shall include revisions of the preliminary plan as
requested by the Planning Commission and/or City Council. The final plan
shall implement the development objectives established by the approved
preliminary plan and may be submitted in project stages for the entire
PUD,
1106,708 Application for a Final PUD, The Final PUD Plan shall contain all of the
fOllowing information:
(1) A detailed site plan, drawn to scale and suitable for recording showing the
location of all structures including their placement, size and type as well
as streets, parking areas and stall arrangement, walkways and other
pedestrian facilities, parkin!l calculations, and open space including
plazas and commons, The site plan shall conform to the approved
preliminary PUD plan,
(2) A final plat which meets the requirements of the City Subdivision
Ordinance, if required,
(3) A landscape plan showing the location, size and species of all plant
materials, a landscaping irrigation system plan, and all other
nonvegetative landscaped features,
(4) A utility plan showing the location and size of all on-site utilities and
easements as well as storm water runoff calculations for both the
predevelopment and postdevelopment conditions of the site,
(5) Building plans at a level of detail necessary to allow parking calculations
to be made,
(6) Building elevation drawings showing architectural details and proposed
building materials,
(7) Any deed restrictions, covenants, agreements and Articles of
Incorporation and Bylaws of any proposed homeowners' associations or
other documents or contracts which control the use or maintenance of
property covered by the PUD plan,
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(8) A final phasing plan, if phasing is proposed, indicating the geographical
sequence and timing of the development of the plan or portions thereof
including the estimated date of beginning and completion of each phase,
(9) Any other information which the City in its sole discretion may require to
fully illustrate and document the intention and character of the PUD plan,
1106,709 Procedure for Approval of a Final PUD Plan,
(1) The Final PUD Plan, consisting of the entire site or at a minimum the first
phase of the total development, shall be submitted for approval within 90
days after City Council approval of a Preliminary PUD Plan unless a
written request for a time extension is submitted by the applicant and
approved by the City Council. The Final PUD Plan shall be considered
according to the procedure in subsections (2) through (6) below,
(2) An application for approval of a Final PUD Plan shall be on a form
provided by the City which shall include all of the following information:
)> The name, address and telephone number of the applicant.
)> The name, address and telephone number of the property owner,
)> All data and plans comprising a final PUD plan, No action on a
Final PUD Plan will be taken until all of the required information is
received by the City,
(3) The application shall be reviewed by the City staff and a report
concerning the application shall be submitted to the Planning Commission
for its consideration within 30 days of receipt of all material required by
this Ordinance for review of the application,
(4) The Planning Commission shall hold a public hearing in accordance with
subsection 1109,200, The Planning Commission may continue the public
hearing, if necessary, and shall make a recommendation on the Final
PUD Plan to the City Council within 60 days of the date a complete
application, including all of the necessary submittals, was received by the
City, If the Planning Commission fails to make a recommendation within
the 60-day period, the City Council may then consider the Final PUD Plan
without the Planning Commission's recommendation,
(5) The City Council shall render a decision regarding the Final PUD Plan
application within 60 days of the City Council's initial consideration of the
Final PUD Plan, The City Council shall adopt a resolution including
findings of fact for the basis of its decision,
1106,710 Effect of Approval by the City Council of a Final PUD Plan, Any Final
PUD Plan approved by the City Council is deemed a conditional approval
and shall not be valid until all of the following requirements are met.
(1) Development Agreement. The City and developer of a PUD shall
execute a Development Contract which shall incorporate the resolution
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approving the Final PUD Plan and all conditions set forth in the resolution,
The Development Contract shall require the developer to provide an
irrevocable letter of credit provided by a financial institution licensed in the
State of Minnesota, The fonll for the irrevocable letter of credit shall be
provided by the City, The irrevocable letter of credit must be approved by
the City, The letter of credit shall reference the Development Contract
and be in an amount sufficient to insure the provision or development of
improvements called for by the Development Contract.
(2) Operating and Maintenance Requirements for Common Areas, If
certain land areas or structures within the PUD are designated for
recreational use, public plazas, open areas or service facilities, the
owner(s) of such lands shall execute appropriate documents in a form
acceptable to the City which assure the continued operation and
maintenance of such areas or facilities, These common areas may be
placed under the ownership and control of the Landlord; or of
Homeowners' Association, if all of the following conditions are met:
)> The Homeowners' Association must be established prior to the
sale of any property in the PUD,
)> Membership must be mandatory for each owner and successive
buyer,
)> The open space restrictions must be permanent.
