5.c Density Determination - PC Packet1 | P a g e
Date of Meeting: November 7, 2023
To: Chair Loeffler and Members of the Planning Commission
From: T.J. Hofer, Consultant City Planner
Re: UDC Amendment to Section 153.600.020
The City has identified a conflict between how the Unified Development Code (UDC) states how
density should be determined and how density has historically been determined within the City.
Staff has prepared an ordinance amendment to update the UDC to be consistent with the past
practice in the City.
BACKGROUND
In June of 2023, the City identified an error in the 2040 Comprehensive Plan regarding density
because of an application. Due to this, staff reviewed density throughout the City and the process
of determining density.
The City adopted the UDC on September 20, 2022, to replace the previous zoning and
subdivision codes. The UDC currently establishes a process for determining density that is
inconsistent with the past practices of the City and the direction of the City Council. Currently,
the UDC states that density should be determined based on a single lot. The City has historically
looked at Quarter-Quarter Sections as established with the Public Land Survey.
OVERVIEW OF UDC AMENDMENT
Staff has compiled the relevant sections of the UDC that address how riparian lots are defined.
Changes to the UDC are in red.
(G) Determination of Density Units.
I. For the purposes of developing land for residential development, the number of
density units for any proposed development shall be determined by determining
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the total number of dwelling units within the quarter-quarter section of the
applicable area as defined by the Public Land Survey. Accessory dwelling units
are not counted for the purposes of determining density. The quarter-quarter
sections correlate with the “40 acres” referred to by density standards. The City
may grant bonus density units, under the Open Space Conservation Design
performance standards of this Chapter. applying the following steps:
a. The maximum number of density units for the project area shall be calculated
by dividing the project area in acres by the maximum density for the district.
b. To determine the allowable number of density units, the applicant must create
a Yield Plan drawn to scale showing the maximum number of lots that would
be permitted using the performance standards for lots in a Conventional
Subdivision that is designed in accordance with the applicable sections of this
UDC and Comprehensive Plan. The applicant must submit the Yield Plan to
the Zoning Administrator for review. If, after determining the maximum
number of lots in a Conventional Subdivision, a lot could be created that meets
80% of the minimum lot size and otherwise meets all other lot requirements for
the Base Zoning District, then that lot shall be considered as one (1) lot for
density computation purposes.
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ANALYSIS
Staff Analysis
Staff believes the proposed amendment will correct the method of density determination as
directed by the City Council.
RECOMMENDATION
After holding the public hearing, the Planning Commission can do one of the following:
1. Recommend approval, with or without conditions
2. Recommend denial, with findings
3. Table the request for further review/study
Staff recommends that the Planning Commission recommend approval of the attached ordinance
and resolution approving a UDC text amendment to amend the density determination.
Attachments
A. Draft Ordinance 2023-XX Regarding Density Determination
B. Unified Development Code Section 153.400 Character and Building Standards (link
only)
C. Map of the City of Scandia with Quarter-Quarter Sections
Removed Text: Strikethrough
New Text: Red Underlined
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CITY OF SCANDIA
ORDINANCE NO.: 2023-XX
AN ORDINANCE AMENDING THE SCANDIA UNIFIED DEVELOPMENT CODE
SECTION 153.400.020 REGARDING DENISTY DETERMINATION
The City Council of the City of Scandia, Washington County, Minnesota hereby ordains:
Section 1 Amendment. The City of Scandia Unified Development Code (“Development
Code”, or “Code”), Chapter 153.400.020 Subd. 2 (G), shall be amended by adding the
underlined text and deleting the stricken text as follows:
(G) Determination of Density Units.
I. For the purposes of developing land for residential development, the number of
density units for any proposed development shall be determined by determining
the total number of dwelling units within the quarter-quarter section of the
applicable area as defined by the Public Land Survey. Accessory dwelling units
are not counted for the purposes of determining density. The quarter-quarter
sections correlate with the “40 acres” referred to by 153.200.030. The City may
grant bonus density units, under the Open Space Conservation Design performance
standards of this Chapter. applying the following steps:
a. The maximum number of density units for the project area shall be calculated
by dividing the project area in acres by the maximum density for the district.
b. To determine the allowable number of density units, the applicant must create
a Yield Plan drawn to scale showing the maximum number of lots that would
be permitted using the performance standards for lots in a Conventional
Subdivision that is designed in accordance with the applicable sections of this
UDC and Comprehensive Plan. The applicant must submit the Yield Plan to
the Zoning Administrator for review. If, after determining the maximum
number of lots in a Conventional Subdivision, a lot could be created that meets
80% of the minimum lot size and otherwise meets all other lot requirements for
the Base Zoning District, then that lot shall be considered as one (1) lot for
density computation purposes.
Removed Text: Strikethrough
New Text: Red Underlined
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Section 2 Effective Date. This ordinance shall be in full force and effect upon its adoption.
Passed and adopted by the City Council of the City of Scandia this 21st day of November 2023.
Christine Maefsky, Mayor
ATTEST:
Kyle Morell, City Administrator