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The Minnesota Municipal Power Agency (MMPA) owns property on the north boundary of the City is
designated for future Rural Residential uses according to the Future Land Use Plan included in the
Draft Comprehensive Plan. MMPA requests a change to Industrial from Rural Residential for the
property to align with Concept Review discussions held with both the City's Planning Commission and
City Council, Comprehensive Plan goals, and MMPA's goals of supporting economic development in
Elk River.
The Draft Comprehensive Plan includes a Future Land Use Plan that will be used to guide future
zoning and subdivision decision for the City of Elk River. The Future Land Use Plan retains the Rural
Residential land use on the northern edge of the community, which would limit opportunities for
desirable industrial development on the MMPA owned property.
As discussed with the City's Planning Commission on May 25t" and with the City Council on June 71",
MMPA's concept of the proposed development aligns with the City's vision and goals and supports
the identification of industrial and use for the MMPA owned land for a number of reasons including:
1. Supports the City's goal of offering large lots that allow established business to expand and
new businesses to find their home.
Supports the City's goal to separate large -lot industrial areas from residential areas with lower
intensity uses such as commercial or business park uses as identified in the draft.
3. Supports the City's goals for strategic reinvestment along the Highway 169 corridor.
4. Supports economic growth outside of the urban service area using the I-3 zoning district.
5. Supports the City's other development initiatives through land use with higher taxable value
than what could be achieved with the current rural residential zoning.
MMPA's concept for future Industrial Uses supports the vision and implementation activities of the
Comprehensive Plan Update. Below are a number of implementation actions that align with the
proposed land use.
Item 5-20: Update development standards and consider design guidelines to prioritize strategic
reinvestment along the Highway 169 corridor, promote the repositioning of underutilized
properties, and facilitate experience -based development.
Item 5-34: Preserve large -lot industrial sites within industrial areas as identified in the Land Use
Plan including rezoning to the I-3 General Industrial Zoning District and increasing the minimum lot
size within the district.
Item 5-62: Consider requiring a larger minimum lot area and lot width for the I-3 zoning category
to deter smaller industrial development on these sites and make other I-1 and I-2 zoned areas of
the City more attractive for this scale of development.
Item 5-73: Utilize low impact design and conservation design to preserve these natural amenities
and create attractive campuses.
Item 5-74: Utilize business park as a transitional use between higher intensity industrial and other
lower intensity uses such as residential neighborhoods in the City
Concept Review Process
MMPA applied for a Concept Review for the subject property, identifying the goals of MMPA with the
subject property and outlined desired industrial uses, utility and service needs, and compatibility with
surrounding uses. At the Planning Commission workshop on May 25th, MMPA, City Staff, and the
Planning Commission discussed the proposed property uses and approval process. While no formal
decision or recommendation was made by the Planning Commission, positive comments were
received and there was a general level of support noted for further activity with the application.
On June 7th, MMPA and City Staff presented the overall concept review to the City Council in a
workshop session. Comments and discussion on the concept review were similar to that of the
Planning Commission, and general support for economic development at the subject property was
received.
Who we are
The Minnesota Municipal Power Agency (MMPA) is a Joint Action Agency with twelve member
communities including the City of Elk River and is the wholesale power supplier to its member
communities including Elk River. MMPA supports economic development in our member
communities. MMPA owns and develops land for the benefit of its member communities, including
Elk River.
Development Concept
MMPA has purchased 386 acres on the northern edge of Elk River with the intent of supporting
economic development within the community. The proposed development concept is intended to
attract high-value, environmentally conscious industrial use to position Elk River for continued
economic growth. The location and current context of the property is shown in Figures 1 and 2.
While specific industrial development projects are not known at this time, MMPA envisions this
property to be the future home of desirable industrial development such as: high-tech advanced
manufacturing and datacenters.
MMPA offers examples of zoning language intended to help illustrate desired uses for the property,
while considering Elk River's long range goals. Examples were drawn from MMPA's review of current
zoning language used in a number of US cities with very successful economic development programs
and reflect comments received at work sessions with the Planning Commission and City Council.
Examples are provided in Appendix 1 and 2
Appendix 1 - Example Language for Elk River Energy Intensive Economic Development District
(EIED) — Description of Use types
Appendix 2 - Example Language for Energy Intensive Economic Development District (EIED) for Elk
River.
Please reach out to MMPA with any questions using the contact information below.
