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612-3385838 HOl N L :> J. . WORKIN.RAFT Page 4 of 14 capable of handling private septic system drain fields, extension of urban services to the rural developing area is not practical or financially feasible. Regional growth policy would suggest imposing a gross density consistent with the Rural Preserve area of 1 unit per 10 acres. However, because an existing development pattern of 1 unit per 2.5 acres is already established it would not be an efficient use of existing infrastructure to prevent the remaining parcels within the rural developing areas from developing at densjties compatible to surrounding development". e After studying the existing conditions and potential impacts, a future gross ,tensity of I unit per 2.5 acres for the rural developing area is recommended as a maximum density that can be supported by current and future infrastructure development. However, a lower density might be mandated (such as 1 unit per 3 or 5 acres) with density bonuses offered up to 1 unit per 2.5 acres as incentives to preserve open space and natural resources. The following list identifies policies for the Pennanent Rural areas: Permanent Rural Policies-It is the policy of the City of Ramsey to: J. Enforce a maximum overall gross density of 1 unit per 10 acres in the Rural Preserve area. 2. Enforce a maximum overall gross density of 1 unit per 2.5 acres in the Rural Developing area (including density bonuses for preservation of developable open space and developable areas within the greenway system). 3. Allow density bonuses for preservation of open space and natural resources beyond what is required by ordinance or other legal means. 4. Allow lot sizes in the Permanent Rural area, which are dependent upon the soil conditions of the lot and its ability to handle private well and septic systems in accordance with State Rules Section 7080 for on-site sewage disposal systems. 5. Encourage environmentally sensitive and open space design and construction techniques that preserve natural resources within private control (i.e. other than public land dedication)? 6. Develop, implement and enforce a septic system inspection program and wellhead protection progr-cUD for existing and future private septic systems and wells. 7. Encourage the use of cluster housing techniques, transfer of development rights and other planning tools to preserve larger contiguous open spaces, wetlands, tree canopy and other environmentally significant areas. 8. Require hard surface, bituminous roadways to serve all future development in the rural preserve areas. 9. Provide for the extension of urban services only when petitioned or if failing systems pose a danger to the health of the public. 2 Good examples of rural design principles can be found in the book Rund bv Design by Randall Arendt, an AP A publication. Hoisington Koegler Group, Inc. Ramsey Comprehensive Plan