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Home My WebLink About2007 [04] Apr 09 (Cancelled) CITY Of ST. JOSEPH www.cityofstjoseph.com St. Joseph Planning Commission April 9, 2007 7:00 PM Administrdtor ludy'Weyrens 1. Call to Order 2. 7:00 PM Public Hearing - CoIIegeville Development Group Preliminary Plat PUD Application MdYor Richdrd Cdrlbom Councilors Steve Frdnk AI Rdssier Renee Symdnietz Ddle Wick 3. Adjourn 2..)" College Avenue North' PO Box 668 . Sdint. joseph, Minnesotd .,6)74 Phone ,2..0.,6,.72..01 FdX )2..0.,6,.0,42.. .~ . ~ :\-" APPLICATION FOR PLANNING CONSIDERATION CITY OF ST. JOSEPH 25 College Avenue NW PO Box 668 St. Joseph MN 56374 (320) 363-7201 or Fax (320) 363-0342 Fee $ Paid Receipt# Date STATE OF MINNESOTA) )ss COUNTY OF STEARNS) NAME: COLLEGEVILLE DEVELOPMENT GROUP. LLC PHONE: (320) 654-0762 ADDRESS: 1015 WEST ST. GERMAIN STREET. SUITE 340. ST. CLOUD MN 56301 I1We, the undersigned hereby make the following application to the City Council and Planning Commission of the City of St. Joseph, Stearns County, Minnesota. (Applicants have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance requirements): I, Application is hereby made for: (Applicant must check any/all appropriate items) Rezoning Home Occupation Unit Zoning Ordinance Amendment Surface Water Management Plan (Grading Permit) X PUD Building Mover's Permit Building Moving-Owner's Permit _Development Plan Approval ~ Other, please specify: Variance from the 10 foot front yard setback requirement; Preliminary and Final Plat Approval to combine lots; and Alley Vacation 2. Legal description of land to be affected by application, including acreage or square footage of land involved, and street address, if any (attach additional sheet if necessary): See attached proposed preliminary and final plats and related applications, 3. Present zoning of the above described property is: B-1 Central Business District 4. Proposed zoning - Please describe the zoning reclassification you are requesting and a statement/narrative as to why your request should be granted. We are requesting that Property be designated as a PUD within an existing B-1 Zone; it is our understanding that this is not a description for a new zoning classification. A narrative description of why the PUD request should be granted is attached. 5. Comprehensive Plan -Is the proposed rezoning consistent with the future land use map in the Comprehensive Plan? Yes, 6, Name and address of the present owner of the above described land: See Title Insurance Policy and Commitment. Part of the Property is owned by Collegeville Development Group, LLC and the other part is owned by Dan and Margaret F:\Shared - Mill Sream Lofts & Shops\City Applications and related matters\PUD\APPLlCATION for PUD.doc '"> . ~ Kipley, but subject to a Purchase Agreement pursuant to which Collegeville Development Group, LLC has the right to purchase. 7. Persons, firms, corporations or other than applicant and present owner who mayor will be interested in the above described land or proposed improvements within one year after issuance of permit applied for, if granted, are: The proposed development is a Common Interest Community Condominium project. Individual units will be owned by buyers some of which are known and some unknown. Current known buyers include Dan and Margaret Kipley and the College of St Benedict. In addition, the Applicant may form a whole owned subsidiary to own its interest in the development. 8. Attached to this application and made a part thereof are other material submission data requirements, as indicated. See attached List of Exhibits. APpn=ISi"""","~ ' , Ow"" Si""ot"" -J- ~. ~ r~M~ ~~ Gr 'ov(.\ ~ N l CJ..\&lf ell ~rrotwrt- or;;rHalt. Date: March 21, 2007 Date: March 21, 2007 FOR OFFICE USE ONLY DA TE APPLICA nON SUBMITTED: DATE APPLICATION COMPLETE: Planning Commission Action: Recommend Approval Recommend Disapproval Date of Action Date Applicant/Property Owner notitied of Planning Commission Action: City Council Action: _ Approved _ Disapproved Date Applicant/Property Owner notified of City Council Action: Date of Action F:\Shared. Mill Sream Lofts & Shops\City Applications and related matters\PUD\APPLICATION for PUD.doc "'" + .. LIST OF EXHIBITS TO PUD APPLICATION 1. Proposed Preliminary Plat 2. Proposed Final Plat 3. Narrative Description ofPUD addressing: a. Proposed Mixed Uses in a CBD Zone b. Justification for Approving the PUD Request c. Justification for Variance from Front Yard Set Back Requirement 4. Petition for Vacation of Alley 5. Evidence of Site Control: Title Insurance Policy and Title Commitment 6. Site Plan, Floor Plans and Elevations . .. '" : 1 i l' ! i Ii ~Itn' J I l ~1 I 3 J ,~ ItUt ~ I I ~ · ;,~: UjJ f it n~~3: r t i : lii~ ~!iJ I 81 i!"~i' t Ii! J II H] ; ~ i!!fj! : ~ ~ Ii ;1!~ ~=;~~ o 'i J.H~: f It 1) !i f~H ~i~~i f I. ;f130 i f" f l .~o ilr., II II! 13.In J ii .f .f ~ .~1~ iii;} .Il'! t .1 . .! oa tj~! .'pH f! fi I!lii I ~t c! ~J f~ in: filiI t .. ~ "-I "i!' P ~. r · i' iJ ill I'~I~ ~ 1.1 J! J! IJ 'i.~ lJi! I!! jl~; f J! ~4 '4 . l1il ! ,.I i! I~ ~:f~ ~; iJ ;J :.1 i'~J il~~l ~ ~J I~I~~ II !I ~! if Ii ~II~~ ~f'J~1 ~:!,i "J 1'"! . 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Ii I i,11 l' I I ! bb if i fm !J ,'f f t d d I !~: II i Iff. , , I I f 1 . .. J I . I ! I J f j i j J ! I I 1 i ! I :m " " t:~ lj:: !-- (.') .( !-- () ~:~ ~'~ ~:.., ,.' ,rz_~~.:/L i'''' .