6.8. SR 08-16-2004
Item # 6.8
,
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele MCPherso~rector of Planning
DATE:
August 12, 2004
SUBJECT:
Consider Approval of the Comprehensive Plan
The City Council is asked to adopt the attached Resolution approving the 2004
Comprehensive Plan.
Attachments
. Resolution No. 04-
. July 21, 2004 Memo from Rusty fifIeld regarding Plan Revisions
. Land Use Chapter excerpt
. Utility Chapter excerpt
. Proposed Land Use map
Per the Council's action on July 19, 2004 the land use map has been revised to reflect the
phasing plan for land uses north of County Road 33, the additional commercial land along
the east Highway 10 corridor and the commercial reserve areas along east Highway 10 and
east of Highway 169, north of the 210th alignment. The major changes to the document
text are in the Land Use and Utility Chapters; which are attached.
Recommendation
Staff recommends that the City Council adopt the attached resolution, adopting the
Comprehensive Plan.
If the Plan is adopted, the consultant will provide the flnal document for publication and
posting to the City's website.
S:\PLANNING\Michele McPherson\MEMOS\8 12 04 Comp Plan Appr.doc
CITY OF ELK RIVER
RESOLUTION NO. 04-_
A RESOLUTION ADOPTING THE CITY OF ELK RIVER
2004 COMPREHENSIVE PLAN
WHEREAS, the City Council authorized an update of the City of Elk River
Comprehensive Plan on March 11,2002;
WHEREAS, the process of updating the Comprehensive Plan followed the
procedures required by Minnesota Statutes, and included the participation of an 18-member
citizen Task Force and multiple public meetings, all as set forth in the Introduction Chapter
of the 2004 Comprehensive Plan; and
WHEREAS, the City Council held public hearings on the 2004 Comprehensive
Plan on November 17,2003 and December 15, 2003,
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Elk River that the 2004 Comprehensive Plan for the City of Elk River is hereby adopted.
PASSED by the City Council of the City of Elk River this 16th day of August, 2004.
Stephanie Klinzing, Mayor
ATTEST:
Joan Schmidt, City Clerk
S:\PLANNING\Comp Plan \Resolution.doc
MEMORANDUM
JUL 2 3 2004
Hoisington Koegler Group Inc.
m~
~n
To:
Michele McPherson
From:
Rusty Fifield
Comprehensive Plan Revisions
July 21, 2004
Subject:
Date:
A revised draft of the Comprehensive Plan accompanies this memo. The Plan appendices have not been
changed and are not included in this draft. The Plan has been changed to correspond with the items
approved by the City Council on July 19. This memo summarizes the revisions for each element of the
Plan. Please review the changes to make sure that they accurately reflect the objectives of the City
Council.
Introduction
The text in "What is a Comprehensive Plan" was reorganized to match the contents of the document. The
paragraph on Using the Plan was moved to follow Vision. A new paragraph on Community Context was
added. No other changes are needed in this section.
Vision
No changes are needed in this section.
Using the Plan
1. The initiative on Sanitary Sewer Capacity is revised to acknowledge the system study performed
between preparation of the draft and adoption of the Plan.
2. The Greenways initiative is revised to acknowledge that an NRI is underway and scheduled to be
completed before the end of the year.
Community Context
No changes are needed in this section.
Land Use
I. Text for Agriculture land use is added. Description of uses taken from current Comprehensive Plan.
2. The description of the Rural Residential land use is revised to incorporate the phasing plan approved by
the City Council. The phasing plan is shown in the Land Use Map.
3. A new Commercial Reserve land use category is added to the Plan.
Transportation
No changes are needed in this section.
123 North Third Street, Suite 100, Minneapolis, MN 55401-1659
Ph (612) 338-0800 Fx. (612) 338-6838 www.hkgi.com
Direct (612) 252-7133 Email rusty@hkgi.com
Comprehensive Plan Revisions
July 21, 2004
Page 2
Housing
No changes have been made in this section. The Plan could be revised to incorporate the findings and directions
from your 2003 housing study and needs assessment.
Utilities
1bis element has been revised to reflect the work perfonned by Green to assess sewer system capacity. Since I
have not seen the formal fmdings and recommendations, it is difficult to judge how best to incorporate this work
into the Comprehensive Plan. Staff should consider this issue.
