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Resolution No, �p�g . <br /> � Page 13 <br /> 4, Local recreational facilities are provided to Study Area <br /> residents by Bederwood Neighborhood Park located just north ��� <br /> of the Luce Line� on Stubbs Bay Road, by the Luce Line DNR <br /> nature trail, by a city-maintained fishing dock on Stubbs Bay <br /> at Stubbs Bay Road and by direct access to Lake Minnetonka <br /> for all riparian property owners . ' The Stubbs Bay fishing dock <br /> had been used for boat launching and winter access until 1975 <br /> when it was closed to those uses by Resolution No. 594 because <br /> of increasing traffic hazards at the intersection of Stubbs Bay <br /> Road and County Foad 84, <br /> 5. Other typical services provided to all Study Area residents � <br /> include a Diseased Tree Inspection and Disposal Enforcement <br /> program, State Building Code Inspection and Enforcement, • <br /> Environmental Sanitation Inspection and Enforcement including <br /> the On-Site Sewage Treatment Inventory and Inspection Program, <br /> Animal Control Enforcement, Foadway Maintenance including snow <br /> plowing, drainage maintenance of public ditches and provision <br /> of Minnesota Housing Finance and Community Development Block <br /> � Grant Funds for low and moderate income housing rehabilitation <br /> H. DEVELOPMENT TRENDS <br /> 1• The upgrading of existing housing stock has been a major � <br /> occurrence in 'the City over the last five years . The urban <br /> areas of the City have experienced an increasing volume of <br /> llomeowner repairs, remodelings , and additions including many <br /> complete .rebuildings . As much as 50% - 60% of the urban area <br /> . housing stock has been thus upgraded in these five years . <br /> The rural areas have experienced a much lower incidence of <br /> such work with perhaps 10% to 20% of the existing housing stock <br /> having been upgraded in those same five years . <br /> 4a . <br /> 2. New housing has been dividedtalmost evenly between urban <br /> and rural areas . Urban area development has been less evident <br /> because it has occurred most frequently on a lot-division, <br /> one-house-at-a-time basis . Rural area development has tended <br /> . to be in new �subdivisions of from four to ten lots each, all <br /> with on-site sewage treatment systems and lot sizes of two to <br /> five acres each. Tract development has not occurred because of <br /> � the relatively small size of existing parcels (most under 40 acres) <br /> and because the rural service areas do not have sewer or water <br /> available, � <br />