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18.191 'This clustering and density txarisfer system is to provide a means bywhich parcels of land in the City of Gern Lake' having unusual building characteristics due to subsoil conditions, elevation of the water table, water:atea, -and/of location or shape of.the .parcel may be more efficiently utilized..I7.ensityhoningalso provides a means to preserve. and protect natural resource areas such as;wetlands.; woodlands, steep slopes, as well as.goad agricultural land and scenic views. Basically, this approach allows a developer to cluster housing or business units in buildable areas in return for leaving the natural resource areas or agricultural land open from development. 18.1.9.2 The. Council, in determining. the: reasonableness of the proposed..clust. g,. shall consider f1ie. £allowing factors: A).Loca.tion, .amount and proposed use of open space; B} Location; design and. type of dwellings or business .provided; C}:Physical characteristics of: the site D) Relationship of the proposed dwelling or business units to nearby uses. 18.19.3 The owner or owners of any tract of land in the: City of Gerfi. l:alce`aray submit to: xn the Planning Comissiori, for review and recommendation to the City Council; apan for use and development of such a.tract of land as a cluster area by making an application for a Cohaitional 6ls Permit authorizing completion of the project according to. an approved:plan. The plan for the proposed project shall'cvnfonm:to the xegtuxemeritsof:the Use District within} which the land' is. located..except: as. hereinafter. modified: A The tract of land for which a'pzoject is pxoposed.ana a Conditional Use Permit requested shaTnot .be less than: five (5) acres in size; .and. B) The applicant: shall state precisely:,6at,. in tli s;.;agirxion, axe:` -the -.unusual characteristics of this site for purposes .of justifying,tl e;gcasiting of. a Con . ti. al'TJse Permit For this project; and C) The plan shz..be: submitted: n the :£ozm of;a:prelicninary pla i.and.be in. complete conformance with what would be submitted as described: in the City of, Lake Subdivision Ordinance. fora. preliminary plan, and; ro `or:iusiness-uriits pposed for the entire subdivided .axca shall not exceed she total D). The fibrabet.,of dw�iih ni;ml 'er tleririitfed far the Ilse>Districtwitlziri:.w h'the laud is located, unless a bonus is given for unique uses of:rhe. area; and, ` E) `Te average lot densit lyin the plan: shall not be.greater than the maximum fvx the area and the lot area of any os e:(1} lot shallnot be':reduced more .than one -Half �A) by asses ing additional dwelling or business units; and, F)'That land which is set asideias unbuildaljle and vn. which the plan is justified shall be clearly indicated. oil the plan..T his. land shall be dedicated as.a "conservation easement" naming both the City.and the Minnesota Laird Trust or similar as holders of that title for that land. Provisions .for the. continual. maintenance of that cc area so dedicated and accepted by the City shall be required from.the. property owners)- 18,1.9.4 When calculating the number of dwelling or busimss units per acre the size of site shall be determined: by the total, land area within the perimeter. of the privately owned property. This will include any area of.newly proposed public or private rmAs of road right-of=ways. 18110.5 A density bolus of up..to .ten (10°/0) percent of the maximum allowable dwellings on a defined parcel'inay be allowed by the City Council Section 18.20 Park Land Dedication Requirements. imo.1 As a pre -requisite to plat or Planned Unit Development. approval, all developers shall dedicste land fox :parks,. playgrounds, public open spaces or trails and/mshallsnake a cash contribution to the City of Gera Lake's park fund as Updated March 14, 2017 Gem Lake Consolidated Land Use Ordinance: — Page 11:2