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The discussion at the Planning Commission regarding this request dealt mostly with issues of <br /> density and compatibility. For a property that is roughly 13 acres, the following densities would <br /> be allowed: <br /> Transition Residential Zoning: <br /> - 2 units using a standard lot/block subdivision <br /> - 26 dwelling units using a Rural Conservation Subdivision or Planned Unit <br /> Development <br /> Urban Residential Zoning: <br /> - 56 units for a Planned Unit Development without municipal sewer <br /> - 181 units for a Planned Unit Development with municipal sewer <br /> The Land Use ordinance is written to facilitate managed and planned growth from the downtown <br /> area into the rural areas. The transition zone is designed to facilitate growth by providing for <br /> increased density(as compared to forest and agriculture lands) on the edge of the downtown <br /> area. The transition zone is designed to provide a transition to the more rural areas of the city by <br /> requiring preservation of open space with the development. The mix of higher density and open <br /> space preservation is in place to make the transition zone compatible with both Urban <br /> Residential and the Agriculture/Forestry/Rural Residential zoning classifications. <br /> The ordinance does not provide for establishment of an Urban Residential zone next to an <br /> Agriculture or Forestry zone. If the Council were to designate the Hemmrich property as Urban <br /> Residential, the adjacent low-density properties to the north would need to be rezoned to <br /> Transition Residential to facilitate orderly growth and development. <br /> Your Staff recommends that you maintain your previous decision to uphold the recommendation <br /> of the Planning Commission and maintain the property under Transition Residential zoning. <br /> 14084 Baxter Drive, Suite 7 <br /> Baxter, MN 56425 <br /> (218) 828-3064 <br /> www.communitygrowth.com <br />