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08.b4 UDC Amendment for Village Districts Subdivision Design Standards - CC Packet 1 | P a g e Date of Meeting: December 17, 2024 To: Honorable Mayor and Members of the City Council From: T.J. Hofer, Consultant City Planner Re: UDC Amendment for Village Districts Subdivision Design Standards City staff have prepared a draft ordinance that would amend a section of the Unified Development Code to address concerns around higher density developments in the Village Area. BACKGROUND In June of 2023, the City identified a conflict between the Unified Development Code (UDC) and the 2040 Comprehensive Plan regarding density because of an application that proposed development in a Village Neighborhood guided area. Staff have reviewed densities within the Comprehensive Plan and have attached a draft copy of the Comprehensive Plan to det ail the proposed changes. The Council discussed the issue at their June 20, 2023, meeting and gave directions to amend the Comprehensive Plan. At the same meeting, the Council identified parcels on the Future Land Use Map that were incorrectly guided. As part of the review for the “Laurel Ridge” plat, a number of concerns were raised by members of the public, the Planning Commission, and City Council regarding the standards for development and subdivision in the City. Staff presented draft standards to the City Council on November 19, 2024, along with an amendment to density in the Village Districts. The Council requested staff bring the standards to the Planning Commission as a separate item so that the two issues could be considered individually. ANALYSIS Planning Commission The Planning Commission considered the amendment and held a public hearing at the December 3, 2024, meeting. Staff presented the language that Council reviewed in November and noted that staff had continued to discuss the proposed language and the purpose of the language internally and presented an alternative method to amending the UDC. The Planning Commission opened the public hearing and no comments were received. 2 | P a g e The Planning Commission discussed the proposed standards and the alternative method. The Planning Commission noted that constraints that the proposed “buffers” would put on development and how the buffers could limit development and create undesirable conditions for the Village Districts. The Planning Commission motioned to recommend the City Council table the attached ordinance and recommend the City Council direct staff to prepare an amendment that sets standards for subdivisions of three lots or more, also known as Major Subdivisions, th at includes, at a minimum, requirements related to streets, access, stormwater management, and review setbacks and buffer standards proposed in the draft ordinance. Staff Analysis - Alternative Amendment Method Following the November meeting where the Village District Design Standards were presented to the City Council, staff continued to discuss the standards internally and in consultation with the City Attorney. Staff believe there may be an alternative to the above amendment that would lead to a simpler amendment to the code. The standards could be altered to be incorporated into the existing 153.400.020 Subd. 3 Minimum Design Standards as requirements for Major Subdivisions. With these standards staff is attempting to address an issue identified by the City regarding streets, access, and stormwater. If the above standards were modified to be required for anywher e in the City where a subdivision includes more than three lots is proposed, the standards could be incorporated into the UDC in a more streamlined and simply way and may result in better development practices across the City. Staff have included a draft of what this ordinance would look like as an attachment to this report (Attachment B). Staff believe this may be beneficial in implementation and ease of use of the UDC. If the Council would like to move forward with this alternative, direction should be given to staff to bring the amendment to the Planning Commission and hold a public hearing. The Council should discuss and provide direction to staff or a recommendation to the City Council. COUNCIL ACTION The City Council can do one of the following: 1. Approve, with or without conditions, of the attached ordinance 2. Deny, with findings, of the attached ordinance. 3. Table the request for further review/study. 4. Recommend the request to the Planning Commission for further review. 