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M IS JUN 1 4 2006 13. At the hearing, the parties entered into a stipulation with regard to certain facts in this matter. The stipulation has been incorporated into these Findings of Fact. No agreement was reached between the parties as to a division of costs per Minn. Stat. § 414.12, subd. 3. Area Characteristics 14. Gem Lake became a city in 1959.3 15. The total acreage of Gem Lake is approximately 720 acres.a 16. Gem Lake includes a body of water also known as Gem Lake which is approximately 25 acres in size.5 17. Gem Lake's northern and eastern boundaries are the Burlington Northern Railroad tracks. its southern boundary, except for the Hoffman Comers area, is County Road E. Its western boundary is Labore Road s 18. The population of Gem Lake per the 2000 census was 420 residents_ 7 The population in 1980 was 410. The population of Vadnais Heights has increased from 5,111 in 1980 to 13,500 currently.0 19. There are approximately 157 households in Gem Lake. There are approximately 37 businesses located within Gem Lake 9 20. The City of White Bear Lake abuts Gem Lake on the east and northeast. White Bear Township abuts Gem Lake on the north and northwest. Vadnais Heights abuts Gem Lake on the west and south.90 "Hoffman's Corners" is a primarily commercial area on the southeast comer of the city boundary. This area is surrounded on three sides by Vadnais Heights and White Bear Lake." 21. Interstate Highway 35 E is approximately a half mile west of Gem Lake. Highway 61 is on the eastern edge of Gem Lake. County Road E connects between Interstate Highway 35 E and Hi, 61. Interstate Highway 694 is approximately one mile south of Gem Lake.' 22. The City of Gem Lake is largely wooded_ Residential development to date has been primarily single-family homes (99.3%). This compares to White 3 Stip. 1, 4 Stip. 2. 5 Stip. 3. 6 Stip. 4. 7 Stip. 5. a Ex. 32. s Stip. 6. 10 Stip. 8. " Ex. 43, P. I. 12 Stip. 9 and 10, Ex. 43, p. 3. 0