3 PCSR 03-23-1995 jiff) )2/ AmovED
• MEETING OF THE ELK RIVER STEERING COMMITTEE
HELD AT ELK RIVER CITY HALL
THURSDAY, MARCH 23, 1995
Members Present: Chair Minton, Committee Members Dick Hinkle, Dave Anderson,
Mark Lucas, Merry Sipe, Mary Eberley, Hank Duitsman, Pat Dwyer,
Chris Kreger, Arne Engstrom, Keith Holme and Bill Birrenkott.
Members Absent: Committee Members Lloyd Barthel, Mary McDevitt and Marly
Glines
Staff Present: Stephen Rohlf, Building and Zoning Administrator; Terry Maurer,
City Engineer, Debbie Kleckner, Recording Secretary
1. Call Meeting To Order
The March 23, 1995 meeting of the Elk River Comprehensive Plan Steering
Committee was called to order at 7:05 p.m. by Chair Minton.
2. Consider Steering Committee Agenda
• HANK DUITSMAN MOVED APPROVAL OF THE 3/23/95 STEERING COMMITTEE
AGENDA. BILL BIRRENKOTT SECONDED THE MOTION. THE MOTION CARRIED 12-0.
3. Consider Steering Committee Minutes
DICK HINKLE MOVED APPROVAL OF THE MARCH 6, 1995 STEERING COMMITTEE
MINUTES. MARY EBERLEY SECONDED THE MOTION. THE MOTION CARRIED 12-0.
4. Consider Options for Expanding Urban Service Area
Chair Minton stated that the Meadowvale Heights subdivision will not be
included in the discussion for extending water and sewer.
Terry Maurer, City Engineer, provided information regarding Option 6 and
Option 7 to extend the urban service district.
Option 6 -Add the Brady property to the current urban service district, add a
portion along the eastern part of the city which would extend east from the
current urban service district over to the eastern city limits, down to Highway 10,
and take in much of the property between the highway and railroad tracks over
to the river, excluding the Hidden Creek Estates subdivision.
Option 7- A combination of two previously discussed areas, Options 3 & 4.
Terry referred the Committee to the table which was distributed in their packet,
comparing Options 6 and 7.
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Steering Committee Meeting Minutes Page 2
March 23, 1995
III Option 6 - 1,900 developable acres left after deducting the wetlands and
floodplain and 25% lost for right-of-way, easements, parks, etc. Under this
option, the sewage generation and water consumption would be the
equivalent of 14,700 people.
Option 7-This option has a net developable acreage of 1,350. The sewage
generation and water consumption population equivalent fully developed of
10,700.
Terry explained that the greatest difference between the two plans is the cost to
cross the wetland and floodplain areas to extend the water and sewer.
Dave Anderson used overlay transparencies to identify the following:
-Power lines
-Developable land
-Wetlands
-Businesses along Highway 10
-Specht and Cargill properties
-Plat map identifying property owners
He summarized that if the owners of the Specht and Cargill properties are not
interested in developing at this time, it would not make sense to extend sewer
and water beyond the existing commercial and industrial area in the Highway
10/165th Avenue location. He stressed the importance of listening to the
III property owners regarding what they want. He discussed issues related to
expanded residential development including loss of productive farmland,
wildlife displacement, destruction of forests, increased traffic delays, additional
demands on the school system, and increased need for city services. Dave
stated that all the residents he has spoken with feel that extending the urban
service district will force development of 10,000 acre lots. They feel this will result
in a loss in the quality of life they moved to Elk River to experience. Chris
proposed Phase 2 to include the Specht and Cargill properties so that if they
petitioned, services could be extended and that the pipe be sized for this
option.
Chris Kreger stated that he is in favor of a phasing plan for 5, 10, 15 and 20 years
in order to give property owners as much notice as possible regarding the City's
plan for future growth.
Chair Minton stated that it was his understanding the industrial, commercial and
residential growth would be directed eastward.
Hank Duitsman stated that he did not feel there would be any controversy
regarding Area 1, since the developers are petitioning to have city sewer and
water. He suggested that Areas 6, 7, 8 and 11, 13, 15, an 16 be the first phase in
extending the urban service district. Hank then suggested that 2, 3, 4, 9 and
half of 11 and 14 in the second phase. This would be an extension of the
residential and also allow for commercial development.
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Steering Committee Meeting Minutes Page 3
March 23, 1995
• Terry Maurer explained a method which could be used to extend water and
sewer in phasing.
Stoffel Reitsma, resident, stated that he owned property in Area 8. He indicated
that he is not interested in developing his property at this time and that he felt
the land was better suited to a more rural setting. Mr. Reitsma stated that if they
were assessed they would be forced to sell their property. He stated that it
would make sense to hook up Earl Hohlen's property since it is along the
highway but not to go further, since he did not want it. He also noted that there
is park land behind his property and farm land across the road which contains
a large amount of wetlands.
Discussion followed regarding absorption rates for residential property.
Terry Maurer explained that current flow at the wastewater treatment facility is
approximately 600,000 gallons per day. If all the current available lots and
undeveloped property within the existing urban service district were served with
city water and sewer, it would double the amount of usage at the treatment
plant (an additional 600,000 gallons per day). Steve Rohlf explained that 1994
was the first year there were more permits issued for city sewer and water lots
than non-urban service lots. Chris Kreger expressed his concern that private
septic systems have the potential to pollute wetlands.
Leroy Brown, 10815 175th Avenue NW, stated that he owns approximately 160
acres in Area 11, bounded on the west by the railroad tracks and on the north
• by the Earl Hohlen and the Vandenberg properties. He expressed his concern
that he would be forced to sell out if he is assessed for extending water and
sewer. He stated that he would like to preserve it as it is, with its wild life and
wetlands.
Mark Lucas stated that he felt the Committee should discuss how far into the
future they are attempting to project. Discussion followed regarding reasons to
plan for sewer and water and development projections.
Terry Maurer explained that using the western area as an example, it may 10
years before sewer and water is fully extended.
Mary Eberley stressed that the Committee needs to look further than five years
into the future and should consider issues such as roads, trails, parks and
preservation of land.
Chair Minton requested that the following letters be entered into the public
record:
1. Mississippi Heights residents -Signatures from 100 percent of the property
owners, stating they do not want city water and sewer.
2. Business owners along East Highway 10- In favor of extending sewer and
water.
