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Home My WebLink About2025-11-06 TPC Planning ReportPLANNING REPORT TO: Jacob Rife FROM: Scott Richards DATE: November 6, 2025 RE: Oak Park Heights – Land Use and Zoning Amendments – Conditional Use Permit for a Cannabis Retail Dispensary – St Croix Cannabis Dispensary – 14303 60th Street North TPC FILE: 236.02 – 25.07 BACKGROUND Richard Zimmerman (Applicant) and John Junko (Owner) have submitted an application for a Conditional Use Permit for a cannabis retail dispensary at 14303 60th Street North. An application has also been received for an amendment to the Comprehensive Plan, Proposed Land Use Map and the Zoning Map to designate this property as Commercial and change the zoning to B-2 General Business District. The retail dispensary will be in the former veterinarian clinic owned by John Junko, where it is proposed to occupy the entire building. The business would be known as St Croix Cannabis. The property is currently designated as Residential/Business Transitional on the Proposed Land Use Map. The Applicant has applied to change the classification to Commercial. The property is currently zoned R-B, Residential/Business Transitional District and the request is to rezone to B-2, General Business District. Cannabis businesses are not allowed in the R-B District but are allowed with a Conditional Use Permit in the B-2 General Business District. Section 1413 of the City Code regulates the operation of cannabis and hemp businesses, and Section 401.18 of the Zoning Ordinance addresses the zoning requirements for cannabis and hemp business operations. The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Preliminary License Approval – Minnesota Office of Cannabis Management – June 6, 2025 Exhibit 3: Location Map Exhibit 4: CUP Application Findings ENCLOSURE 2 2 Exhibit 5: Floor Plan Exhibit 6: Site Plan Exhibit 7: Vegetation Removal Exhibit 8: Site Photos Exhibit 9: Proposed Land Use Map Exhibit 10: Zoning Map Exhibit 11: Cannabis Sales Buffer Map – City Wide Exhibit 12: Section 401.18 – Cannabis Business and Hemp Business Operations - Zoning Ordinance PROJECT DESCRIPTION The project narrative is found as Exhibit 1. The introduction to the narrative that provides an overview is as follows: Richard Zimmerman on behalf of St. Croix Cannabis, LLC (Applicant) is hereby requesting a Conditional Use Permit in conjunction with a Zoning District Amendment at 14303 60th Street North, Oak Park Heights, Minnesota 55082 to own and operate a retail cannabis dispensary. The applicant has received approval from the Minnesota Office of Cannabis Management (OCM) for a Microbusiness License which encompasses a retail endorsement. The applicant is proposing to lease from owner of said property described above for a cannabis dispensary. The applicant intends to remodel and redesign the “interior” of existing property approximately 2000 square ft to meet their operational requirements, and to comply with all State of Minnesota OCM standards and regulations along with all current City building and fire codes. ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site include Highway 36/60th Street to the north, a property with a vacant house to the east, residential to the south and residential/business to the west. Comprehensive Plan. The property is designated as Residential/Business Transitional on the Proposed Land Use Map. Properties along 60th Street North, both to the east and west of the subject property are designated as Residential/Business Transitional. The area to the south is designated for Low Density Residential. A Comprehensive Plan, Land Use Map amendment would be required to change the classification to Commercial. The property directly to the east with a designation of Residential/Business Transitional is zoned B-2 General Business District, not in conformance with the Land Use Map. A review of the Comprehensive Plan goals and policies is as follows: Comprehensive Plan, Goals and Policies and Land Use Plan. The Comprehensive Plan 2018 includes goals and policies that are meant to direct land use decisions in the community. The goals and policies are used in conjunction with the maps as a guide to the Planning Commission and City Council. 3 The applicable goals and policies of the Land Use section of the Comprehensive Plan are as follows with Staff comments. The Comprehensive Plan can be found on the City website. Land Use – Goals and Policies (Pages 50, and 51) Goal 2: A cohesive land use pattern which ensures compatibility and strong functional relationships among activities is to be implemented. Policies: A. Prevent over-intensification of land use development, that is, development which is not accompanied by a sufficient level of supportive services and facilities (utilities, parking, access, etc.). Comment: The proposal to change the land use designation to Commercial would not result in an over-intensification or impact to supportive services and facilities. B. Examine requested land use changes in relation to adjoining land uses, site accessibility, utility availability, and consistency with the Oak Park Heights Comprehensive Plan and policies. Comment: Based upon existing land uses, in particular, the low density single family development to the south and west, the proposed change in land use is not justified. Additionally, this amendment is not consistent with the Comprehensive plan policies. C. Attempt to make transitions between distinctly differing types of land uses in an orderly fashion which does not create a negative (economic, social or physical) impact on adjoining developments. Comment: The land use plan map intentionally designated this area as Residential/Business Transitional to provide a buffer between Highway 36/60th Street North and the low density single family neighborhoods to the south. The Residential/Business Transitional designation and zoning of this property was intended to allow low intensity residential and office uses, not general commercial. D. Infill development of compatible land uses shall be strongly encouraged. Comment: The proposed land use amendment and rezoning would allow for retail and other higher intensity commercial uses that would not be compatible with the low density neighborhood to the south. E. Where practical, conflicting and non-complementary uses shall be eliminated through removal and relocation. 