INTRODUCTION The Oak Grove Land Use Plan anticipates two stages of community development. The first stage of development (28-23) promotes very low density rural growth patterns characterized by large lots, conservation subdivision design, individual wells and septic systems, and a rural level of community services. This rural land use pattern is reflective of the City s growth history and the City s goal of retaining its rural character. The second phase, Post 23 Land Use Plan, will involve the future introduction of regional utilities within the defined MUSA. The Metropolitan Council does not anticipate the availability of utilities until 23, however the City may choose to pursue regional utilities earlier (22) through a future Comprehensive Plan amendment. The 23 Land Use Plan outlines land use patterns and development strategies reflective of Oak Grove s vision for a rural community throughout most of the City. 23 LAND USE PLAN GOALS AND POLICIES Goal 1: Establish a cohesive land use pattern that insures compatibility and functional relationships among activities. Policies: A. All future land development shall be consistent with Oak Grove s Comprehensive Plan and development regulations. B. Building on community strengths such as regional parks, environmental quality, open space, strong residential neighborhoods, quality local government, and park amenities in defining the City s rural identity. C. Property values shall be protected through the harmonious relationship of land uses, streets, and natural features and the maintenance of properties. D. Relate land use development to transportation systems of the City as identified in the Oak Grove Transportation Plan. E. Establish sufficient lot area and setback requirements for new development along major streets to establish attractive street corridors, buffer yards and screening of adjacent land uses, natural noise barriers, and safe street intersections. F. Provide land use transitions through site design, separation, and buffering or screening between distinctly different types of land uses. G. Ensure that changes in types of land use occur either at center or mid block points so that similar uses front on the same street, or at borders of areas separated by major man-made or natural barriers. H. Ensure that intensification of land use activity and development is accompanied by sufficient corresponding increases in related supportive and service facilities such as 119
parks, off-street parking, on-site wells, individual sewage treatment systems, fire and police protection, etc. I. Inform local property owners of the regulations and programs that may assist them in the maintenance or renovation of their properties through community education, seminars, newsletters, and outreach programs. J. Examine requested land use changes in relation to adjoining land uses, site accessibility, utility availability, and consistency with the City s Comprehensive Plan and policies. K. All development proposals shall be analyzed on an individual basis from a physical, economic and social standpoint to determine the most appropriate uses within the context of the community as a whole. Agricultural Goal 1: Preserve and protect existing active farms from encroachment of new residential neighborhoods. Policies: A. Maintain agricultural activities/farming as an allowed use within the Rural Residential Zoning District. B. Require residential subdivisions adjoining active farms to be designed in a manner to buffer residential properties from ongoing farming activities through lot size, building location, setbacks, landscaping, and buffering. C. Require sales promotion material for new subdivisions to disclose proximity to adjoining farms to potential buyers. Interim MUSA Development Goal 1: Establish an interim land use option within the future MUSA that will serve to facilitate the City s long range plans for the introduction of utilities in this defined area of the City. Policies: A. Continue to promote agricultural and farming activities within the future MUSA. B. Standard development density within the future MUSA shall not exceed one unit per ten acres. C. MUSA cluster subdivisions may be permitted allowing for a development density of four units per ten acres with the following conditions: 1. Seventy-five percent of the buildable land containing the clustered subdivision shall be preserved as open space for future urban development. 12