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Steering Committee Meeting Minutes Page 4
March 23, 1995
• Jerry Richoias, property owner on County Road 12, questioned why the City is
pursuing the extension of city water and sewer, rather than waiting for a petition
from the land owners. He stated that if his property is assessed he will be forced
to sell his property.
Jerry Hofhenke, 15860 228th Avenue NW, stated that residents in the southeast
area enjoy their peace and quiet and their privacy. He added that the smaller
lot sizes and road to be discussed later goes against what the residents have
told them they want. He asked that the Committee listen to what the people
want.
Chair Minton stated that the City can not stop development and that the
Committee's job is to see that it happens in an orderly fashion.
Chris Kreger explained that the Committee is attempting to define an area that
can accept city water and sewer eventually. He added that this does not
mean it will actually go in; that is a City Council budget issue. Chris stated that
he wants the City to have some control over the growth.
Merry Sipe stated that she feels the plans being proposed are projecting 30
years into the future, not 5, 10 or 15 years.
Hank Duitsman stated that there are commercial business owners east on
Highway 10 who want sewer and water. He stated he does not feel there is a
need for more residential property served with sewer and water at this time.
• Arne Engstrom stated that he would like to see those properties identified on a
map whose owners want water and sewer extended.
Chair Minton suggested Areas 5, 6, 7, 10, 12, and 13 be included in the extended
urban service district.
Arne Engstrom suggested that the extended urban service district include those
properties which want it.
Hank Duitsman stated that he did not feel it would be financially feasible to
extend sewer and water to such a limited area.
George Deschenes, 18513 Twin Lakes Road, expressed his concern that
developers pay the cost for water and sewer out of their own pocket, not the
property owners around them.
Rick Kurth, owner of Broadway Bar and Pizza, stated that he would like it on the
record that he is one business owner on Highway 10 that does not want city
sewer and water.
Milt Tuttle, 13390 Ranch Road, questioned how other costs associated with
development will be paid, such as streets, storm sewer, and parks.
• Terry Maurer indicated that Area 5 is the highway interchange area. He
explained that the design of the sewer trunk line will be sized according to how
Steering Committee Meeting Minutes Page 5
March 23, 1995
III far east the line will be extended. The City will then need to determine how
much of that area will be assessed. Terry explained that the line cannot be sized
smaller to save costs now, and later add property further east. Hank Duitsman
added that the pipe must be oversized now to allow for future expansion.
Chair Minton questioned what the costs would be to serve the area in the 5 year
plan under discussion, compared to what the costs would be to serve the
"ultimate" area. Terry Maurer stated that typically in the past, the City has
carried the cost for serving the ultimate area, so it would be hard to provide a
dollar figure for that difference. Terry explained that in the western area
improvement project, area 1 would have been close to $5,000 per acre, area 2
would have been somewhat lower, and by the time it was extended all the way
out to area 4 the costs may have been approximately $2,000 per acre, since the
lift station was already in and the pipes are smaller. Terry Maurer stated that the
startup costs will be higher for the East Highway 10 to go through the Mn/DOT
right-of-way highway interchange and UPA property.
CHRIS KREGER MOVED THAT THE STEERING COMMITTEE DESIGNATE AREAS SHOWN
ON THE MAP AS 5, 6, 7, 8, 10, PART OF 11 AND PART OF 12, AND 1 AS THE
EXPANDED URBAN SERVICE DISTRICT FOR THE NEXT FIVE YEARS.
Chris Kreger then proposed that the following motions be made:
MOTION NUMBER 2. THAT THE COMMITTEE APPROVE INCLUDING APPROXIMATELY
ONE-HALF (1/2) OF AREAS 2, 3 AND 4 AS THE EXPANDED SERVICE AREA FOR THE
IIINEXT FIVE TO TEN (5 - 10) YEARS.
MOTION NUMBER 3. THAT THE COMMITTEE CONSIDER THE AREA DESCRIBED ON
THE ATTACHED MAP, FOR THE EXPANDED URBAN SERVICE AREA FOR THE NEXT TEN
TO FIFTEEN (10-15) YEARS.
MOTION NUMBER 4. THAT THE COMMITTEE CONSIDER THE AREA DESCRIBED ON
THE ATTACHED MAP, AS THE EXPANDED SERVICE AREA FOR THE NEXT 15 TO
TWENTY-FIVE (15-25) YEARS.
Hank Duitsman questioned the audience whether or not there was anyone in
the audience that was interested in having sewer and water in the far south east
Highway 10 area of the City. He explained that the City Council needs to know
if this is all the further the sewer is going to go in order to determine the size of
the trunk lines.
Chair Minton noted that the first motion includes Mr. and Mrs. Leroy Brown's
property. Arne Engstrom stated that if Brown's property included he would vote
against the motion. Chris Kreger stated that Area #8 and #11 would most likely
be included and assessed if the City Council voted to extend the sewer and
water. Arne stated that he felt that area should only be included if the property
owners petitioned for sewer and water. Arne continued that it is known that
property owners in Areas 5, 6, 7 and parts of 12 want sewer, but people in Areas
8 and 11 do not want it.
• Steve Rohlf stated that he was involved in the previous update of the urban
service district in 1990. He stated that the Committee needs to look as far out
Steering Committee Meeting Minutes Page 6
March 23, 1995
• into the future as possible and come up with a plan. He added that the City
needs to stick to that plan as much as possible, but that by reviewing the plan
every five years, adjustments can be made as they are needed.
ARNE ENGSTROM SECONDED THE MOTION NUMBER 1 WITH THE CONDITION THAT
AREA 8 AND 11 BE STRUCK FROM THE CHRIS KREGER'S ORIGINAL MOTION. THIS
AMENDMENT TO THE MOTION WAS ACCEPTED BY MR. KREGER.
Chris Kreger explained that the 10- 15 year plan included that part of Area #11
which was previously blocked out. The (15 -25) year plan would pick up area
#8. He stated that he did not feel it would happen that way, in reality, because
of the costs.
Dave Anderson questioned whether or not Area #13 is included in the motion.
CHRIS KREGER ADDED PART OF AREA 13 TO MOTION NUMBER 1.
Dick Hinkle stated that the cost would be prohibitive to put in sewer and water
in the proposed area because it was too small. Terry Maurer stated that the City
would have to carry a significant part of the cost initially for costs to put lines
through the Highway 169 and Highway 10 intersection and UPA area, which
would not be assessed. He explained that 5- 10 year service area proposal
does not extend this service area so the City would need to carry the costs at
least 10 years.
