HomeMy WebLinkAbout1996-08-16 Stillwater City & Stillwater Town Agreement for Growth Management, Annexation & Joint Powers 07/24/97 THU 09:05 FAX 612 452 5550 C K S & F Q002
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• •. OR1GINAL
AGREEMENT BETWEEN THE CITY OF STILLWATER
AND T 1_ TOWN OF STII.,LWA ! R FOR G' • WTI M : GEMENT,.
ORDERLY ANNE ION s THE EXERC $ F JOINT PO _ •
FOR PLANNING AND LAND USE CONTROL
THIS AGREEMENT is made this / day of (q4i+ -T , 1996, ( "Effective
Date ") between the City of Stillwater, Washington County, Minne ota ( "City") and the Town
of Stillwater, Washington County, Minnesota ( "Town ") and is an agreement relating to
growth management and constitutes a "Joint Resolution" between the City and Town
authorized by Minnesota Statutes §414.0325 providing for a procedure and a framework for
orderly annexation of a part of the Town to the City. This Agreement also provides for the
joint exercise by the City and Town of their respective planning and land use control
authority pursuant to Minn. Stat. 471.59 and Minn. Stat. 414.0325 (Subd. 5).
SECTION ONE
INTRODUCTION
1.01 Certain land owners within the Town have petitioned the City for annexation and for
the extension of municipal utilities. Since receiving the petition, the City has
undertaken a review of its Comprehensive Plan and has studied the ability of the City
to provide services to the area and has concluded that if the area requesting services is
developed into urban uses the City would ultimately be benefited by a broadened tax
base and a more vital community and that urban growth in the annexation area would
benefit the City. The Town has participated in a review of the City's Comprehensive
Plan and has concluded that it would be beneficial to the Town, and to property
owners remaining in the Town after annexation, to enter this Agreement with the City
so that the area to be annexed will be developed in an orderly fashion and with the
least possible impact on the people of the Town.
INTENT -
• 1.02 The parties to this agreement intend it to be binding with all the rights, privileges,
and obligations attached thereto. Both parties intend to be bound by this agreement
and shall not violate its terms. Neither party shall exercise any legislative authority
either now existing or which may be later created in a way which violates the terms
of the agreement. Both parties understand that they may not limit the power of the
legislature over annexation, and such is not their intent. Instead, the parties agree to
refrain from exercising any legislative authority, now or into the future, in a way that
would violate the terms of this agreement.
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INCLUSION INTO COMPREHENSIVE PLAN
1.03 Within sixty (60) days of the City's adoption of this Joint Resolution, the City shall
adopt and forward to the Metropolitan Council a Comprehensive Plan Amendment
incorporating the Orderly Annexation Agreement into the City's Comprehensive Plan.
SECTION TWO
ORDERLY ANNEXATION AREA
2.01 The property described in Exhibit "A" that is subject to annexation by the City
pursuant to this Agreement will constitute the , Orderly Annexation Area". This area
includes all that area of the Town not now within the City that lies North of Highway
36, East of County Road 15 and South of Highway 96, except for that portion of the
Town that lies North of the right -of -way of the Minnesota Zephyr Track and East of
the Oak Glen development. The Orderly Annexation Area is designated as in need of
orderly annexation and no consideration by the Minnesota Municipal Board is
necessary, no alteration of the boundaries is appropriate, and all conditions of
annexation have been provided for in this Resolution and the Minnesota Municipal
Board may review and comment only and within thirty (30) days of receipt of this
Resolution and each subsequent phase as described in this Agreement upon the filing
of a Resolution as described in this Agreement.