~\ ~ , I I , h ' ill! I I I IJ I ~ 1 ' f I II f ~ J ! If 11 , f I I I f . , f I , I f J f Ii f i HJ II n 61 h 5. al~i !I~I ~~13 I!;I J~is b!l! i:=i \ o ~I e I~ II ~ 'U c AB I; ~ o. .. , I I I J f I ! ~ . " NARRATIVE DESCRIPTION OF PUD APPLICATION Introduction This is part of an application for approval of a planned unit development to be located in the Central Business District. Collegeville Development Group LLC ("CDG") proposes to construct a mixed use development on property located at the intersection of College A venue and Minnesota Street. The proposed mixed use development is specifically allowed pursuant to Ordinance Section 52.31: B-1 Central Business District Subdivision 3(f). The development will be a two story wood frame structure. It will be platted as a condominium plat pursuant to the Minnesota Common Interest Community (''CIC'') Act. The ground floor is planned to be 1 0,800 to 11,000 square feet and will be divided into 8 to 10 commercial bays. The bays will be sold or leased to buyers or tenants who will use the bays for uses which are Permitted Uses in the CBD. The second story will consist of 16 residential lofts style units. There will be four two bedroom units and twelve one bedroom units. The eastern and northern parts of the land are vacant and un-used; and were previously the location of a gas station and car dealership. They have been vacant for several years. A laundromat and a vacant wood frame structure are located on the western corner of the land. CDG is consolidating several separate lots currently owned by two separate owners into two lots separated by the alley running parallel with and between Minnesota Street and Ash Street East. The consolidation is to be achieved by re-platting the property and the preliminary and final plats are being submitted in conjunction with this Application. As part of the development, CDG is also submitting a Petition for Vacation of Alley relating the alley between Lots 12 and 13 in Block 10 of the City of 8t Joseph. Alternate Building Proposal for Four Additional Mixed Use Units. CDG requests approval of an alternate proposal consisting of the same development described above, but also including an additional building as shown on the attached site plan, to be located on and accessed from the alley. The additional building would contain from three to four units which would be a combination of offices or artisan shops on the first floor, and residences above the shops. " , . PUD and Zoninf! Reauirements 1. Density: Ordinance Section 52.31 Subdivision 3(t) requires that the area of the residential units must meet the standards of Section 52.29, Subdivision 5 and 6. a. Subdivision 5 sets forth the Lot Area Requirements as follows: i. A one bedroom unit needs 3000 square feet per unit. ii. A two bedroom unit needs 3500 square feet per unit. b. The total space requirement for the lofts located in the primary building would be: i. 3000 x 12 = 36000 ii. 3500 x 4 = 14000 iii. Total = 50000 square feet c. The proposed PUD consists of a total of 63374 square feet. Therefore the site contains sufficient space for the 16 units proposed as part of the building on Minnesota Street. d. The alternate plan would contain up to four additional one bedroom or two bedroom residential units. If all units in the Alternate Proposal were one bedroom units, the ordinance requirement would then be for the 50000 square feet in the Minnesota Street building and 4 x 3000 equals 12000 additional square feet for a total of 62000 square feet. The site contains 63374 square feet. AccordinglYthe site could accommodate a building even if two of the four units were two bedroom units and the other two were one bedroom units. ( 2 x 3500 = 7000 plus 2 x 3000 = 6000 plus the 50000 square feet in the Minnesota Street building is a total of 63000 square feet ). 2. Parking: Ordinance Section 52.31 Subdivision 3(t) also provides that off-street parking requirements shall be separately determined for the commercial and residential uses in accordance with Section 52.10. a. Section 52.10 Subdivision 4(b) applies to the residential area and requires: i. 1.5 parking spaces for each single family unit and 2.5 spaces for each two bedroom unit. 11. 1.5 times 12 single bedroom units is 18 plus 2.5 times 4 two bedroom units is 10 for a total of 28 units needed for the 16 loft units in the lofts planned for the Minnesota Street building. 111. If the Alternate Building is constructed consisting of 2 one bedroom and 2 two bedroom units the ordinance requires an additional 1.5 times 2 plus 2.5 times 2 or 8 additional spots for a total of36 spots. b. The proposed site plan includes 42 total spaces as part of the Minnesota Street building alone. If the Alternate Building is constructed it will include additional ground level parking; and none of the original spots will be eliminated. ... , ~ c. Therefore the proposed site plan has adequate parking planned to accommodate both the Minnesota Street building and the Alternate Building. d. Section 52.10 also states that in the CBD: "The amount of parking space required shall be based on the anticipated demand for parking and loading space, the length of visits generated by the particular business, ad the availability of other parking spaces in the Central Business District". The Applicant requests that the City consider the section of this Application addressing parking at the end of this Narrative. 3. PUD - Contents of Preliminary Application: Ordinance Section 52.09 Subdivsions 9 and 12 list the requirements of applications. The following are submitted with this Application. a. Subdivision 9(a) items 1, 2, 3, 4, and 5 are either shown on the Preliminary or Final Plat drawings prepared by Boonestroo Surveyors and Engineers and being submitted simultaneously with the Application, or on the Site Plan and related sketches prepared by GL T Architects. b. Subdivision 9(a) items 6, 7, and 12 are not applicable. c. Subdivision 9(a) items 9, 10, and 11 are addressed in the narrative which is Section Number 4 below. d. Subdivision 9(a) item 13 requires submission of certain documents that are part of the Applicant's CIC Documents which are being drafted by the Rinke Noonan Law firm and will be submitted to City Staff prior to the City Plan Commission review of this Application. e. Subdivision 9(a) items 14 and 15 are either shown on the plats, sketches, and plans submitted with this Application or are not applicable. 