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• The Planning Commission consider changing the rear setback requirement in all . • residential zoning districts from the existing ten (10) foot requirement to twenty-five (25) feet. Another housing opportunity that may need to be provided for is within the downtown. The downtown commercial zone should be an area where creative housing opportunities are offered. This residential influence will diversify the land uses in the downtown and add to its vitality. Although much of the housing within the urban service area is new the city will have to develop programs to maintain the integrity of its existing housing stock. This is particularly important for the multi-family and other rental units in the community. The deterioration of these units can have serious effects on surrounding neighbors, public health and public safety concerns. A rental inspection program of multi-family units would address the concerns previously mentioned. Residential development in Zone 2, will be guided to a minimum density of one housing unit per two and a half acres. This area is currently not planned to be served with municipal services. However, the City may amend its Comprehensive Plan in the future to have municipal water and sewer extended to serve portions or all of this area. If these services and their related costs are extended through the area many landowners may want to further subdivide their land. Therefore, the City should encourage overlay plats illustrating future development potential. Zone 2 can be considered the transition zone between the urban service area and the agricultural zone. This zone offers the semi-rural flavor with lot sizes varying from 21/2 acres up to 80 acres or more. To preserve this semi-rural character, cluster development will be encouraged. It has been recommended by the Steering Committee that cluster development e Rio include a minimum lot size of one acre and require fifty percent (50%) of developable be forever preserved using conservation easement, land trust or other mechanism. Zone 3, the northern third of the City, is to be regulated so as to provide for large lot, rural housing and agricultural land uses. Single family lots can be subdivided from larger parcels to a development density of one unit per ten acres. Maintaining the larger lot size will protect agricultural lands from development pressure and preserve the rural character of Elk River. Cluster development will also be encouraged within this residential area.The Steering Committee has recommended an increase in density when clustering of units is utilized. The density may be increased to a maximum of 8 lots on 40 acres with a minimum lot size of one acre, with the following conditions: 1) That fifty percent (50%) of the land is forever utilized as open space through the use of a land trust, conservation district, or other mechanism. 2) Unusable land shall be discounted when determining the density of the undevelopable portion of the land. The Planning Commission concurred with the Steering Committee's recommendation to utilize cluster development; however, did not include a specific recommendation as the Steering Committee had. The Planning Commission would like to research further the benefits of clustering and study the appropriate standards for clustering that can be included as part of an ordinance. • 16