2. The subdivisions shall provide urban sized lots that will be compatible with future urban subdivision design. 3. Lots within the MUSA cluster subdivisions shall consist of buildable land exclusive of water bodies, wetlands, floodplains, transmission utility easements or street rights-of-way. 4. MUSA clustered subdivisions shall be served by communal water and sewage treatment systems that are to be designed for future integration with public utilities. 5. Communal utility systems shall be privately owned by a homeowners association and managed by a professional utility approved by the City. D. Residential MUSA clustered subdivisions shall not be located within areas identified for non-residential land uses by the Post 23 Land Use Plan. E. The City shall develop zoning regulations, subdivision regulations, and engineering standards that will define the design standards for the MUSA clustered subdivisions. Rural Residential Goal 1: Develop the majority of the City as Rural Residential land use. Policies: A. Guide residential development outside the future MUSA for Rural Residential land uses. B. Maintain a maximum Rural Residential density of four units per 1 acres. C. Require adequate lot sizes to provide necessary building pads along with the safe placement of private wells and individual sewage treatment systems. D. New subdivision in the Rural Residential areas shall be designed to be integrated with existing neighborhoods, the natural features of the land, and the City s transportation network. E. Protect the City s environmental areas from the encroachment of development to maintain their ecological functions, preserve natural open space, define neighborhood boundaries, and create attractive view sheds. F. Maintain large rural lots and setbacks that provide elbow room between homes. Goal 2: Protect areas containing significant environmental natural features by allowing planned unit development cluster residential developments that maintain an overall Rural Residential density and minimize the impact of a site s natural features. Policies: A. Require a natural resource inventory with all new subdivision applications that identifies wetlands, floodplains, waterbodies, steep slopes, and significant tree cover. 121
B. Design subdivisions (i.e., street layout, lot configuration, building placement) in a manner that is least disruptive to the land s natural features. C. Support cluster subdivision in areas of environmental significance to create greenway corridors and/or conservation areas to protect high value environmental areas. Clustered subdivisions shall meet the following criteria: 1. Overall density shall not exceed four units per ten acres. 2. Lot dimension and setbacks may be reduced by not more than 4 percent of the base Rural Residential zoning district standards. 3. Street location, lot layout, and building location shall be designed to limit the disruption of the site s environmentally significant features. 4. All lots shall have adequate land area to safely accommodate building pad, private wells, and individual sewage treatment systems. 5. Significant environmental areas shall be preserved through the creation of conservation easements. 6. Clustered development shall provide a plan for ongoing maintenance of the conservation area along with a means of financing. 7. Where communal utility systems are utilized, they shall be privately owned and professionally managed. Commercial Goal 1: Identify and reserve land for commercial development that will provide goods and services to Oak Grove residents. Policies: A. Locate commercial land uses at the intersections of the City s major highways to take advantage of the visibility and accessibility from the major roadways. B. Coordinate commercial land use planning with the access spacing guidelines of Anoka County to ensure safe ingress and egress to the commercial sites without disruption of onstreet traffic. C. Highway commercial developments must be respective of future County highway improvements and right-of-way needs with regard to setbacks, lot size, access, frontage roads, and parking. D. Spot or uncoordinated linear commercial development shall be discouraged in favor of a unified development pattern. E. Commercial and service centers shall be developed cohesively promoting highly interrelated and coordinated units with adequate off-street parking and appropriate regulated points of access. F. Direct property access to County highways shall be discouraged and the development of a frontage or backage road system shall be encouraged. 122
G. Protect residential neighborhoods from commercial land uses through proper site design including, but not limited to, building orientation, setbacks, landscaping, controlled lighting, and controlled access. Goal 2: Create a cohesive and unified identity for Oak Grove s commercial areas. Policies: A. Require commercial development in Oak Grove to meet architectural performance standards which assure the creation of attractive, functional and durable structures. Different standards may be established for different areas. B. Work with local business people to gain an understanding of the changing needs of the business environment. C. Promote a full and broad range of office, service, retailing, dining, and entertainment uses within the commercial