Parks, Trails, Open Space
No changes have been made in this section. Direction from staff would be needed to update the Plan for
park improvements made during the past year and for steps taken towards greenway development.
Community Facilities
The only change in this element dealt with the completion of the City Hall project. The project had not
been completed with the original writing of the Plan.
Environmental Resources
The only change in this element is to acknowledge that a NRI is being prepared.
Community Development
The language discussing the 2005 sunset of housing improvement area statutes was removed. The
Legislature modified the sunset provision.
Community Image
No changes have been made in this element of the Plan.
land Use
I ntrod uction
Land use patterns deftne the community. The organization of residential, business,
and public uses influences how people choose to live, work and play in the
community. The Land Use Plan also seeks to accommodate growth while
reinforcing the desired qualities of the community.
The Land Use Plan will guide future development in Elk River in a manner that
achieves the vision for the community's future. Implementation of the Land Use
Plan produces several important implications:
.
Uses. Every parcel is placed into a specifIc land use category. Each category
includes a description of the type of land use intended for that category.
This description should match with the types and forms of development
currendy found in Elk River and desired for the future.
Relationships. Much like a jigsaw puzzle, the true picture comes from
how each piece fIts together into a whole. The Land Use Plan guides how
elements of the built and natural environment come together in Elk River.
These relationships will determine how Elk River will look, function and
feel.
.
.
Actions. The Land Use Plan sets the framework for public actions and
investments. Utilities, streets, parks, and facilities are all influenced by
the form and pace of development.
Existing Land Use
The planning process began with an investigation and analysis of existing land
use. Elk River is constandy changing. Development converts vacant land to
built uses. Redevelopment changes the character and, at times, the use of land.
The analysis that follows takes a snapshot of Elk River in 2002. The picture
shows both graphically and numerically Elk River as it exists today. This
information forms the foundation of the Land Use Plan by describing:
The nature and diversity of land uses in Elk River.
The relationships between built and natural features of the community.
Areas with potential capacity to accommodate future growth.
The map in Figure 5-1 on the next page shows existing land use in Elk River. This
inventory of land uses evolved during the planning process. A variety of sources
contributed to the inventory including property information, aerial photography,
and windshield surveys.
.
.
.
Existing Uses
The inventory of existing land uses divides Elk River into a series of residential,
commercial, industrial and public use types. A brief description of each category
of existing land use follows.
'''"J. ~ Building the Future - A Comprehensive Plan for Elk River
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5+1
Land Use
221ST AVE
.,
.
. .
Existing Land Use
Rural Residential
Urban Residential
_ High Density Residential
_ Central Business District (Commercial)
.. Community Commercial
_ Highway Business Commercial
_ Ught Industrial
_ Medium Industrial
_ Public/Semi-Public
:\','::.:.:: Mining
<>0< Landfill
_ Open Space
_ Wetlandsl100 Yr Flood Plain
_ Un-developed
~ Open Water
Elk River Parcel 12_02_02
o
0.5
1
,Miles
+
Figure 5- J
Existing Land Use (2002)
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5.2
Land Use
Rural Residential. The Rural Residential category shows the pattern of residential
development outside of the Urban Service Area. Housing in these areas consists
of single-family detached housing units. The area consists of a combination of
farmsteads, large lot rural subdivisions and cluster subdivisions.
Urban Residential. This land use depicts the residential development pattern within
the Urban Service Area. The housing units consist of both single-family detached
and attached housing units. Attached unit types include duplexes and townhomes.
High Density Residential - This category includes all forms of multiple family
dwelling units such as apartment buildings and condominiums.
Central Business District (Commercial) - Retail, service and offlce uses in and
around Downtown Elk River are placed in this category.
Highway Business. Outside of the Central Business District, the majority of
commercial land uses are placed in this category. The uses range from commercial
areas that are occupied by professional trades (such as flnance, insurance, and
real estate) to more intense commercial activities requiring highway orientation
for access and visibility.
Community Commercial. Smaller, neighborhood-oriented commercial uses fall
into this category.
Industrial. This category includes all forms of businesses with manufacturing,
distribution, warehousing or other industrial use. The majority of Elk River
industrial development is classifIed as Light Industrial. Only the Cretex property
is classifIed as Medium Industrial. This use denotes a more intensive use both in
terms of activity and land area.
Public/Semi-Public. These lands designate parcels used for governmental (City,
County, School District) and institutional (church) purposes.