SECTION THREE
PHASING SCHEDULE
3.01 The Town and City agree that phasing the growth envisioned for the annexation area
would benefit the City by reducing the financial risk of extending core facilities into
the Orderly Annexation Area by extending such facilities gradually rather than at one
time. This would also allow for the burden imposed by the growth to be gradually
born by the City so that the level of services needed by the new development could be
supplied on a gradual and phased basis. The Town has agreed that a phased
development plan as envisioned by this Agreement would benefit the Town by
phasing the impact of lost tax base on the remaining Town government and easing
• financial and lifestyle burdens that an immediate annexation of the entire area would
impose on Town residents. For the purposes of this Agreement, the Orderly
Annexation Area will be divided into four (4) phases described as follows:
Phase I Description
3.02 Phase I contains that property described in Exhibit "B ", generally described as that
part of the Town that is South of County Road 12, East of County Road 15 and North
of Highway 36, except for the following property that will remain as Phase IV
property unless Annexation is requested by the property owner pursuant to Section
4.08 herein:
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a. The Bergman Farm, 1205 - 60th Street North
Parcel Numbers 31- 030 -20 -32 -0001 and 31- 030 -20-34 -0001
Owners: Alvin and Helen Bergman
b. 1223 - 62nd Street North
Parcel Number 31- 030 -20 -34 -0002
Owner: Paul Bergman
c. 7143 Manning Avenue
Parcel Number 30- 030 -20 -33 -0001
• Owners: Robert M. and Ann S. Jordan
d. 7135 Manning Avenue
Parcel Number 30- 030 -20-33 -0002
Owners: Ralph E. and Kimberly A. Stowell
e. 6731 Manning Avenue
Parcel Number 31- 030 -20 -23 -0001
Owner: Rosalie Gadient
The Phase I also includes the Stillwater Golf Course. The approximate population of
the Phase I area is ye2
Phase 'II Description
3.03 The Phase II property is the property described in Exhibit "C" commonly referred to
as the Abramowitz Farm property, Rivard property and Newman property.
Phase III Description
3.04 The Phase III property is the property described in Exhibit "D" and commonly
referred to as the Palmer Farm property. This Agreement will not obligate the City
to provide adjacency between the present City and the Palmer property and it will be
• the obligation of the Developer to provide adjacency before the Resolution on Phase
III is enacted.
Phase IV Description
3.05 The Phase IV property is that portion of the Orderly Annexation Area that is not
included in Phases I, II or M.
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SECTION FOUR
TIMING OF ANNEXATION OF PHASES
4.01 Under no circumstances will the growth in the Orderly Annexation Area exceed a
cumulative total of 120 dwelling units per calendar year measured from the year 1926
as year one. This Iirnitation shall apply to the issuance of building permits. The City
shall provide a written report to the Joint Board on July 15 and January 15 of each
year commencing in 1997 identifying the number and location of building permits for
new residential dwelling units issued during the previous six months.
4.02 Phase I property will be annexed to the City after the execution of this Agreement.
The Municipal Board shall order annexation of the Phase I property within thirty (30)
days following receipt of this Joint Resolution.
4.03 Phase II property may be annexed by the City filing a Resolution with the Minnesota
Municipal Board any time after January 1, 1999.
4.04 Phase III property may be annexed by the City filing a Resolution with the Minnesota
Municipal Board any time after January 1, 2002.
4.05 Phase IV property may be annexed by the City filing a Resolution with the Minnesota
Municipal Board any time after January 1, 2015.
4.06 The City may annex Phase II property prior to January 1, 1999 provided that the
accelerated growth does not exceed the one hundred twenty (120) dwelling units per
year limitation.
4.07 The City may annex Phase Ill property prior to January 1, 2002 provided that: a) the
accelerated growth does not exceed the one hundred and twenty (120) dwelling units
per year limitation; and b) that seventy -five percent (75 %) of the net developable area
of Phase I property annexed to the City has been platted and developed into occupied
residential dwellings.
• 4.08 The City is free to deny an annexation or extend the timing of a phase at any time at
its sole discretion. This Agreement does not confer any rights upon any individual
property owner to require the City to annex his or her property.