areas of Oak Grove that address the needs of Oak Grove residents. D. Attract new businesses to Oak Grove that are complementary to existing businesses, and will contribute to the customer attraction and business interchange of the local commercial areas. E. Design commercial areas to promote safe and convenient pedestrian movement, including access for persons with disabilities. F. Ensure that service and commercial uses are adequately and appropriately landscaped according to community requirements. G. Ensure that all service and commercial uses are adequately screened or buffered from any adjacent residential development. H. Visual pollution from signs, utility lines and dilapidated structures is to be eliminated through the strict enforcement of City ordinances. I. Promote commercial site clean up through community promotion and code enforcement. J. Restrict outdoor storage or sales on commercial sites to approved designated areas of the site. Industrial/Business Park Goal 1: Identify and reserve lands for future industrial/warehousing land use as a means of expanding the City s tax base and providing local employment opportunities. Policies: A. Identify areas for industrial parks/business parks that provide the following locational characteristics: 1. The site should be reasonably level and offer a site area that is capable of accommodating industrial buildings and required ancillary activities (i.e., parking, shipping and receiving, outdoor storage, etc.). 2. The site soils should be well drained and capable of bearing heavy loads. 123
3. The site should be flood-free. 4. The site should take advantage of available community transportation facilities such as highways and collector streets. 5. The site should be protected from residential encroachment or other incompatible land use neighbors. 6. The industrial area should allow for further future industrial expansion. B. Industrial sites must have sufficient lot area to accommodate building pads, required setbacks, private wells, individual sewage treatment systems, and required parking. C. Industrial development shall provide adequate off-street parking and loading facilities. D. Outside storage of equipment and materials shall be screened and landscaped to eliminate any visual impact. E. Existing industrial uses and new industrial development shall not cause pollutants or contaminants to be emitted into the surrounding environment in excess of State and Federal regulations. F. Promote the development of transitional land use between industrial land uses and residential uses to provide buffering and separation in an effort to establish compatible land use patterns. G. Encourage industrial site designs that integrate the facility with natural features of the land and provide an aesthetically attractive appearance. 124
23 LAND USE PLAN The previous section of the Land Use Plan describes the City s efforts to define Oak Grove s rural development areas and areas for future urban services and development. Based on these defined boundaries within Oak Grove, the proposed 23 Land Use Plan has been prepared. MUSA Expansion Area The following map identifies an area of future land uses that corresponds with the City s 23 MUSA boundaries. The MUSA expansion area is intended to be a holding zone until the City is ready for the introduction of regional utilities into the area. The Metropolitan Council has projected the East Bethel plant to be constructed and in service post 21. The anticipated availability of regional utilities to Oak Grove is 23, however, the City may select an earlier target date through their Comprehensive Plan update or a future plan amendment. In discussion with Metropolitan Council staff, the region will give East Bethel a grace period to implement their infrastructure and land use goals before opening other MUSA beyond East Bethel s boundaries. With this consideration, the earliest Oak Grove would receive sewer from the East Bethel plant will likely be 22. In preparation for future utilities and urban development, the City of Oak Grove will be required to provide the following, along with the Comprehensive Plan amendment: Comprehensive Sanitary Sewer Plan Comprehensive Water Supply Plan Comprehensive Storm Water Management Plan Development Regulations for Urban Development 125
Norris Lake 23 Comprehensive Plan 23 Proposed Land Use Mud Lake MUSA Extension Rural Residential Lake George Grass Lake Low Density Residential Medium Density Residential High Density Residential m Ru Riv Commercial er Business Park Industrial Public/Semi Public Closed Landfill Golf Course Parks Agricultural Preserves Hickey Lake Lakes & Streams Wetlands Floodplain Swan Lake Rum River District City Limits.25.5 Mile 1 Sources: City of Oak Grove; LOGIS; Anoka County; MN DNR; Northwest Associated Consultants, Inc. Rogers Lake Note: This map is for planning purposes only.