4. Narrative in Support ofPUD Preliminary Application required by Subdivision 9: a. Item 9. Goals and Policies of Comprehensive Plan: The proposed PUD is located in District Five of the City Comprehensive Plan. The project complies with the following Plan goals and policies: i. It is a combination of business and medium density residential uses. ii. It is a redevelopment of underutilized parcels. b. Item 10. Land Use: The proposed development is allowed as a Special Use pursuant to Ordinance Section 52.31 Subdivision 3(f). It is a mixed use of a permitted use and multiple residential dwelling units in the CBD. At least 50% of the development consists of a Permitted Use. c.Item 11. Impact on Adjacent Property. The development will have a positive impact on adjacent property owners. It will eliminate vacant unsightly vacant property currently used only haphazardly as a parking without the permission of the owner. It will also eliminate a substandard wood structure and a masonry building past its economic usefulness located on one of the highest profile corners in the CBD. 5. Narrative in Support ofPUD Final Application required by Subdivision 12: a. Items 1,2,3, and 6 are addressed in the same materials submitted as part of the PUD Preliminary Application. ., " b. Item 4. Final Agreement to be negotiated between City and Applicant. c. Item 5. Development Schedule. The development is proposed as a two to three phase development as follows: i. Phase One will either be one half of the Minnesota Street building or the entire Minnesota Street building depending on how many of the condominium units are pre-sold or pre-leased as of-the final approval of the PUD. Construction of Phase One is planned for May of2007. 11. If the entire Minnesota Street building is not constructed beginning in May of 2007, the second half would be constructed upon sale of additional units, but the target would be for commencement of the second half of the building by May of 2008. iii. The Alternate Building will depend upon full sale or lease up of the units in the Minnesota Street building, but the target date is sometime in the year 2009. Variance Request The Applicant is requesting a variance from the Front Yard Setback requirement of Ordinance 51.31 Subdivision 5(a) which states that the front yard set backs shall be ten (l0) feet from the lot lines. The following reasons are submitted in support of the variance request: 1. The project is located in the CBD; and it is common in central business districts to allow building up to the public sidewalk right of way. 2. The Ordinance permits buildings to be constructed up to the sidewalk in the CBD on the west side of Collegeville Avenue; and there is no compelling reason not to also permit zero front yard setbacks on the subject property. 3. The City already approved the Applicant's Concept Plan; and the Applicant understood that the City actually desired to have the building constructed with zero lot line. 4. The Applicant believes the Ordinance should be amended to permit zero front yard setbacks in the CBD on Minnesota Street east of College A venue and encourages the City to make that change to the Ordinance. Parkin!!: The proposed Site Plan contains 42 parking spaces. To achieve strict compliance with the standards in the Ordinance, 28 parking spaces are required to accommodate the 16 residential loft units planned for the Minnesota Street building. Regarding the need for parking to accommodate the business operators that may occupy the street level portion of the Minnesota Street building, Section 52.10 states that in the "- ~ CBD: "The amount of parking spa.ce required shall be based on the anticipated demand for parking and loading space, the length of visits generated by the particular business, ad the availability of other parking spaces in the Central Business District". The Applicant requests that the City consider the following conditions in evaluating the need for parking: 1) There is an abundance of parking spaces existing. in the CBD. a) The south side of Minnesota Street across from the Applicant's proposed development and westward to the west boundary of the CBD is normally available. There are no commercial buildings on the south side of Minnesota Street; and there would not appear to be any planned in the foreseeable future as the property south of Minnesota Street is occupied by St Joseph Catholic Church, an elementary school, and a parking lot used by the Church. Except on Sundays, Saturday evenings, and a brief period in the mornings when parents are dropping off children at school, the south side of the street generates very little demand for parking. The times when the Church and school create parking pressure are normally not times conflicting with any pressure that will be generated by the proposed development. b) There is public parking west of City Hall. c) There is street parking on College Avenue often available in front of City Hall and the Central Minnesota Credit Union. d) There will also be parking in on the north side of Minnesota Street immediately in front of the development. 2) There is an abundance of parking on the Applicants own site plan. a) There are 16 garage spaces and 26 striped spaces, including two handicapped spaces, shown on the Applicant's site plan for a total of 42 spaces. b) The 16 loft style residential units are not likely to generate a need for the 28 spots required by the Ordinance on a frequent basis. The loft units are predominantly small one bedroom units which will be occupied by one person one vehicle households. 3) Central Business Districts parking requirements customarily have light off street parking requirements. Cities often structure CBD parking requirements to be much lower than newly developing areas. Exterior Elevations and Desi2n Exterior elevations and materials are displayed on the attached materials; and the Applicant will answer questions at the Plan Commission and City Council meetings on this Application. There is one change which the Applicant is noting here however. The "west elevation" view does not show that there will be windows and a door at the street level opening onto the Plaza designated on the Site Plan. .. ~ PETITION FOR VACATION OF ALLEY In St. Joseph, Minnesota this 20th day of March, 2007. To the City Council of St. Joseph, Minnesota: The alley proposed for vacation lies between: Lot 12 and Lot 13 of Block 10 , OriQinal Town of Saint Joseph ( as shown on the attached Certificate of Survev dated June 16. 2005 We the undersigned, own property abutting the alley proposed for vacation and are in favor of said vacation: Property Owner CollegevilleDevelopment Group LLc Address 1015 W St Germain St Cloud MN 56301 Signature ~;,~ ) OFFI c4<- This document has be examined and found to be signed by the required numbers of owners of property affected by the vacation petitioned for.' Judy Weyrens, Clerk/Administrator Date ~ .. .OWNER'S PO:LICYO~-TITtl!;liN:. Issued by Commonwealth land Title Insurance Company '~"'i-';N' '.-_. 'II' " " -',;~ ~',_i,,' " ii,' '.''