3 | P a g e RECOMMEDNATION The Planning Commission recommended the Council discuss the alternative method to amending the code. If the Council wishes to direct staff to bring the attached draft ordinance (Attachment B) Motion to table the attached ordinance, direct staff to prepare an amendment that sets standards for subdivisions of three lots or more, also known as Major Subdivisions, that includes, at a minimum, requirements related to streets, access, stormwater management, and review setbacks and buffer standards, and have bring the draft ordinance before the Planning Commission for review and public comment. If the City Council wishes to approve the previous ordinance amendment (Attachment A), the following motion is recommended: Motion to table the attached ordinance and direct staff to prepare resolutions for finding of facts and summary publication to be reviewed at a future City Council meeting. The City Council may amend the ordinance as part of an approval. Attachments A. Ordinance 2024-XX Amending Village District Subdivision Design Standards B. Draft Ordinance 2024-XX Major Subdivision Design Standards. C. Future Land Use Map D. Zoning Map E. Planning Commission "Village District Subdivision Design Standards” Packet, December 3, 2024 Page 1 of 4 CITY OF SCANDIA ORDINANCE NO.: 2024-XX AN ORDINANCE AMENDING THE SCANDIA UNIFIED DEVELOPMENT CODE SECTION 153.400.020 REGARDING VILLAGE DISTRICT DESIGN STANDARDS 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”), Section 153.400.020, shall be amended by adding the underlined text and deleting the stricken text as follows: Subd. 4. Village District Design Standards. The Village Districts are guided by the Comprehensive Plan as a Rural Center and allowed to develop at a rate of one dwelling unit per two and one half acres. In order for this density to be maximized, the City has established the following design standards for any subdivision of land into two or more parcels or lots in the Village Districts. (A) General Standards. Minimum Standards. All standards established in 153.400.020 Subd. 3, shall apply. Maximum Density. Subdivisions wishing to develop at the ratio of 1 dwelling unit per 2.5 acres must meet the minimum standards established in this subdivision. (B) Design Standards Buffers. a. A no build zone (buffer) between the proposed buildable lots and the subdivision boundary shall be derived as follows: i. Streets 1. A 300-foot buffer from the centerline of an arterial street, or a 200- foot buffer from right-of-way, whichever is greater. 2. A 200-foot buffer from the centerline of a collector street, or a 100-foot buffer from right-of-way, whichever is greater. 3. A 100-foot buffer from the centerline of an existing local street, or a 50-foot buffer from right-of-way, whichever is greater. ii. Adjacent Property 1. A 100-foot buffer from all adjacent property lines; or 2. A 200-foot buffer from all existing residential dwellings within an abutting residential development, whichever is greater. iii. The buffer shall not be a part of a buildable lot. Page 2 of 4 b. Areas within the buffer shall be platted as outlot and may contain sewage treatment systems and stormwater management facilities. c. Any common assets within the buffer must be maintained, ensuring standards within this code and any conditions included with the approval of the subdivision are maintained. Soils Analysis. A certified septic designer or soils scientist shall complete a review of the soils on the site, and categorize all areas as highly suitable for septic systems, moderately suitable for septic systems, or poorly suited for septic systems. Septic Design. Based on the soils analysis, an applicant must identify whether the proposed development will be serviced by individual septic tanks and drain fields, or via a system of individual septic tanks which utilize one or more communal drain fields. a. All sewage treatment systems shall be in compliance with Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations. b. If individual septic tanks and drain fields can be supported by the available soils and is the chosen methodology to serve the development, all proposed lots must be able to provide primary and secondary drain field sites on each lot (outside of drainage and utility easements), and must meet the minimum lot size standards outlined herein. c. If individual septic tanks which utilize a communal drain field (or fields) is the chosen methodology to serve the development, then the locations for communal drain fields shall be identified within the areas deemed the most suitable on the site for supporting septic utilities according to the soils analysis. All such areas shall be clearly denoted on provided plan sets. Identification of Preferred Building Pad Locations. Building pad locations, up to the maximum number of units permitted, which preserve natural topography and drainageways, minimize tree loss, protect historic sites or structures, and limit the need for soil removal and/or grading shall then be identified. The orientation of individual building sites shall maintain maximum natural topography and ground cover. a. Building pads shall be located outside of required buffers and shall be sited so as to provide ample room for accessory structures on each proposed lot. b. If individual septic tanks and drain fields for each lot are to be utilized, locations for primary and secondary facilities for each proposed building pad shall also be identified. All such sites must be verified as being viable as a component of preliminary plat review. c. If individual septic tanks utilizing communal drain fields is intended, the plan must clearly identify which communal drain field will service each of the proposed building pads. Streets. a. All lots shall have access from a local street. No access shall be permitted to any lot from a street designated as an arterial or collector. b. Streets shall be designed and located in such a manner as to: Page 3 of 4 i. Maintain and preserve natural topography, groundcover, significant