Mining. Properties in this use are included in the designated gravel mining district.
These areas are currently being mined or are set aside for future mining.
Land Fill. This area is designated for use as a sanitary land fill.
Open Space. The elements of the public park system fall into this category. Private
recreation facilities (such as golf courses) are also classifIed as Open Space.
Wetlands/l00 Year Flood Plain. The land use map includes areas identifIed as
wetlands according to the most recent National Wetland Inventory. This category
also includes properties within the Federal Emergency Management Agency
(FEMA) 100-year flood plain.
Open Water. This category seeks to identify bodies of water in the community.
All other property is classified as Undeveloped.
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Land Use
Analysis of Existing Land Use
Elk River contains over 25,000 acres of land. The chart in Figure 5-2 shows the
estimated distribution of existing land uses. The numbers in the chart refer to the
acres in the land use and its share of the total.
The analysis of existing land use in Elk River illustrates several important issues
about current and future development:
.
The vacant category in this chart includes all of the non-developed land
uses. These uses include wetlands, flood plain, open water, other natural
areas, and other undeveloped land. Over one-half of all land in Elk River
falls into one of these land uses categories.
.
Residential development is the largest "built" land use. The three
residential categories account for 23% of total land use. Residential uses
make up 55% all non-vacant land use.
Commercial and industrial uses represent 5% of total land use (11 % of
non-vacant uses).
.
.
Covering almost 5% of total land area, the gravel mining area provides a
signifIcant development opportunity for the future.
Mining-I,364-S
Rural Residential-
3.6S7-14%
Highway Business-H4.
1%
Central Business
District-97 -0%
Community
Commercial-26-0%
Yacant-14.S38-S8
Public/Semi-Public-S H.
2%
Figure 5-2
Distribution of Existing Land Use
. '\
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Building the Future - A Comprehensive Plan for Elk River
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Land Use
Current (1995) Plan
The map in Figure 5-3 contains the current land use plan for Elk River. This plan
comes from the 1995 update of the Comprehensive Plan. The Plan reflects
subsequent modifications of land use designations and the Urban Service
Boundary. This map is provided as a point of reference for comparing existing
land uses and the 2025 Land Use Plan. The current land use plan relies on the
land use categories described in Appendix C.
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Existing Land Use _ Co"ynUlllty Commercial
o Agnculture .. Highway 8usinen
Low Derusity R..tdential .. Ught IndU'$lry
L~=,~~_] Medium Dell5fty RMidftntiel .. Medium Industry
_ HIgh Dan.ity Ro.idontlal _ Opon Spa",
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Figure 5-3
Current/ 1995 Land Use Plan
EfJ; J. Building the Future - A Comprehensive Plan for Elk River
River
5+5
Rural Residential
Rural Residential replaces the Low Density Residential land use in the current
C h. PI Th "R I R'd . I" 'd d .. A Cluster Subdivision Pattern with
ompre enSlve an. e name uta eSl entia provl es a escnption more I II I th .
. . ots genera y ess an an acre In
closely aligned wlth the actual land use. size. Open Space is preserved in
. . . . large tracts visible to public
The Rural Resldential area mcludes land currendy developed and gUlded for future 'd
com ors.
growth as residential use in areas that will not be served by municipal sewer and
water. The predominant land use in this area will be single family detached homes.
Forms of attached single family units could be built in "cluster subdivisions."
Cluster subdivisions are development patterns that place housing closer together
in order to preserve greater areas of undeveloped land and to minimize the number
of individual on-site septic systems.
Land Use Plan
The Land Use Plan provides the framework for the growth and development of
Elk River. The Land Use Plan serves as a guide for the character and intensity of
development throughout the city. The Plan will be supported by other land use
controls and public actions taken pursuant to the Comprehensive Plan.
The Land Use Plan for Elk River consists of three elements: map, categories and
policies.
Land Use Map
The Land Use Map appears in Figure 5-4 on the next page. The Plan as illustrated
by this map evolved from inputs and evaluations received through the planning
process. The Plan builds on the existing community pattern to achieve the desired
vision for the future of Elk River.
Land Use Categories
The land use categ<;>ries provide explanation and description of the land use patterns
depicted in the Map.
Agriculture
The Agriculture land use serves as a holding area for future residential development.
