4 PCSR 09-21-1995 - Laserfiche WebLink

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• 5. Hydrology There are wetlands as identified by the U.S. Fish and Wildlife Service and flood plain along the Mississippi River, Elk River and Trott Brook which also limits development (Figure 2-L). This affects land in the southern part of the City where there is currently development pressure. The floodplain encompasses the floodway and flood fringe. Each of these districts restrict certain uses which places constraints on development potential. Land within the 100 year flood plain should be used for agricultural and recreational purposes or wildlife preserves. Residential, commercial and industrial development should not occur in these areas except for accessory uses such as parking areas and landscaped areas. As was mentioned in the discussion of soils, there are substantial areas with high water tables causing wet and poorly drained soils. Development of these areas will be limited due to high cost associated with soil correction, and avoiding groundwater pollution. Groundwater plays a significant role in the location and intensity of development. Figure 2-M was generated from information provided by the Minnesota Geological Survey from their Quaternary Hydrogeology Study dated 1979. Quaternary Hydrogeology deals with the water-bearing characteristics of the layer of materials which are located between the area's bedrock and the topsoil. Area 3 generally has the highest ratio for a sand and gravel mixture in the City. This area produces 3 to 4 times the amount of groundwater as does Area 1 and up to 300 times the amount in Area 2. Area 1 subsurface characteristic creates a high sensitivity for groundwater contamination. Groundwater contamination in this area also has potential for seepage • into the Mississippi River with resultant river contamination. Area 3 also contains the landfill. Intense urban development should be avoided in Area 1 until municipal sewer and water is provided. 6. Existing Development Existing development within the City is concentrated in the southern and central areas (Figure 2-N). The core city is nearly fully developed with smaller urban sized lots and concentrated commercial facilities radiating out into the urban service area. Considerable leap-frog residential development has occurred to the north and northwest of the core city, with lot sizes of one, two and a half, and five acres. There is also evidence of ten acre lots in the outlying agricultural areas along the county road network. These rural subdivisions present constraints relative to the extension of municipal services and necessary road improvements. The city's current growth management policies will deter this type of development pattern from occurring. 7. Development Constraints Composite By superimposing the various development constraints maps, it is possible to identify land masses considered restrictive to development. Figure 2-0, entitled Developable Lands, displays land restrictive to development as well as lands available for development. Visual inspection of Figure 2-0 reveals large areas of restrictive lands, however, this map is a general description of those areas and may best characterize areas which will impose challenges for development.