Thank you,
Jim Richardson I Director, Energy Marketing I T: 904.504.8597 1 Jim.Richardson@avantenergy.com
220 South Sixth St., Suite 1300
Minneapolis, MN 55402
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Appendix 1
Example Language for Elk River Energy Intensive Economic
Development District (EIED) — Description of Use types
1. ENERGY INTENSIVE ECONOMIC DEVELOPMENT DISTRICT (EIED)
1.1 INTRODUCTION
Elk River is part of the Greater MSP economic area. Elk River is situated at the intersection of US
Highway 10, a major east -west route, and US Highway 169, a major north -south route and identified
by the state of Minnesota as a Corridor of Commerce. Development in these areas is targeted to
attract Industrial, high-tech manufacturing and similar uses promoting significant investment and
resulting in high paying jobs.
Regulating the intensity of development according to the natural characteristics of the terrain, such as
degree of slope, significant vegetation and landforms, and soil conditions, and existing drainage
patterns, will allow for development while minimizing the physical impacts of such development.
1.2 PURPOSE
These regulations are established to provide for a range of industrial and other employment -
generating activity, while protecting the health, safety and welfare of the users of the district and
residents of the City. An Energy Intensive Economic Development district is established.
EIED - Energy Intensive Economic Development District. This district provides areas where industrial
and industrial related activities may locate. Retail activities are limited, and residential uses are
prohibited. The district is intended for areas which are primarily undeveloped, having larger lots and
irregular block patterns.
1.3 PERMITTED AND CONDITIONAL USES
Permitted and conditional activities in the district are as shown on the following table. Descriptions
and characteristics of activity categories listed are contained in Section 1.4.
Activity
Guidance
Industrial Categories
Industrial Manufacturing and Assembly
Permitted Use
Manufacturing and Production
Permitted Use
Advanced Manufacturing
Permitted Use
Research and Production
Permitted Use
Data Centers
Permitted Use
Cold Storage Facility
Permitted Use
Solar Energy Center
Permitted Use
Other Activity Categories
Warehouse and Distribution
Conditional Use
General Office Activities
I Conditional Use
Explanation of table:
Permitted Uses. A use category is allowed by right in the respective district. Permitted uses are
subject to all other applicable regulations of this chapter, including those set forth in the development
and design standards.
Conditional Uses. A use category is allowed conditionally in the respective district, subject to
compliance with use -specific regulations and administrative approval in accordance with the common
procedures.
Prohibited uses. Without limiting the generality of the foregoing, the following uses are specifically
prohibited in the EIED district:
a) Any use that involves the manufacture, handling, sale, distribution, or storage of any highly
combustible, toxic, or explosive materials in violation of the state fire code.
b) Rendering plants.
c) Slaughter houses/meat packaging plants.
d) The display and sale of motor vehicles.
e) Storage outside of a substantially enclosed structure of any motor vehicle that is neither
licensed nor operational.
f) Sexually Oriented Businesses
g) Car Fleet and Truck Fleet Parking
Additional rejulations. Regardless of whether a use category is permitted by right or permitted as a
conditional use, there may be additional regulations that are applicable to a specific use.
Uses not listed. The administrator shall determine whether or not an unlisted use is part of an existing
use category defined in section 1.3, or is substantially similar to an already defined use.
1.4 ACTIVITY CATEGORIES FOR ENERGY INTENSIVE ECONOMIC DEVELOPMENT DISTRICT.
1) Industrial Categ -ries.
a) Industrial manufacturing and assembly.
i) Characteristics. Firms are involved in heavy manufacturing, processing, fabrication,
packaging, or assembly of goods for industrial or construction industries. Raw, secondary,
or partially completed materials may be used. Goods are generally not displayed or sold
on-site. Relatively few customers come to the manufacturing site.
ii) Accessory activities. Accessory activities may include administrative offices, cafeterias,
employee recreational facilities, warehouse, storage yards, outlets, and caretaker's quarters.
iii) Examples. Examples of heavy industrial manufacturing and assembly include, but are not
limited to, metal stamping; pressing and buffing; tool and die shops; machine, sheet metal
and welding shops; construction related and building material manufacturing (including
milling, planning and joining); vehicle and/or vehicle part manufacturing and fabrication;
construction equipment and/or construction equipment part manufacturing.
b) Manufacturing and production.
i) Characteristics. Firms are involved in the manufacturing, processing, packaging, or
assembly of goods or materials using clean or advanced automated or semi -automated
technology. Raw, secondary, or partially completed materials may be used. Products may
be finished or semi -finished and are generally made for the wholesale market, for transfer
to other plants, or to order for firms or consumers. Goods are generally not displayed or
sold on-site. Relatively few customers come to the manufacturing site.