4 Comment: Continued use of this property for low intensity commercial and residential uses through the Residential/Business Transitional designation is appropriate and consistent with the Comprehensive Plan. F. Encourage the development and redevelopment of under-utilized and substandard property throughout the City. Comment: The properties in this immediate area are underutilized and could be reused or redeveloped into an appropriate Residential/Business Transitional land use. Land Use Compatibility – (page 66) Land use compatibility concerns exist, primarily in the older sections of the community, and where commercial development is adjacent to residential homes and neighborhoods. High density residential or commercial development adjacent to single family neighborhoods can intensify unwanted activity in the area and impose impacts on parking, traffic and noise that may be uncharacteristic of single-family neighborhoods. Additionally, the Comprehensive Plan calls for the proper transition between high and low density residential development. The City, through its plan and Zoning Ordinance, shall transition residential development so as not to create negative living environments. Concentration of one type of housing style or density can also create issues for the proper development of neighborhoods. Comment: The use of the subject property for a commercial retail business does not provide a reasonable transition from the low density neighborhood to the south and the Highway 36 corridor to the north. The current designation provides the necessary buffer for the neighborhood. Zoning Amendment. The property is zoned R-B Residential Business Transitional. There is no allowance, either as permitted or accessory that allows for a cannabis retail dispensary. The property will need to be rezoned to B-2 General Business District to accommodate the proposed use. The properties to the west are zoned R-1 Single Family Residential District and Residential/Transitional District. To the south is R-1 Single Family Residential District and R-2 Low and Medium Density Residential District. The Proposed Land Use Map and Zoning Map are not consistent in this area. It is advised that as part of the 2028 Comprehensive Plan process attention be given to this area to review the land use and zoning to provide consistency. This review could also be done prior to the overall Comprehensive Plan update as a small area review project. Conditional Use Permit. Section 401.30.E.12 of the Zoning Ordinance lists cannabis retailers as a conditional use in the B-2 General Business District. The Applicant has received preapproval from the Minnesota Office of Cannabis Management for a cannabis business license. The B-2 District only allows for a cannabis retailer and no growing operations. A condition will be placed limiting the allowed use if the application 5 receives approval. The criteria for reviewing the Zoning Amendment and Conditional Use Permit are found as follows: Zoning Amendment/Conditional Use Permit Criteria. The City Council and Planning Commission shall consider possible adverse effects of the proposed amendment or conditional use. The zoning amendment/conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. Comment: The request for the zoning amendment is not consistent with the Comprehensive Plan based upon the review of the goals and policies above. 2. The conformity with present and future land uses in the area. Comment: The Proposed Land Use Map and Zoning Map of this area designate this property as transitional, not as commercial to provide the appropriate separation of the highway and frontage road to the low density single family neighborhoods to the south. 3. The environmental issues and geographic area involved. Comment: There are no significant environmental issues that are affected by these proposed amendments. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. Comment: While difficult to predict any monetary depreciation, the quality of life of the neighborhood may be depreciated with a higher intensity use. While the subject property is currently screened with vegetation, there is no guarantee that the vegetation would remain. 5. The impact on character of the surrounding area. Comment: The character of the surrounding area may be impacted by a higher intensity commercial retail use directly adjacent to the low density residential use. 6. The demonstrated need for such use. Comment: The City has allocated four licenses for cannabis retail businesses. Two have been approved allowing for two additional. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 6 Comment: The traffic generation from a commercial retail use could be significantly more than an office or residential use allowed in the Business/Residential Transitional District. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City’s service capacity. Comment: There should be no impact to the existing public services, facilities or utilities. 9. The proposed use’s conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: If the land use and zoning designation of this property is changed, the cannabis will need to comply with all performance standards. Regulation of Cannabis Businesses and Hemp Businesses. Section 1413 of the City Code provides the process and registration of cannabis and hemp businesses. This is the third application for this type of business in the City, and Section 1413.08 limits the number of cannabis businesses to four. Cannabis Businesses and Hemp Businesses. Section 401.18 of the Zoning Ordinance provides minimum buffer requirements, hours of operation, and regulations related to noise, odor, signage, lighting, security, and outdoor use. A review of those requirements is as follows: Minimum Buffer Requirements. Section 401.18.A. of the Zoning Ordinance provides the following buffer requirements: 1. The operation of a cannabis business is prohibited within: a. One Thousand (1,000) feet of a school property line. b. Five Hundred (500) feet of a daycare principal building. c. Five Hundred (500) feet of a residential treatment facility. d. Five Hundred (500) feet of an attraction within a public park that is regularly used by minors, including a playground or athletic field. As measured in a straight line from the closed part of the building or actual leased space of the Cannabis Business use-principal to the property line to the school, the closed part of the principal daycare building, residential treatment facility and/or attraction within a public park. Comment: The buffer map attached as Exhibit 11 shows that the proposed location meets all buffering requirements. 