Between 2005 and 2010, properties in the Agriculture category will be converted
to Rural Residential (see discussion in following section). The Agriculture land
use allows agricultural and horticultural uses and single family residential use
with minimum lots sizes of 10 acres, or a 10 acre per unit in a "cluster subdivision."
Agricultural land use does not appear in a separate color in Figure 5-4. This use
applies to the properties covered by the Phasing Plan to Rural Residential.
A gross density of 0.4 units per acre (1 unit per 2.5 acres) is the target density in
the Rural Residential area. Density bonuses would be allowed for achieving certain
public objectives such as preserving natural features (which are not otherwise
protected by ordinance), implementing the City's trail and park master plan (beyond
the typical required park dedication) or incorporating energy saving building
techniques.
EfJ. .J Building the Future - A Comprehensive Plan for Elk River
River
Land Use
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with lots averaging about 2.5 to 3
acres in size. Natural features and
open space are parts of private
back yards.
5+6
Land Use
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Future Land Use Category
[' ___J Rural Residential
_ High Density Residential
_ Mixed Use
_ Old Town
Community Commercial Agricuhural Research
_ Highway BUSiness Open Water
~ Commercial Reserve .....' Urban Service Area Boundary 2002
.. Light Industrial Elk River Parcel 12_02_02
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C Phasing Plan trom Agriculture to Rural Residential
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Figure 5-4
Land Use Plan (2004)
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'Elv; ..1 Building the Future - A Comprehensive Plan for Elk River
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5+7
This Rural Residential land use will be phased in over the period 2005 to 2010.
Property will be converted from Agriculture to Rural Residential on July 1, 2005,
January 1,2008 and January 1,2010 pursuant to the phasing shown in Figure 5-4.
Urban Residential
The Urban Residential area includes land guided for residential use in areas that
will be served by the municipal sanitary sewer system. This category replaces the
Medium Density Residential land use category in the current plan. As with Rural
Residential, the name "Urban Residential" is a more accurate description of the
land use.
Land Use
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The land use will be guided by the density of development and not the type of
housing. Densities of this development pattern would range from a low density
pattern consisting mostly of single family detached homes at 2 units per acre to a
more dense pattern of smaller lots or attached housing at up to 8 units per acre. An urban residential pattern at a
This category would average an overall density of approximately 3 to 4 units per density of 6 to 8 units per acre.
acre. This density :vould be averaged over all lands designated Urban Residential.
Implementation of this land use category will likely require multiple zoning districts
that apply alternative density restrictions in order to achieve the overall density
of 3 to 4 units per acre.
Urban residential land uses include single family detached housing, duplexes,
townhomes and multiple-family dwellings. Housing units may be owner or renter
occupied.
High Density Residential
The High Density Residential land use category consists of multi-family attached
housing oriented in a vertical fashion, more commonly referred to as apartments
and condominiums. This land use category may accommodate a combination of An urban residential pattern at a
side by side townhomes and multi-story buildings as illustrated at right. The density of 2 to 3 units per acre.
densities targeted in this category are over 8 and up to 20 units per acre.
High Density uses are located in places with compatible adjacent land uses and
where the local street system will accommodate the trafflc. Potential settings
include adjacent to commercial districts, employment centers, civic centers, park
facilities, transit facilities and principal roadway corridors. When planned adjacent
to lower density neighborhoods, high density housing can be designed to transition
from its most intense use (3 or 4 story apartments) to a lower density (small lot
single family or attached townhomes) as it approaches lower density neighborhoods.
High Density Residential uses may also be located in appropriately zoned locations
within the Mixed Use and Old Town categories.
Mixed Use
The Mixed Use land use category allows a mixture of housing, jobs and retail
service uses within close proximity to each other. This land use creates the potential
for people to work close to their jobs and offers an environment where one can
live with less reliance on the car. This area provides another setting for high
EfJ;, J. Building the Future. A Comprehensive Plan for Elk River
River
A high density residential pattern at
a density of 15 to 20 units per
acre.
5+8
Land Use
density residential land use in Elk River. ~. ~
Mixed Use is a new land use category. It does not appear in the 1995 plan, but ~,.."/ "-- ~. .
. ' .
reflects current market trends that seek to integrate residential and nonresidential
development in a common setting close to transit services.
The Plan contains a single location of Mixed Use. The property is bounded by
County Road 12, County Road 13 and Twin Lakes Road.
Mixed use is frequently proposed in the redevelopment of commercial areas.