)> The association must be responsible for liability insurance, taxes
and maintenance,
)> The landowner must pay its pro-rata share of an assessment
levied by the association and that share if unpaid must become a
lien on the property owned by the landowner.
)> The association must be able to adjust the assessment to meet
changed needs,
1106,711 Approval and Amendments, The approval of a Preliminary PUD Plan
and a Final PUD Plan and major amendments to the approved
Preliminary PUD Plan and Final PUD Plan shall require an affirmative
vote of 2/3rds of all the members of the City Council. The approval of
minor amendments to the approved Final PUD shall require an affirmative
vote of a majority of all the members of the City Council.
(1) Effect of Final PUD Approval, Except as provided in subsection (2)
below, no building permit shall be issued nor shall any development occur
on land which does not conform to the approved Final PUD Plan,
(2) Development of land which does not conform to the approved Final PUD
Plan shall only be allowed after one of the following occurs:
a) Minor changes such as changes that increase conformity with
Ordinance requirements; decreases in residential density, leasable floor
area, building height, impervious surface and/or required parking provided
such decreases have a minimal impact on the overall character of the
approved Final PUD Plan as determined by the Zoning Administrator;
minor building additions and floor plan modifications that do not increase
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parking requirements or reduce useable open space; and changes that
are specified as minor amendments in the approved Development
Contract may be authorized administratively if required by engineering or
other circumstances not foreseen at the time the final plan was approved
and filed,
b) Major amendments to a Preliminary and/or a Final PUD Plan
including, but not limited to, changes in approved use classifications,
changes to the approved final plat, increase in residential density,
leasable floor area, building height, and/or required parking, reductions in
useable open space, and any changes that are anticipated to result in off-
site impacts as determined by the Zoning Administrator may be made
only after a public hearing conducted by the Planning Commission and
approval by the City Council. Any changes shall be adopted by ordinance
and recorded as amendments to the recorded copy of the final
development plan, The Development Contract may also be amended if
necessary,
c) All of the provisions of this Ordinance applicable to the original
district within which the Planned Unit Development District is established
shall apply to the PUD District except as otherwise provided in approval
of the final plan,
d) Review: If substantial development has not occurred within one
year after approval of the PUD Zoning District, the City Council may
instruct the Planning Commission to initiate rezoning to the original
zoning district. It shall not be necessary for the City Council to find that
the rezoning to the PUD District was in error. The applicant may submit a
request for a time extension in writing, Such request must be approved
by the City Council at least 30 days prior to the expiration of the 12-month
period, Such extensions of time shall not exceed six (6) months,
(3) Changes in Official Controls, Upon approval by the City Council of a
Final PUD Plan, the subject area shall be governed by the conditions,
provisions and restrictions of the approved Final PUD Plan and
Development Contract. For 2 years following Final PUD Plan approval,
unless the developer and the City agree otherwise, no amendment to the
City of Prior Lake's Comprehensive Plan, Zoning Ordinance or
Subdivision Ordinance shall apply to or affect the use, development
density, lot size, lot layout, or dedication required or permitted by the
approved Final PUD Plan,
1106,712 Fees and Reimbursements for City Costs, The fee for a PUD shall be
set by the City Council. Reimbursements for City costs, including
engineering, consulting and legal fees, shall also be applied to PUD
applications and enforcement
1106,713 Conversion of Former PUD Districts, The precedent zoning ordinance
treated Planned Unit Developments as overlay districts, The use of land
and buildings within the boundaries of a PUD approved prior to the
effective date of this Ordinance continues to be governed by a unique set
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of development plan documents approved by the City Council which may
include but are not limited to site plans, grading plans, landscaping plans,
architectural plans and ownership association documents, Changes to a
PUD approved prior to the effective date of this Ordinance will be
processed under the procedures for major and minor amendments to a
PUD in subsection 1106,711,
This ordinance shall become effective from and after its passage and publication,
Passed by the City Council of Prior Lake this 4th day of October, 2004,
ATTEST:
C~~?:!&
W~
Mayor
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CITY OF PRIOR LAKE
ORDINANCE NO. 04-28
AN ORDINANCE AMENDING
SECTION 1106 OF THE PRIOR
LAKE
CITY CODE PROVIDING FOR
MIXED. USE
PLANNED UNIT DEVELOPMENT
DISTRICTS
The City Council of the City of
Prior Lake does hereby ordain that:
! ..1. Section 1106 is deleted in
its entirety and replaced with the
following language: .