landmarks, historic barns, and trees; ii. Minimize cut and fill; iii. Preserve and enhance both internal and external views and vistas; iv. Promote road safety; v. Ensure adequate access for fire and rescue vehicles; and vi. Ensure and promote adequate vehicular circulation both within the development and with adjacent neighborhoods. c. The design of streets and the dedication of right-of-way shall be in compliance with the city's current engineering design standards and specifications as may be amended. d. Streets shall not encroach into a required buffer area unless it can be demonstrated that such an alignment is necessary to achieve the goals outlined above, and that no equivalent option exists outside of the buffer. Driving surfaces that cross the buffer area at a 90 degree angle to provide current or future access to an adjacent property or boundary road shall be the only exception. Stormwater Management a. Subdivisions shall be designed to minimize the number of stormwater management facilities required. b. Stormwater management facilities shall be located near and accessible from right- of-way where practicable. c. All stormwater management facilities including emergency overflow pathways shall be located within drainage and utility easements, and shall not promote surface flow outside of its respective easement. d. Emergency overflows from stormwater management facilities shall be directed away from adjacent properties towards public right-of-way or public drainage systems to the fullest extent practicable. e. Stormwater treatment standards shall meet or exceed those outlined in the Carnelian Marine St. Croix Watershed District stormwater management standards and/or the Minnesota NPDES permit conditions, whichever is more stringent. Landscaping and Screening In addition to landscaping requirements for individual lots established in this chapter, permanent vegetative screening with a depth of at least 20 feet shall be required to screen the development from all arterial and collector roads. Section 2 Amendment. The remainder of the code. Numbering within sections of the Unified Development Code shall be adjusted in tandem to include the amendments within this ordinance. Page 4 of 4 Section 3 Effective Date. This ordinance shall be in full force and effect upon its adoption and publication. Passed and adopted by the City Council of the City of Scandia this ____ day of _________ 2024. Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator Removed Text: Strikethrough New Text: Red Underlined Page 1 of 5 CITY OF SCANDIA ORDINANCE NO.: 2024-XX AN ORDINANCE AMENDING THE SCANDIA UNIFIED DEVELOPMENT CODE SECTION 153.400.020 REGARDING VILLAGE DISTRICT DESIGN STANDARDS 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”), Section 153.400.020 Subd. 3, shall be amended by adding the underlined text and deleting the stricken text as follows: (H) VIII. Utilities Numbering within sections of the Unified Development Code shall be adjusted in tandem to include the amendments within this ordinance. Section 2 Amendment. The City of Scandia Unified Development Code (“Development Code”, or “Code”), Section 153.400.020 Subd. 3, shall be amended by adding the underlined text and deleting the stricken text as follows: (I) Major Subdivisions. Any subdivision that results in more than three lots shall be meet or exceed the following: I. General Standards. Minimum Standards. All standards established in 153.400.020 Subd. 3, shall apply. Maximum Density. Subdivisions wishing to develop at the ratio of 1 dwelling unit per 2.5 acres must meet the minimum standards established in this subdivision. II. Buffers. A no build zone (buffer) between the proposed buildable lots and the subdivision boundary shall be derived as follows: i. Streets 1. A 300-foot buffer from the centerline of an arterial street, or a 200- foot buffer from right-of-way, whichever is greater. 2. A 200-foot buffer from the centerline of a collector street, or a 100- foot buffer from right-of-way, whichever is greater. 3. A 100-foot buffer from the centerline of an existing local street, or a 50-foot buffer from right-of-way, whichever is greater. Removed Text: Strikethrough New Text: Red Underlined Page 2 of 5 ii. Adjacent Property 1. A 100-foot buffer from all adjacent property lines; or 2. A 200-foot buffer from all existing residential dwellings within an abutting residential development, whichever is greater. iii. The buffer shall not be a part of a buildable lot. Areas within the buffer shall be platted as outlot and may contain sewage treatment systems and stormwater management facilities. Any common assets within the buffer must be maintained, ensuring standards within this code and any conditions included with the approval of the subdivision are maintained. III. Soils Analysis. A certified septic designer or soils scientist shall complete a review of the soils on the site, and categorize all areas as highly suitable for septic systems, moderately suitable for septic systems, or poorly suited for septic systems. IV. Septic Design. Based on the soils analysis, an applicant must identify whether the proposed development will be serviced by individual septic tanks and drain fields, or via a system of individual septic tanks which utilize