"Vertical" mixed use puts retail and housing uses into a single building. This form
of mixed use typically puts residential uses over street level retail or offlce uses.
The Mixed Use designation may also include a more horizontal arrangement of
uses with strong pedestrian connections to foster a pedestrian friendly environment.
Old Town
Vertical mixed use (housing over
retail and office)
be consistent with the Comprehensive Plan. A variety of uses fit into the Old
Town designation: community-scale retail, professional services, publici civic uses,
park, offlces, dining and entertainment, banking, lodging, and housing. Uses need
to be compatible with the character and scale of the Downtown area.
Old Town is the home for a wide range of housing. The Plan seeks to protect and
promote the maintenance of the single-family neighborhoods. These
neighborhoods are an important part of Elk River's heritage and identity and
offer affordable housing options. The majority of the existing high density housing
is located in the Old Town area.
The Old Town designation reflects the need and opportunity for preservation,
revitalization, renovation and redevelopment. Redevelopment should be oriented
to housing, commercial uses and public spaces that support the existing character
of the area.
The Old Town area contains a variety of civic features. The School campus
forms the north edge of this area. Lion's Park Center, Elk River Library and
Handke School are all important civic elements of this area. These facilities
provide character and attract people into this area. These facilities build
connections with the community and provide market opportunity for local
businesses.
A master plan the integrates a mix
of land uses.
A pedestrian friendly environment is
a charaaeristic of the Old Town
designation.
Parks and natural features play an essential role in the plan for Old Town. This
An historic "mainstreet" character
should be preserved in downtown.
5+9
E~'J< j Building the Future - A Comprehensive Plan for Elk River
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area provides the greatest opportunity for improved access and connection with
the Mississippi River. Lake Orono creates the western boundary for this area.
Linkages from Old Town into the western neighborhoods and civic institutions
of western Elk River are important.
Community Commercial
The Community Commercial land use focuses on community retail development.
These uses are often service and convenience oriented. Development is typically
smaller in size and oriented more towards the neighborhood. Examples of
Community Commercial uses include drug store, hardware store, and coffee shop
often arranged in a "strip mall" confIguration. Developments under the community
commercial designation tend to consist of less than 100,000 square feet of retail
and professional services. Whereas areas developing under the Highway Business
designation are often in excess of 200,000 square feet.
The current plan makes limited use of the Community Commercial designation.
These areas appear as small pockets of retail development along the highway
corridors. The ch~nges in the Highway Business and Old Town land uses replace
some existing Community Commercial areas. In the land use plan, the Community
Commercial land use focuses on neighborhood oriented retail areas with no direct
connection to the highway corridors.
The Plan allows for the creation of neighborhood commercial "nodes". These nodes
are small areas of commercial uses integrated with residential neighborhoods.
SpecifIc locations for these areas of Community Commercial do not appear on
the Land Use Map. The location of these uses will be determined through the,
,
development process. The locations of neighborhood commercial areas will be
guided by the following principles:
Designed to minimize the intrusion of non-desirable commercial activities A gaslconvenience store or a
on adjacent residential uses commercial strip mall are examples
of Community Commercial uses.
Located on or near collector roads or key intersections to maximize market
viability
Not allowed within Yz mile of other approved or existing neighborhood
commercial node or other Community Commercial land use.
.
Developed as part of a larger (40 acres or more) residential development
project.
Designed to minimize non local trafflc flow through adjacent residential
neighborhoods.
These neighborhood-oriented Community Commercial areas provide a
.
.
Limited in size to not more than 20,000 square feet of retail or service
space
.
Well connected to adjacent neighborhoods by trails and sidewalks
.
.
.
EfJ, .} Building the Future - A Comprehensive Plan for Elk River
River
Land Use
Public spaces are essential parts of
the Old Town category.
Preserving existing residential
neighborhoods that contribute to Elk
River's identity ;s an objective of the
Old Town District.
5.10
convenience shopping alternative for adjacent neighbors. By locating convenience
type services closer to neighborhoods, vehicle trips that would otherwise by destined
for the intense commercial uses along Highway 169, are reduced and residents
benefIt by a higher quality of life do to less time coping with trafflc.
Highway Business
The Highway Business land use is the most intensive form of commercial
development in Elk River. Businesses in this category may be the largest both in
terms of size and trafflc generation. Market orientation tends to be regional in
nature. Development orientation tends to be toward regional highways. Future
Highway Business developments should be located within the Urban Service
Boundary and adjacent to regional highways. Examples of Highway Business uses
include discount retailers, grocery and general merchandise.
