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open space requirements, as he intends to fully develop the property when city sewer and <br />water is available. The alternative, amend the Comprehensive Plan and Zoning Ordinances <br />to establish guidelines for cluster developments, could take months to accomplish. The <br />premise of most cluster development guidelines is very similar to PUD's in that the <br />developer is allowed smaller lot sizes and less infrastructure costs in exchange for preserving <br />an amenity deemed to be desirable to the City such as woodlands, common permanent open <br />space, etc. <br /> <br />Mr. Wirz' plat is also located in the Rum River Scenic Overlay District and the pUD or <br />cluster development would require DNR's approval. <br /> <br />As discussed in the City Staff Review Letter, the design of the communal services would <br />have to comply with Minnesota Rules and development of an operation and maintenance <br />schedule would also be required. <br /> <br />If the plat goes forward as proposed, density transitioning would be required o'n the north and <br />south common property lineS with. adjacent properties. City 'Code requires a 45 foot wide <br />Corridor with numerous tree plantings. It appears that the plat Would have to be. redesigned to <br />accommodate the 45 foot wide density transition corridor. <br /> <br />The Planning Commission reviewed the sketch plan on February 6. The hour was late and <br />the case was tabled for further discussion and information. <br /> <br />Since the Planning COmmission meeting,' City Staff received a letter'from DNR regarding <br />Mr. Wirz' proposal. The letter confirms that clustering is allowed to preserve agricultural <br />land, open space, woods, scenic views and other natural environments. Again, Mr. Wirz' <br />plan does not include any permanent preservation of open space and does not meet the <br />requirements of the Scenic River District. The letter also 'notes that Minnesota' rules would <br />not permit urban densities in the Scenic River District. <br /> <br />Mr. Wirz proVided City Staff with a copY of Dayton's Planned Unit Development (PUD) <br />OrdinanCe #2000-9 that addresses cluster developments. The situation which Mr. Wirz <br />referred to in Dayton was allowed .under Ordinance #2000-9 because the property being <br />subdivided was in the 2020 Metropolitan Urban Service Area and' guided for eventual service <br />with sanitary sewer and municipal water. On that basis, the landowner was allowed to create <br />18 15,000-square foot lots, rather than 18 2.5-acre lots. The landoWner was also responsible <br />for dedicating permanent open space and trails, in addition to road right-of-way. Ramsey's <br />PUD ordinance does not contain provisions like Dayton; even if it did, Mr. Wirz' property is <br />not in the 2020 Metropolitan' Urban Service Area. <br /> <br />Recommendation: <br /> <br />City Staff maintains that Mr. Wirz should be advised to either reconfigure the plat to complY <br />with the 2.5 acre lot size requirement (including a resubdivision at urban densities), or submit <br />an application for an amendment to the Comprehensive Plan and Zoning Ordinances to <br />provide for cluster developments served by interim communal water and sewer systems. <br /> <br />I <br />I <br />I <br />I <br />I <br />I <br />i <br />I <br />I <br /> I i <br />I <br />I <br />I <br />I <br /> <br />20 <br /> <br /> <br />