SECTION 1106
MIXED USE PLANNED UNIT
DEVELOPMENT DISTRICTS
,. 1106.100: PURPOSE. The
purpose of the Planned Unit
Development District (PUD) is to offer
an alternative to development as
outlined in the residential,
commercial, and industrial use
districts of this Ordinance. The PUD
District will and to prOVide for greater
flexibility in the develppment and
redevelopment process as compared I
to development under the defmitive
and precise reqUirements of the
conventional use ~ The Pun
,aunenslons.........- H,.__ " ,.. -. .-..- r
(5) District Integration: The
jcombinationof''Uses which are'
allowed in separate zoning districts,
i such. as: '..'"""'...,.""....,,,.;..,,.,.,..,'.,.' "'. .'.!it
] a. Mixed residential allows ~
I both densities and unit types to bel,
~ varied withiri the project. . ' t
~ 'b.' Mixed residential with 'f
j' increased density acknowledging the ,
, greater sensitivity of PUD projects, y !
j regulation provides increased density . [,
.J on the property if a PUD is utilized.,
c. Mixed land uses with the- '
integration of compatible land uses: i
within the project. t'
1106.500 ALLOWED USES. ~ '
Uses within a PUD District may' I
include only those uses generally; r
considered associated with the i I
I general land use category shown for It
. the area on the official ~ ~
iP"OlIJ.N.l!D!&ngve LM.<Uls~.flan MaP. "
-aq o The general size, d.
U'nit 'De'Velopme~t-Dist;ict is lDr.\
established shall apply to the PUD
District ex. cept as otherwise provided .
in approval of the fmal plan. I
d) Review: If substantiale!
development hasnot occurred within ad
one year after approval of the PUD I..
Z.<pt1n.KP.is~i~~<;)~.9~~!!.l}}~:(Jd '
I'. may include but are not limited to'J;
siteplans,gradingplans,landscapmg' ,
\ plans, architectural plans. and,g
. ownership association documents. U
Changes to a PUD approved prior tOfli
the effective date' of this Ordinance' '
. ed under the~.
j proce ures or m r and minort~.
amendments to aP in subsection
,'l1.06.Thi~ .ordi~a,'....y{~~Sh~ll'. b. ecome :
effective from and after its passage
:and pubIication.i
l Passed by the City Council of b
I Prior Lake this 4th day of October,..:
~11004 ' ,..' ".'...... ... ,ii
, '"", .' ""."<~''';;';)'~''"''''''''..''~",.,..,~. ,,"""".....,.' v, 'r'.,
'ATTEST: .. ..,"'<i , " "
, City Manager Mayor "
~(Published in the Prior Lake,.
r American on Saturday,. October 23, ~
i 2004; No. 7627) 1If
'.
'Sl!~ JO:J II~ 'Olf1'v' 'J8Llleal '}i86
................'v'Z9L19S# 'SI!~ JO:J 1188 'I
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~86SS# 'SI8BLlM aWOJLl~ 'Olf1'v' 'J8Lllet
Affidavit of Publication
Southwest Suburban Publishing
State of Minnesota}
}SS.
County of Scott )
Laurie A. Hartmann, being duly sworn, on oath says that she is the publisher or the authorized
agent of the publisher of the newspapers known as the Shakopee Valley News, Jordan Indepen-
dent, Prior Lake American and Savage Pacer, and has full knowledge of the facts herein stated as
follows:
(A) These newspapers have complied with the requirements constituting qualification as a legal
newspaper, as provided by Minnesota Statute 331A.02, 331A.07, and other applicable laws, as
amended.
(B) The printed public notice that is attached to this Affidavit and identified as No.1 t, ;11,
was published on the date or dates and in the newspaper stated in the attached Notice and said
Notice is hereby incorporated as part of this Affidavit. Said notice was cut from the columns of
the newspaper specified. Printed below is a copy of the lower case alphabet from A to Z, both
inclusive, and is hereby acknowledged as being the kind and size of type used in the composition
and publication of the Notice:
abcdefghi jklmnopqrstuvwxyz
BY~~'~
Laurie A. Hartmann
Subscribed and sworn before me on
this;JJ!:;!y of ~, 2004
#~~~
Notllry Public j
GWEN M. RADUENZ
NOTARV F'UBUC MINNESOTA
My Commission ix~rts Jan. 31, 2005
RATE INFORMATION
Lowest classified rate paid by commercial users for comparable space.... $22.00 per column inch
Maximum rate allowed by law for the above matter................................. $22.00 per column inch
Rate actually charged for the above matter.............................................. $10.85 per column inch