The Highway Business land use follows the Highway 169 and Highway 10 corridors.
On 169, the majority of land adjacent to the highway between the Highway 10
interchange and 197th Avenue is guided for Highway Business. On Highway 10,
the Highway Business area extends from the 169 interchange to 165th Avenue. A
small area of Highway Business use exists along Highway 10 at the west and east
ends of Elk River. Of these areas, the only substantially undeveloped land lies
on the north side of Highway 10 between 165th and 171st Avenues.
An important planning issue is providing new areas to accommodate increased
demand for retail services. The proposed Land Use Plan provides for future
Highway Business commercial growth at the following locations:
· New interchange on Highway 169 and County Road 33.
· Area around intersection of Highway 10 and 165th Avenue.
Commercial Reserve
This land useidentifIes areas held in reserve for future commercial development.
The only areas designated for this use lie adajcent to Highway 169 and Highway
10 outside of the Urban Service Area. These locations are well suited to
development for highway business uses. Municipal utilities are not available to
support immediate development in this area. Also, the Comprehensive Plan seeks
to guide development in vacant land already served by utilities before opening
new areas for growth. The reserve status allows planning to facilitate the desired
form of development in the future.
Ught Industrial
The Light Industrial category includes industrial uses that are lower in intensity
of activity. These uses limit the potential for adverse impacts on adjacent land
uses due to factors such as noise and odor. Examples of Light Industrial uses
include offIces, enclosed storage and warehousing, research laboratories and light
manufacturing.
The Land Use Plan designates the following areas for Light Industrial land use:
'E1J; .J Building the Future - A Comprehensive Plan for Elk River
ltiver
Land Use
Cobarn's Superstore is an example
of a highway business use that is
regionally oriented.
5+11
.
North of Highway 10 at the eastern edge of Elk River (consistent with
current plan).
Both sides of the Highway 10 corridor around the intersection (potential
future interchange) with 165th Avenue. The current plan provides a strip
of Light Industrial use along the south side of Highway 10 with Mediwn
Density Residential. The Light Industrial use north of Highway 10 is
consistent with the current plan.
Elk River Business Center south of Home Depot (consistent with current
plan).
Northwest quadrant of the Highway 169/10 interchange. The current
plan guides this area for Highway Business. Although the community
needs more commercial land, this area is better suited to industrial use.
This recommendation is shaped by the future expansion needs of Great
River Energy and the municipal sewage treatment plant. Great River
Energy als.o provides the ability to attract supporting industrial uses at
this location. Creating adequate street access to this property will be an
issue for either industrial or commercial use of this site.
.
.
.
South of County Road 1 and west of Proctor Avenue (consistent with
current plan).
South of Highway 10 in west Elk River (consistent with current plan).
It is assumed that a portion of the current mining area south of County
Road 33 would also include some industrial development which will be
determined through more detailed engineering and planning.
Medium Industrial
.
.
.
Medium Industrial land uses are intended for businesses with more intensive uses.
The level of intensity refers to the amount of land used by the business, the
nature of the industrial activity, and the potential for truck traffic. Examples of
Medium Industrial uses include contracting yards, grain and feed elevators, lumber
yards, concrete products processing, processing of natural resources, and truck
terminals.
The proposed Land Use Plan creates Medium Industrial uses in the following
locations:
West of Jarvis Avenue and north of the railroad tracks in east Elk River
(consistent with current plan).
North of Highway 10 and west of Proctor Avenue.
The land use plan does not contain the Mediwn Industrial area shown in the 1995
plan within the mining area north of CR 33. Instead, the Plan recognizes that
Mediwn Industrial land uses are appropriate for future reuse in the mining area
but places the area under the Mining land use designation.
.
.
,..~:c ( ~ Building the Future - A Comprehensive Plan for Elk River
E ' =::=.
'ver
Land Use
Ught industry includes places to
work in a business park type
setting.
5.12
Land Use
Public - Semi Public
This category includes larger tracts of land used for public and institutional
purposes. These uses include schools, City and County governmental buildings,
and religious institutions.
Open Space
The Open Space category contains the public and private park and recreation
system. Land will be added to this category as new public parks are developed
pursuant to the Parks element of the Comprehensive Plan.