The MUSA expansion area of Oak Grove is earmarked for future utilities and urban development. This area is intended to be preserved in a manner that allows for the logical and financially practical extension of utilities. In this regard, the following land use options will be available within the MUSA expansion area. This area will consist predominantly of agricultural land uses and low density single family lots. The standard development density within the MUSA expansion area will be one unit per 1 acres of land. This development option is to keep large tracts of land intact to accommodate the future extension of utilities. For property owners who wish to pursue some development prior to the introduction of regional sewer, the following interim option will be available: MUSA Cluster Subdivision. The City of Oak Grove will allow for a clustered subdivision that provides a neighborhood design that will be compatible with future urban growth and reserved open space that can be developed with future extension of utilities. To achieve this, the cluster subdivision must incorporate the following design components: 1. Within the clustered subdivision, the City will allow for a residential density of four units per 1 acres of buildable land. The lots shall be clustered into an urban neighborhood design. 2. The clustered subdivision shall preserve 75 percent of the buildable land from the parcels from which the density is being calculated. This open space shall be preserved for future urban development. 3. To provide for an urban residential neighborhood design, the City shall require a minimum lot size of 1, square feet and a maximum lot size of 2, square feet of buildable land exclusive of waterbodies, wetlands, floodplains, or transmission utility easements or street rights-of-way. 4. The cluster subdivision will require a communal well and sewer system. These communal utilities shall service each lot. The well and drain field may be located within the designated open space area. The design of the utility system must allow for the neighborhood s utilities to connect into the larger City s utility system when they become available. The communal wells and drain field may be abandoned when regional utilities are available or work with the regional utility system. 5. A homeowners association shall be established to own the communal well and sewer treatment facilities. The City shall require the private wells and sewer facilities to be professionally monitored, managed and operated at the expense of the homeowners association. These systems would be privately owned by the homeowners association and managed by a professional utility approved by the City. The City will be involved in the long term management of these treatment facilities. 129
6. All clustered subdivisions shall be required to meet all Oak Grove zoning, subdivision, and environmental regulations. 7. Clustered subdivisions shall not be located in areas that have been identified for nonresidential land uses in the post 23 MUSA Land Use Plan. Rural Residential The Rural Residential land use areas of Oak Grove will be predominantly low density single family homes on large lots and agricultural land uses. In looking to the future, it is anticipated that residential growth pressure will result in further reductions in active farm lands. While this changing land use trend will be accommodated, the City will promote subdivision design and land use patterns that protect active farms from the premature encroachment of residential development. In the Rural Residential land use areas, the City will focus on the following land use objectives: 1. Preservation of and protection of existing active farms to avoid land use conflicts with new residential neighborhoods. 2. Preserve open space and environmentally sensitive areas of the City to reinforce the City s rural character. 3. Reduce the agricultural/rural residential land use conflicts through the establishment of strategies and residential performance standards that will allow continued farming activities. Future Rural Residential development is not intended to encumber the operations or use intensities of the remaining active farms, rather the City will undertake the following efforts to protect active farms from encroachment of incompatible, non-agricultural land uses: 1. The City will maintain zoning districts that allow agricultural activities as permitted uses within the City. Within the Rural Residential land use classification, property may be enrolled in the Agricultural Preserve Program provided that the property maintains a residential density of no more than one unit per forty acres. 2. The City will develop performance standards for rural residential uses related to densities, lot size, setbacks, clustering, and buffering requirements that recognize ongoing active farm operations. 3. As part of approval of any subdivisions in close proximity to an existing active farm, the City will require sale promotion materials to disclose to the potential buyer the proximity and operation of the farm to the subdivision. 13