4.09 As an exception to the Phasing Schedule, the City may annex property not described
in Phases I, 11 or III by Resolution if the property is adjacent to the City, is petitioned
for by one hundred percent (100%) of the property owners within the area to be
annexed and if the resulting annexation win not create a level of growth that exceeds li
the one hundred twenty (120) dwelling units per year mitation.
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SECTION FIVE _
COMMERCIAL AND OTHER DEVELOPMENT
5.01 Commercial Development within the Annexation Area will be limited to the 6.3 acres
of commercial property at the southeast quadrant of C.S.A.H. 12 and C.S.A.H. 15,
and the Bergman and Bradshaw property along Highway 36 between County Road 5
and County Road 15. These are the only properties designated for commercial use in
the City's Comprehensive Plan.
5.02 Within sixty (60) days of the City's adoption of this Joint Resolution, the City will
amend its Zoning Ordinance to include a separate zoning classification that will be
described as "Village Commercial Zoning" or "Neighborhood Commercial" with
separate guidelines, standards and design criteria designed to meld the 6.3 acre
commercial area into the rural setting of the adjacent residential property remaining in
the development and the Town as described in Exhibit "E ".
•
5.03 Within sixty (60) days of the City's adoption of this Joint Resolution, the City will
amend its Zoning Ordinance to include a separate zoning classification for the
Bergman and Bradshaw properties to be known as the "Research and Development
District" that will have standards and criteria consistent with the classification
described in the Comprehensive Plan, The district will house office, light industrial
and service uses in a coordinated planned unit development campus setting.
5.04 Agriculture will continue to be a permitted use in the areas re -zoned pursuant to this
Section.
SECTION SIX
ASSESSMENT AND UTILITY POLICY
6.01 Concurrent with the adoption of this "Joint Resolution ", the City Council will adopt .
an assessment policy that will protect new City property owners who are neither � ''
subdividing their property nor requesting municipal services from special assessmen -I '
and utility charges for sanitary sewer, storm sewer, water and street upgrading. The '. !� 4 I
policy shall be as follows: k"-
a. Except as set forth in Section 6.04, no property will be assessed for sanitary 1
sewer or required to pay sanitary sewer hook-up or utility charges if the property is 1)'
not connected to public sanitary sewer. .,_�
b. Except as set forth in Section 6.04, no property will be assessed for municipal
water or required to pay water hook -up or utility charges if the property is not
connected to the municipal water system.
c. No property will be assessed for storm water improvements or required to pay
storm water hook -up or utility charges prior to subdivision of the property.
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d. Any property which hooks -up to City sanitary sewer shall pay a hook -up
charge which will not exceed Twenty-Five Hundred Dollars ($2,500.0. The $2,500
limit shall be inclusive of all trunk or core facilities, laterals and other public costs
associated with the installation of and hook -up to the system.
e. Any property which hooks -up to City municipal water system shall pay a
hook -up charge which will not exceed Twenty-Five Hundred Dollars ($2,500.00).
The $2,500 limit shall be inclusive of all trunk or core facilities, laterals and other
public costs associated with the installation of and hook -up to the system.
f. Property which is not being subdivided will not be assessed for the cost of
street improvements necessitated by development occurring within the orderly
annexation area. However, if the street is substandard at the time of the
improvement, the property may be assessed an amount equal to the assessment that
would have been levied by the Town, if any, under the Town assessment policy in
effect prior to the annexation of Phase One. The property may be subject to
additional deferred assessments payable if and when the property is subdivided.
"Substandard" is determined by Township standards in effect prior to the annexation
of Phase I.
g. If a property hooks up to City sewer or water it will be charged for one hook-
up as per Section 6.01 d and e regardless of whether the property can be further
subdivided. Additional hook -up charges will be due at the time the property is
subdivided based upon the hook -up charges in effect at that time.
