Zoning Code Update: Residential Districts (Continued Discussion)

At the January 26 Planning Commission meeting, we discussed the proposed business districts section of the Zoning Code update and asked for some direction on some topics within residential districts.  Those topics included rural residential lot areas, density transitioning, and what the "standard" urbanized single-family lot dimensions should be.  Some direction was provided as well as requests for more information.  The Planning Commission began discussing this section at its special meeting on February 16.  We will pick up this discussion at Section 460 on Page 10.  Time permitting, we can go back to the start of this section for the benefit of the Commissioners who were not able to attend the meeting on the 16th.  

Staff researched several other communities that have similar growth characteristics as Ramsey--communities with a MUSA boundary dividing the city into rural and urban areas and cities that are subject to the Metropolitan Council review.  Attached is a table of the findings for the discussion on the standard urban single-family lot and rural residential lots.

Rural residential lot areas:
From the research, Ramsey's existing R-1 Rural Developing (R-1 RD) lot area standards appear to be typical of the other communities' rural residential districts.  With only about one-quarter of Ramsey's R-1 RD lots meeting the current 2.5-acre standard, staff is proposing to add a second district for a 1-acre lot minimum.  This would allow for more lots to be in compliance with the regulations, though there will likely be over one thousand lots still considered legal nonconforming.  An updated map requested by the Planning Commission showing only the R-1 RD lots is attached (staff previously included lots zoned PUD created for the sole purpose of averaging lot areas on a map).  Staff research found that some communities do have their rural residential districts starting at 1 acre.  

A question came up about the potential of opening up additional lots for subdivision given a smaller lot area.  Staff has contemplated maintaining the same lot width requirements for both districts so that a property is not split in a long-and-skinny way. 

The "standard" urbanized single-family district:
The current urbanized single-family residential district most used in Ramsey is the R-1 MUSA-80 district.  With a quarter-acre lot area and 80 feet in width, it has been difficult, if not impossible, to meet the required density range from the Comprehensive Plan of 3.0-4.0 units per acre.  Density calculations include local roadways and storm water management.  High volume roadways, like County or State roadways as well as natural wetlands are excluded from the density calculations.  Staff's proposal is to slightly reduce the lot width by five feet and area by 890 square feet in hopes of attaining the required density.  This proposal appears to be in-line with other communities.  It should be noted that many communities have a lower density range.  Staff is currently in discussion with our Metropolitan Council Sector Representative to understand this.  

Density Transitioning:
At the January Planning Commission meeting, staff presented pictures of where the current standard of transitioning between urban and rural densities posed some challenges, especially regarding ownership of buffer outlots  and to over-planting trees.  Feedback from the Commission was that there should not be this type of transitioning done between the same uses--single-family.  The consensus was that there should be transitioning or buffering between different uses, such as between single-family and townhomes or between residential and non-residential uses.  The language that is proposed in the attached draft simplifies the requirements by adding 35 feet to the lot size and principal structure setback when adjacent to a different use.  Within that 35-foot area, different options are given to provide buffering and screening.  One of the options maintains a landscape berm and the others include a privacy fence with overstory trees, trees and shrubs along storm water management basins, or an "other" category acknowledging that existing natural features could exist to provide that screening and buffering.  

Urban Reserve:
Staff is proposing a new zoning district, the Urban Reserve district.  This is a holding-zone district that many developing communities have.  The intent of the district is to acknowledge that the land will be developed someday, but the utilities or infrastructure needed to develop it is several years out.  The standards allow for reasonable limited uses, such as agriculture and single-family homes, while maintaining large lot areas.  There are several locations in Ramsey that are currently considered developable by their MUSA zoning designation, yet sanitary sewer and water mains are miles away.  Giving it its own zoning district does allow for some discretion in approving new subdivisions in these parts of town, mainly based on the adequacy of utilities.  A map is attached showing properties that would likely fall into this zoning district.  

The rest of the residential requirements 
Attached is the working draft of the residential portion of the Zoning Code.  Like the business section, it consolidates the different districts' uses and bulk standards into tables.  Staff is proposing to maintain the existing lot standards and uses as they are today, with the exception of the "standard" district discussed above.  Performance standards are included for some of the uses.  There are also several modifications for standards regarding parking and property maintenance that have been challenging for Code Enforcement.  

Please note that we are not proposing to discuss Home Occupations tonight.  That will be discussed separately at a City Council work session in the upcoming months.  




 

None required.  A segment will appear in the next Ramsey Resident noting the Planning Commission's work.  

This work is being done as a part of staff's normal duties. 

Please provide any feedback, changes, and questions on the proposed language.