Landfill
This area represents land operated in conjunction with the sanitary landfill. The
Landf1ll use is consistent with the current land use plan.
Based on current information, the majority of the resources in the Mining area
will be extracted over the next 20 years. An alternative use of this property is
needed when the mineral resources are removed. It is anticipated the southern
portions of the Mining area (south of CR 33) will be available for development in
the next fIve years.
Mining activities near Hwy /69 and
CSAH 2 /
The ability to provide this area with municipal services is an essential factor in
planning for land use. Understanding this issue involves several questions:
· How much development can be supported through an extension of the
existing sanitary sewer collection system?
· If this capacity is inadequate, are there other feasible alternatives for
sanitary sewer service to this area?
· Does the cost of these sewer improvements influence the form of
development?
· How would the extension of sewer service to this area affect overall planning
for sewer plant capacity?
· How does the current and future street system affect land use decisions?
It is important to note that the discussions at the Comprehensive Plan Task Force
meetings as well as at other public meetings has been to guide the future
development of this area toward a combination of Commercial and Industrial
uses close to existing, and toward new roadway infrastructure and Residential
uses adjacent to the park areas and the trail corridor.
. . ~\
El'J; ..J
ttiver
Building the Future - A Comprehensive Plan for Elk River
5+13
Land Use
Agricultural Research
The purpose of the Agricultural Research land use is to coincide with the agreement
between the City and Cargill. This land use allows for the continued use of the
property for animal nutrition and agricultural research and other related activities
pursuant to the agreement, while protecting the City's ability to guide other
development. Other land uses not consistent with agricultural research require
an amendment to the Comprehensive Plan.
Open Water
Consistent with the 1995 Plan, this category seeks to identify bodies of water in
the community.
Analysis of Land Use
The distribution of uses in the Land Use Plan is illustrated by the chart in Figure
5-5. This chart is based on the estimated number of acres in each of the land use
categories. These totals consist of both current and future development.
Commercial Reserve-
Ag Research-877-3%
Landfill-I 32-1 Open Space-2,007 -8%
PubliclSemi-Public-S97.
2%
Medium Industry-I 76-
1%
Ught Industry-804-3
977-4%
Old Town-627-2
Community
Commercial-54-0%
12.745-51 %
Urban Residential-
3.727-15%
Figure 5-5
Distribution of Use in Land Use Plan
B"Il: J. Building the Future - A Comprehensive Plan for Elk River
~ver
5+14
Uti I iti es
Introduction
This section of the Comprehensive Plan does not present a "plan" for the
expansion and operation of the municipal utility system. These activities are
performed by the City on an ongoing basis. The purpose of the Utilities
element of the Comprehensive Plan is to examine the critical relationships
between municipal utilities and community development. Understanding these
relationships is essential to the effective management of these public services.
The ways that municipal utility systems influence the development of Elk River
include:
.
The Comprehensive Plan sets the pattern for development of Elk River.
This pattern defines the parameters for municipal utilities needed to
support new development.
.
The utility system also influences the form of development. The ability
(or lack of) to extend utility systems influences land use options.
Expansion of the utility system determines the pace and timing of
development.
The utility systems represent significant public investments.
Coordination between community development and utilities is essential
to make best use of fInancial resources.
.
.
The Elk River Municipal Utilities is responsible for the construction, operation
and maintenance of the water and electric systems. The Utilities Commission
serves as the governing body for the Municipal Utilities. Wastewater treatment
and storm water management are the responsibility of the City Council and
city departments.
San itary Sewer
The City operates a wastewater treatment plant located between Highway
169 and the rail line, north of the Great River Energy plant. Over the past 40
years, the treatment plant has undergone several reconstruction and upgrade
projects. The current plant has a maximum treatment capacity of
approximately 1,600,000 gallons per day. The average daily flow in 2002 was
1,041,000. The highest daily flow in 2002 was 1,271,000 gallons. The chart in
Figure 8-1 shows the changes in annual daily flow since 1995.
A 2004 study of the sanitary sewer system estmiated the maximum plant treatment
capacity of approimately 4,500,000 gallons per day. Plant capacity would be
expanded in incremental steps - 2.2 million gallons per day (mgd), 3 mgd, 3.8
mgd, and 4.5 mgd. The fInal two steps (to 3.8 and 4.5 mgd) require additional
land area for plant expansion. Land use around the wastewater treatment plant
needs to allow for the potential of future plant expansion.