• Rick Kurth, owner of Broadway Bar& Pizza, questioned whether or not there are
plans for industrial or commercial development east of his business. Chair
Minton stated that issue will be discussed at a future meeting. He stated that he
did not feel there were enough businesses out there to support extending the
sewer and water at this time.
THE MOTION CARRIED 10-2. MERRY SIPE AND HANK DUITSMAN OPPOSED.
CHRIS KREGER MOVED TO DESIGNATE AREA NUMBER 2 AS THE EXTENDED URBAN
SERVICE AREA FOR THE NEXT FIVE TO TEN (5 - 10) YEARS.
Wesley Hunt questioned whether or not there would be a public hearing before
the second phase is implemented. Chair Minton stated that there would be a
hearing before any thing was decided. Arne Engstrom explained that this is only
a plan for the next 5 - 10 years and that it will be reviewed again in five years.
Dick Hinkle questioned whether or not the zoning will be changed so that
property owners cannot do anything with their property for the next 10 years or
until sewer and water comes. Chair Minton stated that it would need to
preserved somehow. Dick Hinkle stated that he wanted the property owners to
be aware that the fact that they are included in the urban service district will
affect the zoning of their property and what they can do with it.
Mark Lucas indicated that areas and 2 and 3 should be reversed. Arne
111 Engstrom stated that they could be combined to be just area 2. Pat Dwyer
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Steering Committee Meeting Minutes Page 7
March 23, 1995
• stated that property owners must be aware there will be larger minimum lot sizes
which will be enforced.
CHRIS KREGER AMENDED MOTION NUMBER 2 TO CHANGE AREA 3 TO 2, AND ALSO
AREA 4 WOULD BE 3, AND ALSO THAT IT WOULD BE A FIVE TO FIFTEEN (5 - 15) YEAR
PLAN TO EXTEND THE URBAN SERVICE DISTRICT (PHASE 2).
THE MOTION DIED FOR LACK OF A SECOND.
DAVE ANDERSON MOVED THAT THE NEXT AREA IS NUMBER 3 THAT BE INCLUDED
EXCEPT THAT AREA 13 IS INCLUDED AND NOT AREA 14, AND INCLUDES THE
CARGILL AND THE SPECHT PROPERTY.
Dave Anderson asked that the representative of Cargill speak on this issue.
Rita Schmal, Cargill representative, stated that Cargill does not want to be in the
real estate business and would like to stay in the farming business.
DAVE ANDERSON WITHDREW HIS MOTION.
CHRIS KREGER MOVED THAT THE AREA DESCRIBED ON THE ATTACHED SKETCH
BE INCLUDED IN THE URBAN SERVICE DISTRICT FIVE TO FIFTEEN (5 - 10) YEAR PLAN.
MARY EBERLEY SECONDED THE MOTION.
IIIDave Anderson expressed his objection to the residential property being
included in this motion. He stated that he has not heard of any residential
development in this area that they want water and sewer.
Brent Cotton, 19215 Tyler Street, expressed his objection to water and sewer.
Mary Eberley expressed her agreement that the zoning must also be discussed,
since zoning must follow the comprehensive land use plan. She suggested that
it may be necessary to create a new zoning district to meet the intent of the
comprehensive land use plan. She stated it may be too restrictive if extended
urban service district plan is adopted, and zoning is put in place to preserve the
land for future service. Ghost platting was suggested as a means of developing
residential property so that it could be subdivided in the future to service more
economically with water and sewer.
Discussion followed regarding existing residential parcels of 2-1/2 acres and the
difficulty to subdivide them to service with water and sewer in the future.
Discussion also covered the exclusion of flood plain and wetland property from
assessments.
Dave Anderson questioned why the Committee could not only deal with the
commercial and industrial target areas for extending water and sewer. Chris
Kreger stated that if residential is not included in the second phase, it would be
cut off from the ability to extend it anytime in the future. Dave questioned
ill whether the residential needs to be included to support the industrial and
commercial sewer and water extensions. Chair Minton and Chris Kreger agreed
Steering Committee Meeting Minutes Page 8
March 23, 1995
• that data supports that need. Dave Anderson expressed concern that the
residents do not want 10,000 square foot lots; they want it to remain rural and
keep the 2-1/2 acre minimum.
Arne Engstrom questioned why the residential needs to be included now if there
are enough residential lots within the present urban service district to serve
development for the next 10 years. Chris Kreger explained that the inclusion of
residential is for the 5 - 15 year plan.
Janet Cotton, 19215 Tyler Street, questioned if they would have restrictions of 10
acre minimum lot sizes if they are included in the urban service district plan. She
stated that if sewer and water may not come for 15 years, it would not be right
for them not be able to do anything with their land, other than its current use.
Chair Minton stated that there would be restrictions to preserve it for future
possible development. Chris Kreger stated that there would likely be larger lot
size restrictions. He stated that he would recommend that lots in Area 2 and 3
be a minimum of five acres when zoning issues are discussed by the Committee.
Dick Hinkle stated that he would not be able to vote in favor of including
residential property in the proposed urban service district, not knowing what the
ramifications will be, in regard to minimum lot sizes and zoning.
Stoffel Reistma, property owner in Area 8, stated that he is not interested in
developing his property right now, but for someone that does, the impact of a
rezoning is of great concern. He asked that Committee must first consider what
is the desired maximum population of Elk River. He stated that the broader issue
is where they see Elk River in the future. Hank Duitsman stated that the growth is
going to come, and the size of the lots will determine the population. Chair
Minton added that population issues will be addressed at a future meeting. Mr.
Reitsma stated that he felt the extension of the urban service district should be
discussed after the Committee makes a determination of the maximum desired
population. He added that designating residential property at this time as being
in the urban service district will determine the population will be. Mr. Reitsma
stated that he felt this proposal for such a large expansion of the urban service
district is a total contradiction of what the City determined five years ago. He
stated he felt the Committee should be discussing whether or not the residents
of Elk River really want to throw out the old plan and come up with a new one,
and do we really want to grow that large.
A young resident stated that he has lived here all his life. He questioned why the
Committee wants to make the City bigger when there is not enough room in the
schools now.
Chair Minton called for a vote at this time.
THE MOTION FAILED 5-7.
Chris Kreger requested that the audience conduct themselves in an orderly
manner.
Hank Duitsman stated that this meeting is not the last chance for changes in the
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plan, and that a public hearing will be conducted by the Planning Commission
and also the City Council before a plan is adopted.
