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~...... .,; If' MEMORANDUM Hoisington Koegler Group Inc. mil ~n TO: Ramsey City Council and Staff FROM: Mark Koegler SUBJECT: Change in Land Use Plan Densities DATE: July 10, 2000 It is my understanding that the Ramsey City Council is considering a reduction in allowable densities under the Ramsey Comprehensive Plan. At the present time, the draft plan allows the following maximum densities: Urban Transition Area Low Density Medium Density High Density 2 units per acre 4 units per acre 6 units per acre 15 units per acre Based on a review of a recent development proposal, consideration is being given to changing the Medium Density classification to 4 units per acre and the High Density classification to no more than 7 units per acre. This potential change raises two issues. First, would this reduction be consistent with the policies of the Metropolitan Council and second, how might such a change impact the future land use pattern in the City of Ramsey? Density The Metropolitan Council has defined a goal encouraging communities to maintain a development density of three units per acre. The Metropolitan Council's use of the term density is what I would call a modified net density approach. Their calculation of density omits certain types of land from the equation. Specifically, it does not include highway right-of-way exceeding 100 feet in width, public parks, wetlands and steep slopes. Accordingly, a proposed development at three units per acre will have a net density that is higher depending on the amount of land qualifying for omission. The following illustrates this point: A 90-acre parcel of land would be eligible for 270 housing units at a density of 3 units per acre (gross). If the "eligible" land area of this parcel was reduced by 2 acres of right-of-way, 10 acres of park, 10 acres of wetland and 5 acres of steep slopes, the net density would be 4.29 units per acre (270 units/63 acres). Looking specifically at Ramsey, Table V-6 in the Comprehensive Plan identified a total of 4,154 housing units from a net total of 1,013 acres corresponding to a net density of 4.1 units per acre. (Note: the eligible land used for this net density calculation is similar but not identical to the Metro