6.02 Concurrent with the City's adoption of this "Joint Resolution ", the City will adopt a
sanitary sewer and water hook -up policy which includes the following provisions
relating to property within the orderly annexation area:
a. Prior to subdivision of the property, no property owner will be required to
hook -up to the City's municipal water system.
b. Prior to subdivision of the property, no property owner will be required to
• hook -up to the City's sanitary sewer system unless hook-up is mandated by State
Statute or Minnesota Pollution Control Agency (MPCA) regulation and enforcement
action is initiated. A property owner will be permitted to upgrade or replace a failing
system in accordance with MPCA standards. The City ordinance will not impose
regulations that are more stringent than those required by the MPCA.
6.03 This section does not require the City, if requested to by a Property Owner, to extend
sanitary sewer service to property which has a failed on -site system if the extension is
not feasible or cost effective.
6.04 The benefits and limitations set forth in this Section do not apply nor are they for the
benefit of owners who subdivide their property.
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6.05 The limitations in Sections 6.01 d and e will be annually adjusted commencing
January 1, 1997 based upon the Consumer Price Index for Urban Consumers (CP -U).
SECTION SEVEN
REAL, ESTATE TAXATION
7.01 Rural Tax Rate Adiustrnent. It is recognized that there is a significant difference
between the City's municipal percent of tax capacity rate, which is approximately .35
percent for the calendar year 1996, and the Town's existing percent of tax capacity
rate of .17 percent and that to require property that is brought into the City against
the wishes of a property owner to pay the full municipal rate would be burdensome.
The City, therefore, will concurrent with the City's adoption of this "Joint
Resolution" amend, subject to the second reading required by City Charter, its Rural
Service Taxing District Ordinance to include:
a. A rural service district that will include only parcels that are not connected to
municipal sewer or water services.
b. A rural service tax rate that will be set at seventy -five percent (75 %) of the
City Urban Service District rate.
c. Pursuant to Minn. Stat. 414.035, for parcels that have not requested
annexation, the initial rural service tax rate in the year of annexation will be Fifty
percent (50 %) of the urban rate, with the percentage being increased five percent
(5 %) each year to the seventy -five percent .(75 %) rural service rate.
7.02 Tax Rate Adjustment for Parcels Not Re Annexation. Pursuant to Minn.
Stat. 414.035, for parcels that have not requested annexation and do not qualify for
the rural service taxing district, the initial urban tax rate in the year of annexation will
be fifty percent (50%) of the urban rate, with the percentage being increased 10
percent (10%) each year for five (5) years to the full urban rate.
7.03 Tax Payment to Town. During the terra of this Agreement, taxes received by the
City based upon the tax capacity generated from any area annexed in the year of
annexation will be paid over to the Town and thereafter the amount to be paid to the
Town will be reduced by twenty percent (20 %) each year until the amount reaches
zero (0), when taxes based upon the full tax capacity will remain with the City. For
the purpose of this section, any increase in tax capacity over the tax capacity
generated in the year of annexation will remain with the City.
7.04 Year of Annexation, If the annexation becomes effective on or before August 1 of
any year, the City may levy on the annexed area beginning with that year. If the
annexation becomes effective after August 1 of any year, the Town may continue to
levy on the annexed area for that year, and the City may not levy in the annexed area
until the following year.
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SECTION EIGHT
JOINT PLANNING AND LAND USE CONTROL
8.01 The purpose of this section of the Agreement is to provide for the joint exercise of
governmental authority by the City and Town pursuant to Minn. Stat. 471.59 and
414.0325, Subd. 5 in order to insure orderly development within the annexation area
in accordance with this Orderly Annexation Agreement and the City's Comprehensive
Plan.
8.02 The powers set forth herein shall be exercised by a four (4) member board consisting
of two (2) City Council members appointed by the City and two (2) Town Board
members appointed by the Town Board of Supervisors.
