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Cyphers Logistic Park AUAR 20 March 2022 b. Discuss the project’s compatibility with nearby land uses, zoning, and plans listed in Item 9a above, concentrating on implications for environmental effects. Scenario 1 , Scenario 2 , and Scenario 3 The City’s 2040 Comprehensive Plan guides the area north of 34th Street N a as Rural Area Development which generally permits rural residential principal and accessory uses. The May 2021 Comprehensive Plan Amendment guides the area south of 34th Street N for Business Park. Land use east of the project site is guided for Rural Area Development and Limited Commercial/business uses . Land west of the site is within the City of Oakdale and is guided for urbanized development including PUD Business Park and low d ensity residential. Scenarios 1, 2, and 3 propose development of the AUAR study area with urbanized development patterns that require the extension of municipal water and regional sanitary sewer. This area of the City was not contemplated for urban service s in the 2040 Comprehensive Plan period because the 3M Settlement occurred after its adoption. The PFAS groundwater contamination in this area makes it important for any development or redevelopment activities to be served by the municipal water supply, and consequently make it cost effective for the area to be served by the regional sanitary sewer. Scenarios 1, 2, and 3 are consistent with the land use patterns in the City of Oakdale, and while they are somewhat inconsistent with the adjacent Lake Elmo land uses , environmentally it is important to serve this area with municipal services rather than private utilities and infrastructure. Land adjacent to the AUAR s tudy a rea in the City of Lake Elmo is of a lower density and intensity land use pattern than is identified in all Scenarios 1, 2, and 3. The most significant potential conflict is along the northern and eastern border of the s tudy area where the predominant existing land use is rural residential. To mitigate potential land use conflicts , Scenario s 1, 2, and 3 include an approximately 14-acre residential buffer between the planned Business Park and existing rural residential development. The parcels south of 34th Street N are where the project proposer intends to develop a Business Park that will include a combination of warehousing and light-industrial uses. Planned development will include open space buffers along the south and southeaster n borders where there is existing vegetation and the floodplain. On the easterly border of the s tudy area there are existing Limited Commercial uses that will be compatible with Scenarios 1, 2, and 3 . The parcels south of 34th Street N in Scenarios 1, 2, and 3 are consistent with the guided Business Park land uses in the 2040 Comprehensive Plan, as amended in May 2021, and rezoning of this area will be required as part of the land use application process . The area north of 34th Street N in Scenarios 1, 2, and 3 are inconsistent with the 2040 Comprehensive Plan and will require a Comprehensive Plan Amendment to be included within the MUSA. Once the development is known, this area would be re -guided and subsequently rezoned to be consistent as part of any land use application process. Scenario 4 Scenario 4 is consistent with the adopted 2040 Comprehensive Plan as amended in May 2021. The area south of 34th Street N are guided for Business Park and at time of development must be rezoned for consistency with this land use designation. The area south of 34th Street N is included in the City’s MUSA boundary and is planned to be connected to both municipal water supply and the regional sanitary sewer system. The area north of 34th Street N is guided Rural