\./!.' :::'. . '''' . ,;:l,"'~ ~;",:"" ',' < ~~ landAmerica .. Commonwealth Commonwealth Land Title Insurance Company is a member of the LandAmerica family of title insurance underwriters. POLICY NUMBER Bbb-01Y-8b82 SUBJECT TO THE EXCLUSIONS FROM OOVERA(3Ei THe ,eXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, COMMoNWEALTH LAND TITLE INSURANCE COMPANY, a Pennsylvania corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extent provided in the Conditions and Stipulations. IN WITNESS WHEREOF, COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed by its duly authorized officers, the Policy to become valid when countersigned by an authorized officer or agent of the Company. COMMONWEALTH LAND TITLE INSURANCE COMPANY Attest: ~~ "I\TlF~ "~-q(\a.11 s,.-~ f!:.....""'... "'" .~ .... z "" - M ... ... :r: 'r:. ~', ." .~ V"~ ..s,,~' ~ ~03 ...,,~ By: ~ ). ~~i4;t President EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (a) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (b) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (i) to timely record the instrument of transfer; or (ii) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. ALTA Owner's Policy (10/17/92) Form 1190-104 ORIGINAL Valid only if Schedules A and B are attached W'.,",~Nn!f,W~~r,q:r~JW$, .." Jssueo WilD roue'y I....V. J.lu."..v........v-'o.,. . ..' ,~, ,\~. . ., ,," .' ,.', .<, ,.\1 n.",_, " "',";" I ..i .m Comlltdn"j~it'h ~'i'\lf;,:::,'~,;;:ri'.:':-" .'\i'.;),; ....';,_ "" '"'''.',., /,:;,,:,:.:.l(:"y;~;, ,":~'?'!'i,~\::::(:,.-.\ i-, 'r \'~"i :,';:':: ';',' '<5~I't~ls.r~,;. .' NUMBER :866-0148682 COMMONWEALTH LAND TITLE INSURANCE COMPANY SCHEDULE A Amount of Insurance: $ 153,000.00 File Number: 0545985C Premium: $ 570.00 Date of Policy: September 7, 2005, at 4:06 P.M. 1. Name of Insured: Collegeville Development Group, LLC, a Minnesota Limited Liability Company. 2. The estate or interest in the land which is covered by this policy is: fee simple. 3. Title to the estate or interest in the land is vested in: Collegeville Development Group, LLC, a Minnesota Limited Liability Company. 4. The land referred to in this policy is described in said document, is situated in the County of Stearns, State of Minnesota, and is identified as follows: SEE EXIDBIT A ATTACHED Abstract Property Countersigned: Author' d Officer or Agent Issued by: Title P o~ ssionals and Abstract Company 24 8th Avenue S th. St. Cloud. Minnesota 56302.0873 Agency License No. 20056286 Mary Ann Nuncs (CEO), Agenl License No. 20057666 lessica Thyen (Allorney Examiner), Agelll License No. 204234568 NM 1 ALTA Owner's Polic.2933 S,'hcdule A Fom, 1141-4 Fax (320) 251-7583 . .~ File No. EXillBIT A Parcell: The South 80 feet of Lot Six (6), Block Ten (10) in the Town (now City) of St. Joseph, according to the plat and survey thereof on file and of record in the office of the County Recorder in and for Stearns County, Minnesota. Parcel 2: That part of Lot Seven (7), Block Ten (10), in the Town (now City) of S1. Joseph, Stearns County, Minnesota, according to the plat thereof, which lies South of a line 125.00 feet South of, as measured along the West line of said Lot 7 and parallel with the North line of said Lot 7. Parcel 3: The Easterly 42 feet of Lot 11; and That part of Lot 11 described as follows: Commencing at the Southwest corner of said Lot 11; thence running in an Easterly direction on the South line of Lot parallel with North line of Lot 11 a distance of 24 feet; thence running in a Northerly direction parallel with West line of said Lot 11; a distance of 198 feet to North line of said Lot 11; thence running on North line of said Lot 11 in a Westerly direction parallel with South line of said Lot 11 a distance of 24 feet to West line of said Lot 11; thence running in a Southerly direction on West line of said Lot 11, parallel with East line of said Lot 11, a distance of 198 feet to the South line of said Lot 11 and place of beginning and there terminating, all in Block 10, in the Town (now City) of St. Joseph, according to the recorded plat thereof on file and of record in the office of the County Recorder in and for Stearns County, Minnesota. Parcel 4: Lot Numbered Twelve (12) in Block Numbered Ten (10) in the Town (now City) of St. Joseph, according to the plat and survey thereof on file and of record in the office of the County Recorder in and for Stearns County, Minnesota. Parcel 5: The Westerly 33 feet of Lot Thirteen (13) in Block Ten (10), in the Town (now City) of S1. Joseph, according to the plat and survey thereof on file and of record in the office of the County Recorder in and for Stearns County, Minnesota. Parcel 6: The Easterly 33 feet of Lot Thirteen (13) in Block Ten (10) in the Town (now City) of S1. Joseph, according to the plat and survey thereof on file and of record in the office of the County Recorder in and for Stearns County, Minnesota. Continued on next page... Parcel 7: Lot Fourteen (14) in Block Ten (10) in the Town (now City) of St. Joseph, according to the plat and survey thereof on file and of record in the office of the County Recorder in and for Stearns County, Minnesota, LESS AND EXCEPT the East 46 feet. Parcel designations are for convenience of reference only and do not constitute an integral part of the legal description. l' File No. 0545985C COMMONWEALTH LANDIWM~mh~clcOMPANY Page 4 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Real estate taxes for and payable in the year 2006 and thereafter. Real estate taxes for and payable in prior years are paid. 2. Special assessments hereafter levied. There are no levied or pending assessments now of record. 3. Mortgage executed by Collegeville Development Group, LLC, a Minnesota Limited Liability Company, to Home Federal Savings Bank, dated 9-1-05, recorded 9-7-05, as Doc. No. 1167559 in the amount of $120,000.00. 4. Encroachment of bituminous onto alley as shown on survey dated 6-16-05 by Timothy D. Larson. .!\_tJ,!~_~~~"",,,",,,~!~'P^"",,,,,,,lJ~~,,\J,J\;[,w,ij,ll>>U[,M.!JiUJ,J~,~J!llm,~IJUI"L~\~)j\lijl!llll.,\).j;,UJI,I~lm!"Jl~\I~"'!;'j,I.~.t:J,..",II,~,~.~!~t!