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E. DEVELOPMENT CONSTRAINTS • The City's land area provides both opportunities and constraints for physical growth and development. The following discussion identifies the areas of natural features within the City including soils, slopes, vegetation, hydrology, and previously developed land. These areas provide both challenges and opportunities for development. 1. Restrictive Soils Large areas of wet soils (Figure 2-I) with high water tables are predominant throughout the eastern, western and northern parts of the City. Development and construction in these areas would most likely require soil correction and may influence whether the land is economically feasible to develop. These areas are considered restrictive and will require thorough analysis with respect to urban development. 2. Gravel Mining Gravel producing soils (Figure 2J) are prevalent in the north central part of the City. Some of this land has already been mined and is in the process of being reclaimed to a usable terrain. In total, the gravel mining district encompasses 2,743 acres. While some of this area is currently being mined, other areas are designated (zoned) for future mining. It is anticipated mining in the northern part of the city will continue for approximately 50-75 years. These areas are considered moderately restrictive with respect to development because of their natural resource value and/or current use for mineral extraction. Once gravel mining is completed, the opportunities for development will be considered based on the property's' zoning designation. A • complete Environmental Impact Statement (EIS) for the entire gravel mining district was completed in May 1994. Additional information relating to the gravel mining district and associated restrictions may be found in the EIS dated May, 1994, for the Elk River Gravel Mining District. The EIS is an appendix to the Comprehensive Plan and should be referenced for additional information . 3. Slopes Large areas in a band from north to south through the central portion of the City are restricted by slopes in excess of seven percent (7%) (Figure 2-K). These areas are considered less attractive for commercial and industrial developments which require large tracts of relatively flat land. Much of this land would be suitable for residential developments utilizing large lots encouraging the development of higher valued homes. These areas present challenges for development to maintain appropriate street grades and save natural features. In some cases, slopes are severe enough to restrict any type of development; therefore, the best use would be natural open space. 4. Significant Wooded Areas The City is endowed with some large areas of mixed deciduous/coniferous forests. These forested areas (Figure 2-L) are dispersed throughout the city in various sizes. Since one of the goals discussed later in the Comprehensive Plan is to "develop, preserve, and protect environmental resources " these areas should receive special attention to ensure a degree of preservation. These areas are considered moderately restrictive with respect to development; however, when incorporated into the design of the • project, can be a natural asset to preserve the City's rural character. /0