8.03 The joint Board will review official controls necessary to regulate development of
property and development applications within the Orderly Annexation Area before its
annexation by the City in order to insure that the property remains in a status
available for development into urban density residential uses in accordance with the
City's Comprehensive Plan. The area north of the railroad tracks and east of the Oak
Glen development and south of Highway 96 shall remain in the present conservency
zoning classification now in effect in the area. A zoning classification for the
Bergman farm that is the same as the City's Research and Development Zoning
District will be adopted in order to protect the area from development that would
prevent or frustrate the eventual urban development of the farm as an Urban Research
and Development Center. Nothing in this subsection shall preclude the Town's
approval of a subdivision of a parcel of land into three or fewer lots with a minimum
lot size of 2.5 acres.
8.04 As to property within the Orderly Annexation Area after its annexation into the City,
the Joint Board shall have the following delegated powers:
a. Approve amendments to the City's Comprehensive Plan relating to the Orderly
Annexation Area;
b. Approve the initial adoption of, amendments to, or variances from the City's
official controls relating to the Orderly Annexation Area.
c. Approve any special assessment and sanitary sewer and water hook-up
ordinance or policy and any amendments for consistency with Section Six.
d. Approve the Rural Service Taxing District ordinance or any amendments
thereto, for consistency with Section Seven herein.
e. Review and comment on the consistency of any development application with
City's Comprehensive Plan and Orderly Annexation Agreement. -
f. All matters subject to approval by the Joint Board as set forth in §8.04 (a), (b)
or (c) shall be processed in the same manner by the City as any other such
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matter. Any required public hearing before the City Planning Commission or
City Council shall also be noticed as a public hearing before the Joint Board.
g. Final action by the City relating to matters described in §8.04, Subd. (a), (b),
(c) or (d) may not be taken unless the Joint Board certifies approval of the
action. If the Joint Board fails to certify approval, the Joint Board Members
shall designate a qualified neutral from the Minnesota Supreme Court Certified
Neutrals list to conduct Alternative Dispute Resolution ( "ADR ") in the form of
mediation/arbitration ( "Med -Arb ") or such other agreed upon ADR format. If
mediation fails, the Neutral will issue a recommended decision. The Joint
Board will adopt Findings of Fact and Decision consistent with the Neutral's
recommendation and supported by the administrative record developed by the
City and Joint Board. The Neutral shall base the recommended decision on
the City and Joint Board administrative record, any applicable provision of the
- Orderly Annexation Agreement and legal principles which the Joint Board and
City are required to follow in determining the matter at issue.
h. Development applications subject only to review and comment by the Joint
Board pursuant to Paragraph 8.04(e) herein shall be processed in the same
manner as all other development applications except as follows:
(1) The Joint Board shall meet before the Planning Commission completes
its consideration of the application. Minutes of the Joint Board's
discussion of the application shall be included in materials submitted to
the Planning Commission. No public hearing need be conducted at the
Joint Board meeting;
(2) The Town Board representatives on the Joint Board shall be ex officio
members of the City Planning Commission when any development
application subject to the Joint Board's review and comment is being
considered, and shall be provided with all staff reports and other
�. documentation provided to City Planning Commission members.
• .05 "Official controls" means ordinances, regulations and policies which control the
physical development of the city and use of land, or any detail thereof and implement
the general objectives of the comprehensive plan, including ordinances establishing
zoning, subdivision controls, site plan regulations and official maps.
8.06 The Joint Board will not be responsible for any staff time, consultant expenses or
other costs incurred by the City and Town in connection with the processing and
review of any matter which requires approval by the Joint Board. The Town and
City will be responsible for paying their own employees, consultants and Joint Board
members. Any expenditure incurred by the Joint Board, including the appointment of
a Neutral to conduct ADR proceedings, if necessary, shall be apportioned seventy -five
percent (75 %) to the City and twenty-five percent (25 %) to the Town.