7 Noise. Section 401.18.B of the Zoning Ordinance provides the following requirement: There shall be no noise carrying beyond a lot upon which a business is located, except for normal car and pedestrian activity. Comment: This will be a condition of approval. Odor. Section 401.18.C of the Zoning Ordinance provides the following requirement: Cannabis Businesses and Hemp Businesses shall be ventilated so that all odors cannot be detected by a person with a normal sense of smell at the exterior of the facility or at any adjoining use or property; they shall not produce noxious or dangerous gases or odors or otherwise create a danger to any person or entity in or near the facilities. Comment: This will be a condition of approval. Hours of Operation. Section 401.18.D of the Zoning Ordinance provides the following requirement: 1. Cannabis businesses are limited to retail sales of cannabis, cannabis flower, cannabis products, lower-potency hemp edibles, or hemp-derived consumer products between the hours of 10:00 a.m. and 9:00 p.m., seven days a week. Comment: The Applicant has indicated hours of 10 a.m. to 10 p.m. in the application materials. The hours will need to follow the Zoning Ordinance as a condition of approval. Signs. Section 401.18.E of the Zoning Ordinance provides the following requirement: Cannabis and Hemp Businesses are subject to City Ordinance Section 401.15.G.8.d.1 regulating freestanding signs and are permitted one wall sign subject to the maximum size and heights of City Ordinance Section 401.15.G.8.d.2.d. All other signs are prohibited. Signs shall only contain words and shall not contain or depict a cannabis flower, cannabis product, hemp edible, hemp derived edible consumer product, or any other logo, picture, image or symbol intended to denote or suggest cannabis, hemp, or related paraphernalia. Additionally, a business logo containing the above depictions shall not be displayed as part of any exterior signage. No products, interior signage, advertisements or the like attention getting items shall be placed or displayed that may be visible from the exterior of the Cannabis Business or Hemp Business. This section shall apply to any and all signs, including temporary, sandwich boards, etc. Comment: A sign plan is shown in the application materials. The signs will need to comply with all sign requirements, and a sign permit will be required. This will be a condition of approval. 8 Lighting. Section 401.18.F of the Zoning Ordinance provides the following requirement: All lighting shall be shielded and angled in such a way as to prevent light from spilling outside of the boundaries of the parcel(s) or premises or directly focusing on any surrounding uses. Comment. A lighting plan has been provided in the project narrative. All light fixtures shall be full cut off and consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. This will be a condition of approval. Security. Section 401.18.G of the Zoning Ordinance provides the following requirement: Any security bars, gates or grills shall be retractable, shall remain open and retracted when the Cannabis or Hemp business is open to the public or otherwise in operation and shall not be installed on the exterior of the building. Comment. The project narrative discusses the security plan. The security plan shall be subject to the review and approval of the Police Chief and will be a condition of approval. Outdoor Use. Section 401.18.H of the Zoning Ordinance provides the following requirement: All uses and activity shall be conducted indoors, with no storage or activity allowed. Comment. This will be a condition of approval. Site Plan/Design Guidelines Review. At this time the Applicant is not pursuing changes related to site plan or building Design Guidelines review. They have indicated that if changes to the site or building are necessary, they will pursue an application for Site Plan/Design Guidelines review. Parking. Section 401.15.F.9 of the Zoning Ordinance requires one spaces per each 400 square feet of floor area for a building for a retail use. The parking calculation for this site is as follows: 2,025 square feet x .9 = 1,823 square feet / 400 = 6 Stalls The building requires six stalls. The site currently has approximately eight parking spaces. There is a surplus of parking. In that no changes are to be made to the site or to the building at this time, no process is required. If Design Guidelines and Site Plan review is required at a later date with anticipated updates, the parking will be reviewed again. Tree Preservation/Landscaping. The plans show removal of vegetation along 60th Street North to provide additional visibility. None of the trees that provide screening adjacent to Oldfield Avenue North will be removed. Removal of vegetation shall be reviewed by the City Arborist. 9 Grading and Drainage. There will be no change to the grading and drainage of the site. Utilities. There will be no impact on the utilities of the site. Mechanical Equipment. There will be no alteration of the building mechanical equipment to accommodate this use. Trash/Recycling. The Applicant shall indicate how trash storage and recycling is handled at this site. CONCLUSION / RECOMMENDATION Based upon the preceding review, the Planning Commission should recommend denial of the land use and zoning amendments and the Conditional Use Permit for a cannabis retail dispensary at 14303 60th Street North. If the Planning Commission is favorable to the land use and zoning amendments as well as the Conditional Use Permit, it should consider a recommendation with the following conditions: 1. The business operations shall be limited to retail cannabis product sales with no growing or manufacturing operations on site. 2. The business shall not create noise carrying beyond the lot upon which the business is located as specified in 401.18.B of the Zoning Ordinance. 3. Site Plan and Design Guideline review for changes to the site shall be required as required by the Zoning Ordinance and determined by the City. 4. The business shall be ventilated so that odors cannot be detected by a person with a normal sense of smell at the exterior of the facility or at any adjoining use or property; the business shall not produce noxious or dangerous gases or odors or otherwise create a danger to any person or entity in or near the facilities as specified in 401.18.C of the Zoning Ordinance. 5. The business hours of operation shall be limited to between 10:00 a.m. and 9:00 p.m., seven days a week as specified in 401.18.D of the Zoning Ordinance. 6. All signage shall comply with all sign requirements of 401.15.G and 401.18.E of the Zoning Ordinance and a sign permit shall be required. 7. All lighting shall be shielded and angled in such a way as to prevent light from spilling outside of the boundaries of the parcel(s) or premises or directly focusing on any surrounding uses as specified in 401.15.B.7 and 401.18.F of the Zoning Ordinance. 10 8. The Fire Chief and Police Chief shall review and approve the security plans addressing public safety, and the business shall comply with all provisions of Section 401.18.G of the Zoning Ordinance and the approved security plans. 9. All uses and activity shall be conducted indoors, with no exterior storage or activity allowed as specified in 401.18.H of the Zoning Ordinance. 