Rural Residential land uses are defined as single family lots at a development density of four units per 1 acres or less without active commercial farming activities. This land use is served by private wells and individual sewage treatment systems (ISTS). Rural Residential will continue under the following development scenarios. Standard Subdivision. To maintain and enhance the rural character of Oak Grove, the City will allow a standard rural subdivision meeting the following criteria: 1. Minimum lot size of 2.5 acres. The density shall not exceed 4 units per 1 acres. 2. The lot must demonstrate a minimum of a 11, square foot building pad with a length to width ratio of 4:1 that contains at least four feet of vertical separation between redoximorphic soils and natural grades. 3. All ISTS must meet City adopted standards and Minnesota Pollution Control Agency Rules Chapter 78. 4. All private wells shall be located, constructed and maintained in accordance with the Water Well Construction Code of the Minnesota Department of Health. 5. All subdivisions shall be integrated with the natural features of the land. In areas of floodplains, wetlands, and natural drainage areas, residential subdivisions shall be designed to preserve the areas in a manner that protects their ecological functions. 6. Environmental areas and designated greenways shall be used to provide separation between neighborhoods, provide rural view sheds, and define neighborhood boundaries. 7. Subdivisions shall be designed to provide direct lot access from local streets. The City shall require subdivisions along collector and arterial streets to provide landscape buffer yards to screen residential lots from these major streets and establish attractive travel corridors within the City. The standard subdivision design will be permitted throughout the City s designated Rural Residential areas to provide opportunities for large lot ownership and hobby farms. Rural Residential/Planned Unit Development (PUD) Cluster Subdivision. A second rural residential subdivision option that may be available in Oak Grove will be Rural Residential/PUD Clustered subdivision. This subdivision design option will be used to achieve the following land use objectives: 1. The permanent preservation of open spaces and greenway corridors for environmental protection, scenic enjoyment, recreational use, and rural identity within Oak Grove. 131
2. To create cohesive neighborhoods that encourage neighborhood identity and resident interaction. 3. To implement the Comprehensive Plan objectives related to greenway corridor planning, agricultural protection and environmental protection. Through the Planned Unit Development standards of the Oak Grove Zoning Ordinance, the City may accommodate a Rural Residential clustered subdivision when it fulfills the aforementioned community objectives. Within the cluster subdivision, the following standards will apply: 1. The density within the cluster subdivision shall not exceed 4 units per 1 acres. 2. The minimum lot size shall be 1.5 acres in area. 3. Flexibility in lot width and setbacks shall not vary more than 4 percent below base district standards. 4. The protected open space shall be encompassed by a conservation easement or contributing to an endowment for land conservation along with a maintenance agreement that outlines the long term maintenance responsibilities for the open space approved by the City. 5. Each lot must demonstrate full compliance with the City s regulations governing buildable land, ISTS, and private wells. 6. Beyond the approved Planned Unit Development flexibility, the cluster subdivision shall comply with the design performance standards for a standard residential subdivision. Low Density Residential Sewered The area surrounding Lake George originally developed as seasonal lake cabins on small lots. Over the years, these properties have become year-round homes. The City faces issues of private maintenance, renovation, and redevelopment of the homes related to lot size, shoreland regulations, and provision of sanitary sewer. In 1984, the City installed 21 municipal sewer systems around the west and northeast sides of Lake George. The treatment systems on the northeast edge of the lake are not meeting Minnesota Pollution Control Agency treatment standards. The City is currently investigating either replacement of the treatment facility or directing the sewer flows to the western sewer treatment facility. The City will make a decision on which option to pursue based on the physical and financial realities of both options. 132
The City will continue to encourage private reinvestment into the private homes. Building additions and home expansion will be required to comply with applicable zoning and shoreland setbacks. Medium/High Density The Land Use Plan illustrates an area of high density residential land use between County Road 9 and Old Lake George Boulevard. This site consists of a 5-unit West Lake George senior housing project. This project provides an alternative housing choice for elderly residents currently living in rural residential single family homes. There is no plan to expand medium or high density residential land use outside the future MUSA. The future provision for alternative housing types and various densities will be contingent on the provision of future municipal utilities within the MUSA in Oak Grove. Commercial Historically, commercial development has been limited, consisting of sites near the County Road 9/County Road 22 intersection and some small businesses in the Cedar neighborhood. In looking to the future, the City recognizes that with growth, there will be greater demand for commercial goods and services. The Proposed Land Use Plan builds on existing commercially zoned areas of the City and identifies new locations for commercial growth. The Proposed Land Use Map illustrates future commercial locations at the intersections of major streets. These locations take advantage of