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Comprehensive Plan Page 2 December 11, 1995 envisioned that the County Road 12 and 13 corridors would develop over time at the request of landowners (developers). This pattern of growth will be very similar to the western area of the City as well as the Meadowvale Heights, Nord and Brady property. II. Why Should There Be An Expanded Urban Service Area? First of all, if the City Council does not envision there ever being the need to expand the City's urban limits, the boundary does not have to be changed. If the urban service boundary is not adjusted to accommodate long term growth at an urban density, the result will be a large "belt" around the City's urban core of 2 to 2-1/2 acre lots. Again, if this is the pattern of growth the City Council desires, there is no need to expand the urban district. However, as presented to the Steering Committee and Planning Commission, there are some downsides to this low density pattern of development. It has been documented in several studies and various articles that this pattern of growth is "inefficient" and burdensome on the City' ability to provide services and utilities in a cost effective manner. This is not to suggest that the entire City of Elk River needs to develop at an urban density. What I would encourage the Council to consider is trying to achieve a land use and density mix that will benefit the City as a whole along all lines of concern including property taxes, commercial opportunities, providing employment opportunities and maintaining the sense of community within the City, etc. If the urban service area is not expanded, commercial and industrial areas could still be developed; however, based on requirements set forth in the State Building and Fire Codes, there will be restrictions on the type and size of businesses that can be developed. For example, it may not be economically feasible for an industrial or commercial company to construct a large facility which is required to be sprinkled. The cost involved to provide an on -site system to meet the sprinkling demands may be too costly or unacceptable to the City's fire chief. Therefore, the benefit of providing city water and sewer for commercial and industrial development allows a maximum use of the property, does not restrict the size or type of use, and provides greater environmental protection for businesses that may misuse their septic systems by disposing of materials improperly. Another benefit to identifying the ultimate service area at this time is to inform current and new residents of the City's plans to manage growth. Elk River will continue to have growth pressures applied by residential, commercial and industrial developers. The challenge before the City Council is to manage this inevitable growth in a cost effective manner while maintaining the characteristics unique to Elk River. With these pressures and constantly changing conditions, it is important a long range plan be adopted so the City can plan for development and not react. s:council:Complan