one or more communal drain fields. All sewage treatment systems shall be in compliance with Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations. If individual septic tanks and drain fields can be supported by the available soils and is the chosen methodology to serve the development, all proposed lots must be able to provide primary and secondary drain field sites on each lot (outside of drainage and utility easements), and must meet the minimum lot size standards outlined herein. If individual septic tanks which utilize a communal drain field (or fields) is the chosen methodology to serve the development, then the locations for communal drain fields shall be identified within the areas deemed the most suitable on the site for supporting septic utilities according to the soils analysis. All such areas shall be clearly denoted on provided plan sets. V. Identification of Preferred Building Pad Locations. Building pad locations, up to the maximum number of units permitted, which preserve natural topography and drainageways, minimize tree loss, protect historic sites or structures, and limit the need for soil removal and/or grading shall then be identified. The orientation of individual building sites shall maintain maximum natural topography and ground cover. Removed Text: Strikethrough New Text: Red Underlined Page 3 of 5 Building pads shall be located outside of required buffers and shall be sited so as to provide ample room for accessory structures on each proposed lot. If individual septic tanks and drain fields for each lot are to be utilized, locations for primary and secondary facilities for each proposed building pad shall also be identified. All such sites must be verified as being viable as a component of preliminary plat review. If individual septic tanks utilizing communal drain fields is intended, the plan must clearly identify which communal drain field will service each of the proposed building pads. VI. Streets. All lots shall have access from a local street. No access shall be permitted to any lot from a street designated as an arterial or collector. Streets shall be designed and located in such a manner as to: i. Maintain and preserve natural topography, groundcover, significant landmarks, historic barns, and trees; ii. Minimize cut and fill; iii. Preserve and enhance both internal and external views and vistas; iv. Promote road safety; v. Ensure adequate access for fire and rescue vehicles; and vi. Ensure and promote adequate vehicular circulation both within the development and with adjacent neighborhoods. The design of streets and the dedication of right-of-way shall be in compliance with the city's current engineering design standards and specifications as may be amended. Streets shall not encroach into a required buffer area unless it can be demonstrated that such an alignment is necessary to achieve the goals outlined above, and that no equivalent option exists outside of the buffer. Driving surfaces that cross the buffer area at a 90 degree angle to provide current or future access to an adjacent property or boundary road shall be the only exception. VII. Stormwater Management Subdivisions shall be designed to minimize the number of stormwater management facilities required. Stormwater management facilities shall be located near and accessible from right-of-way where practicable. All stormwater management facilities including emergency overflow pathways shall be located within drainage and utility easements, and shall not promote surface flow outside of its respective easement. Removed Text: Strikethrough New Text: Red Underlined Page 4 of 5 Emergency overflows from stormwater management facilities shall be directed away from adjacent properties towards public right-of-way or public drainage systems to the fullest extent practicable. Stormwater treatment standards shall meet or exceed those outlined in the Carnelian Marine St. Croix Watershed District stormwater management standards and/or the Minnesota NPDES permit conditions, whichever is more stringent. VIII. Landscaping and Screening In addition to landscaping requirements for individual lots established in this chapter, permanent vegetative screening with a depth of at least 20 feet shall be required to screen the development from all arterial and collector roads. Section 3 Amendment. The remainder of the code. Numbering within sections of the Unified Development Code shall be adjusted in tandem to include the amendments within this ordinance. Section 4 Effective Date. This ordinance shall be in full force and effect upon its adoption and publication. Removed Text: Strikethrough New Text: Red Underlined Page 5 of 5 Passed and adopted by the City Council of the City of Scandia this ____ day of _________ 2024. Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator 1 | P a g e Date of Meeting: December 3, 2024 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Re: UDC Amendment for Village Districts Subdivision Design Standards City staff have prepared a draft ordinance that would amend a section of the Unified Development Code to address concerns around higher density developments in the Village Area. BACKGROUND In June of 2023, the City identified an error in the 2040 Comprehensive Plan regarding density because of an application that proposed development in a Village Neighborhood guided area. Staff have reviewed densities within the Comprehensive Plan and have attached a draft copy of the Comprehensive Plan to detail the proposed changes. The Council discussed the issue at their June 20, 2023, meeting and gave directions to amend the Comprehensive Plan. At the same meeting, the Council identified parcels on the Future Land Use Map that were incorrectly guided. As part of the review for the “Laurel Ridge” plat, a number of concerns were raised by members of the public, the Planning Commission, and City Council regarding the standards for development and subdivision in the City. Staff presented draft standards to the City Council on November 19, 2024, along with an amendment to density in the Village Districts. The Council requested staff bring the standards to the Planning Commission as a separate item so that the two issues could be considered individually. Staff have included a summary of the proposed design standards as well as an alternative amendment methodology that the Planning Commission should consider. OVERVIEW OF PROPOSED STANDARDS After discussion with Sector Representatives from the Metropolitan Council, it is the staff’s understanding that language in the UDC can be amended to apply development and design standards to development that would develop at the 1 dwelling unit per 2.5 acres density maximum, if the standards are not part of a subjective approval. When adopting ordinances, Councils act in a legislative manner where, so long as there is a basis for a standard to be adopted and it is not arbitrary and capricious, standards can be established for uses to be met. Once 2 | P a g e adopted this language then must be enforced in a quasi-judicial sense, that is to say, the City is bound by the adopted standards as much as any applicant is. In adopting standards for subdivisions that are developed to utilize the maximum density guided Rural Center by the 2040 Comprehensive Plan (Village Districts), the City is establishing standards that if met by an applicant, must be approved. The following sections include the proposed language within the draft ordinance with deletions shown as strikethrough text and new language as red underlined text. Draft Ordinance - Section 1 Subd. 4. Village District Design Standards. The Village Districts are guided by the Comprehensive Plan as a Rural Center and allowed to develop at a rate of one dwelling unit per two and one half acres. In order for this density to be maximized, the City has established the following design standards for any subdivision of land into two or more parcels or lots in the Village Districts. General Standards. Minimum Standards. All standards established in 153.400.020 Subd. 3, shall apply. Maximum Density. Subdivisions wishing to develop at the ratio of 1 dwelling unit per 2.5 acres must meet the minimum standards established in this subdivision. The General Standards in (A) are established to note that the minimum standards located in the same chapter must still be met. These include standards for submittal information, lot requirements, monuments, and streets. Design Standards Buffers. a. A no-build zone (buffer) between the proposed buildable lots and the subdivision boundary shall be derived as follows: i. Streets 1. A 300-foot buffer from the centerline of an arterial street, or a 200- foot buffer from right-of-way, whichever is greater. 2. A 200-foot buffer from the centerline of a collector street, or a 100-foot buffer from right-of-way, whichever is greater. 3. A 100-foot buffer from the centerline of an existing local street, or a 50-foot buffer from right-of-way, whichever is greater. ii. Adjacent Property 1. A 100-foot buffer from all adjacent property lines; or 2. A 200-foot buffer from all existing residential dwellings within an abutting residential development, whichever is greater. 3 | P a g e iii. The buffer shall not be a part of a buildable lot. b. Areas within the buffer shall be platted as outlot and may contain communal sewage treatment systems and stormwater management facilities. c. Any common assets within the buffer must be maintained, ensuring standards within this code and any conditions included with the approval of the subdivision are maintained. Staff have included a requirement for buffers within the subdivision to require that development is setback from roadways and adjacent properties. These buffered areas can be used for stormwater management or communal sewage treatment if approved. A party will be required to maintain these areas. Soils Analysis. A certified septic designer or soils scientist shall complete a review of the soils on the site, and categorize all areas as highly suitable for septic systems, moderately suitable for septic systems, or poorly suited for septic systems. Septic Design. Based on the soils analysis, an applicant must identify whether the proposed development will be serviced by individual septic tanks and drain fields, or via a system of individual septic tanks which utilize one or more communal drain fields. a. All sewage treatment systems shall be in compliance with Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations. b. If individual septic tanks and drain fields can be