ii) Accessory activities. Accessory activities may include administrative offices, cafeterias,
employee recreational facilities, warehouse, storage yards, outlets, caretaker's quarters,
scientific research facilities, and medical and dental laboratories. Retail outlet as an
accessory to manufacturing plants shall be treated as retail product sales and service.
iii) Exceptions. Manufacturing of goods to be sold primarily on-site and to the general public
are classified in the retail product sales and service category.
c) Advanced manufacturing
i) Characteristics. Advanced manufacturing makes extensive use of computer, high precision,
and information technologies integrated with a high-performance workforce in a
production system capable of furnishing a heterogeneous mix of products in small or large
volumes with both the efficiency of mass production and the flexibility of custom
manufacturing to respond quickly to customer demands. Typically use innovative
technology to improve products and/or processes. Advanced manufacturing
encompasses: high tech products; material joining, removal, and handling; robotics; smart
machines; and processes and clean, green, and flexible manufacturing, among others. Raw,
secondary, or partially completed materials may be used. Goods are generally not
displayed or sold on-site. Relatively few customers come to the manufacturing site.
ii) Accessory activities. Accessory activities may include administrative offices, cafeterias,
employee recreational facilities, warehouse, storage yards, outlets, and caretaker's quarters.
iii) Examples. Examples of advanced manufacturing include: Smart factories, highly digitized
to enhance efficiency through connected systems; additive manufacturing; rapid
prototyping metal stamping; tool and die shops; machine, sheet metal and welding shops;
construction related and building material manufacturing (including milling, planning and
joining); vehicle and/or vehicle part manufacturing and fabrication; construction equipment
and/or construction equipment part manufacturing; recycling or creation of materials,
textiles, lumber, paper, rubber, batteries, etc. Industries typically served by advanced
manufacturing include: Aerospace, Electric Vehicles, Agriculture, Automotive, Consumer
Products, Energy, Robotics, Healthcare, and Military.
d) Research and production.
Characteristics. Firms engaged in research, synthesis, analysis, development and testing
laboratories, including the fabrication, assembly, mixing, and preparation of equipment,
materials (raw and processed) and components incidental or convenient or necessary to
the conduct of such activities. The category also includes production facilities that require
the continual or recurrent application of research knowledge and activity as an integral part
of the manufacturing process. Such production facilities may produce commercial
quantities of products intended for wholesale sales and distribution. An allowed use in
this district shall operate entirely within an enclosed structure, emitting no vibrations, dust,
smoke, noxious gas, odor or toxic fumes.
ii) Accessory activities. Accessory activities may include administrative and executive offices
for personnel engaged in general administrative, supervisory, purchasing, accounting and
other functions related to office operations.
iii) Examples. Firms engaged in pharmaceutical, food science, life science, medical, research,
production, development, clinical testing facilities, synthesis, analysis, development,
pharmaceutical compounding and testing laboratories; technology and biotechnology
firms.
e) Data Center.
Characteristics. A facility used primarily for the storage, management, processing, and
transmission of digital data, which houses computer and/or network equipment, systems,
servers, appliances and other associated components related to digital data operations.
Such facility may also include air handlers, power generators, water cooling and storage
facilities, utility substations, and other associated utility infrastructure to support sustained
operations at a data center. Datacenters use significant energy to support primary
functions. Data centers do not function like traditional offices: They require round-the-
clock staff and access to maintain critical systems and un -interrupted operation; due to the
critical nature of the data they create, store, and manage, data centers have heightened
security requirements and require perimeter fencing. Data centers do not generate
significant vehicle trips.
ii) Accessory activities. Accessory activities may include administrative and executive offices
for personnel engaged in general administrative, security, maintenance, supervisory,
purchasing, accounting and other functions related to office operations. Loading and
unloading of computer and network equipment for the operation and maintenance of the
facility.
iii) Examl2les. Datacenter operators provide the network, systems, and facilities to provide data
storage, management, backup and recovery of client data; support high-volume e-
commerce transactions; facilitate data collection, machine learning, and artificial
intelligence.
f) Cold Storage Facility.
Characteristics. Cold storage is the storage of any temperature controlled substance that
prevents that substance from decaying or not adhering to laws and regulations that apply
to that item. Most commonly, products stay in cold storage until they are ready to be
shipped to an end user.
ii) Accessory activities. Accessory activities may include administrative and executive offices
for personnel engaged in general administrative, security, maintenance, supervisory,
purchasing, accounting and other functions related to office operations; Truck fleet
parking for loading and unloading of materials for storage and distribution; Maintenance
of the facility.
iii) Examples. Some examples of products that may require cold storage or at least a
temperature controlled warehousing solution include: Perishable nutrient products;
Perishable food (vegetables, fruits, meat and seafood, dairy products); Flowers and plants;
Biopharmaceutical products; and Artwork.
g) Solar Energy Center.
i) Characteristics. Solar energy centers generating zero -emissions energy. They are virtually
silent, operate autonomously and without water for operation. Solar centers do not
require staff to operate so they don't bring more traffic to the area during operations.