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8.07 This Joint Powers Agreement shall terminate concurrently with the Orderly
Annexation Agreement on January 1, 2020, except as follows: As to the matters set
forth in Section 8.04 (b), (c) and (d) herein, the Joint Powers Agreement shall remain
in effect so long as there are any Phase IV properties that are still entitled to the
protection of Sections Six and Seven herein, pursuant to Section 16.01 herein.
8.08 Concurrent with the City's adoption of this Joint Resolution, the City shall amend,
subject to the second reading required by City Charter, its zoning ordinance to
provide that property is zoned agricultural upon its initial inclusion into the City upon
annexation. The Agricultural zone shall not allow any non- agricultural commercial
use. The owner of any property proposed to be annexed pursuant to Section 4.09
which has an existing non - agricultural use shall agree to terminate the use as a
condition of annexation. Nothing herein precludes the City, subject to Joint Board
approval pursuant to Section 8.04 (b) herein, from rezoning the property to another
use at the time of or subsequent to its annexation.
SECTION NINE
PERFORMANCE STANDARDS
9.01 The City agrees to develop Performance Standards for developers who work within
the Orderly Annexation Area. The standards will measure developer performance in
the areas of financial responsibility, protection of the environment during
construction, construction traffic management, compliance with established time tables
and responsiveness to citizen complaints. Each developer will be reviewed annually
for compliance with these standards and the City will develop a system to sanction
developers who fail to meet standards.
SECTION TEN
INCLUSION OF JOINT TASK FORCE RECOMMENDATIONS
10.01 To the extent feasible and permitted by law, the City agrees to include the
recommendations of the Joint City/Town Planning Task Force within the ordinances
and policies of the City. These recommendations are adopted and made a part of this
• Agreement as Exhibit °F ". •
SECTION ELEVEN
ENVIRONMENTAL AND OPEN SPACE PRESERVATION
11.01 The City agrees that environmental assessment worksheets will be required at each
critical stage of any development review process as required by the Rules of the
Minnesota Environmental Quality Board. Further, the recommendations developed by
the Stillwater Area Open Space Committee will be implemented when feasible and the
guidelines for protection of open space and the environment within the Orderly -
Annexation Area will be followed when feasible or when permitted by law. The
Stillwater Area Open Space Committee Report prepared by Kathryn Malody,
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Botanical Consultant, dated August 1995 is adopted and made a part of this agreement -
as Exhibit "G ", and the recommendation set forth in the study for sites within the
Orderly Annexation Area must be made available to the Planning commission and
City Council when any planning review is made of any proposed development within
the Orderly Annexation Area.
SECTION TWELVE
INFRASTRUCTURE INSTALLATION WITHIN THE TOWNSHIP
12.01 When sewer and water trunk facilities will be extended through Town area in order to
serve phases of the Orderly Annexation Area that are ready for urban development,
the City agrees to notify the Town Board of the development plans. The City will
copy the Town Board on any correspondence with Town property owners relating to
easements or right-of-way acquisitions.
SECTION THIRTEEN
MAINTENANCE OF EXISTING INFRASTRUCTURE WITHIN TOWN
13.01 The Town will continue to maintain streets and other public improvements in the
Annexation Area so long as they remain in the Town. If improvements are required
in this area which are not necessitated by growth in the City Annexation Areas, the
City will pay to the Town a portion of the cost of the improvement which extends the
useful life of the improvement beyond the tirne at which the street or other
improvements is projected to be annexed into the City. The City's portion of the cost
will be prorated based upon the following formula:
Useful Life After
Cost of Improvement x Projected Annexation Date = City's Share
Total Useful Life
13.02 If public improvements are required in the Orderly Annexation Area that remain in
the Town and are necessitated by the growth occurring in an area annexed pursuant to
this Agreement, the City shall pay the cost of the improvements, except for an
• amount approximating the cost of maintaining (e.g_ patching, sealcoating, and
overlays) the street to a Township rural standard under the policy in effect prior to the
annexation of Phase One based upon average daily traffic that existed prior to Phase
One. This amount will be the Town's responsibility.