10. If traffic, parking or delivery issues develop in the immediate area that are attributable to the proposed use, the Applicant may be required by the City to implement traffic, parking or delivery control measures as determined by the City. 11. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 12. All trash and recycling shall be disposed of in the containers provided on site. 13. Any removal of trees or changes to the landscaping shall be subject to review and approval of the City Arborist. 14. Any other conditions of City Staff, the Planning Commission and the City Council. C: Julie Hultman St. Croix Cannabis 14303 60th S N Oak Park Heights, MN 55082 St. Croix Cannabis Dispensary October 14th, 2025 Application: Conditional Use Permit (CUP) and Zoning District Amendment for Cannabis Retailx Dispensary Location: 14303 60 th Street North, Oak Park Heights, Minnesota 55082 PID (04.029.20.21.0005) Site Size: “See attached legal description” Owner: John Junko, P.O. Box 109, Aitkin, Minnesota 56431 Applicant: Richard (Dick) Zimmerman, 849 Autumn Way, Stillwater, Minnesota 55082 On behalf of St. Croix Cannabis, LLC PROJECT DESCRIPTION Richard Zimmerman on behalf of St. Croix Cannabis, LLC (Applicant) is hereby requesting a Conditional Use Permit in conjunction with a Zoning District Amendment at 14303 60th Street North, Oak Park Heights, Minnesota 55082 to own and operate a retail cannabis dispensary. The applicant has received approval from the Minnesota Office of Cannabis Management (OCM) for a Microbusiness License which encompasses a Retail endorsement. The applicant is proposing to lease from owner said property described above for a cannabis dispensary. The applicant intends to remodel and redesign the “interior” of existing property approximately 2,000 sq. ft to meet their operational requirements, and to comply with all State of Minnesota OCM standards and regulations along with all current City building and fire codes. Site Plan and Exterior Modifications: The existing building will remain in-tact as it sits on the property with no significant exterior modifications planned. Customers will park to the north and east of the building as the primary entrance will remain the same currently located on the east side of the building. There are existing access doors on the west and south sides of the building which will remain locked at all times, however they will provide emergency access and exits to the building. A new exterior free standing pole sign will be placed on the north end of the property near the driveway entrance along the service road. The design, size, lighting and location will comply with all Minnesota OCM rules and regulations and in accordance with all City ordinances and guidelines. 1 EXHIBIT 1 Customer Experience and Floor Plan: Regulation of Entry: The main entrance of the building will be clear of any obstructions or barriers, including landscape that may obscure the entry. St. Croix Cannabis will establish a locked door or barrier between the dispensary’s entrance and the limited access area via the use of the Entry & Waiting Area and other access-controlled doors. All persons entering the dispensary will be immediately greeted by staff, who will verify that the person may remain on the premises and will direct them as necessary (e.g., sign into the visitor’s log or await entry into the dispensary space). Any unauthorized person will be denied access to the Retail Area. Adult-use purchasers will show a government-issued ID and dispensary agents will show their badge identification. After authorization to enter has bee verified, staff will permit entry into the restricted areas of the dispensary. Security personnel will have remote access to unlock the door to the Retail Area. *Security will have access to a hold-up alarm. Signage and Notices: To deter unauthorized agents from entering secured areas, St. Croix Cannabis will post a sign at every entryway into any area of the dispensary containing cannabis or cannabis products, including the Vault. Signs will state, in minimum of 12 inches by 12 inches in lettering no smaller than one inch in height: “Do Not Enter – Restricted Area – Authorized Personnel Only.” Notices will be prominently posted within the dispensary stating: Distribution to persons under the age of 21 is prohibited. Transportation of cannabis or cannabis products across state line is prohibited. Two-Factor Authorization: Secured areas such as the Vault and Security Room will be equipped with a two-factor authentication key card and PIN Code access system. Authorized individuals will present their access control card at the proximity reader and if they are currently authorized to enter, the reader will require a PIN Code to determine if they are authorized for entry before releasing the entry-locking hardware. Only those agents with a need to access particular areas of the dispensary will be give the necessary authorization. All agents will be given a duress PIN Code that they may enter on the keypad; this duress feature will be active 24/7 on all safes, the Vault door, all access control entry points, and other two-factor authentication doors. OPERATIONS The Applicant, Richard L Zimmerman, is proposing to operate a Cannabis Retail Dispensary from the subject property. Hours of Operation: ● 10am - 10pm, 7 days/ week ● Consistent hours reduce late-night traffic and provide predictability for both customers and neighbors. ● Deliveries and service vehicles will only occur during business hours. Employment: ● Employees Full-Time: 10 (including retail, security, and management) 2 ● The number of employees on site during normal retail operations will generally be 6 or fewer. ● Employees will undergo background checks, fingerprinting, and OCM-mandated compliance training. ● Employment will provide stable jobs for local residents and contribute to the local economy. Parking: There are 8 spaces on the parcel, 2 of which will be handicap spaces (See Site Plan). Customer Transactions and Cash Management: Management of customer transactions, inventory tracking and cash management are an integral part of successful operations. All purchases, inventory and cash must be managed in compliance with OCM rules and regulations which requires final plan documentation. The following overview of the customer tracking and cash management process is provided: Customer Transactions and Tracking: All customer transactions and foot traffic are monitored through the point-of-sale (POS) system and surveillance cameras. As described in subsequent sections, surveillance cameras must be installed to comply with all coverage standards and surveillance footage must be backed up and to a specific resolution standard to ensure that still photos can be taken from the footage. In addition, the POS system must be in a format that is compatible with the OCM