~~JIU,W~J~..j~jl~,IJ\!Il,,0L,.,1, J.J .1,. .1. i. L 7. DETERMINATION, EXTENT OF LIABILITY AND COINSURANCE. , This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the insured claimant who has suffered loss or damage by reason ot matters insured against by this policy and only to the extent herein described. (a) The liability of the Company under this policy shall not exceed the least of: (i) the Amount of Insurance stated in Schedule A; or, (ii) the difference between the value of the insured estate or interest as insured and the value of the insured estate or interest subject to the defect. lien or encumbrance insured against by this policy. (b) In the event the Amount of Insurance stated in Schedule A at the Date of Policy is less than 80 percent of the value of the insured estate or interest or the full consideration paid for the land. whichever is less, or if subsequent to the Date of Policy an improvement is erected on the land which increases the value of the insured estate or interest by at least 20 percent over the Amount of Insurance stated in Schedule A, then this Policy is subject to the following: (i) where no subsequent improvement has been made, as to any partial loss, the Company shall only pay the loss pro rata in the proportion that the amount of insurance at Date of Policy bears to the total value of the insured estate or interest at Date of Policy; or (ii) where a subsequent improvement has been made, as to any partial loss, the Company shall only pay the loss pro rata in the proportion that 120 percent of the Amount of Insurance stated in Schedule A bears to the sum of the Amount of Insurance stated in Schedule A and the amount expended for the improvement. The provisions of this paragraph shall not apply to costs. attorneys' fees and expenses for which the Company is liable under this policy, and shall only apply to that portion of any loss which exceeds, in the aggregate, 10 percent of the Amount of Insurance stated in Schedule A. (c) The Company will pay only those costs. attorneys' fees and expenses incurred in accordance with Section 4 of these Conditions and Stipulations. 8. APPORTIONMENT. If the land described in Schedule A consists of two or more parcels which are not used as a single site, and a loss is established affecting one or more of the parcels but not all, the loss shall be computed and settled on a pro rata basis as if the amount of insurance under this policy was divided pro rata as to the value on Date of Policy of each separate parcel to the whole, exclusive of any improvements made subsequent to Date of Policy, unless a liability or value has otherwise been agreed upon as to each parcel by the Company and the insured at the time of the issuance of this policy and shown by an express statement or by an endorsement attached to this'policy. 9. LIMITATION OF LIABILITY. (a) If the Company establishes the title, or removes the alleged defect. lien or encumbrance, or cures the lack of a right of access to or from the land, or cures the claim of unmarketability of title, all as insured. in a reasonably diligent manner by any method. including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation, including litigation by the Company or with the Company's consent. the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title as.insured. (c) The Company shall not be liable for loss or damage to any insured for liability voluntarily assumed by the insured in settling any claim or suit without the prior written consent of tlie Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY. All payments under this policy. except payments made for costs, attorneys' fees and expenses, shall reduce the amount of the insurance pro tanto. 11. LIABILITY NONCUMULATIVE. It is expressly understood that the amount of insurance under this policy shall be reduced by any amount the Company may pay under any policy insuring a mortgage to which exception is taken in Schedule B or to which the insured has agreed, assumed, or taken subject. or which is hereafter executed by an insured and which is a charge or lien on the estate or interest described or referred to in Schedule A, and the amount so paid shall be deemed a payment under this policy to the insured owner. 12, PAYMENT OF LOSS. (a) No payment shall be made without producing this policy for endorsement of the payment unless the policy has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. ..,......L. ilHI. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within 30 days thereafter. 13. SUBROGATION UPON PAYMENT OR SETTLEMENT. (a) The Company's Riqht of SubroQation. Whenever the Company shall have settled and paid a claim under this policy. all right of subrogation shall vest in the Company unaffected by any act of the insured claimant. The Company shall be subrogated 10 and be entitled to all rights and remedies which the insured claimant would have had against any person or property in respect to the claim had this policy not been issued. If requested by the Company, the insured claimant shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The insured claimant shall permit the Company to sue, compromise or settle in the name of the insured claimant and to use the name of the insured claimant in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the insured claimant, the Company shall be subrogated to these rights and remedies in the proportion which the Company's payment bears to the whole amount of the loss. If loss should result from any act of the insured claimant, as stated above, that act shall not void this policy, but the Company, in that event, shall be required to pay only that part of any losses insured against by this policy which shall exceed the amount, if any, lost to the Company by reason of the impairment by the insured claimant of the Company's right of subrogation. (b) The Companv's Riqhts Aqainst Non insured ObliQors. The Company's right of subrogation against non-insured obligors shall exist and shall include, without limitation, the rights of the insured to indemnities, guaranties, other policies of insurance or bonds, notwithstanding any terms or conditions contained in those instruments which provide for subrogation rights by reason of this policy. 