supported by the available soils and is the chosen methodology to serve the development, all proposed lots must be able to provide primary and secondary drain field sites on each lot (outside of drainage and utility easements) and must meet the minimum lot size standards outlined herein. c. If individual septic tanks which utilize a communal drain field (or fields) is the chosen methodology to serve the development, then the locations for communal drain fields shall be identified within the areas deemed the most suitable on the site for supporting septic utilities according to the soils analysis. All such areas shall be clearly denoted on the provided plan sets. Language regarding septic is largely a reference to Washington County’s requirements, as the County reviews all septic systems. Any applicant would be required to submit information showing that any proposed sewage treatment method can be achieved. Identification of Preferred Building Pad Locations. Building pad locations, up to the maximum number of units permitted, which preserve natural topography and drainageways, minimize tree loss, protect historic sites or structures, and limit the need for soil removal and/or grading shall then be identified. The orientation of individual building sites shall maintain maximum natural topography and ground cover. a. Building pads shall be located outside of required buffers and shall be sited so as to provide ample room for accessory structures on each proposed lot. b. If individual septic tanks and drain fields for each lot are to be utilized, locations for primary and secondary facilities for each proposed building pad shall also be 4 | P a g e identified. All such sites must be verified as being viable as a component of preliminary plat review. c. If individual septic tanks utilizing communal drain fields is intended, the plan must clearly identify which communal drain field will service each of the proposed building pads. Building pads are required to be identified to both preserve existing natural resources and ensure lot dimensional standards can be met. Identification of building pads also allows for septic to be determined and any issues with required easements to be determined. Streets. a. All lots shall have access from a local street. No access shall be permitted to any lot from a street designated as an arterial or collector. b. Streets shall be designed and located in such a manner as to: i. Maintain and preserve natural topography, groundcover, significant landmarks, historic barns, and trees; ii. Minimize cut and fill; iii. Preserve and enhance both internal and external views and vistas; iv. Promote road safety; v. Ensure adequate access for fire and rescue vehicles; and vi. Ensure and promote adequate vehicular circulation both within the development and with adjacent neighborhoods. c. The design of streets and the dedication of right-of-way shall be in compliance with the city's current engineering design standards and specifications as may be amended. d. Streets shall not encroach into a required buffer area unless it can be demonstrated that such an alignment is necessary to achieve the goals outlined above, and that no equivalent option exists outside of the buffer. Driving surfaces that cross the buffer area at a 90-degree angle to provide current or future access to an adjacent property or boundary road shall be the only exception. Language regarding streets is intended to ensure that developments at maximum density are served off local streets to limit access points along arterial and collector streets. Additional design standards are included so that natural features are preserved. Stormwater Management a. Subdivisions shall be designed to minimize the number of stormwater management facilities required. b. Stormwater management facilities shall be located near and accessible from right- of-way where practicable. c. All stormwater management facilities including emergency overflow pathways shall be located within drainage and utility easements, and shall not promote surface flow outside of its respective easement. 5 | P a g e d. Emergency overflows from stormwater management facilities shall be directed away from adjacent properties towards public right-of-way or public drainage systems to the fullest extent practicable. e. Stormwater treatment standards shall meet or exceed those outlined in the Carnelian Marine St. Croix Watershed District stormwater management standards and/or the Minnesota NPDES permit conditions, whichever is more stringent. Stormwater management facilities will be required to minimize the number of facilities and to locate them near public right-of-way to ensure that the facilities can be maintained. Additional standards have been added to ensure stormwater management meets required permitting outside of the City and to ensure stormwater generated from development does not impact adjacent properties. Landscaping and Screening In addition to landscaping requirements for individual lots established in this chapter, permanent vegetative screening with a depth of at least 20 feet shall be required to screen the development from all arterial and collector roads. In order for subdivisions that utilize the maximum density possible to blend in with the character of Scandia, landscaping requirements have been included in addition to other requirements to screen developments from arterial and collector roads. ANALYSIS Staff Analysis Staff believes the proposed standards will result in a higher quality of development that ultimately is better for the City and landowners. Staff discussed the possibility of applying design standards based on tiering options (1 DU/5 AC, 1 DU/10 AC, etc.) to development in the Village districts, but ultimately found the idea to be problematic. Without a basis for determining these standards, any restrictions or requirements could be seen as arbitrary or capricious. 