reporting and tracking requirements. Any discrepancies or questions regarding customer transactions can be investigated by reviewing POS data and surveillance footage. Internal Cash Management Process: The cannabis retail store will be a cash-only operation. As such, it is essential to manage the cash on-site to ensure the safety of customers and employees. On-site cash is counted each morning and evening and reconciled to ensure accuracy. In the event of a discrepancy that cannot be easily resolved, the POS and surveillance cameras will be used to aid in any necessary investigation to reconcile and determine the cause of the discrepancy. The registers will be prepared each morning and verified cash count slips prepared to provide the accounting at the beginning of each business day. Cash counts will be broken down each evening, with the funds returned to the reserve cash in the designated cash safe. All cash is securely locked and stored during business hours and overnight in the designated cash safe. The cash collected through transactions throughout the day will be deposited by the designated retail employees into the Cash Wizard Smart Safes (CWSS). The CWSS are a type of safe that essentially operates as a reverse ATM. The designated employee deposits money into the CWSS and then receives an automated cash slip detailing the deposit amount. The CWSS deposit can be reconciled remotely by managers and by corporate officers. The cash inside the CWSS can only be accessed and picked up by an armored courier service and the frequency of pick-up will be carefully managed. Initially, we anticipate that the armored courier service will handle pick-ups twice a week with the ability to increase frequency as needed based on the volume of cash onsite. The intent is to limit the amount of cash onsite and the transaction volume will be monitored carefully. Additionally, armored couriers service each location weekly to collect deposited cash and to deliver change orders. Change orders can be requested by retail managers and exchanged 1:1 with on-site cash to maintain consistent cash reserve levels. This will also limit the amount of cash at the location. 3 Security Plan: Security Plan Cameras will be installed at all exterior and interior access points/ doors. Cameras will monitor interior retail areas and secure storage areas. All cameras and security will be installed in compliance with Minnesota Statute Chapter 342 as administered by the Minnesota Office of Cannabis Management ( OCM). Lexan polycarbonate sheets will be installed on all exterior windows to prevent breakage. The covering will provide additional security but will be fully transparent and will not alter the appearance of the windows from the parking lot or right-of-way. The public entrance door on the east will be open and accessible during business hours, and will be accessible by key card to designated employees during non- business hours. The internal doors between the public retail space and the employee/ storage back of house area will be secured by key card access. This will allow for tracking employee activities and employee access to storage areas. The exterior doors on the south side of the unit will be locked at all times and will only be used to provide emergency access, not to be used as part of regular operations. Exterior Lighting Plan: Exterior lighting will be installed at all exterior access points/ doors. Lights will be turned off during non-operational hours but will be activated by motion sensor to ensure 24-hour surveillance at access points as required by OCM. All lighting will be placed and planned for in compliance with Minnesota Statute Chapter 342 as administered by the OCM. Per the City’s Ordinance section 401.18.F., all lighting will be hooded and downcast. To achieve OCM standards while complying with the City’s ordinances placement it will be essential to appropriately place fixtures. We will work with the City Staff through the building permit process to ensure both standards are met. 4 EXHIBIT 2 EXHIBIT 3 OAK PARK HEIGHTS CUP APPLICATION FINDINGS The following ﬁndings regarding CUP information requirements from October 22, 2025 letter is provided for Planning Commission and City Council consideration. A. Mailing Labels from Washington County Applicant Response: Project mailing labels from Washington County are included. B. Dimension Plan Applicant Response: As the Project Site is proposed to be in an existing veterinary clinic building, there are no proposed changes to the existing exterior site beyond lighting, signage and security measures shown on the site plans. Existing exterior dimensions are depicted on the attached site plans, and a typical ﬂoor plan is provided. 1. Dimensions of existing structures. See attached site plans. No new structures are proposed. C. Site Development Plan Applicant Response: The Project Site is proposed to be a remodel of an existing veterinary clinic. The site will be updated in compliance with commercial building standards to suit the proposed use. A site development plan which includes the following information is attached: 1. The access driveway and the parking lot pavement are not in good condition. See attached site plans. No changes to existing parking are proposed. The project will entail the complete resurfacing of the existing parking lot and access driveway. Please note that this is a maintenance and renewal effort, and it does not include the addition of any new pavement or lot expansion. D. Landscape Plan Applicant Response: Removing overgrowth on property i.e. evergreens, bushes etc. No removal of old growth trees is necessary. Removal of vegetation will be along 60th Street North only. All vegetation will remain along Oldﬁeld Avenue road to provide screening to the neighborhood. 1. Photos of proposed vegetation removal. See attached photos. No old growth trees will be removed. Vegetation along 60th Stree North will be removed. See Exhibit 3 E. Site Photos Applicant Response: More site photos are included with the resubmittal. 2. Provide Site Photos. See attached photos. See Exhibit 8. 6 EXHIBIT 4 St. Croix Cannabis - Application for CUP to operate cannabis retail store Date: 10/14/2025 Owner: Richard L. Zimmerman FLOOR PLAN Not to Scale Sign to comply with City Ordinance and proper permit obtained from the CitySign Here 22 ' 1 " 26' 5" 22 ' 1 " 24' 3" 62' 8" 12 ' 4 " 11 ' 4 " 12 ' 8 " Garage Re s t r o o m s Re s t r o o m s Sales Floor 12' 0" 11 ' 4 " 11 ' 4 " 15 ' 3 " 28 ' 1 1 " Re c e p t i o n Se c u r e A r e a fo r P r o d u c t Ut i l i t y Te c h Of f i c e Br e a k r o o m Me e t i n g R o o m 12 ' 4 " EXHIBIT 5 St. Croix Cannabis - Not to Scale SITE PLAN Application for CUP to operate cannabis retail store Date: 10/14/2025 Owner: Richard L. Zimmerman Removal of Vegetation - See Exhibit 3Removal of Vegetation - See Exhibit 3 Existing Access Driveway and Parking Lot to be resurfaced EXHIBIT 6 St. Croix Cannabis - VEGETATION REMOVAL Application for CUP to operate cannabis retail store Date: 10/14/2025 Owner: Richard L. Zimmerman Access Driveway from 60 Street North th Vegetation along 60 Street North to be removed (North side of access driveway) th Vegetation (shrubs only) along 60 Street North to be removed (South side of access driveway) th EXHIBIT 7 St. Croix Cannabis SITE PHOTOS Application for CUP to operate cannabis retail store Date: 10/14/2025 Owner: Richard L. 