Steering Committee Meeting Minutes Page 9
March 23, 1995
4110 CHRIS KREGER MOVED THAT THE COMMITTEE RECOMMEND THE AREA DESCRIBED
AS AS THE FIVE TO FIFTEEN (5 - 15) YEAR PLAN FOR
EXTENDING THE URBAN SERVICE DISTRICT. (EXTENDS EASTERLY; TAKES OUT THE
WETLANDS AND SOME OF THE RESIDENTIAL). MARY EBERLEY SECONDED THE
MOTION.
Dave Anderson stated he did not support this plan. He stated there is a large
working farm in this area, several small developments, a city park and a huge
wetland in the proposed area.
Pat Holzem, resident, questioned whether or not this farm is buildable and also
stated that the property could not support such a large assessment.
THE MOTION FAILED 2-11.
DAVE ANDERSON MOVED THAT AN ULTIMATE SERVICE AREA INCLUDE THE PORTION
OF AREA 13 THAT WAS NOT INCLUDED IN THE FIRST PHASE, AREA 15, EXCLUDE THE
MISSISSIPPI HEIGHTS SUBDIVISION, INCLUDE THE PORTION OF AREA NOT
PREVIOUSLY INCLUDED, AND THAT IT ONLY BE SERVED WITH SEWER AND WATER
WHEN THE TWO PROPERTY OWNERS PETITION FOR THE SERVICES.
Dave stated that he wished to include all the existing industrial zoning in the
motion.
IIICHRIS KREGER SECONDED THE MOTION.
Hank Duitsman stated that he supports the concept of the plan, but that when it
comes down to defining an area for sewer and water, these plans will not work.
Dick Hinkle stated that if both motions were included in a five-year plan, it may
work financially.
Arne Engstrom stated that he felt those that benefit the most from sewer and
water should pay the most, and those benefiting the least should not be forced
to pay more than they can afford.
THE MOTION CARRIED 9-2-1. MARY EBERLEY ABSTAINED.
Dick Hinkle explained that he did not wish to see the large residential included in
the plan because of the fact that it could be 20 years before they would be
able to use the system.
CHRIS KREGER MOVED THAT PART OF AREA 11 AND 8 BE INCLUDED IN THE
ULTIMATE SERVICE AREA, AND THAT IT ONLY BE SERVICED WHEN THE PROPERTY
OWNERS PETITION FOR SEWER AND WATER.
HANK DUITSMAN SECONDED THE MOTION.
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Steering Committee Meeting Minutes Page 10
March 23, 1995
• Discussion followed regarding the Leroy Brown property and their desire to leave
the property out of the urban service. Chris Kreger explained his reasons for
including it in the ultimate urban service district.
Hank Duitsman stated that sewer and water will not be petitioned by residents
but rather, by developers, unless there is some type of ground water pollution
problem. He added that the drive for sewer and water on Highway 10 is
because of the desire for industrial development in the City.
Mark Lucas questioned what the costs would be for extending the services. Terry
Maurer stated that the costs and the actual assessments amounts may be
different.
Steve Rohlf pointed out the Areas 5, 6, 7 and 8 are already in the current urban
service district. He stated that he felt that Area 8 was included on this map for
discussion as to whether or not it should stay in the urban service district. Mr.
Reistma stated that Area 8 was not included in the 1988 Comprehensive Plan
but was added in 1990.
Chris Kreger stated that if his motion passes, Area 8 would be included
indefinitely, but that if it fails, Area 8 would still be included and a separate
motion would need to be made if it is to be taken out.
Merry Sipe stated that she opposes the plan because it was not her
understanding that the Committee decided on these two plans and that they
• would be presented on plans for 5-10-15 year phasing. Chair Minton stated that
the previous motion was to call for more detail from staff on the two plans that
are now under discussion and that phasing was not included in the minutes.
Chair Minton stated that the motion before the Committee is to include Area 8,
and a line drawn down through the eastern border of 8 through 11.
THE MOTION FAILED 5-7.
5. Review Transportation Plan
Terry Maurer explained that the March 1993 transportation study was done to
identify and preserve transportation corridors that may be needed in the future.
Engineering staff modeled future development of the city, and based on the
zoning, the predicted. They attempted to estimate traffic routes to and from
industrial and commercial areas in the city, as well as commuter traffic through
the city.
They used current traffic counts from Wright, Anoka and Sherburne to project
future
What kind of corridors are needed so that it does have to go through the core
city.
• Need to determine east-west corridor. One, route within City's corporate limits,
one option discussed with the Sherburne County Highway Department, one
Steering Committee Meeting Minutes Page 11
March 23, 1995
. option as a result of discussions with the Park and Recreation Commission. Begin
at Anoka County Road 22 and leave the city limits at 209th Avenue.
Terry explained 3 options using a large aerial map of the area.
Arne Engstrom questioned why the jog was made in the road line, rather than
follow the north boundary of the park. Steve Rohlf stated the reason was
related to wetlands.
Terry Maurer stated the County is slightly behind the City in working on a
transportation for the County.
Hank Duitsman indicated that the reason for the corridor is to take some of the
traffic off Highway 10 and move it north up to the proposed east-west road and
over to Highway 169. He stated that the north route off Highway 10 is shown as
Waco Street, and will be changed to Zebulon. Terry Maurer explained that
flooddplain considerations dictate the Zebulon alignment, rather than Waco
Street, as previously proposed.
Anoka County's transportation plan identifies County Road 22 as a minor
arterial. It is his understanding that Anoka County envisions that Mn/DOT may
eventually take over the County Road 22 route through their county. Terry
explained that 209th seems to be the best route to get through the city, over to
Big Lake Township and then for the Sherburne County to find a route back down
to Highway 10.
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Jerrry Hofhenke, 15860 228th Avenue NW, stated he lives in Big Lake Township
but that he is affected by this plan. He stated that in speaking with Dave Fisher
of Anoka County, he was informed they have no plans to expand County Road
22. He felt the proposed road would disrupt the lives of too many people. He
stated he saw no reason to put a road through the County and felt the focus
should be on improving traffic movement on Highway 10 in the downtown area.
Milt Tuttle, resident, referred to a letter received by Troy Langer from the
Sherburne County Highway dated July 13, 1994 which stated the County has no
future construction plans for County Road 33. Chris Kreger stated that the letter
means that there are no plans "adopted" at this time.
