Comp Plan 1974-1977 FILE #1 - Laserfiche WebLink

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some 2,$25 persona are anticipated to locate w~thin the T~anaition and Rural As noted previously, most of the City's 7,620 population currently reside in the center of the proposed Transition Area. The vacant platted lots ere also concen- trated in the Txansition Area. This implies that under the proposed City policies, Rarasey could well have 10,000 psrsons living in its Transition A~ma by 1990. The Urban Area is planned for less than ~his -- 8,375 persons by 1990. Ramsay should give careful consideration to the implications of these policies for the Transition Area upon their own development objectives. On the one hand, the City is plannxng major capital investment commitments for local sewers, streets, and other public services in its Urban Service Area over the next l0 years. At the same time, the City is apparently willing to accept continued development in that part of the City that has experienced the strongest grca~ch in the past six years, the proposed Transition Area. The reasoh for Ramsey's rapid development in the past six years has been precisely that housing could be built relativeIy cheaply on lots without ~rban services. If the City follows its proposed policies, a local leap-frogcina of development could take Discs. E:(lsting platted lots in the transition area could become developed while the City*a Urban Service Area remains tundeveloped. If Ramsay is to avoid this problem in the Transition Area, a stronger approach must be taken to managing the existing and future development. ' As one possible solution, much of the transition area could be rezoned on an interim and staged basis to a density similar to the rural area standard of four households Par qua~ter-cluarter section. This standard would apply in the transition area as follower a. Develop subdivisions -- The lower-density zoning ordinance could be ~afted in such a manner that existing developn%ent would not be intensified without new City approval. Any activity requiring a building permit (for example, an addition to a home} would provide the City with an opportunity to assess whether support services to the home (such am on-site septic systems) are adequate tc accommodate the expansion. Other appropriate conditions coulcI also be developed along this line. b. Undeveloped or partially developed subdivisions and platted lots -- Dcwnzcning to a lower density could limit further devmlopment of existing subdivisions and on platted lands until the extension and provision of adequate public services ~ facilities. Downzcning, particularly when undertaken in connection with the planning activity which the City is now undertaking, and the policies and dir- ectives contained in the proposed comprehensive plan, would clearly be legally authorized. The general effect of downzoning to a lower density would be to temporarily forestall development in connection with 'paper" plats and other lots and parcels, whether within or outside a subdivision, on which no ment activity ham yet occurred. It clearly ia legal for the City to amend its zoning ordinance at this time to require either a buildable lot size in excess of the platted lot 'size o= an overall density lower than the de~sity that would result from development of all currently platted lots. Neither a pre-existing zoning ordinance nor 9letting alone gives anyone a right to build at a pre-existing density or on a platted lot. Such a zoning amendment, however~ would'have to be carefully drawn so as :o exempt or allow the issuance of Variances in situations where building permits have already been issued (subject to construction cov~encement within a reasonable period) and where land owners have alweady undertaken specific development ac- tivity which under the law gives them a vested right tc complete their develop- ment. As a general rule both in Minnesota and elsewhere, a vested right ts not obtained until one has been granted a building permit and has aotually commenced substantial construction and reliance upon the permit. For e~empls, the owner of · rmcord lot prior to the effective date of the ordinance who has no reasonable economic use fo= his property other than for residential construction, would often be entitle~ to a variance, particularly where the economic and other hard- ship under the ordinance amendment would be permanent and severe. In addition, land owners who have expended substantial sums of money in reliance on the pre- vious ordinance prior to the effective date of the new amendment could also claim a vested right to continue their development. c. Unplatted land -- New plats would only be acceptable if their development would not exceed the new zoning density standard. In s .... ~y, it is recommended that the City cf Ramsay give consideration to downzoning part or all of the ~xensition area to a much lower overall density in ¢om~ination with a sensible, practical and legal procedure for issuing variances. Additional tax miti- gation measures and planning specifications should als~ be consldm=ed by the City in the event that it decides to follow this course of action. With such an approach, development can be chanelled to the City's Urban SerVice Area where significant public lnvealu,'-~nts ere being planned to support growth. / Malor Diversified Centers The Development Framework identifies potantia! locations for the development of a Major Diversified Canter by 1990. The City of Ramsay ia not identified as such a location. Nevertheless, the City has identified a need to set aside 160 acres of its Urban SerVice Area for development over time of a "major shopping center". For comparison purposes, this would be a land area twice as large aa the Southdale Shopping Center. This area will likely remain undeveloped for many ymars and could create local p~oblems to the extension of urban services, particularly sewer lines, to other parts Of the proposed Urban Service Area. The Minnesota Highway Department has also stated that even the initial stages of a shopping center would seriously tax thm capacity of TIi 47 (sas attached letter). And there are no plans to upgrade this road. Ramsay should reduce the size Of the commercial district to be more in scale with a local neighborhood center. Funthermore, any commercial davelooment should be compatible with the roadway capacity or else the City should indicate how it will improve the capacity. Transportation In planning the location, size, and timing of its Urban Service Area, the City ham made several basic development assumptions related to transportation improvements. The City assumes construction of a bridge crossing the Rum River as an easterly tension Of CSAH %57 within the rmlatively near future (five years or less). According to the Anoka County Highway Department, this crossing is not yet scheduled for con- s~uction and is not likely to be built for 10 years. The discussion of planning activities for this bridge (pages 17-1~) is accurate, only the assumed timeframe is wrong. Another assumption is 'that l$$rd Avenue wiI1 be developed as a major east-west artery. The Anoka County Thoroughfare ~!an, however, indicates a minor arterial at approximately 157th Avenue (westerly extension of CiAH 20).