Panels sit low to the ground, and the layout of each site is unique to lessen impacts to
wetlands and surrounding areas.
ii) Accesso activities. Accessory activities may include administrative offices, utility access
and grounds maintenance areas.
iii) Examples. Solar Energy Centers include solar panels and mounting structure, associated
electrical infrastructure, storage for critical spare parts, and perimeter security fencing.
2) Other Activity Categories.
a) Warehouse and distribution.
Characteristics. Firms are involved in the movement, storage and/or sales of goods for
themselves or other firms. Goods are generally delivered to other firms or the final
consumer. The category includes wholesale sales which are not open to the general public
and where on-site sales are low.
ii) Accessory activities. Accessory activities may include administrative offices, truck fleet
parking and maintenance areas, repackaging of goods, and showrooms or display areas,
but generally not for direct sale.
iii) Examples. Warehouse and distribution firms may include warehouse used by retail stores
such as furniture and appliance stores; food and hardware distributors; general freight
storage; distribution of industrial items; building materials, plumbing and electrical
distributors; truck terminals; parcel services; major post offices; and mail order houses.
b) General office activities.
i) Characteristics. Firms where activities are conducted in an office setting and generally focus
on business or personal services. If the office activity is part of a larger firm, it does not
need to be on the same site as the primary activity. Most people coming to the site are
employees.
ii) Accessory activities. Accessory uses may include: cafeterias, health facilities, or other
amenities primarily for the use of employees in the firm or building.
iii) Examples. Examples include professional services such as lawyers, accountants, engineers,
or architects; financial businesses such as brokerage houses, lenders, or realtors; data-
processing; sales offices; industrial or commercial company headquarters when not
adjacent with other portions of the firm; and government offices.
Appendix 2
Example Language for Energy Intensive Economic Development
District (EIED) for Elk River.
EIED Energy Intensive Economic Development District.
a) Pur ose. The Energy Intensive Economic Development district (EIED) is intended to provide for a
variety of industrial uses. It is intended to strengthen the city's economic base and provide
employment opportunities close to home for residents of the city and surrounding communities.
The EIED is intended to encourage economic development through a clustering of industrial, and
other energy intensive use cases by:
1. Providing a location and necessary infrastructure to support energy intensive industrial uses
consistent with the comprehensive plan and with standards of public health and safety;
2. Creating suitable environments for various types of industrial uses, and protect them from the
adverse effects of incompatible uses;
3. Reducing the inflexibility that sometimes results from strict application of zoning and
development standards that do not reflect the changing nature of industrial design;
4. Allowing greater freedom in providing a mix of land uses in the same development, including a
mix of industry types, lot sizes, and densities; and
5. Promoting quality industrial design and environmentally sensitive development by allowing
development to take advantage of special site characteristics, locations, and land uses.
b) Permitted uses.
1. Industrial Manufacturing and Assembly.
2. Manufacturing and Production.
3. Advanced Manufacturing
4. Research and Production.
5. Data Centers.
6. Cold Storage Facilities.
7. Solar Energy Centers
c) AccessorV Uses and Structures. Accessory uses and structures are permitted in connection with,
and incidental to, a permitted principal use or structure and in compliance with the restrictions of
this section.
1. Permitted Accessory Uses and Structures. Permitted accessory uses and structures shall be
limited to the following and any additional uses and structures the Zoning Administrator finds
are similar to those listed in scope, size and impact and which are otherwise in compliance with
this Ordinance:
a. Signs (as permitted in Section 30-851 et seq.).
b. Dumpsters and dumpster pads.
c. Emergency power generators.
d. Fence or wall.
e. Freestanding air conditioning machinery.
f. Parking uses and structures.
g. Storage sheds not exceeding 200 square feet.
h. Stormwater management/BMP facilities.
i. Utility substation, dedicated.
j. Bus shelter or bus stand.
k. Parking of two -axle vehicles such as automobiles, pick-up trucks, and/or service vans
utilized in connection with a permitted use.
I. Accessory living quarters for watchman, guard or custodian.
m. Sculpture, fountain, etc.
n. Public utility or communication tower.
