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f 1.849.1 This clustering and: density transfer system is to provide a means by which parcels .of land,in the City of Gem t Lake,having unusual building characteristics due to.subsoil. conditions, elevation. of the water table, water area, and/or relative.lvcation.or shape of the parcel may be more efficiently utilized_ Density zoning also provides a means to. preserve and protect. naturalresource areas such as wetlands; woodlands; steep. slopes; as:well as good 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 City Council, in determining the reasonableness of the.proposed. clustering, .shall consider the following factors: A) Location, 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 tonearby uses. 18.19.3 The owner or owners .ol" any tract of land is the. City. of G 6m Lake may submit to the Planning Commission, for review.:and.recommendation to. the City:.Couneil, a plan. for use. and. development of such a tract of land as a cluster .area by making an Application. -for a Conditional Use Permit authioxizing .cornpletion of the project according to an approved: pIan. The plan for the .proposed project shall conform: to the requirements of the: Use District. witbin which the land is located except as hereinafter modified: i1) e jtract f sb , .. -r•,r- s: . o `for wlsitt: xo ect is ro o `dsand.a..Co than e. 5 acr'`s fn size; and M ;n .010 $) The l'ap lica ' s.� er�sely who its this anion, puupnscis.af jus g t ,ranting of a Copivl T Ise l?�xttci sumuttea4nAtie tom• or a: pre] as descdbediWIhe�C y of .Gem. less this site for. and be in complete confortu'alice with what Ordinance fora reliuiii plan, and P � szs rY P s : D) The number. of dwelling or business units proposed for the entire subdivided area shall not.exceed the total number Permitted for .theUse District within which the land is located, unless a bonus is given for. unique:.uses of the.axea; and, E) Theaverage lot density in the .plan shall not hegreater than the xna.18stxum. fox the area and the. lot area, of any .one. (1) lot shall not be:reduced.more than one-half ('%a] by assigning additional dwelling or business units.; and, F) That land which is. set aside as unbuildable and on which the plan is justified.shall beAearly indicated on. the. plan. This land shall be dedicated as a "conservation casement" naming both. the City and..the Minnesota Land. Trust or similar as holders of that title. for .that..: land. Provisions for the continual maintenance of that "easement" area so dedicated and accepted by the City shall be: requiredfrom the property owners). 18..10.4 When: calculating the. number of dwelling or business .units per acre the size:.of site shall be determined by the total land. area within'the perimeter of the.. privately owned property. This.will include any area of newly proposed public or private roads. of road right-of-ways. 18.i 9,5 A density bonus of up to ten. (10%) percent of the maximum allowable dwellings on.a defined parcel may be allowed by the City Council Section. 18:20. Park .Land Dedication Requi-meats 1$.20:1 As a pre -requisite to plat or Planned Unit Development approval, all developers .shall dedicate land. for parks, playgrounds, public open spaces ortrails and/or shall make a cash. contribution to the City of.Gem Lake's park fund as Upd#ted .rune 5, 2017 Gem Lake Consolidated Land Use.Gi dhiance — Page 95