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(82U"=,AA:A5UC?E,AOUU&I,AI2/U #4/BE.BGPP #-63UU EXHIBIT 10 WATER TOWER #2 WATER TOWER #1 WELL #1 WELL #2 3r d A v e S W Orleans St Liberty Ave 60th St N 60th St N No r t h w e s t e r n A v e Upper 61st St N 58th St N In d u s t r i a l B l v d Os g o o d A v e N Croixwood B l v d Cottage Dr Curve Crest Blvd 62nd St N Om a h a A v e N Ni g h t i n g a l e B l v d M c d o n a l d D r i v e C i r N Lo o k o u t T r N Long Lake Dr Wild Pine La 58th St N S G r e e l e y S t 62nd St N Eben W a y 6t h S t N 8t h S t N Still w a t e r B l v d N S a w y e r P l Upper 54th St NMar q u e s s Tr C i r N 8th Ave N King Plant R d Ne w b e r r y Cir N 1st Ave N S 3 r d S t Pe r k i n s A v e P a d d o c k Ci r Hidd e n Vall e y L a S M a i n S t 60 t h St N W Willard St Se t t l e r s A v e 56th St N H i d d e n V a l l e y L a 3 r d S t N No r t h l a n d A v e Upper 56th St N 59th St N Re u n i o n R d Hidden Valley La 55th St N W Lake St Kn o l l w o o d Ct McDonald Drive Cir N U p p e r 5 6 t h S t r e e t C t N Nola n Cir N B e n s o n B l v d E Pe n f i e l d A v e N O s m a n A v e N Om a r A v e N 3 r d S t N 56th St N Mcd o n a l d Dri v e Cir N 57th St N Ar g u s S q Upper 56th St N Still w a t e r B l v d N Oakgreen Pl Staloch Pl Ore n Ave N Countrysi d e Ct Staples Pl Northla n d Ct Saw y e r P l 61st St N Nolan P k w y W R i d g e C i r 56th St N 3 r d S t N Ma r q u e s s T r N 58th St N E R i d g e Ci r Trotters Ct 59th St N E Hudson St N e w m a n T r S H a r r i e t S t Or e n A v e N Mo r n i n g s i d e R d Oa k r i d g e C t Croi x w o o d P l Brewers La McDonald Drive Cir N No r w i c h A v e N Nol a n Ave N No r w i c h Av e N S 2 n d S t Hi l l s i d e L a Green Meadow Ct Bay C i r S 1 s t S t W Hancock St 57th St N W Orleans St S M a i n S t St a l o c h P l 54th St N Os m a n Av e N Eben Grn 56 t h St r e e t Ci r N Barrons Way Oz a r k A v e N N 64th St B a r o n s W a y Gadient Way 58th St N Kins h i p Grn Her i t a g e C t Highland Ct Os m a n A v e N Ad e l i n e Grn Central Ave De l a n o C t W Marsh St E Orleans St Hom e s t e a d Grn 63rd St N Tu e n g e D r Ol d f i e l d A v e N Pe a c a n A v e N E Marsh St E Burlington St E Saint Louis St M c d o u g a l G r n Ne w g a t e Av e N 65th St NW Orleans St 57th St N W Hancock St E Churchill St Pa n a m a A v e N Pa r i s A v e N 7th Ave N O B r i e n A v e N 53 r d S t r e e t P l N W Churchill St Ox b o r o A v e N Sunrise C t S M a r t h a S t No v a k A v e N B e r g m a n n D r Delano D r Hi g h l a n d R d E Hancock St 5t h A v e S S H o l c o m b e S t E Willard St Ti m b e r W a y Po n d Vi e w L a W Anderson St O m a h a A v e N Pe n r o s e A v e N Oz a r k A v e N W Locust St Skyview Ct Pa n a m a A v e N 2nd Ave N S E v e r e t t S t 6th Ave N W Willard St 3rd Ave N Su n r i s e A v e 7t h S t N W Abbott St Pinec r o f t A v e N Ilo W a y Pa u l A v e N 5th Ave N Pe l l e r A v e N S H a r r i e t S t 7t h S t N 2 n d S t N 6t h A v e S Or e n A v e N Surry La Pa u l A v e N 5t h S t N M i n n e s o t a S t N 4t h S t N 6t h S t N M a i n e S t N 3rd Ave N Pinehurst S t 6th Ave N 5t h S t N W L i n s o n C i r L i b e r t y C t No r w i c h A v e N Or l e a n s C t Lil a c L a N Eve r g r e e n C t Os g o o d A v e N 55th S t N Marin e C i r Od e l l Av e N Oa k g r e e n P l Mar q u e s s Tr C i r N Sad d l e C t Everett Dr N e w m a n T r Harriet D r Oldfield Ct N Hi d d e n V a l l e y C t Nor m a n d a l e A v e N Shelton Dr Victoria Ct Northbr o o k C t N Linden Tr N Mem o r i a l A v e N A u t u m n W a y N e w g a t e C i r N 49th St N L y d i a C i r 4t h A v e S Lak e C i r Leg e n d B l v d Nightingale Ct G i l b e r t C t N o r w i c h P k w y N Ne w e l l C i r N No r m a n d y C t N No r w i c h Pk w y N No r w i c h Ci r N Rainbow Ct E Dubuque St N o r m a n d a l e C t N 50th St La k e D r S 7 t h S t S 6 t h S t S 4 t h S t S 5 t h S t Ma r q u e s s Tr C t N J u d d T r Hi l l c r e s t D r Pa r k w o o d L a 64th St N Tower Dr W 56th St N 63rd St N Upper 63rd St N 56th St N P o i n t R d Ol i n d a A v e N Ol e n e A v e N 4th Ave N Ne w b e r r y Av e N Oj i b w a y A v e N Ma n n i n g A v e N Dela n o W a y S G r e e l e y R d Ox b o r o A v e N M u i r A v e N Ma r k e t D r 2 53rd St N 49th St N 56th St N Oa k g r e e n A v e N 7 t h S t S Pe a b o d y A v e N Wa s h i n g t o n A v e Woodridg e L a Was h i n g t o n A v e 5 1 s t S t r e e t C t N Pine c r o f t C t N Nolan Ln Wildcrest L a 59th St N Pa r k w o o d L a Icerose L a Eben Ct Mcdonald Dr N Marquess La Cv N N o v a k A v e 48th St N 57th St N Monarda Ave N 55th St N Mark e t D r Dr i v i n g Pa r k R d 56th St N 9t h S t N M c D o n a l d D r Curve Crest Blvd Upper 55th St N 51st St N Baytown La 10th Ave N M c d o n a l d O v e r l o o k D r N 53rd St N Kr u e g e r L n No r e l l A v e Driftwood La Nore l l A v e Ol d f i e l d A v e N 47th St N N Frontage Rd M a r q u e s s L a N Be n s o n Blv d W S a i n t C r o i x T r N 47th St N Oakgreen Pl N 60th St N P i c k e t t A v e N No v a S c o t i a A v e Pi n e T r e e T r P o i n t R d No r t h b r o o k B l v d N Nea l A v e N Valley View Park Rd Min n e s o t a A v e 60th St Oak Park Rd Nu t m e g C t Lower 59th St N Upper 58th St N No r t h B r o o k B l v d 58t h S t N S a i n t C r o i x T r N H i g h w a y 9 5 Hi g h w a y 9 5 Highway 36 Highway 36 Highway 36 Sta g e c o a c h T r l / C S A H 2 1 60th S t N 60th St N 60 t h S t N 61st St Ct N O a k Co v e N Oa k g r e e n C t N Oakgreen Ct N 58th St N Pe l l e r A v e N 5 3 4 7 5251 5255 5330 5312 5302 5295 52 9 1 52 8 5 52 7 9 52 7 5 5269 5265 5261 5 2 6 2 5 2 6 8 52 8 6 5 4 9 5 5 4 7 5 5430 5 4 3 5 5450 5350 5422 54 4 2 5426 5404 538 1 53 8 5 5 3 9 1 5393 5397 5399 54 3 7 5 4 4 5 5394 5376 5360 556 5 55 4 0 5 5 6 0 5 5 8 0 5 4 8 4 5716 5732 5724 57 4 4 57 5 2 5756 57 0 8 57 0 0 5776 548 8 5480 5 5 8 5 5571 5631 5651 5691 5731 5771 13575 56105590 13 0 2 5 6315 6333- 15506 6411 6401- 14820 5889 5857 6435 6301 6345- 14821 1489114871 15626 5660 5728 5909 Omaha 1471514 6 8 7 14 6 4 3 14 4 9 3 5816- 13 9 9 1 13981 5815 55 2 0 14880 14 8 6 1 1 5 5 9 7 14 7 5 9 5810 5835 5800 5302 5296 5280 14 