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Planning Commission Minutes March 22, 1982 ,Page Two on the zoning map should be looked at and a decision made, taking into consideration technological changes and the economic environment. He said the City has much in- dustrial area without sewer and that factor should perhaps be looked at at the same time rezoning is being discussed. He stated that perhaps the areas where sewer is put in should be in the areas where new industry should develop. Chairman Tracy asked if the percentage of acreage (.3%) for high density develQp- ment as listed on Exhibit B would be a substantial amount for what appears to be a trend toward 8% medium density. Mr. Johnson replied it is hard to compare Elk River with other communities because it is 43 square miles in size with a large percentage of agricultural land or large lots. He said if you consider just the core area, where most of the development is now, that is a very reasonable percentageof high-medium density for a community the size of Elk River. Chairman Tracy asked how far around the do\~to\vn area in each direction the core area extends. Mr. Johnson replied it extends out Main Street to 169, to School Street out to Proctor, but he added it is more clearly defined according to the City's ability to provide urban services. He added that the core area is spoken of more in terms of the concept of starting at the middle of the activity and working out. Chairman Tracy remarked that he had been part of the original planning process and he questioned, based on the previous discussion and explanation of exhibits, if Mr. Johnson was implying that he believed in any way that the City's zoning in re- gard to land use is not what it should be. Mr. Johnson answered that he had a great deal of confidence in the methods used by the Planning Commission and the Council and that the conclusions they made were very valid. He stated that the Land Use Map deals with large areas of planning classifi- cations, with the long-term zoning map a tool to arrive at the desired plan. He added that the decision to build from the core out in a logical sequence has been reaffirmed by the HRA's commitment that the do\vuto\Vll area was worth saving. He stated that every city should reassess its zoning efforts every four to five years because it is impossible to predict socia-economic trends. He pointed out that the idea of single family homes on five acre lots is not valid today and thus the trend toward to\vnhouse and condominium development. He explained that these kinds of changes make readjustments in planning necessary. Commissioner Pearce stated that based on this discussion, the Lundgren area of pro- posed development is not in conflict with the Land Use Map (medium density residen- tial) but is in conflict with the Zoning Map. Mr. Johnson explained that the overall goal is to achieve an overall balance, that developments must be consistent with the things around them. He stated that if 2,300 acres of medium density is platted, it does not necessarily mean that all or any of it can be built to the maximum. Rather, it was the intent of the task force