the visibility, accessibility and traffic volumes offered by the adjoining streets. Additionally, the commercial land use serves as transitional land use, moving less compatible residential land uses away from these high traffic intersections. The intent of the Comprehensive Plan is to identify commercial locations within the City that will provide attractive shopping environments and convenient access to retail goods and services for community residents and regional commuters. The various commercial areas will serve different roles in the community s future. Larger commercial locations along major County roads are anticipated to attract businesses that will serve the entire community and adjoining communities. Smaller commercial areas will have a more neighborhood orientation. The size and configuration of the commercial locations recognize the County highway access guidelines and provide opportunity to implement the following commercial land use strategies: 1. The City will utilize its zoning regulations to define the range of commercial land use that may be appropriate for each proposed commercial location. Through its commercial site planning, the City will require new commercial development to be compatibly 133
designed with surrounding land uses through the use of transitional land uses, proper setbacks, building orientation, screening and landscaping. 2. Site access will be controlled to provide safe traffic movement and to reduce the commercial traffic impacts on residential neighborhoods. 3. The City will promote commercial site designs that emphasize pedestrian accessibility, shared parking, and green space in an effort to create a customer friendly environment and promote a high level of business interchange among local businesses when feasible. 4. Architectural and site standards will be developed and applied to City commercial development in an effort to establish aesthetically pleasing, high quality commercial buildings and streetscapes where they apply. 5. Commercial development will be required to be responsive to the environmental concerns of the City with regard to site planning, on-site well and ISTS construction, landscaping, impervious surfacing, and storm water management. Neighborhood Commercial The Proposed Land Use Map illustrates a commercial area at Cedar Drive (County Road 13) and 221 st Avenue (County Road 74). This commercial area is surrounded by residential land uses and as such, must be designed to compatibly coexist with adjoining Rural Residential areas. To achieve these land use objectives, the City will implement the following strategies: 1. Define this range of compatible commercial land uses within the neighborhood commercial area through its zoning regulations. 2. Establish performance standards to integrate neighborhood commercial areas with surrounding residential areas. Performance standards will include, but not be limited to: a. Lot size and setbacks. b. Well and ISTS construction. c. Green space, landscaping, screening, buffer yards. d. Building appearance. e. Site lighting. f. Signage. g. Site access, pedestrian access, trail connections, parking, loading. h. Storm water management. i. Outdoor storage or displays. 134
Business Park Through workshop discussions, it was determined that the City wanted a land use hybrid that accommodated a mix of commercial, office, low intensity industrial, warehousing, and showroom land uses. This land use category is anticipated to include those businesses that offer production or services with some retail component as each of these businesses would benefit by having business locations that are visible and accessible to potential customers. Three locations have been identified as business park locations. The first area is located in northern Oak Grove along County Road 9. While this location is comprised of numerous Rural Residential lots, the land use change is being suggested due to its proximity to commercial uses in St. Francis and the regional accessibility available via County Road 9 and County Road 24. The second business park location is in southern Oak Grove along County Road 22, south of Nightingale Avenue. This location consists of 8 acres of undeveloped land adjoining a closed landfill on the west and single family neighborhoods on the east. Primary access to this site is anticipated from County Road 22 with a full intersection at the Nightingale Avenue alignment. The third business park area is located at the intersection of County Roads 7 and 22. Occupying the southwest quadrant of this intersection, the site offers large areas of vacant land with excellent access to two of the City s major transportation corridors. This area contains some wetlands and woodland features that should be protected through business park subdivision and site design. The introduction of the business park land use into these new areas of the City must be respectful of the existing surrounding land uses and the natural features of the land. In this respect, the following strategies will be implemented: 1. The City will establish a new zoning district for business park land uses that will define the range of commercial and industrial land uses deemed appropriate for the locations. 2. Through subdivision design and site planning, the City will require new business park uses to be compatibly designed with surrounding land uses through the use of land use transitions, proper setbacks, building orientation, and landscaping. 3. The southern business park location abuts the Cedar Creek Greenway Corridor. Site plans for this area must preserve this valued natural area. To accomplish this, a detailed natural resources inventory of the site will be required in conjunction with subdivision applications. Subdivision design and site grading shall protect natural areas within the Cedar Creek Greenway Corridor. 135
