5.3. & 5.4. PCSR 06-09-2009 - Laserfiche WebLink

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(3) Will not impede the normal and orderly deve%pment and improvement of surrounding • vacant property. • Area to East and South. The 2004 Comprehensive Plan guides the area to the east of the expansion area, across TH 169, as "Commercial Reserve" (Exhibit 11), held in reserve for future commercial development by highway business uses. The Plan notes that this area is not currently served by municipal utilities, and the Plan guides development first to vacant land already served by utilities before opening up new areas for growth (pg. 5-11). The 2004 Comprehensive Plan guides the area to the south of the expansion area as "Mining" (Exhibit 11). It is currently being used for that purpose. According to the Plan, the City anticipated that it could achieve its growth projections between 2025 and 2032. The Plan did not attribute any job or population growth to the Mining or Urban Reserve land use areas (pg. 4-9). This suggests that development of the SDA and surrounding area is not imminent until after 2025-2032, which is compatible with the anticipated development schedule and closure of the SDA (see Table 1 in Section 1.2 of this application). Area to West and Southwest. The area to the west and southwest is currently zoned "Agricultural Conservation," and the 2004 Comprehensive Plan indicates the area is expected to transition to "Rural Residential". Allowed uses in Agricultural Conservation lands are agriculture and single family residential on large lots (10+ acres) or clustered development (10 units per acre). Allowed land uses in Rural Residential areas are single family residential on medium lots (2.5+ acres) or clustered development. Rural Residential uses are not served by municipal sewer and water. - The SDA will be screened from view from developable property to the west, and will • not impede the transition in land use from Agriculture to Rural Residential. The SDA is not expected to generate additional traffic, noise, fumes, odor, or impacts that may be unsightly, unattractive, or unappealing to developers or future property owners. The EIS concluded that groundwater flow in the SDA is to the southwest. Development in this area would be reliant on private wells for potable water. As described in the response to CUP finding number 1, a groundwater monitoring plan is in place to monitor groundwater and downgradient private wells for any indication of groundwater contamination well before that potential contamination would pose a health risk. ^ Perception. The presence of a landfill in the vicinity of the developable property may have negative connotations to some potential developers or buyers, but that condition already exists with the existing landfill. As units of the landfill close and are converted to their proposed End Use, attractive open space and trail connections will become an asset to the development and improvement of the "Urban Reserve" areas. (4) Wi/l be served adequate/y by and wil/not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposa/, water and sewer systems, parks and schools; and will not, in particular, create trafFc congestion or interference with traffic on adjacent and neighboring public thoroughfares • Public Facilities and Services. The proposed SDA will be adequately served by existing public facilities and services. e Elk River Landfill SDA W # Bonestroo WPnC~< Section 4-8 Land Use Application .,R...F. ,~o ,