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i Building the Future A Comprehensive Plan for Elk River Issues 1. Commercial development west of 169 and south of 197th Avenue must consider the need for supporting streets. The signal at this intersection provides access from the highway. Additional traffic should be anticipated from Holt and Irving Street in the south. East-west access to this site is poor. 2. Similar access issues exist for the node at 169/33 where access is also provided from the highway but not from the local street system. 3. Additional commercial development south of Home Depot adds to the traffic prob- lems at the Main/169 area. These flows may be preferable,however,to the traffic from certain types of industrial uses. Industrial Pattern Given the quantity and variety of industrial options available in the Current Plan, it is not anticipated that market forces will cause significant changes in the industrial land use pattern. One area for potential change is the gravel mining district north of CR 33. Additional dustrial uses(probably Light Industrial)would be compatible with the setting and the ier planned land uses. The Cargill property is currently 20-year use agreement with the City. For this reason, the property has been placed in a new land use category of"Agriculture Research". If market forces push for a change in this land use,an amendment to the Comprehensive Plan will be required. The City would be able to consider then current circumstances in evaluating land use decisions. A similar approach is used for the portions of the gravel mining district not guided for development. It is possible that gravel mining will continue in this area for 20 years or more. The nonindustrial portion of the mining district is guided for a new category of "Mineral Extraction". Like the Cargill property,this area cannot development without a change in the Comprehensive Plan. Issues 1. Market pressures could challenge local plans for industrial development. The lack of vacant commercial land may increase investor interest in land planned for indus- trial uses. Public Investments 1. The construction of infrastructure for new subdivisions will be self-funding. Costs of sanitary sewer lines, water lines, storm water management systems and local streets will be borne entirely by new development. • Page 3 Market Trends Concept H K Hoisington Koegler Group Inc. g 1,