14. ARBITRATION Unless prohibited by applicable law, either the Company or the insured may demand arbitration pursuant to the Tille Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the insured arising out of or relating to this policy, any service of the Company in connection with its issuance or the breach of a policy provision or other obligation. All arbitrable matters when the Amount of Insurance is $1,000,000 or less shall be arbitrated al the option of either the Company or the insured. All arbitrable matters when the Amount of Insurance is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the insured. Arbitration pursuant to this policy and under the Rules in effect on the date the demand for arbitration is made or. at the option of the insured, the Rules in effect at Dale of Policy shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permit a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT. (a) This policy together with all endorsements, if any, attached hereto by the Company is the entire policy and contract between the insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) . Any claim of loss or d<lmage, whether or not qaSt;l(lqn negligence, and which arises out of the status of the tiUeto theestate9rif1t~re$t cov!ilred. hereby or by any action asserting such Claim, shall beresiriqtet:fW tMi~/ poliCy. (c) No amendment of or endorsemi;!nt to this policy can b!ilrnad\i! except by a writing endorsed hereon or attached hereto signed l:iyeither thi;! President, a Vice President, the Secretary, an Assistant Secretary. or validating officer or authorized signatory of the Company. 16. SEVERABILITY. . Inihe event any provision .of the policy is held invalid or unenforceable under applicable law, the poticy shall be deemed not to include that provision and all other provisions shall remain in full force and effect. 17. NOTICES. WHERE SENT, All notices required to be given the Company and any statement in writing required to be furnished the Company sliall include the number of this policy and shall be addressed to the Company at Consumer Affairs Department, P.O. Box 27567. Richmond. Virginia 23261-7567. ':"........~~~.. 'v~. ... 'Ri COMMONWEALTH LAND TITLE INSURANCE COMPANY Schedule A 1. Effective Date: May 18, 2006, at 8:00 A.M. Pile No. 0647350C 2. Policy or Policies to be issued: Amount: (a) I]l ALTA Owner Policy - 1992 $323,000.00 Proposed Insured: Collegevilfe Development Group, LLC, a Minnesota limited liability company (b) DALTA Loan Policy - 1992 Not Applicable Proposed Insured: 3, The estate or interest in the land described or referred to in the Commitment and covered herein is fee simple and is at the effective date hereof vested in: Parcell: Daniel H. Kippley and Margaret H. Kippley, husband and wife, as joint tenants Parcel 2: Daniel Kippley and Marge Kippley, aka Margaret H. Kippley, husband and wife, as joint tenants 4, The land referred to in this Commitment is described as follows: SEE EXHIBIT A A TT ACHED HERETO Note for Information: Property is Abstract Por further information regarding this Commitment please contact Jessica Thyen at (320) 251-2933. ~d4u~ Countersigned: Authorized Officer or Agent Issued by: Title Professionals and Abstract Company 24 8th Avellue South, SI. Cloud. MN 56302-0873 Phone (320) 251-2933 FAX (nO) 251-7583 WATS 1.800.944-2584 Agency License No. 20056286 Mary Ann Nlmes (CEO) Agent License No. 20057666 )csslca-Thyen (Allol11cy/Ex.aminc:r) Licen:,e No. 20423568 ALTA ConunilmentSchedule A VAlid Ol~y if Schedule B and Cover Are Allached . '~"'1'~w~~~~!~:,~~:N;'/ .. Exhibit A Parcell: The Southwesterly 64.00 feet of Lot Four (4), Block Ten (10), Original Town of St. Joseph, City of St. Joseph, which lies Southeasterly of the following described line: Commencing at the Southwest corner of said Lot 4; thence North 150 28' 13" West, assumed bearing, on the Southwesterly line of said Lot 4 a distance of 56.81 feet to the point of beginning of the line to be described; thence North 740 37' 40" East 60.00 feet; thence North 150 22' 20" West 7.60 feet; thence North 740 37' 40" East to the East line of Lot Five (5) in said Block and said line there terminating. Parcel 2: That part of Lots Four (4) and Five (5), Block Ten (10), Original Town of St. Joseph, a plat of record, City of S1. Joseph, which lies Southeasterly of the following described line: Commencing at the Southwest corner of said Lot Four (4); thence North 15028' 13" West assumed bearing, on the Southwesterly line of said Lot Four (4) a distance of 56.81 feet to the point of beginning of the line to be described: thence North 740 37' 40" East 60.00 feet; thence North 150 22' 20" West 7.60 feet; thence North 74037' 40" East to the East line of said Lot Five (5) and said described line there terminating. Less and except the Southwesterly 64.00 feet of said Lot Four (4). Note: Parcel designations are for convenience of reference only and do not constitute an integral part of the legal description. ,,- The following are the requirements to be complied with: 1 . Instrument creating the estate or interest to be insured must be executed and filed for record, to-wit: a) Conveyance by Warranty Deed of the estate or il1terest in land described in Schedule A from Daniel H. Kippley, aka Daniel Kippley and Margaret H. Kippley, aka Marge Kippley, husband and wife, to Collegeville Development Group, LLC, a Minnesota limited liability company. Note: The following must accompany the Deed for filing: A Certificate of Real Estate Value containing the social security number or the federal tax identification number of each grantor and grantee. All grantors and grantees must have obtained a social security number or a federal tax identification number prior to closing. No Deed can be recorded without a fully completed Certificate of Real Estate Value. A Well Disclosure Certificate, or the following recital must appear on the Deed: "The Seller certifies that the Seller does not know of any wells on the described real property". 2. Pay the full consideration to, or for the account, of the grantors or mortgagors. 3. Pay all taxes, charges, assessments, levied and assessed against subject premises, which are due and payable. 4. Satisfactory evidence should be had that improvements and/or repairs or alterations thereto are completed; that contractor, sub-contractor, labor and materialmen are all paid; and have released of record all liens or notice of intent to perfecta lien for labor and material. 