Dave Quarry, Sherburne County Highway Engineer, explained that during the
discussions for a gravel permit, alternate routes were discussed for moving traffic
through the city, possibly through mining areas when mining is completed. He
stated that planning needs to be done now to minimize the impacts on
affected property owners and also for financial considerations. Dave explained
that the County currently has no transpiration plan and that the last one was
done in 1970. This plan showed roads going through the City of Elk River which
were never implemented. Since then, there has been development in areas
which were proposed for roadways. He stated that if a transportation route is
approved, it may be 20 years before it is ever built. The County will be working
with the City to come up with a transportation plan that will work for everyone.
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Steering Committee Meeting Minutes Page 12
March 23, 1995
• Robin Tuttle, 13324 Ranch Road, expressed her concern that there may be a
four-lane road built near their property. She stated that the quality of life will be
affected. Also she expressed concern for noise and safety issues, and splitting of
farmland. She questioned how property would be acquired for the corridor.
Steve Taylor, 10975 205th Avenue NW, stated it is his feeling that highway is
being proposed to serve the gravel trucks. He expressed his concern for safety
of his children if a four-lane road was constructed by his property.
Chair Minton stated that the reason the roadway is being proposed is to serve
the residents. He stated that traffic will only increase, since it is not likely that
people would be willing to give up their cars, the City needs to plan for
Mark Olson, 18778 Yankton Street, owner of Lots 1 through 8, 6th Hat of Camp
Cozy, expressed his concern that if a bridge is constructed across the river, it
would take out his the rental house he owns. Also, he was planning to submit a
building permit application for an addition to his house and is unsure what to
do.
Matt James, 21272 Elk Lake Road, cited his concern that he did not understand
how a corridor in the Country Road 33 area will help the traffic get through the
city. He questioned why traffic lights cannot be set up in sequence so that
traffic may travel at a specific speed and move through the city without
stopping.
• Bill Zacharda, 13346 Ranch Road, questioned how long ago this road was
planned. He expressed concern that building permits are being issued in areas
where the proposed road may go through.
Steve Rohlf explained the importance of road planning for future traffic needs.
He stated that approximately one-half of the traffic traveling westbound across
Anoka County to the intersection of Highway 169 and Main Street would not
need to use that intersection if there was an alternate route to get to Highway
169. Also, another problem is congestion at School Street and Proctor caused
by traffic coming from eastern Big Lake Township and western Elk River trying to
get to Highway 10. He stated that a corridor needs to be identified before more
development takes place, making the process even more difficult than it is at
the present time.
Lisa Green stated that she and her husband, Jeff, received a building permit to
construct a new home at 13310 Ranch Road. The Green's stated that they
would not have built there if they had known it would be in the way of a road.
Diane Kohl, 20936 Ogden Street NW, was concerned that her home presently
overlooks the gun club area now, and that view would become a major road
there if this proposal goes through. She stressed the need to preserve the oak
and prairie savanna located here, as it is one of the last ones remaining in the
State. She stated that she felt most of the people in the audience moved to Elk
River because of its natural beauty. Ms. Kohl urged that the residents make their
views known to their elected officials.
Steering Committee Meeting Minutes Page 13
March 23, 1995
• Ed Archer, resident on Viking Boulevard, He felt it did not make sense to have
the route go north to link up with County Road 33, since 90 percent of the traffic
past his residence is traveling to and from the Highway 169 and Highway 10
locations. He expressed concern the it appears the road would cut through the
center of his farm.
Scott Brobeck, resident on 211th Avenue NW, stated he moved to Elk River for
the quality country life and was not in favor of the proposed road.
Sue Stosser, 12772 210th Circle, expressed her concern that she was not told that
there were plans to expand Country Road 33 when she bought her home 5
months ago, nor when she obtained a building permit to expand her drainfield.
Claire Olson, 10476 205th Avenue NW, stated he felt 70 percent of the traffic on
County Road 33 is gravel equipment. He indicated a widened shoulder for
biking and pedestrians would be acceptable. He stressed that the Committee
should listen to what the people want.
Denise Henrichs, 11327 207th Avenue NW, she expressed her concern that half of
her front yard would be gone if the road came through. She suggested that if
there is excess money to be spent, that it should go to the schools, since they
are already over capacity.
Cecilia Scheel, 10271 213th Avenue NW, Ward 2 City Council representative,
expressed her concern that County Road 33 is crooked and would be costly to
• improve. She stated that she felt there are other places to put the road.
Hank Duitsman stated there are wetlands which prohibit the road from going
straight across the City.
Ted Dahmen, 12662 Ranch Road, questioned why the road could not be
constructed in the northern part of the county. Hank Duitsman stated that the
people that are going to use it live closer to the City of Elk River. Mr. Dahmen
stated that he felt the people who use Highway 10 don't live in Elk River, they
live in the Twin Cities.
Mike Arnold, 20328 Smith Street, stated he was not in favor of the road, even
though it would benefit him by reducing his commuting time.
Debbie Leech, 210th Circle, stated she would like to see the road moved further
north. She felt County Road 33 was being upgraded for the benefit of the
gravel trucks.
Pam Tuttle, 13390 Ranch Road, stated she felt the preservation of homes was
more important than preserving ski trails.
Stephanie Arnold, 20328 Smith Street, expressed her concern that the road
would take people's homes, farms and their quality of life.
Mike Gwynn, 13200 Ranch Road, stated that he owned 20 acres at the corner of
1111 County Roads 1 and 33. He stated that he was told be a realtor that if he were
to list his property at this time he would be required to inform a potential buyer
Steering Committee Meeting Minutes Page 14
March 23, 1995
• that a road project is proposed. Mr. Gwynn stated that even if the road never
comes, it would affect his property value now. He added that the reason he
moved out to Elk River was to get away from the traffic and now it was coming
to him.
Mark Martin, 11063 205th Avenue NW, stated that the City does not have to
grow larger than the citizens want it to grow. He questioned how a road going
east and west is going to help the traffic problem when the majority of the flow is
north and south.
Marcia Cunningham, 20883 York Street, questioned what studies have been
done on County Road 22 to determine a need for the east-west corridor. She
further questioned how much right-of-way will be needed if Mn/DOT takes over
County Road 33. She stated they would not have put an addition on their
home if they had known this issue was coming up.
Dean Jongquist, 20464 Vance Street NW, stated he was totally opposed to the
corridor project. He was concerned that it would be the residents tax dollars
that would be used to acquire property for a road they did not want.
Kathy Deutchman, 20523 Smith Street, resident for 16 years, stated that she feels
the road is being built to accommodate gravel trucks. She added that along
with a four-lane road will come Tom Thumbs and S.A. gas stations, and there will
be no more "country".