2. Use Limitations. The following limitations apply to accessory uses or structures:
a. Accessory uses or structures shall be located on the same lot as the principal structure or
use.
d) Interim uses. Interim uses shall be permitted for no more than five years, or when the property is
platted, whichever occurs first. The city may require an escrow to ensure the conditions of the
interim use are adhered to.
e) Conditional uses.
1. Outdoor storage, provided the storage area:
a. Is accessory to a principal permitted, interim, or conditional use; and
b. Complies with the accessory structure setback requirement applicable to the property; and
c. Is no larger than 30 percent of the building area; and
d. Includes screening so as to provide a visual barrier. Any such barrier shall reduce visibility
in a manner that restricts vision of the object being screened but is not required to totally
block the vision of any such object.
f) Prohibited uses. Without limiting the generality of the foregoing, the following uses are
specifically prohibited in the EIED district:
1. Any use that involves the manufacture, handling, sale, distribution, or storage of any highly
combustible, toxic, or explosive materials in violation of the state fire code.
2. Rendering plants.
3. Slaughter houses/meat packaging plants.
4. The display and sale of motor vehicles.
5. Storage outside of a substantially enclosed structure of any motor vehicle that is neither
licensed nor operational.
6. Sexually Oriented Businesses.
7. Car Fleet and Truck Fleet Parking
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Subject: Bike path continued from Ramsey to Woodland Trails
Message Body:
To Whom this may concern.
I likely won't be able to make the upcoming meetings at the Elk River City Hall so I would like to voice my
desire for Elk River for the coming decade.
First I would like you to know I've been a resident of Elk River since 1994 and love living hear and hope
to for hopefully the reminder of my life. I am an avid bicyclist and will choose the bicycle over an
automobile for transportation if I'm able. I realize most people aren't as willing to choose the bicycle
over a gasoline engine; however, given the situation of global warming, one choice people will have to
resort to as an alternative would be to choose the bicycle
For many years I have bicycled entering and exiting Elk River city limits from the east and find
bicycling HWY 10 can be a bit precarious especially the road from 169 and Main Street.
It there could be some way to connect the terminus of the Ramsey bicycling trail that runs along HWY 10
to downtown Elk River or even better to the Woodland Trails bicycle trail that would be a boost to
quality of life to those choosing to bicycle and for those benefitting from others choosing to bicycle.
Please feel free to contact me if needed.
Sincerely,
Jim Petters
Subject: Better Food!
Message Body:
Hello,
I would really like to see better access to more variety and healthy food options with the future of Elk
River. A locally -owned grocery store, such as a food co-op, or a Trader Joe's would be nice to have
around here. I know many people go to Maple Grove for their organic or dietary restricted groceries and
dining needs. I'd also love to see more options that are inclusive when it comes to dining around Elk
River. Gluten-free, dairy -free, vegan/vegetarian, organic, local, sustainable options would be nice to see
around here, especially with the growth that is expected. A lot of people moving from the city too and
used to those accommodations.
Thanks, Liz
From: Bob Bundrock
Subject: comprehensive plan
Message Body:
why is the city wasting so much tax payer money ? we have more baseball fields then we ever use. the
farmers market is down town no parking .should be at the fairgrounds .it seems like they are all ways
trying to out do the jones, live on a budget like we have to
From: Linda Lee
Subject: Comprehensive Plan
Message Body:
Resident: Expand the Mississippi River edge going east for pubic access.
Future landfill land repurposed to solar or wind energy with landscaping to shield it from view.
Beautification done with fresh landscaping and maintaining the existing. (Jackson Ave needs tree
trimming and some crabapple trees removed) Artwork adds interest.
Nothing says welcome to our town like Clean Landscaping, lights, flowers and banners.
From: Allan Kuiper <56allanion ,gmail.com>
Subject: Comp Plan.
Message Body:
I am a 100 percent Disabled Vietnam Vet, how will this affect my tax status. I am at 21169 York St. What
will this cost me?
Why was a notice of this hearing not sent out to the community?
Hello,
On behalf of the OLID Board of Directors I would like to complement you on the rich detail and
thoughtful considerations that are provided in this draft comprehensive plan.
Further, we are excited to see the number of goals, policies and strategies that directly align with the
OLID's mission to protect, preserve and enhance Lake Orono.
It is pleasing to see the number of objectives in the plan that target water quality improvements and
particularly this policy included on page 106:
• Continue to keep Lake Orono and the Elk and Mississippi Rivers clean and safe for recreational activity.
We look forward to assisting where we can in the comprehensive plan's development and
implementation.
Thank you,
Patrick Plant, Chair
Board of Directors
Orono Lake Improvement District
P.O. Box 851, Elk River, MN 55330
763.441.6339 oronolid.org