5. If the transaction is closed by Title Professionals and Abstract Company, the Social Security number of Seller of Federal ID number of selling entities and forwarding address must be provided at or prior to closing to comply with the Tax Reform Act of 1986 and the 1099S Form executed at closing unless the Seller is a corporation or governmental unit. 6. Provide the Company's Limited Liability Company Affidavit in recordable form executed by Collegeville Development Group, LLC, a Minnesota limited liability company. Note: Signer on this Affidavit must be the Chief Manager. 7. Provide standard form Seller's Affidavit in recordable form, executed by Daniel H. Kippley, aka Daniel Kippley and Margaret H. Kippley,aka Marge Kippley, husband and wife. If provided Items 2 and 4 of Schedule B - Section 2 will be deleted from the Loan Policy to be issued pursuant to this Commitment. 8. Amend Purchase Agreement dated 5-17-06 to legal description as shown on Exhibit A of commitment. COMMONWEALTH LAND TITLE INSURANCE COMPANY 9. Pay and satisfy of record the following Mortgage: Dated: 8-4-98 Filed of Record: 8-14-98 Document No.: 882824 Executed by: Daniel H. Kippley and Margaret H. Kippley, husband and wife To: Plaza Park Bank Original Principal Amount: $146,500.00 10. Subject to requirements, if any, resulting from name search for Collegeville Development Group, LLC. ... .................... .. Note: An endorsement will follow with results of an ordered se~rch. 11. Obtain verification of tax and assessment payoff amounts from city and/or county. COMMONWI!.ALTH LAND TITLE INSURANCE COMPANY Schedule B - Section 2 EXCEPTIONS Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: 1. Defects. liens, encumbrances. adverse claims or other matters, if any, crea~ed, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. 2. Rights or claims of parties other than Insured in actual possession of any or all of the property. 3. Unrecorded easements. discrepancies or conflicts in boundary lines, shortage in area and encroachments which an accurate and complete survey would disclose. 4. Untiled mechanics' or materialmen's liens. 5. Real estate taxes for and payable ill 2Q07and th(ll'~.a.ft(lr. 6. Levied and pending special assessments hereafter levied. 7. Real estate taxes for and payable in the year 2006 in the amount of $3,604.00, are one-half paid. This amount includes special assessments in the amount of $414.09. Non-homestead. Property Tax Identification No. 84-53870-000. (Parcel 1) Real estate taxes for and payable in the year 2006 in the amount of $790.00, are one-half paid. This amount includes special assessments in the amount of $0.00. Non-homestead. Property Tax Identification No. 84-53871-000. (Parcel 2) 8. Levied assessments as follows: Property Tax Identification No. 84-53870-000 (Parcell) DESCRIPTION 1994 Roadway Improvement 2002 Street Improvement AMOUNT $ 92. 17 $2,858.43 9. Pending assessments in the approximate amount as follows: Property Tax Identification No. 84-53870-000. (Parcel 1) DESCRIPTION 2006 Improvements t~~~.~l 10. Appurtenant easement for ingress and egress and service utility lines and pipes as contained in Corrective Warranty Deed, dated 9-27-91, filed of record 10-3-91, Document No. 704399. COMMONWEALTH LAND TITLE INSURANCE COMPANY Schedule B - Section 3 INFORMA TION 1. Commitment Ordered by: Jim DeGiovanni Collegeville Development Group, LLC 10 15 W St Germain St Cloud, MN 56301 2. The Company is in possession of 2 Abstracts of Title for the property. 3. This Commitment does not cover utility bills against the subject property not shown on tax or assessment records. ... Issued by Commonwealth Land Title Insurance Company ~, landAmerica "Commonwealth Commonwealth Land Title Insurance Company is a member of the LandAmerica family of title insurance underwriters. Commonwealth Land Title Insurance Company, a Pennsylvania corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and 8 and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or poliCies of title insurance and all liability and obligations hereunder shall cease and terminate 120 days after the effective date hereof or when the policy or policies committed for shall be issued, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF, COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed by its duly authorized officers, the Commitment to become valid when countersigned by an authorized officer or agent of the Company. COMMONWEALTH LAND TITLE INSURANCE COMPANY Attest: ~~ "(ITL( I+. ,,"f. ~~9.11 's,. ~ ~_.-'~~" ~"".~ -....I. :2 c. .. n ..... ~ ~'''' .," ~ i:'~..,,,.. -if' ~03 .. ~\\~ By: ~ ~ ~ch/A d.. President Conditions and Stipulations 1. . 2. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule 8 hereof. and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otI')E!,>>,i~E!a.9'1jJ.jr~~Jlqt!Jgt_~n0wl . . 'tli1F;9.q~ ~:,i~~~~i:~~~~,1fI;~~> . ......... . .............. ... . .;.... .., .AW~!\i Liability of the Company under this Commitment shall beonlytb Ihe<r:iamedproposE;lqlnsured and such partil;l$ included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) .to eliminate exceptions shown in Schedule 8, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or poliCies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 3. 4. PA3 ALTA Commitment-1966 Cover Page Form 1004-8 ORIGINAL . , . '- , ... PETITION FOR VACATION OF ALLEY In St. Joseph, Minnesota this 20th day of March, 2007. To the City Council of St. Joseph, Minnesota: The alley proposed for vacation lies between: Lot 12 and Lot 13 of Block 10 , Oriqinal Town of Saint Joseph ( as shown on the attached Certificate of Survey dated June 16. 2005 We the undersigned, own property abutting the alley proposed for vacation and are in favor of said vacation: Property Owner CollegevilleDevelopment Group LLc Address 1015 W St Germain St Cloud MN 56301 Signature This document has be examined and found to be signed by the required numbers of owners of property affected by the vacation petitionedfor.' Judy Weyrens, Clerk/Administrator Date " ' " ...... . ~ . ---' -,.'.- \ .__.-1 \~ .J; \~ .\;; ~./......."'.~~/-" . . .-., . . ...- -a\\'N-af\ '<;/ -a0g\'\O'? -' .-' --- ---' . -." . ..-- . o 3= Z Z <:11 <5\ () ~ <5\ -I Al <:11 <:11 -t ""'--11- : ----."'--. i i I E~~ : I i i ~ r-~-' i ~ t---t---- I--- . ~c:::l:- : : f -. - '- r~~~~=--: i E : r--------- ..--~.-___i~_______ I ;." '..... 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Q qb !!j U i11Iliildi'i! ~ ~. ~ ~f. ai ~;I I s ij i' ~ ~ . ~ ~ ' 6 D.\'n: 03.20.