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previously endorsed local plans that held land at densities of one unit per ten acres with ghost platting, clustering and other development controls. In the city of Blaine, the Council allowed the city to put its plan into effect with the exception of the Blaine Lochness Area where the city and Council are working together to develop a plan for this part of the "urban reserve" that accommodates urban growth, rural lifestyles and natural resource restoration. The Ramsey plan is consistent with these approaches, one per ten, ghost platting and a feasibility study. As part of the study, the city should re- examine rural area policy #8 that states no sewer expansion can occur unless there is a threat to public health. As documented in the wastewater system review below, the final plan, as submitted, reduces the potential substantial plan departure from 2020 to 2040 in that it provides opportunities for future sewered development. It is unlikely, however, that the city can use all the approximately 3,500 SAC units of reserved 2020 to 2040 sewer capacity within or outside the proposed study area due to existing development patterns. Should the Council permit the remaining approximately 5,900 acres (1,726 vacant acres) of proposed "rural developing" go into effect? Are there other areas that could eventually be provided with urban services? Contiguous MUSA expansion would be difficult due to existing development. Sewer interceptor capacity could be used within the TH 10 — Northstar Corridor staged area over the next 40 years if development intensifies along that corridor, consistent with the Council's Transit Plan and new focus on Smart Growth within nodes and corridors. There is vacant land and almost 700 acres of industrial land in that corridor that may not develop in the next 20 years. In short, the city may be able to use the sewer capacity and still continue its proposed rural development. However, the Council and city should identify any remaining lands where sewer could be feasible in the city before zoning is changed to allow one unit per 2.5 acres in the remainder. Permanent Rural The Regional Growth Strategy identifies lands north of Trott Brook in the city of Ramsey as "permanent rural ", to be developed at a density of one unit per 10 acres, where feasible, or through clustering to protect natural resources. Agricultural and other rural uses are also recognized. In the Ramsey plan, approximately 60% of the area north of Trott Brook was designated as "permanent rural" where densities of one unit per 10 acres would be maintained, consistent with Council permanent rural policies. The remaining acres bordering Elk River and Andover/Burns Township were designated as rural developing, previously described as one unit per 2.5 acres. The city's proposed rural districts should address the following aspects of the Council's rural policy to be found consistent: 1) be located outside the urban reserve 2) be retained at one unit per ten acres density where feasible, and 3) where not feasible, be guided by all environmental standards for siting on -site systems and be clustered to protect natural resources. The first standard was addressed to the best of the city's ability by the identification of the Central Planning Area. The second standard is met for most areas, but there are approximately nine quarter sections near Trott Brook that appear to be areas that could be retained at one unit per ten, including the approximately 340 developable acres (800 total) removed from that classification in the March 14, 2001, revisions. The initial plan review report found a departure from the Regional Water Resources Management plan due to the potential failure of unmonitored on -site waste disposals systems and the possible future need to expand regional sewer services to protect groundwater. The city substantially met the third standard with its plan policies to protect natural resources and greenways and its recent adoption of an adequate ISTS management program and ordinance. The city is still developing its surface water management plan in order to protect water quality. When that plan is completed, it may be possible to increase densities while protecting the rural area. The city's policies for the "rural preserve" and parts of the "rural developing" areas are generally consistent with the Regional Blueprint policies for the permanent rural area. However, The March 14, 2001, revised plan reduced the total acres in the rural preserve from approximately 1,900 to 1,100 acres to (782 developable) acres. The current housing estimate to 2020 is 741 new units on on -site systems. The city should increase the size of the "rural preserve" to include remaining unplatted and contiguous parcels. Rather than increasing allowed densities in these areas, clustering policies could be adopted to preserve rural character by providing a density bonus to landowners and developers that protect open space and natural resources. Before implementing the "rural developing" area, the city should also work with the Council and property owners to identify and reserve 12