13.03 Road maintenance costs for the Orderly Annexation Area remaining in the Town will
be shared based upon the City assuming road maintenance cost increases over the
base year 1995. The amount of maintenance costs equal to the base year 1995,
annually adjusted by the appropriate construction cost index, will continue to be the
responsibility of the Town.
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SECTION FOURTEEN
MODIFICATION
14.01 This Agreement may be modified at any time by written agreement approved by both
the City and the Town, provided that the Resolution approving the modification be
approved by 4 /Sths vote of both the City and the Town.
SECTION k'Ik"1EEN
GENERAL PROVISIONS
15.01 The words "shall" or "will" are mandatory. The word "may" is permissive.
15.02 If any provision of this agreement is declared invalid, for any reason, by a court of
competent jurisdiction, the validity of the remaining terms and provisions shall not be
effected and the agreement shall be construed and enforced as if the agreement did not
contain the particular term or provision held to be invalid.
SECTION SIXTEEN
TERMINATION
16.01 This Agreement will terminate on January 1, 2020 in all respects, except that any
Phase IV properties annexed subsequent to January 1, 2015, shall be entitled to the
protection of the provisions of Sections Six and Seven for a period of five (5) years after the
year of annexation.
CITY OF STILLWATER TOWN OF STILLWATER
/ •
By: sf:/,, _.✓ By: /A._ .1
'rir' • u ble I ayor O airman of Its Boa i of Supervisors
ATTEST: ATTEST:
Morl Weldon, Its Clerk Pat Bantli, Town Clerk
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McCombs Fran flocs Rszoci ates, Inc. CITY E► TOWNSHIP
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• P1y:outh, PIN. 55447 En9Inger: ORDERLY ANNEXATION
612/47$ -6010 Planners AGREEMENT
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McCQMbs Frank Roos PSSacietas, Inc. CITY & TOWNSHIP
t5050 23rd ayes. N. OF STILLWRTER
( 41/ 1-
Piy *ouch, MN. 55447 Engineers O RDERLY ANNEXATION
612476 -6010
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07/24/97 THU 09:13 FAX 612 452 5550 C K S & F (21016
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EXHIBIT
McCombs Frank Room flasoci atcs. Inc. CITY & TOWNSHIP
411" , 15050 23rd nye. N. OF STILLW9TER
• P }r *ouch. MN. 55447 Engineers ORDERLY ANNEXATION _ grown—grim
07/24/97 THU 09:13 FAX 612 452 5550 C K S & F e017
Jun. 1.0. 1996 "QS FRANK ROSS - lo, 6168 ~ P. 5/6',_
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It Q ' • *e° . •.,F 3 . ..... EXHIBIT
IA 1 D I.
rcCoabs Frank Roos Associates. Inc. CITY b TOWNSHIP
4- 15050 23rd pre. N.
OF STILLIIRT>�R
Plysouth, liN. 55447 Engineers ORDERLY ANNEXATION
Engineer R GREEKENT
Fill 617/47g41532 Surwsrars ,—
12 452 5550
07/24!97 THU 09:05 FAX 61 2 5550 C K S & F • 0 001
CAMPBELL KNUTSON
Professional Association
Attorneys at Law
Thomas J. Campbell (612) 452 -5000 Joel J. Jamnik
Roger N. Knutiun Fax (612) 45Z -5550 Ardrea McDowell rockier
Thomas Nt. Scott Matthew K. Rrukt"
•
Janie: R. W ,,I.ron Jahn F. Kelly
Knetseh FACSIMILE TRANSMISSION - COVER SHEET Matthew J. Folti
Suesan Lea Paee Marguerite M. McCarron
George T. Stephenson
•.i �u iiaru .n V. i m >in
PLEASE DELIVER THE FOLLOWING PAGE (S) TO:
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