<l7 , nc:n~IY U~niIY llli1l Thi. l'Iall, S!10.;li<4li,," or n~11"rt W~.. r.\:I......~1 By 1of"<I"UodcrMy nin.~1 SttpI:,willll ",,,111"'11 ^l1I;o O"Ir I.h"...~l ~t:ndo:rdwLtWJ."rtheStlreufMu.\n~'<ltl. RE.\lSED DAn: kt:G.r\Q. c: "Il "Il m ::u .." 5 o ::u "Il 5: z > N N ~ , -- N VI Q~J -- ~ a ~ -- ~ -- -- o o o I --lJ-- I i i. ~;--F I I --!J__ I i i ~~ o .....,. ~ MILL STREAM SHOPS & LOFTS 1112..~: ST. JOSEPH. MINNESOTA PROJECT 0549 0000 000 ~ il f ~ liB ~ ~ ill ~1~~U~t~ j! ! ! ~ ;1 ~ i ~ j ~ II ~. ~ :, ii! . .2 ~ · ~.~ I Ii i I; i , !I Q I 808 CounooU$C Square, St. C1olld, M~ [J6303 (8~)~M2-3740. fllli{32(l)2r....Jo068ll ",_.gbrdlkccu,.ooIn U~~lI<<ll;:Groo.,,",,1npolclTidnuouArd>iftu,I''(~ ~ '" .. !-4 ;I" pro :- $lI ,:J J'I po .,.. ; it IIII I~ I~ UIIII ilall ! U ~a ~ ~I Ii hq~' a ~ i 1111 r.li qfl :jl !B pq; : ill ! 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MINNESOTA PROJECT 0549 u:; :n~ ~U ~ i ~ I~ ~~ u I J ~ ~ ~ @@@0@@@@0@GG80G08GG IJIiJIIIIUifJiljjjj ~ nhU ~n~ i ~nn~~ il~ ~ E~~~B ~ ~ ~rn B .~e~Pa ~ .JIii j ~~!~~ q I~)i: ~ !;; i! ~~ ~-< I ~ i ~ Ui ~~i ~~j Ii: >' ~ c== ---@ ---@ ~ ~ ~ ~ ~ ~ ::i , & ij~ <.q ~ ---G --0 --0 --8 , .~ ~~ ~ !!l ~ ',' iil ~ ~ !;; >' ~ c== " " " " " IT- ~ : " " '-r- - " " " " " " " " " " " " " " " " " " " " " " " " ,., - " " " '-'=--- ,+- " " " :: 8OIlC(lIlt1hOIlSCSquan:.St.Ctoud,p,f~!>630:{ fJ'.lO)252-3740.rax(32012,$[..06S3 \mw.jlbrthitC'C'b.l'Olll O.~rW.:.'Oll!I: Gn.~Int>>I<. 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I i ~ I ~II~ ~~I ~ e ~ .i~D ~~. h ~ Ja ~ Ii ~ ~~ ~I ~~ ~ ~ lid! !I ill it 'IIP~ ~f ~ I . q~.1 Ji ~I g ~ i ~ ~~ ~ I~ ~ a D ~~~~ I ~~ ~ a J g J ~~ ! ~i ;;l ~ ~ ~ ~ J.~ 9 i ~ ~ ~ ~~ ~ ~. <l\ q ~ ~~ ~.! i/ ~ P!i I II if II if,l; II~ ~ Ii ~ ~~ ii ~ il ~ ~~ i~ ;1 g~ ! ~g ~~ ~I · U I~ I u : ~~ ~I ~ Q I>.\n: 03.20.01 t TleroIl)" U,nir)'l1li11 TIM rbu, SJ.....iliCOllic.m "I' Ikll1l1' "1.'"" P1'-lQI\.~1 By Af" "I' 1,:'111':1" Mr nin~1lJl'l"'rW.i"n and 111;1I1 ^'" a nl1~'Ij":c",,,-.1 Ard1i1<<tl:lKkrllko.......orIheSllIU'of...1iunrsolll. REllSED DATE RI'.(;.r-:O. i!: > Z "II r- o o ;:u "Q > ~ ;:u o o i!: >:!! zz cUj ~; r-(") r-x ~t:9 "QC mr- tnm )> N . ..:r.. ~ ~ ~ Q~ ~ ~~~ q ~ -- * N UI -- -- $ -- . . . ~ F11 JI-~ G ~ ~ G G ~ !Ili' ~ Qi'~ .Ild ui iii ~ ~qP .. I ~ ( I ~I ~ ~ it q~i~H Il\ i S ~Q ~ I ~ i iilij g ij ~ ~ 8 (0 Il\ (\ :J: '" " ::EQl"t'lvC\~> J: fi '(;1 I-'.~I-~l!l' -< ""~~~II'. @ ~ ~ ~ I =~"~.:. R ~~~~~~, ~ .=~"~III~ ~~~~~ ~ .~ . ""I n ~ ~a 2 ~ Q~ ~ ~i Q~ ~ U id~ ~ 6 h 'I E ~ u ~ ~ o ~. ~ ~ i F2 ~ i ~ i~ ~ . . o IPi;~ @ G ~Uii~ ~Il~.i t.O I i' qa ~a ~ i ~i n ~i r h II :-' jll :-0,. G mi~ Illld ii I Hn . ~ ~ li~ . ~ g ~ ~ u il ~ ~ QI Q! ~ ! Ii ~~ ~ i ~;; ~~ ~ ~ ~~ ~. . ~ .~ ~2 ~ ail Q ~! ~ ij:iEiSi: Gii5iii== 6~aU H~il~~ ~ n '" ~iBi BiB HB~ ~UU~ ~ g 8 ~ '"' ~ ~~ I~ ~~ .~ I ~ ~~ n ~ ,I ~ I I I Iii ~ ~ ~ Il\ ~ (\ ~ I I I I I I I III I I I I I :J: I I I I I I & ~ ii ~ ~ I I I I I I I II I I I I I I I I I I I t i I ~ I I I I I I I II I I I II I I I I I I I ~ 1~~UW<tm~~~ i I I I I I I I II I I I II I I I I I I I I .... I~ ~ ~llllii ~ 1 I II I I I II I I I II I I I I II I qi i~Uiiii ' ~ a h ~ I I II I I I II I I I t I I II I II I ~ i I " a~ ~ I II I I I I III I I I I I I I I I I I ~ I~ ~ ~ . I, ! I I III I I II I I I I I I I I I I I I ~ ~ . ~ ~ a ~ a~'~~~~=~~~~n~~ iH ij~ee. ~ ; I i!~ illl ~ I i ~ i! ~ H ~g i iiii iI i hJ ~ II~ ~~ P i -----4-- ~ Up ii & ~ ! i ~ ~ I I I "'''i~ ii i ~ I ~ I II I I I I I i ~ ! 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(.1:t<J)2.i2-3740.r,,,'{320)2.".....,.()68,1 1>.\11: 03.20.07 , TI<:n.~I)' U'tlil).nt.ll Thi.l't:ut, SlllJiliconinll 'II" Rr.I~'" ,V:., rn:l..,,-~I 8)-MC.1r1"IId"rM).Oin...1S'llXnioilln;UKlll..IJ^"'aDlllj.I.i":n.....1 Atrhil\'<,ll:Rd(ftMLall"lco(t:he~"fM_",lCil. n_~~CCb.oo1l1 REVISED OJl'l_l!Oll';:Groo>C<n.lnt.....TId.n>ou~l'.(~ DATE KU..!\'O. c: "1l "1l m ::II ." 5 ~ u )> N i\) MILL STREAM SHOPS & LOFTS 111!E~ ST. JOSEPH, MINNESOTA ~ , ~ * -- N Ul o~~ -- ~ ~ ~ -- ~ -- -- o o o I --lJ-- I i i Q I I ~r ~-t-T-- I I o ....". ~ PROJECT 0549 ~ 000 000 ~ i ~ ~ 5~ ~ ~ rv i~~gU~t~ ! ; I i *1 a .j ~ ~ J ~ 5 ~= ~ . iil ~ . .i g . . . g ~~ .. ~ Ie i j~ ~ -, i , ~ ~ I 808 Courdll'lll5C Squal't', Sl. Cloud, ~I~ fM30..1 (~) :M2-3740 . faJ( C320l2!i.i-068.1 n,\ll: 03.20.07 ..mv,gkarchil<<b.COIl1 ....- U~lfIWM.:lOO.'I: r"'"''''''''kolorl<l T~""""~.... P.c.:. ~ . ~ .. .~ ~ it" ~ ;-. 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J Arnll Duly U.:CIl'L~1 Ardlit<<t(:Ur~1.alnottheSllltt'of1t~ DAn: Rt:G.I\'O. ~ N :0 0:; VI ]1 ~! ~~~ o~i ~ ~ ~ II II , , ~ '" .. ~ : q ~ <i -i II ~ ~ II :: ~ II i i lii II II I: ~ II II lii ~ ,-'- - II ~ II I I II 1& II " l~ II " m ~ U " !ft " " ~ ~ " I " ~ ~ " ,,- " ~ " \: " . ~ II II " ~ " " " " ~ ,~- ~ :: ~ ~ " II " ~ ; ~ :1 " ~ ~ " @@@@@0 @00@GeeG0000e , " " " 1Ili111iiU1iliiiiij ~ ~ ,-'- - w-- 0> N " N 0- ,-"- - or o~~ " " !;h ~ ~~q ! ~n~~ II " N ~ " " ~ i " il . ~ q ~ ~ 1m I m " i il ;~ <l 6 .. l1i ~i n 6 ~ IL_ ~ ~ ' ~ g ~:;;: :: H II " ~ i ~; ~ G .~ II " II II I ~ I ~ " I I " '"-- :1 ,,- ~ I ~ " lii " " " " I a m " ~ ~ II !ft " n..._ ,,- ~ " ~ ~ " " " ~ ~ ~ " ~ " " " " " " " " " 1;- - II " \1 IL_ n " ---0 " Vi l-t- - " " II " o~ ~ " " II " II " ~ i II " II " " " 17" - " " " " " " Iii Li_ _ u " It-- " ~ " " ~ " " " " " 1,- " w-- " " " " " " " " " " ,.......- n " " " ~- " " II U ,t-- " ,-'- - " " ...r- " " " --@ " " " ~ ~ ; , " " ~ ~ c:== ---@ " " " ~ ; ~ , ~ " :: ~ " ,,- II " ~ " II 0> !i. II VI " ; II o~ ~ o~~ " " ~ " ~ i -i II ~ " ,;- - ~ ~ " :: ~ " " I I " II " " " m ~ , , ~ " ::J " !ft l.~ 0:.- ~ ~ " ~~~ " ~ ~ I II <, i :: ~ II " ---e II " ~ ~ II " ~ II --8 II ,,- ~ " II ~ " " " " II --0 II " " 11- " :: " II II II II --8 " 1;- - " " " " 1;- - " " II " " " " " " " " II II " " " " " " " II II " " II ,-'- - " :: " " II " " " " " II " II " II " " 'T" - " " " :1 " II '-<'--- ,+- " " " m :: ~ m ;:ll (5 ;:ll m r- ~ ~ ~ ~ ~ '-l ~ ~ ; & & (5 ~ ~ ~ ~ Z ~ Ul )> MILL STREAM 1112!!.~ 808 Counhousc Squuc,St. Cloud, M~ !J630:{ n.\'ll: 03.20.117 ll1crcll}' u:llil'yllw 11M ""'.. Slllll,irK::ll~lltur RqKll1 Wa.~ 1'n.10:0n.~1 Cd:l<l)2.lj2-3740.raJl(32012[....,..cl683 B)' MC<lI,n..krMy Oin..'<'I Slqll-""",inn"II.1llIlll1 ^"''' n.,~'1,;",~,,,~1 ~l.'I:l:nlkrtbt.l;nwuftheSlall'mMil.Ult."ta. ~ SHOPS & LOFTS uww.gltuchilCdlo,\.VlU .,,1SED ...Jo ST. JOSEPH. MINNESOTA PROJECT 0549 ~"",,II:iOlL'Io<>--lnpo\<kT.......AJdUo:o...r.(, DAn: IU:C;.I\'O. '" . . * .. "4