4. Site access shall be planned consistent with Anoka County access guidelines to protect the function of the County highways. 5. A full intersection at County Road 22 and Nightingale will be considered to provide primary access to the southern business park site. This full intersection should improve traffic safety at this hazardous location. 6. All business park development will be required to be responsive to the environmental concerns of the City related to site planning, on-site wells and ISTS construction, stormwater management, and landscaping. 7. Due to the visibility of business park locations, the City shall develop architectural and site standards for these uses to insure aesthetically pleasing sites and streetscapes. 8. The City shall limit outdoor storage and outdoor business activities to insure compatible land use arrangements and attractive business park sites. Industrial The City has the goal of expanding its industrial land use to insure a diverse tax base and to provide local employment opportunities. The City s current industrial park, located at Tamarack Street and County Road 22, includes Stock Lumber and a number of smaller industries. The Land Use Plan builds on the existing Tamarack industrial area and identifies some additional industrial locations. In identifying these industrial locations, the following elements were considered: 1. The industrial area should have reasonably level topography that offers lots of a size that are capable of accommodating industrial buildings and required ancillary activities (i.e., parking, shipping, receiving, outdoor storage, ISTS and well locations, etc.). 2. The industrial area soils should be well drained and capable of bearing heavy loads. Soils must be capable of providing for an individual sewage treatment system. 3. Industrial areas should avoid areas of floodplain or wetland. 4. The site should take advantage of available community transportation facilities, such as major streets, highways, railroads. 5. The industrial sites require isolated locations protected from residential encroachment or incompatible non-industrial neighbors to allow for unencumbered industrial operations. 6. The industrial area should allow for further future industrial expansion. 136
In consideration of the aforementioned criteria, the Proposed Land Use Map has identified new industrial locations. Three industrial land use locations have been identified along County Road 22. These locations offer the following characteristics that make these sites appropriate for industrial development: Excellent access and visibility to County Road 22. Industrial traffic will not pass through residential neighborhoods. The sites are located at the periphery of residential areas. Physical barriers separate them from less intense land uses. The sites offer opportunities for future expansion. A fourth industrial land use location is at the intersection of Cedar Drive (County Road 13) and Sims Road. The combination of large, vacant, undeveloped parcels of land and its proximity to the Burlington Northern Santa Fe Railroad is the reason for this area s selection for industrial land use. This area provides a unique opportunity to establish a rail access industrial park. The location of the fourth industrial site does present some land use concerns related to adjoining residential neighborhoods. To mitigate area land use concerns, this industrial park must implement design components such as setbacks, buffer yards, site landscaping, building orientation, controlled outdoor storage area, and noise mitigation that protects the adjoining residential neighborhood. Public and Semi-Public Land Uses This land use category includes all the various public and semi-public facilities that are ancillary to an urban community. In Oak Grove, this includes government buildings, schools, churches, parks, golf courses, and DNR properties. In looking to the future, there will be a need for additional public/semi-public land use to serve the City s growing population. While this need is recognized, it is not practical to geographically identify sites where future public/semi-public land uses may be appropriate. The City will plan for future public/semi-public land uses using the following strategies: 1. Public and semi-public facilities will be considered a conditional use within the base zoning districts of the City. This mechanism shall allow the City to evaluate the appropriateness of these uses in the context of the Comprehensive Plan policies without changing the zoning. 2. The City will monitor its public space needs and plan for building additions and/or new facilities within the context of its Capital Improvement Program. 137