5 8 9 5900 14843 14845 14847 5850 11035421 5725 14168 1 3 1 2 5 1 3 1 0 5 5660 6381 60 7 1 6111 15330 5329 15021 5997 13625 58 9 1 12969 5469 15 3 6 6 5500 1 4 4 8 0 1 4 4 0 1 1 4 4 2 1 1 4 3 7 3 14 2 4 9 14 2 4 0 5511 14 1 7 4 14 1 5 0 14 1 1 0 14651 14810-14840 14948-14978 14 8 1 2 14 8 1 8 6443 13 9 7 1 6201-6213 St. Croix Trl. N. 6163 6041 15433 5680 5950- 60 6 0 5909 14 4 4 7 14702 14560 14 3 7 5 13 9 9 9 13 4 3 5 562 1 - 5 6 5 9 5805-5831 Neal Ave. Neal Ave. 5640 5645 1 3 1 2 0 1 3 1 6 0 13 0 2 5 13 0 6 5 1 3 1 6 5 1 3 2 0 5 1 3 2 1 0 1 3 2 1 5 14 2 3 1 14 1 9 1 14 1 5 1 13 9 6 1 13 9 5 1 14 5 5 9 14 5 3 3 14 5 1 9 14 2 7 5 14 2 8 7 14 2 9 3 14 2 7 4 14 2 9 8 14 2 8 8 14 2 8 2 14 2 9 5 14331 14 2 8 1 14 2 4 7 14 2 1 5 14 2 0 1 562 5 1 4 4 6 2 14 2 2 1 14 2 1 1 14308 5507 5525 14316 14240 5503 5507 52725265 14 2 4 5 14 2 0 1 1 4 0 8 5 14 0 5 5 14 0 3 3 14 0 1 1 5311531214 1 9 6 14 1 7 4 14 1 5 2 14 0 8 8 14 0 7 6 14 0 3 2 14 0 1 0 53235324 53475348 541154101 4 0 3 4 5420 14080 5431 14093 14 1 6 1 14 2 0 1 14 2 2 1 5435 5441 14 1 1 0 14 1 4 0 14 1 7 4 14 1 9 6 5449 1 4 2 0 0 5464 5450 5451 5472 14 2 2 0 54 8 3 54 8 7 54 9 1 5475 5490 14 2 3 1 5486 14 3 6 7 14 3 3 5 14 2 9 7 14 2 9 3 14 2 9 1 14 2 8 5 13 8 7 5 13 8 9 3 13 8 3 9 13 9 8 3 13 9 6 5 13 8 0 3 13 9 4 7 13 7 6 7 13 9 0 1 13 7 5 1 14 4 0 5 550013 0 4 5 1 4 4 3 3 562 0 14 2 5 0 14 2 4 0 14 2 0 0 5552 14 2 8 6 1 4 3 7 8 5520 5630 13 9 9 2 13 8 8 4 13 9 6 6 13 8 6 8 13 8 4 8 1 4 4 6 1 13 9 3 0 13 9 0 0 13 8 1 6 13 7 9 6 56455640 142 5 7 55 2 3 553 1 551555 1 9 5530 5525 1 4 4 8 9 1 4 4 3 2 555856555650 55545565 5660 143 3 4 5562 5593 13898 15417 5598 557 7 1 4 2 4 4 1 4 2 6 6 13 9 9 0 13 9 6 4 5670 13 9 5 0 1 4 2 9 0 13 9 2 2 1 3 9 0 2 5681 56085675 56 7 2 56 6 8 566 4567556705 6 0 5 143 7 2 14 3 0 4 562756235614 1 4 4 0 0 56805685 5685 14241 14 2 7 1 14315 14 2 8 7 56 1 0 5646 56345695 5725 5695 5665 5630569 0 5663 56705690 56655646 56 7 4 57 0 0 5687 5664 5 6 5 5 14 4 2 8 1 4 2 4 4 56745735 5676 5686 5676 5710 5685 5698 56505 7 3 5 5676 5675 5750 5755 5705570314465143755700 5704 15 5 8 4 15374575 0 15336 5718 5727 5 7 3 0 5730579557905 6 7 0 5795579 0 5863 15331 15365 15451 5810 154715819 15430 58385835 5842 5835 5836 5805 5855 5805 5862 5869 58665876 5870 5885 58925904 5 9 0 5 5880 5800 5910 5887 5919 5995 5898 5901 5925 5952 14 5 8 7 14 5 6 3 14 5 4 5 14 6 6 1 14 6 2 1 14 5 2 9 14 3 9 9 14337 14 3 0 3 14 2 6 1 13 5 7 5 13 6 0 1 13 4 8 1 147381452014 6 1 2 606114575 6080 1452 5 6143 1 4 5 2 0 6148 6157 6150 6120 6180 6201 62 8 2 6388 6438 644014894 6450 14 9 5 1 6472 6447 6305 6320 1524263 0 7 15 0 5 6 15 0 9 0 15 1 0 0 63 1 0 63 1 5 15 1 5 0 15 1 9 4 15 2 4 0 6315 15244 6371 63 3 7 15 0 5 5 15 0 6 3 5260 5253 5257 5259 5310 5300 52 9 3 52 8 9 52 8 7 52 8 3 52 7 7 52 7 3 5267 5263 5 2 6 4 5 2 6 6 5 2 7 2 5 2 7 4 52 8 2 52 8 4 5301 53035305 5 4 8 5 5 4 6 5 5420 5 4 2 5 5424 54 4 0 5402 5 3 4 9 5 3 5 1 53 8 3 53 8 7 5 3 8 9 5415 5427 54 3 9 5 4 4 3 53825384 5396 5374 5362 5 3 4 4 5332 55 3 5 55 4 5 555 5 55 5 0 5 5 7 0 5 5 9 0 5 4 8 6 5736 5728 57 4 0 5 7 4 8 5760 5764 5768 5720 57 1 2 57 0 4 5772 57 8 4 57 8 0 5490 5482 5460 5470 5 5 7 5 55 2 0 55 3 0 5591 5611 5671 5711 5751 5791 5600 6375 6313- 6335 14 8 4 1 14881 5650 14707 14 6 6 9 14 6 5 5 14 6 2 5 5802 5887 5725 14 7 7 9 5858 5898 589614385 58725871 5888 5817 14386 5862 5886 5288 60 6 1 608161 0 1 14870 14890 1 4 4 9 6 1 4 3 8 7 6208 14876-14942 14 8 2 4 14 8 0 6 6351 1 5 4 6 3 14725- 5834 Neal Ave. 5843-5871 5701 1 3 1 4 0 1 3 1 8 0 1 3 1 8 5 14 5 7 1 14 5 4 5 14 2 6 5 14 2 9 4 14 3 0 1 14 2 8 9 14 2 3 1 564 5 1 4 4 5 0 1 4 4 3 9 1 4 4 5 7 1 4 4 7 5 1 4 4 9 5 5311 14 1 1 0 14 0 5 4 5323 533553365335 14 1 9 7 14 1 7 5 14 1 5 3 14 1 1 1 14 0 8 9 14 0 7 7 14 0 5 5 14 0 3 3 14 0 1 1 5347 5410 5411140591 4 0 1 0 5421542054211407514 1 4 3 14094 14 1 7 3 14195 14 2 1 1 14 1 2 4 14 1 5 6 14 2 1 0 5 4 9 5 14 2 3 0 5479 14 2 5 0 5470 5471 548054 9 9 5491 14 2 4 1 5492 14 2 9 5 14 3 9 3 14 2 8 7 13 8 5 7 13 8 2 1 547113 7 8 5 13 8 9 9 1 4 4 1 9 56 1 0 13 0 8 5 5518 5526 5510 1 4 4 4 7 14 2 3 0 14 2 2 0 14 2 1 0 14 2 9 8 13 9 8 0 13 9 4 8 13 8 3 4 13 8 9 8 1 4 3 9 8 5535 5554 1 3 1 4 5 1 4 4 7 5 1 4 4 1 6 142 4 1 55 2 7 5555 13 8 9 1 14 5 0 3 55 8 0 13 9 9 1 5 5 5 3 13 9 6 1 13 9 4 5 13 9 3 5 13 9 1 5 1388 756505655 1 4 4 4 8 554 1 5 5 5 7 143 3 0 5573 1 4 4 6 4 5665 555 9 5665 55745660 143 5 8 1 4 2 5 8 14 2 7 2 13 9 8 0 14 2 8 4 13 9 3 8 13 9 1 0 1 4 2 9 6 567 6 5603 559 5 1 4 3 8 6 142 5 5 5680 14 2 8 1 14 2 9 3 142 9 9 5615 56 3 6 5649 562 0 5643 14412 56 5 3 14232 1 4 4 7 0 5654 5662 5640 14436144 2 0 5730 571 5 14 2 5 8 5683 14 3 0 4 5710 14 4 0 3 5720 5702 57 5 5 14 4 2 1 14 3 9 1 14 4 3 7 14 2 6 9 5705 5701 5775 57155770 5714 5711 5716 5775 5732 5737 5 7 4 0 5690 568 0 153575801 5826 5827 584458365851 5860 5890 5856 5901 5921 59345935 6118 14 6 0 8 6120 1 4 5 8 0 1 4 5 2 4 6398 1492914907 6429 15 0 4 2 15 0 7 0 15 2 2 0 6314 15 0 8 3 6375 15 0 5 8 15 0 7 4 15 1 0 0 15 1 5 8 15 1 8 0 15 2 0 0 15 2 2 4 6396638515 0 5 1 15 0 8 7 15 2 0 9 15 2 2 5 6395 15 2 2 3 14830 58 6 2 58 7 0 58 7 2 58 8 2 58 9 0 58 9 2 5902 585 2 5910 5920 5922 5851 586 1 58 7 1 58 7 3 58 8 3 58 9 1 58 9 3 1524215 0 4 4 15 0 9 2 15 0 9 8 15 1 7 4 15 1 9 6 15 2 1 8 15 0 1 5 15 0 3 3 15 0 5 3 15 0 7 5 15 0 9 1 6461 15 1 6 1 6 1 7 4 6188 6195 6211 6198 15 0 2 4 15 0 7 2 15 0 9 8 15 1 7 6 15 2 0 6 15237 15 0 1 5 15 0 5 1 15 0 6 1 15 0 7 3 15 0 8 1 15 0 9 5 15 1 0 5 62 8 6 62 8 3 15 1 5 7 15 1 7 5 15 1 9 1 15 2 0 7 15239 6286 15234 14 8 6 4 14 8 5 0 14 8 9 9 14 8 6 3 14 8 0 7 552 1 14 7 7 5 553714 9 0 8 14 8 7 2 14 8 3 2 1 4 7 9 5 1 4 8 1 5 1 4 8 2 3 14 8 3 3 1 4 7 7 3 14 7 8 5 1 4 8 3 5 14 8 4 5 1 4 8 5 3 14 8 6 3 14 8 7 3 14 8 7 5 14 8 8 5 14 8 9 3 14 8 9 5 14 9 1 5 14925 14935 14860 14 7 8 6 14 9 2 3 14 8 6 7 14 8 4 1 14 8 2 9 14 7 8 7 560114878 56 0 6 14 9 0 4 14 9 1 8 14 8 2 2 14943 5725 5731 5628 14 7 9 8 14 7 8 6 14 7 9 9 1 4 8 0 5 147 9 7 148 0 9 5645 5642147 9 3 14 7 7 5 14 7 7 7 1 4 7 8 1 147 8 7 56 6 0 56 5 8 14817 1 4 3 4 7 1435 9 14 6 5 3 14 6 8 1 14 7 1 5 560014 5 6 8 14 5 4 0 56 1 0 14 5 5 0 14 6 3 0 14 4 7 8 5711 14 4 3 6 14 3 4 8 14 3 0 0 14 2 5 6 14 6 4 8 14 6 7 6 1470 8 14 5 6 5 14 5 2 1 14 6 4 5 14 6 6 3 14 6 9 1 14703 14737 14664 14 2 0 6 14 5 2 0 14 6 3 8 14 6 2 5 1 4 6 6 1 14 5 2 3 14 5 9 5 5665 15 0 8 7 63 3 2 63 3 7 15 1 5 3 15 1 8 3 15 2 2 7 6340 6365 15 0 2 6 15 0 4 2 6366 63 6 7 6350 63 9 9 15 0 6 7 15 1 0 9 15 1 1 5 63 9 9 15 1 6 9 15 1 9 1 15 1 8 7 15 2 1 3 15 2 4 3 5 8 6 0 58 8 0 5900 5850 5912 5853 58 6 3 58 8 1 6400 64251511815 0 1 8 15 0 7 6 15 0 8 2 64 3 5 15 1 5 8 6460 15 2 6 3 64 3 2 15117 6469 6413 6165 15 1 5 0 6157 6184 6175 6181 6182 6187 15 0 8 5 6207 6197 6216 6218 15 1 1 2 15 0 8 2 6242 6257 15 0 4 8 15 1 5 4 15 1 9 2 15 2 2 2 626015 0 4 1 15143 6132 6202 6155 152986165 14 8 0 2 14 8 3 