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"McI <br />dY JUN 14 2006 <br />Bear Lake with 27.9 percent multi -family housing units and Vadnais Heights with <br />18.0 percent multi -family structures and 7.4 percent mobile homes. There are no <br />public open spaces or recreational areas in Gem Lake.13 <br />23. The nearest regional shopping area to Gem Lake is the Maplewood <br />Mall, approximately three miles away. The nearest community shopping center <br />is the Vadnais Heights City Center, one half mile from Gem Lake.14 Most of Gem <br />Lake's commercial development is confined to the "Hoffman's Corners" area in <br />the extreme southeast portion of the city and along Highway 61.15 There is little if <br />any office or industrial development within the city. <br />24. The nearest hospital is St. John's Hospital in Maplewood, <br />approximately two miles distant.17 <br />Subject Property <br />25. The Subject Property is approximately 17.64 acres situated on the <br />southern border of Gem Lake with Vadnais Heights." The Subject Property is <br />bordered on the south by County Road E. It is bordered on the east by the <br />Tousley Ford automotive dealership property. The Subject Property is bounded <br />on the west by a private road on which the Subject Property holds an easement. <br />The Subject Property is bordered on the north by residential property owners in <br />Gem Lake.19 <br />26. The private road bounding the west of the Subject Property extends <br />from County Road E to various properties to the north of the Subject Property. <br />The private road is owned and maintained by a corporation (The South <br />Roadowners Association of Gem Lake) formed by the property owners it <br />serves. 20 <br />27. The front approximate 11 acres of the Subject Property is zoned <br />LDB (low -density business).21 It is the only parcel of land within the city that is, or <br />ever was so zoned.22 The rear approximate six acres is zoned R1 (three acres <br />residential lots23). The rear six acres contain Department of Natural Resources <br />designated wetlands 24 <br />13 Ex. 45, p. 7-14. <br />14 Stip. 11. <br />15 Ex. 43, p. 1. <br />16 Ex. 45, p.12, 13. <br />17 Stip 12. <br />18 Stip. 18, Ex. 43. <br />19 Ex.43, P. 1. <br />20 Stip. 22. <br />21 Stip. No. 19. <br />22 Ex. 43, p. 2, Testimony of P. Emeott, Tape 5 at 2795. <br />23 Stip. 20. <br />24 Stip. 21. <br />5 <br />