Tom Mortensen, 10576 205th Avenue NW, stated he felt if the Committee was
Ill trying to project future needs, they would realize an east-west corridor should be
placed further to the north.
Diane Olson, 18778 Yankton Street, expressed her concern that there may be a
four-lane bridge going through he present home site. She questioned when a
decision would be made regarding the proposed bridge.
Mike Niziolek, 12275 Rush Circle, biology teacher, expressed concern for the
preservation of the natural scientific areas in Elk River. He discussed the
Woodland Trails Park, Sand Dunes, gun club, golf course and Shiely properties
and their potential value. Mr. Niziolek explained his desire to have an
environmental learning center located in the Woodland Trails area.
Robin Tuttle cited concern that children could not get to the park without
crossing a highway.
Chair Minton summarized the comments of the meeting as follows:
-No one wants a highway
-No one wants the traffic to increase
-If we do need a highway, residents do not want it to affect their quality of life
-They don't want it to go through people's homes
-They don't want it to go through open area or park area
•
Steering Committee Meeting Minutes Page 15
March 23, 1995
• Jerry Hofhenke requested that maps be made available to the public showing
the proposed transportation corridors, in a reduced size, and also copies of the
March 1993 transportation study.
Richard Lesitco, 11122 205th Avenue NW, suggested that the corridor be placed
further north to hook up with Anoka County Road #24 and come out on
Sherburne County Road 21. Also, he suggested that if Mn/DOT takes over Anoka
County Road 22, they could continue on Sherburne County Road 12 down to
Highway 169.
ARNE ENGSTROM MOVED THAT THE MEETING BE ADJOURNED. CHRIS KREGER
SECONDED THE MOTION. THE MOTION CARRIED 12-0.
The meeting of the Comprehensive Plan Steering Committee was adjourned at
11:30 p.m.
Respectfully submitted,
Debbie Kleckner
Recording Secretary
111
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River
MEMORANDUM
TO: Steering Committee p
FROM: Steven B. Ach, City Planner/
DATE: March 23, 1995
SUBJECT: Agenda Item Topics
Expanding the Urban Service Area
Terry Maurer will be in attendance Thursday night to present two options
the Steering Committee requested to be brought back for consideration. Each
of the two options include expanding the current boundary of the urban
service area to include the Highway 10 corridor for commercial/industrial
opportunities. Furthermore, additional acreage has been included in a more
• easterly direction for primarily residential purposes. Included in the packet
are minutes from a City Council meeting held June 15, 1993, discussing
sewer and water down Highway 10.
The Committee should be aware that the area lying west of Meadowvale
Heights development to the western City limits and north of the railroad
tracks has not been included in either option. This area was discussed at the
last meeting and since, several phone calls have been made to City Hall and
"flyers" distributed throughout those affected neighborhoods. I suspect
several residents will be in attendance Thursday night to voice their
opposition to being included in the urban service area. This affected area is
not currently included within the urban service area and given the existing
homes on lots ranging in size from two to five acres could easily be left out.
Lastly, as discussed at the last Steering Committee meeting, it was
suggested that once the urban service area is identified, certain subdivision
and development guidelines will need to be considered. These guidelines will
assist in managing the timing and size of development activity within the
urban service.
The timing can be managed through "phasing" techniques. For example,
dividing the ultimate service area into sub-districts with an attached time
•
frame when sewer and water could be expected. Terry Maurer will be
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Steering Committee Page 2
March 23, 1995
III presenting this concept Thursday with possibly some illustrations of sewer
and water line extensions to serve the identified areas within the urban
service area.
The second issue relates to establishing certain development guidelines
within the urban service area to manage growth and provide for the efficient
extension of utilities. The main issue here is the subdivision of land prior to
water and sewer being available. Creating large lot sizes (i.e., 10 acres)
which can be further subdivided in a cost effective and efficient manner will
be the key. While establishing the minimum lot size will be the foundation
for managing this subdivision activity, creative subdivision techniques will
need to be considered to allow subdivisions prior to water and sewer.
For example, "clustering" has been used quite successfully in other areas.
Clustering basically is a concept that would permit subdivision of large tracts
of land in a manner that would still allow efficient subdivision opportunities
when water and sewer are made available. Under this scenario "density"
would be implemented as opposed to a minimum lot size. Therefore, if a
property owner has an eighty-acre parcel and the minimum lot size is, say, 10
acres, the clustering concept would allow the subdivision of eight lots. These
lots would be clustered together on a portion of the property with the
• majority left vacant for further subdivision opportunities when water and
sewer is made available.
This is one concept that can be applied within the urban service area and still
provide for the efficient extension of utilities. Staff will continue to research
other subdividing tools, allowing subdivision prior to the water and sewer.
Transportation
Once again, Terry Maurer will present the transportation plan to the
Steering Committee. Certainly one of the issues will be the east-west route
through the central part of Elk River. The article in Wednesday, March 15's
Star News, triggered several phone calls and residents coming to City Hall to
obtain more information on this roadway. I also learned late last week that
several "flyers" were distributed to residents within the area of this planned
roadway. In light of all this, there may be a large contingency of residents in
attendance for the discussion on this item Thursday night.
Goals and Policies
Included in the packet, is a copy of goals and policies for Utilities and
Transportation from the current Growth Management Plan. Please review
• these and consider amendments that may be appropriate.
s:planinng:steering:3-23memo
Memo to Steering Committee Page 3
March 23, 1995
• Recommendation
The issues being addressed by the Steering Committee are by no means easy.
Public opinion on issues may be divided or strongly opposing, only making
the Committee's efforts that much more difficult. However, in order to stick
to any type of a schedule and have this comprehensive plan completed this
summer, certain recommendations will need to be made by the Steering
Committee. The schedule of meeting twice a month is a very aggressive
schedule has no flexibility given public hearing notice requirements and
putting together information for each of the packets.
At this juncture, I think it is worthwhile to point out that although several
important decisions will need to be made by the Committee that may have
long-lasting effects, the comprehensive plan is still a "guide". The plan will
be subject to further review, amendments and additional studies. Therefore,
not all of the "specific details" of a future road alignment, sewer extension or
development guidelines (i.e., ordinances) will need to be decided by the
Steering Committee to be included in the final draft of the comprehensive
plan. Rather, the plan will be a series of goals and objectives along with
various maps, all providing the foundation for how the City should develop in
• the future. The actual implementation of these goals and objectives will need
to be carried out by the various commissions and ultimately, the City
Council.