6 5624 147 9 1 14 7 8 3 14 9 2 5 14 9 1 1 14 8 8 7 14 8 7 5 14 8 5 1 14 8 3 7 14 8 2 3 1 4 9 3 9 14 7 9 7 14 9 3 2 14 9 2 0 14 8 9 6 14 8 8 4 14 8 6 0 14 8 4 6 14 8 1 8 5553 14 7 8 9 14 8 2 5 14 7 7 1 1 4 9 1 3 14 8 4 3 14 9 0 3 14 8 5 5 14 8 6 5 14 8 8 3 14933 14 7 7 0 556914 9 3 5 14 9 0 9 14 8 9 5 14 8 8 1 14 8 5 5 14 8 1 5 5585 14 8 0 1 14 7 7 3 5617 14945 14 8 0 8 562714 7 7 4 5633 14 8 0 3 5646 14811 564 9 5 6 5 2 565 3 5 6 5 4 5502 5544 5675 5691 5564 14 6 4 1 1 4 7 0 1 14 6 6 9 5582 14 5 8 4 14 5 5 4 14 5 2 2 56 1 7 561614 6 3 6 14 5 0 8 14 5 3 2 14 5 6 6 14 5 8 8 14 5 9 8 14 4 9 6 14 6 1 6 14 6 4 4 5696 14 4 5 2 14 4 1 8 14 4 0 0 14 3 8 4 14 3 7 2 14 3 1 4 57 3 0 14 2 8 4 14 2 7 0 14 6 6 0 146 9 4 563214 5 8 1 14 5 5 1 14 5 3 5 14 5 1 1 56 3 0 56 3 3 14 6 7 7 14 2 4 0 14 2 2 4 14 1 9 0 14 6 7 0 14 6 5 4 5685 14499 14 6 2 1 14 6 4 1 14 5 4 1 14 5 8 3 14 5 5 9 5910 5907 5801 5900 5990 580 0 5795 590 3 58 0 4 575 0 5920 562 0 561 2 563 0 566 0 12430 559 5 565 0 567 0 571 0 560 0 14937 14985 59 3 0 - 5888 59 0 1 - 5 9 4 5 59 5 1 - 5697 5593 5597 58 5 0 5980 564 0 561 0 55 9 0 557 0 5580 5525 5800- 5899 13 3 0 1 - 13 3 2 1 - 13 3 4 1 13 3 7 5 5805 5815 58 3 5 58 5 5 5958 5950 D 5938 13560 13 7 4 7 5921 13936 13945 12 8 2 0 12 8 5 0 12 8 8 0 12 9 3 0 12 9 8 0 13 0 2 0 13 0 6 0 52 9 5 52 6 5 52 4 5 12 3 4 0 12 4 2 0 12 4 8 0 12 5 2 0 12 5 8 0 53 2 3 5345 53 8 0 53 6 0 53 4 0 53 5 5 53 4 3 5325 5320 1 2 6 4 0 1 2 6 4 5 1 2 6 8 5 1 2 7 1 7 1 2 7 4 7 12 8 1 1 1263 5 5270 5230 5190 51 5 0 12961 125 8 5 57 4 5 578 5 13 1 6 1 - 1 3 1 7 3 13 1 8 1 - 1 3 1 9 7 5980 14 0 8 7 14168 15314 15325 15125 14290 14 5 8 0 14 5 6 4 14 5 5 0 14 5 9 6 14 5 3 4 14 6 1 8 5920 5988 14733 59 4 8 59 9 1 5595 5970 5850 560 5 13 6 1 3 A B13 3 1 5 13 3 3 1 58 2 5 5845 C 5998 5990 5908 5900 E 5930 F 15403 15431 15 2 2 1 5416 15405 6219 14819 5653 5633 5613 5607 5573 5606 5632 5652 5654 5656 5658 5660 58615859 586258605858 585758555853585158 3 2 58 3 4 58 3 6 58 3 8 58 4 0 58 3 1 58 3 3 58 3 5 58 3 7 58 3 9 58 4 1 58 4 3 58 4 5 58 4 7 58 4 9 13865 1392413912 5818581658145812 13957 13535 13533 571 5 Valley View Park Oak Park Crossing Park Brekke Park Linear Park Swager Park Autumn Hills Park Cover Park Maxar, Microsoft Cannabis Sales Buffer Map 1 Oak Park Heights ± 600 0 600 1,200 1,800300 Feet November, 2024 V:\1938\Clients\Oak_Park_Heights\Projects\Pro\Cannabis_Sales_Map\Cannabis_Map.aprx November, 2024 Legend Park Features Day Care Location Stillwater Highschool Schools Buffer Parcels Parks City Boundary * 1,000 ft. from School Property Line 500 ft. from Day Care Structure 500 ft. from Park Attractions Exhibit 11 202 401.18 CANNABIS BUSINESS AND HEMP BUSINESS OPERATIONS 401.18.A. Minimum Buffer Requirements. 1. The operation of a cannabis business is prohibited within: a. One Thousand (1,000) feet of a school property line. b. Five Hundred (500) feet of a daycare principal building. c. Five Hundred (500) feet of a residential treatment facility. d. Five Hundred (500) feet of an attraction within a public park that is regularly used by minors, including a playground or athletic field. As measured in a straight line from the closed part of the building or actual leased space of the Cannabis Business use-principal to the property line to the school, the closed part of the principal daycare building, residential treatment facility and/or attraction within a public park. 2. A Cannabis Event is exempt from the restrictions set for in City Zoning Ordinance Section 401.18.A. 401.18.B. Noise. There shall be no noise carrying beyond a lot upon which a business is located, except for normal car and pedestrian activity. 401.18.C. Odor. Cannabis Businesses and Hemp Businesses shall be ventilated so that all odors cannot be detected by a person with a normal sense of smell at the exterior of the facility or at any adjoining use or property; they shall not produce noxious or dangerous gases or odors or otherwise create a danger to any person or entity in or near the facilities. 401.18.D. Hours of Operation. 1. Cannabis businesses are limited to retail sales of cannabis, cannabis flower, cannabis products, lower-potency hemp edibles, or hemp-derived consumer products between the hours of 10:00 a.m. and 9:00 p.m., seven days a week. 2. Lower-Potency Hemp Edible Retailers are prohibited from conducting the retail sale of lower-potency hemp edibles, or hemp-derived consumer products for off- site consumption between the hours of: Exhibit 12 203 a. On Sundays; except between the hours of 11:00 a.m. and 6:00 p.m. b. Before 8:00 a.m. on Monday through Saturday. c. After 10:00 p.m. on Monday through Saturday at an establishment located within the City. d. On Thanksgiving Day. e. On Christmas Day, December 25. f. After 8:00 p.m. on Christmas Eve, December 24. 3. Lower-Potency Hemp Edible Retailers are prohibited from conducting the retail sale of lower-potency hemp edibles, or hemp-derived consumer products for on- site consumption between the hours of: a. Between 1:00 a.m. and 8:00 a.m. on Monday through Saturday. b. After 1:00 a.m. on Sundays; except at a restaurant, club, bowling center or hotel with seating capacity for at least thirty (30) persons and which holds an on-sale intoxicating liquor license. c. Between 8:00 p.m. on December 24 and 8:00 a.m. December 25. 401.18.E. Signs. Cannabis and Hemp Businesses are subject to City Ordinance Section 401.15.G.8.d.1 regulating freestanding signs and are permitted one wall sign subject to the maximum size and heights of City Ordinance Section 401.15.G.8.d.2.d. All other signs are prohibited. Signs shall only contain words and shall not contain or depict a cannabis flower, cannabis product, hemp edible, hemp derived edible consumer product, or any other logo, picture, image or symbol intended to denote or suggest cannabis, hemp, or related paraphernalia. Additionally, a business logo containing the above depictions shall not be displayed as part of any exterior signage. No products, interior signage, advertisements or the like attention getting items shall be placed or displayed that may be visible from the exterior of the Cannabis Business or Hemp Business. This section shall apply to any and all signs, including temporary, sandwich boards, etc. 401.18.F. Lighting. All lighting shall be shielded and angled in such a way as to prevent light from spilling outside of the boundaries of the parcel(s) or premises or directly focusing on any surrounding uses. 401.18.G. Security. Any security bars, gates or grills shall be retractable, shall remain open and retracted when the Cannabis or Hemp business is open to the public or otherwise in operation and shall not be installed on the exterior of the building. 204 401.18.H. Outdoor Use. All uses and activity shall be conducted indoors, with no storage or activity allowed.