3. All public or semi-public uses located within Oak Grove shall be designed to be consistent with the City s rural character in the following manner: a. All lots shall be properly sized to accommodate the proposed use including building location, private well, individual sewage treatment system (ISTS), stormwater management, and required off-street parking. b. Public and semi-public uses shall be designed to be integrated with the natural features of the property. c. Public/semi-public land uses shall be designed to compatibly coexist with Rural Residential neighborhoods. d. Public and semi-public land uses that include the large assemblies of people shall be located adjacent to City collector streets. Agricultural Preserves Oak Grove has parcels enrolled in the Metropolitan Agricultural Preserves Program established as part of the Metropolitan Agricultural Preserves Act. Parcels that are enrolled in the Program are guided as such via an overlay. While enrolled in the program these properties are limited to a residential density of one unit per 4 acres. If any of these properties are removed from the Program pursuant to the required statutory process, the Rural Residential guiding would apply. POPULATION / HOUSEHOLD FORECASTS The Oak Grove Land Use Plan outlines the City s land use patterns and residential densities through 23. A quantitative breakdown of the land uses in the 23 Comprehensive Land Use Plan is presented in the following table. During this period, the City anticipates to grow at rural residential densities of four units per 1 acres. This pattern of development is intended to continue until regional utilities are introduced into the City. 138
Oak Grove Planned Land Use in Five Year Stages Land Use Existing 21 215 22 225 23 Agriculture 6,89 5,966 5,122 4,274 3,427 2,582 Residential: Rural (2.5 1 acres) Single Family (< 2.5 acres) Medium Density Multi-Family Commercial-Industrial: Commercial (5.41 employees per developable acre) Mixed Use (commercial residential) Business Park (5.41 employees per developable acre) Industrial (5.41 employees per developable acre) Public/Semi-Public: Public/Semi-Public Parks and Recreation Railroad Right-of-Way 1,994 29 7 88 178 636 1,433 84 1,397 11,838 29 7 92 186 631 1,426 84 1,397 12,682 29 7 96 4 19 626 1,419 84 1,397 13,526 29 7 11 1 195 621 1,412 84 1,397 14,37 29 7 15 15 2 617 1,45 84 1,397 15,214 29 7 11 18 25 612 1,398 84 1,397 Open Waters 84 84 84 84 84 84 TOTAL 22,64 22,64 22,64 22,64 22,64 22,64 Wetlands 6,233 6,233 6,233 6,233 6,233 6,233 Source: NAC The following table illustrates comparison of Oak Grove s population and household estimates against forecasts prepared for the City by the Metropolitan Council. City of Oak Grove Population and Households 199 to 23 State U.S. Census Demographer Metropolitan Council Forecasts Estimate 199 2 25 21 22 23 Population 5,441 6,93 7,977 7,7 8,3 8,6 Households 1,638 2,2 2,562 2,7 3, 3,22 HH Size 3.32 3.14 3.11 2.85 2.77 2.67 Source: U.S. Census, Metropolitan Council, Minnesota State Demographer 139
The State Demographer s 25 estimates suggest that Oak Grove s population and household growth is outpacing the Metropolitan Council forecasts. Where the Metropolitan Council forecasted the addition of 5 new households between 2 and 21, the City added 55 new housing units between 2 and August 26. Between 2 and 26, the City averaged 82 new homes per year. Building Permits Issued for Residential Dwelling Units 2 to 26* Number of Annual Increase Year Permits No. % 2 44-13 -22.8% 21 76 32 72.7% 22 7-6 -7.9% 23 12 32 45.7% 24 19 7 6.9% 25 88-21 -19.3% 26 65-23 -26.% Total 554 ---- ---- Source: City of Oak Grove Using this building permit information, the estimated local population and household counts for 26 are shown in the following table. These figures assume 1% occupancy in the new housing units and a slightly declining household size similar to the State Demographer s estimate. Because the majority of Oak Grove s housing development consists of large lot, single family houses, the City believes these assumptions have merit. City of Oak Grove Population and Households 2 to 26* Residential Building Permits Households Population Household Size 2 Census 2,2 6,93 3.14 2 (year end) 44 2,244 7,33 3.13 21 76 2,32 7,26 3.13 22 7 2,39 7,46 3.12 23 12 2,492 7,775 3.12 24 19 2,61 8,9 3.11 25 88 2,689 8,335 3.1 26 65 2,754 8,535 3.1 Sources: City of Oak Grove; U.S. Census; NAC, Inc. 14
In looking to the future, the City has a gross area of 19,872 acres outside its future MUSA. The City has guided 15,383 acres for Rural Residential land uses. Inventory of remaining available buildable land reveals that Oak Grove has 3,693 acres of Rural Residential land remaining for new development. Using a density of four units per 1 acres, this land supply can accommodate approximately 1,477 new homes. The following table illustrates the City s forecasted population, household counts and employment through 23. City of Oak Grove Population, Household, Employment Forecasts 199 to 23 199 2 26 21 22 23 Population 5,441 6,93 8,535 9,15 1,33 11,275 Household 1,638 2,2 2,754 3, 3,6 4,1 HH Size 3.32 3.14 3.1 3.5 2.85 2.75 Employment NA 354 N/A 52 675 82 Source: U.S. Census, City of Oak Grove, NAC Inc. The City of Oak Grove forecasts are based on the following assumptions: 1. Current growth has already outpaced the Metropolitan Council forecasts for year 21. Based on growth trends and market conditions since 2, the City is expecting to have approximately 3, households by 21. 2. All forecasts assume Rural Residential development consisting of single family homes at a density of four units per 1 acres. This predominant housing style is supportive of families with children resulting in a larger household size than utilized by the Metropolitan Council. 3. The forecasts are based on available buildable land supply within the Rural Residential area of the City. Future growth will continue to reduce this available land supply. As such, the rate of growth will slow as the number and size of available parcels is reduced. 141