•
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138-)-Z- /9 6 7'`"y/ri /WU_
• SPECIAL MEETING OF THE ELK RIVER CITY COUNCIL
HELD AT THE ELK RIVER CITY HALL
TUESDAY, JUNE 15, 1993
Members Present: Mayor Duitsman, Councilmembers Dietz, Scheel, and Farber
Members Absent: Councilmember Holmgren
Staff Present: Terry Maurer, City Engineer; Pat Klaers, City
Administrator; Sandra Thackeray, City Clerk
Mayor Duitsman called the special meeting of the Elk River City Council to
order at 7:10 p.m.
Mayor Duitsman informed the public that this meeting was an informational
meeting to discuss the possibility of extending utilities to the East along
the Trunk Highway 10 area.
Mayor Duitsman introduced Terry Maurer, City Engineer.
Terry Maurer distributed a handout which was titled East Trunk Highway 10
Area Informational Hearing, dated June 15, 1993. Terry Maurer informed the
• public that some of the data on the information sheet was from the 1990
feasibility report which was originally completed for the extension of
utilities along east Highway 10. Terry Maurer explained that the City is
trying to determine the best timeframe for developing the area along East
Highway 10 into a more urban nature. He indicated that the planning process
of this project originally started in 1987-88 with the Growth Management
Plan (GMP) . He further stated that in March, 1990, a preliminary study of
the extension of East Highway 10 improvements was completed. Following that
study, it was the decision of the City Council to extend utilities to the
west in 1991 as recommended in the GMP.
Terry Maurer indicated that an upgrade of the City's Wastewater Treatment
Plant is being planned and the upgrade will triple the plant capacity.
Terry Maurer indicated that notices have been sent to those properties
abutting Highway 10 up to 170th Avenue. Terry Maurer reviewed the projected
traffic counts for the area and stated that MnDOT expects the amount of
traffic on Highway 101 to double by the year 2010.
Terry Maurer discussed the estimated cost pertaining to the sewer and water
extension. He indicated that there would be a cost of $3,800 per acre (in
1992-93 dollars) for the trunk water and sanitary sewer. He discussed the
other charges which included lateral sanitary sewer, lateral water, lateral
storm sewer, residential street, commercial/industrial street, sewer
availability charge, water access fee, and water connection charge. He
informed the public that all of these charges could be assessed with the
• exception of sewer availability charge, water access fee, and the water
connection charge.
Mayor Duitsman opened the meeting to the public.
Special City Council Meeting Page 2
June 15, 1993
• Stan Chase, 16800 Highway 10, questioned the method of notification of the
meeting and commented on the poor turnout. Terry Maurer stated that 35
notices went out to highway/commercial and light industrial property owners
along Highway 10 to 170th Avenue. He further indicated that a notice was
published in the Elk River Star News.
Ron Ebner, Ebner's Bait, stated he was opposed to sewer and water extension
as he has no use for the utilities. He indicated he has just updated his
septic system. He further stated that his son and daughter are opposed to
the extension of utilities.
Kenny Dehn, Dehn's Four Seasons, submitted a letter to the Council stating
his opposition to the extension of utilities.
Mr. Ebner informed the Council that Keith Johnson had informed him that he
was also opposed to the extension of utilities.
Charlie Houle, 17069 Highway 10, stated he was interested in the extension
of utilities along Highway 10, however, he had some questions relating to
cost of assessments and number of years to repay the assessment. He further
questioned whether the extension of utilities would raise the value of his
property. He requested City staff to put together cost scenarios which
would provide the property owners with a better understanding of what a
project like this would cost each property owner individually.
• John Plaisted, 12750 182nd Avenue, stated he was in favor of the extension
of utilities along East Highway 10. He stated that the AmericInn needed
water when it was built and, therefore, had to build a swimming pool to
supply the water for the sprinkler system. He further stated that he has
had requests from restaurants to locate in the area, but have been unable to
due to the lack of utilities. He stated that a health club was also unable
to locate in the area because of the lack of utilities. Mr. Plaisted
indicated that the lack of utilities along East Highway 10 is a detriment to
the area. He further stated that the requirement of sprinkling large
buildings makes it very difficult to develop the area without sewer and
water.
Doris Specht, 16330 Highway 10, questioned what the extension of utilities
would do to her farm. She indicated she is opposed as she is not ready to
develop her property.
Scott Powell, Elk River Ford/Chrysler, indicated that he is interested in
the extension of utilities as he feels the East Highway 10 area is a prime
area for development. He also indicated he would be interested in receiving
an estimate of the cost.
Truman Moyer, 16807 Highway 10, stated he was opposed to the extension of
utilities. He stated there is no interest in the area. Mr. Moyer is a
residential home owner in the area.
• Tom Price, 17533 Highway 10, stated that he is in favor of extending the
utilities as soon as possible as the cost will only increase with time. He
further stated that the property in this area will develop and there will be
a need for utilities.
Special City Council Meeting Page 3
June 15, 1993
• Stan Chase, Sun and Swim Pools, indicated he was interested in the extension
of utilities and stated he would like to receive some estimated costs for
the improvement of his property.
Pat Klaers indicated that Paul Bell had contacted him and requested that he
indicate to the Council his opposition to the extension of utilities.
Councilmember Dietz suggested sending a packet of information to all
property owners up to 170th Avenue that are not in attendance. He suggested
that the packet include a questionnaire and a space for comments regarding
the extension of utilities.
Mr. Chase, Sun and Swim Pools, suggested that the Council send information
to those property owners up to 167th Avenue.
Just for the record, 32 notices were sent; five of those property owners
were in attendance. Three other property owners that were not notified also
attended the meeting.
The meeting adjourned at 8:30 p.m.
Respectfully submitted,
4'""1"
• andra Thackeray
City Clerk
Appendix-1
APPENDIX I - SUMMARY OF GOALS AND POLICIES
UTILITIES
1. GOAL: Provide and maintain adequate and efficient levels of public services within
the community.
POLICIES:
•Allow the extension of sewer and water lines only after presently serviced
areas have been developed to near capacity.
• Develop and maintain on a continuing basis a five year capital improvements
program and budget for the development, expansion and replacement of
municipal systems (sewer, streets,water,storm sewer), municipal equipment
(street maintenance, fire, office space), and park and recreation.
• Provide storm sewers to those areas no longer adequately drained by natural
systems.