Building the Future. A Comprehensive Plan for Elk River
8.1
Utilities
1,200.000
1,000.000
c
c
-;; 800.000
Q
~
u: 600,000
~
."
Ll
.. 400,000
~
c
.(
200,000
0
1995
1996
1997
1998
1999
2000
2001
2002
Figure 8-1
Average Daily Flow for Wastewater Treatment Plant
The sewer collection system includes over 60 miles of lines. Nineteen lift stations
are needed to transport sewage to the treatment plant. The City provides sanitary
sewer service only within the Urban Service Area (see discussion later in this
section). The Urban Service Area identifIes the outer limits for extending sanitary
sewer and water systems under current plant and system capabilities.
The size and location of the collection system also influences the ability to expand
the system. One area of constraint examined in the planning process is the Mining
area. The 2004 sewer system study estimated that the Jackson Street lift station
has approximately 100,000 gpd of excess capacity. This capacity would allow for
approximately 100 acres of new development on the mining area. The study
concluded that bringing additional capacity to the gravel mnining area would require
the construction of a new trunk interceptor from this area to the treatment plant.
The implications of these constraints on development cannot be determined
without additional planning. For this reason, the land use for the area is a reserve-
like Mining designation. This approach allows management of continued mineral
extraction and defers future land use decisions until more information on sewer
capacity is available. A future amendment of the Comprehensive Plan will be
needed for this area.
As mineral extraction is completed in the southern portions of the Mining area,
the need to plan for development will increase. Additional investigations will be
needed to determine:
.
Land uses supportable with existing capacity in the Jackson Street lift
station.
.
Financial implications for the City and property owners from the necessary
improvements.
Building the Future - A Comprehensive Plan for Elk River
8.2
Utilities
.
Feasibility of extending a new sewer collection trunk line to this area.
Impacts of the additional flows on plant capacity.
.
In addition to the Mining area, potential collection system limitations in other
areas of Elk River should be determined and coordinated with future land use
planning.
Water System
The Elk River Municipal Utilities operates the water system. System improvements
undertaken by the Municipal Utilities in 2002 illustrate the size of the system:
.
Water Filter Plant #7 began operation.
A 1,500,000 gallon water storage tower was built in the eastern section of
Elk River.
.
.
Land for Well #9 was purchased.
These system improvements will continue with the growth of the City. The
Municipal Utilities maintains a 10-year capital improvements plan. The current
projections call for the construction of another water tower in 2011 and well/
fIlter plant projects in 2004, 2006, 2009, and 2012.
In 2002, water usage totaled 632,000,000 gallons. Daily water requirements ranged
from 1,000,000 to 5,300,000 gallons per day. The City does not provide water
service outside of the Urban Service Area.
In 2002, the Municipal Utilities completed and began implementation of a
wellhead protection program.
Electric System
The Municipal Utilities operates an electric system in Elk River. The Utilities
purchases wholesale power from Connexus Energy. It constructs and operates
the distribution system (including lines and substations) needed to provide power
in its service area.
The service area for municipal electric service is not the Urban Service Area.
The current service territory is shown in Figure 8-2. A series of expansions are
proposed over the next four years. Through these expansions, the Municipal
Utilities will acquire service areas from Connexus Energy. Even after completion
of these expansions, the Municipal Utilities will not provide electric service
throughout Elk River.
In 2002, the system used 157,500,000 KWH (kilowatt hours) of electricity. Usage
ranges from 20,000 KW / month during the winter to 35,000 KW / month over the
summer.
The current 10-year capital plan shows a new substation in 2007.
Building the Future - A Comprehensive Plan for Elk River
8+3
N'.\'
;-
Legend
Future Land Use Category
_J Rural Residential
Urban Residential
_ High Density Residential
_ Mixed Use
_ Old Town
l ~!~~., '1 Community Commercial
_ Highway Business
~ Commercial Reserve
_ light Industrial
_ Medium Industrial
_ Public/Semi-Public
_ Open Space
_ Landfill
f:I~~] Mining
l:.:'(>:.:::~.::~ Agricultural Research
~.~ _-~..~~ Open Water
..... Urban Service Area Boundary 2002
D Elk River Parcel 12_02_02
I:IPhasing Plan from Agriculture to Rural Residential
0.5
i.1Jes
,