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Residential Land Use Net Developable Acres City's Assumed Density (units /acre) Total Units Low Density 808 3 2,424 Medium Density (includes 37 acres mixed use) 268 7 1,876 High Density (includes 75 acres mixed use) 134 10 1,340 Future Urban Total 1,210 4.7 5,640 Rural 2,235 .3 741 Total All Future Development 3,445 6,381 Table 2 - Future Development Capacity based on Plan Table V - 6 *Conservative Council estimate assumes single family at recent historic densities, medium at average for townhomes in the sub - region. Analysis assumes 112 acres of multi - family housing within mixed -use areas. Urban Reserve The area shown in the Regional Growth Strategy as "urban reserve" and illustrative 2020 MUSA was largely developed in one to 2.5 -acre lots before the city had wastewater services provided in 1990. When the city received sewer through a 1990 plan amendment, most of the area was rezoned to "rural transition area" and held at four units per 40 acres with required ghost platting that would allow for future subdivision when urban services become available. The city's original plan submittal changed the designation of this area to "rural developing" where the remainder of the area would be developed at densities of one unit per 2.5 acres, eliminating the possibility of future urbanization. The March 14, 2001 revised plan reduces the size of the rural developing area and establishes the Central Study Area as a possible urban reserve. The city made this change in response to the staff plan review report as explained below. The preliminary staff review found that the 2015 urban growth boundary and lack of designated urban reserve would leave the interceptor specifically provided to Ramsey, at the city's 1975 request, underutilized. Staff documented that this constituted a substantial departure from the Water Resources Management Plan for the Metropolitan Disposal System. The 1996 systems plan called for 7,500 sewered households to 2020 and 10,570 sewered households to 2040 based on previous city plans and Council forecasts. As documented in the sewer analysis below, in order to provide that capacity to another part of the region where the growth would have to be accommodated, it would cost the regional ratepayers the much higher cost of building new interceptors (see Council item March 14, 2001). The city was advised that its policies for the rural developing area foreclose the opportunity to ever use the capacity. In order to avoid this substantial departure and system impact, the city was asked to modify its plan to identify a 1,000 to 1,500 -acre urban reserve that could accommodate this growth, if needed. Because most of the "urban reserve" is developed and there are questions as to the cost effectiveness of extending urban services, Council staff suggested the city identify an urban reserve study area in its plan and work with the Council to identify areas for the feasible extension of urban services. The March 14, 2001, submittal includes the 997 -acre Central Planning Area consisting of 150 vacant acres, a park and 570 single family homes, some of which are developed on double lots that can be divided if sewer is available and others that are on older on -site systems. The plan states that, "The city is proposing to work with the Council to identify the potential of this or other areas for sewer and water development after 2020 in order to eventually use the wastewater interceptor capacity provided to the city." A plan amendment is to be submitted in two years. In the interim, current ordinances for the "rural transition area" will remain in effect within the study area, requiring a four units per 40 -acre density and preliminary plats and sketch plans for any development that illustrate the reasonable subdivision to urban densities. Although the Regional Blueprint calls for an urban reserve to be held at a density of one - per -40 acres so as not to preclude future urbanization, the Council has 11