RESIDENTIAL
1. GOAL: Encourage the development of a quality residential community which
• retains a semi-rural atmosphere while accommodating growing housing needs.
POLICIES:
• Guide the type and location of development to achieve an orderly develop-
ment pattern consistent with the semi-rural character of the community.
• Continue the low-density residential development pattern through the use of
open space areas and the designation of buffer areas between non-compatible
land uses.
• Encourage a mix in housing opportunities in terms of costs and size while en-
couraging a high degree of architectural and site planning integrity of the City.
•Provide for, in appropriate circumstances, a Planned Unit Development
(PUD) approach which, through the use of site design standards, allows for
compatible residential, commercial, and industrial development.
2. GOAL: Provide and maintain adequate and efficient levels of public services within
the community.
POLICIES:
• Encourage the extension of sewer and water lines only on a cost effective basis
without undue burden to the taxpayer.
•
TRANSPORTATION
• 1. GOAL: Provide and maintain adequate and efficient levels of public services within
the community.
POLICIES:
•Upgrade all primary local streets to hard-surface, all-weather roads.
•Require that developers provide roads to City specifications before City as-
sumes ownership and maintenance responsibilities.
•Develop and maintain on a continuing basis a five year capital improvements
program and budget for the development, expansion and replacement of
municipal systems (sewer,streets,water,storm sewer),municipal equipment
(street maintenance, fire, office space), and park and recreation.
2. GOAL: Support a regional transportation system which offers convenient and
adequate service within and through the area.
POLICIES:
• Provide for off-street parking within the commercial area to reduce vehicle
congestion.
• Implement an intersection and traffic control program through the use of sig-
41)
nage and signals.
• Encourage a high level of efficiency, productivity, and quality of service in
modes of transportation between Elk River, surrounding communities and
the Metropolitan areas.
•Provide frontage roads to reduce access points along major thoroughfares.
•Provide collectors and local streets as appropriate to provide links to the ex-
isting system.
11111
• TENTATIVE SCHEDULE
FOR UPCOMING STEERING COMMITTEE MEETINGS
March 9 URBAN SERVICE AREA
-East Highway 10
-Service District East
-Possible Modification to the
North
(Conclude Urban Service Area)
March 23 TRANSPORTATION
-North East-West Route
-Hwy. 169 & 10 Corridor
-Future Collectors/Arterials
April 6 COMMERCIAL/INDUSTRIAL
-Location
• -Redevelopment
Opportunities
April 20 HOUSING
-Mix of Housing/
Land Use
-Housing Maintenance
-10 Acre Minimum Lot Size
May 4 Parks & Recreation
May 18 Land Use Plan/Zoning Map
Review Goals & Policies of
Comp Plan
June 20 Planning Commission Public
Hearing
4111
July 24 City Council Public Hearing
s:planning:sc:schedule
To: Bob Minton
Steve Ach
•T iver City Hall
13065 Orono Road
Elk River, MN 55330
We appreciate your consideration of our request to exclude Mississippi Heights from the proposed eastern water
district. Mississippi Heights has no need for city sewer and water at this time or in the foreseeable future.
• Many of the homes in our neighborhood are newer and all have working wells and sewer systems. A
few systems are less than a year old. None of our homes are in need of upgrading their current water
or sewer systems and there are no problems environmentally with our current systems.
• All of the lots in our neighborhood were developed without the consideration of city sewer and water.
• Our homes are situated on their lots where it would be impossible to subdivide the property to help
defer the cost.
• In discussions with local Realtors we have found that city sewer and water would not enhance or add
to the value of our property.
• The primary reason to bring city sewer and water into this area is to enhance the
Industrial/Commercial corridor and to provide for FUTURE development in the eastern water district.
This point was brought up many times by the committee at the meetings.
• To enhance the Indushial/Cornmercial corridor and to provide for future development the line would
not have pass through our neighborhood.
Elk River currently has approximately 260 vacant lots currently accessible to city sewer and water.
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8:765.1•en.,Pes,-,'1S \ 396 CF Ors!
d'5•03.60'we. _ s 0
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p,I dr5•0.OO- 'O.e •
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3
in
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seer. 1
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(� : ii, A Sherburne Co. M ' 20000
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os//i4 Cor. 295.9 •2 o oo CNorth line ofNWI/4ofSW//4,Sec.//•'
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•� \/ 7 M 1 b resurveyed
ill 0 v 1/4
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y �i,1/'.,. +- ,oil i• v, 4 E o to Elk Rive
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-- fosr
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Z a End
•THERE WERE 35 NEW CONSTRUCTION SALES "REPORTED" TO THE MULTIPLE LISTING
SERVICE (M.L.S.), IN ELK RIVER FOR 1994. AVERAGE SALE PRICE, $110,620.
2 OF THE 35 WERE ON 1 ACRE OR MO .E., THIS EQUALS 5.7% OF REPORTED SALES.
AVERAGE SALE PRICE, $1 17,865.
94.3% OF REPORTED NEW CONSTRUCTION SALES WERE ON CITY WATER& SEWER LOTS.
AVERAGE SALE PRICE, $110,181.
WHERE ARE THE BUYERS GOING, WHEN THEY WANT ACREAGE?
AVG. SALE PRICE AREA M.L.S REPORTED SALES
$105,092 OTSEGO 5 ALL ELK RIVER SCHOOLS
$104,404 BIG LAKE & BIG LAKE TWSP. 9 1 ELK RIVER SCHOOLS
$104,271 ZIMMERMAN 17 ALL ELK RIVER SCHOOLS
$158,248 RAMSEY 14 4 ELK RIVER SCHOOLS
*122,021 BURNS TOWNSHIP 5 3 ELK RIVER SCHOOLS
"REPORTED" NEW CONSTRUCTION SALES 50 30 ELK RIVER SCHOOLS
ON ACREAGE 60% ELK RIVER SCHOOLS
AVAILABLE LOTS WITH CITY SERVICES IN ELK RIVER(PER REPORT) 246
AVAILABLE LOTS (RESIDENTIAL) 1+ ACRE IN ELK RIVER(PER M.L.S) 6
1+ ACRE (RESIDENTIAL) LOTS AVAILABLE (PER M.L.S)ALL ELK RIVER SCHOOLS,.
OTSEGO 10
BIG LAKE& BIG LAKE TWSP. 1
ZIMMERMAN 15
RAMSEY 2
BURNS TOWNSHIP 1
•
INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED.
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