153.400.020 Subd. 3 (A) II. requires future subdivision to be considered in the form of a “ghost Sketch Plat.” Staff would require the ghost plat as part of any subdivision in the Village District that does not meet the maximum density. Staff requests that the Council discuss the utilization and purpose of the buffer areas. The ordinance was drafted to require higher buffer standards from more intensive street usages (arterial 300 ft., collector 200 ft., local 100 ft), with the intent of preserving scenic vistas within the City. The Council should consider if these buffers are desirable and address the concerns of development. The inverse of these buffers, requiring larger buffers from local streets and smaller buffers from arterials, could be implemented if the Council desires to create more separation within local neighborhoods, rather than along major streets through the City. 6 | P a g e Alternative Amendment Methodology Following the November meeting where the above standards were presented to the City Council, staff continued to discuss the standards internally and in consultation with the City Attorney. Staff believe there may be an alternative to the above amendment that would lead to a simpler amendment to the code. The above standards could be altered to be incorporated into the existing 153.400.020 Subd. 3 Minimum Design Standards as requirements for Major Subdivisions. With these standards staff is attempting to address an issue identified by the City regarding streets, access, and stormwater. If the above standards were modified to be required for anywher e in the City where a subdivision includes more than three lots is proposed, the standards could be incorporated into the UDC in a more streamlined and simply way and may result in better development practices across the City. Staff believe this may be beneficial in implementation and ease of use of the UDC. The Planning Commission should discuss and provide direction to staff or a recommendation to the City Council. COMMISSION ACTION The Planning Commission can do one of the following: 1. Approve, with or without conditions, of the attached ordinance. 2. Deny, with findings, of the attached ordinance. 3. Table the request for further review/study. RECOMMEDNATION Staff recommends that the Planning Commission open a public hearing and gather any and all input on the draft ordinance amendment. If the Planning Commission wishes to recommend approval of the UDC Amendment to establish 153.400.020 Subd. 4. Village District Design Standards the following motion is recommended. Approval includes an ordinance: Motion to recommend the City Council approval of the attached ordinance to amend the Unified Development Code Section 153.400.020 to establish Section 153.400.020 Subd. 4 Village District Design Standards, with the findings and conditions as described within the staff report. If the Planning Commission wishes to table the UDC amendment, direction should be given to staff on revisions or additional information to be provided at the next meeting of the Planning Commission. 7 | P a g e If the Planning Commission wishes to recommend the Council consider an alternative method of amending the UDC as described above, the following motion is suggested. Motion to recommend the City Council table the attached ordinance and recommend the City Council direct staff to prepare an amendment that sets standards for subdivisions of three lots or more, also known as Major Subdivisions, that includes, at a minimum, requirements related to streets, access, and stormwater management Attachments A. Draft Ordinance 2024-XX Amending Village District Subdivision Design Standards B. City Council "Village District Design Standards” Packet, November 19, 2024 (Link Only) Removed Text: Strikethrough New Text: Red Underlined Page 1 of 5 CITY OF SCANDIA ORDINANCE NO.: 2024-XX AN ORDINANCE AMENDING THE SCANDIA UNIFIED DEVELOPMENT CODE SECTION 153.400.020 REGARDING VILLAGE DISTRICT DESIGN STANDARDS 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”), Section 153.400.020, shall be amended by adding the underlined text and deleting the stricken text as follows: Subd. 4. Village District Design Standards. The Village Districts are guided by the Comprehensive Plan as a Rural Center and allowed to develop at a rate of one dwelling unit per two and one half acres. In order for this density to be maximized, the City has established the following design standards for any subdivision of land into two or more parcels or lots in the Village Districts. (A) General Standards. Minimum Standards. All standards established in 153.400.020 Subd. 3, shall apply. Maximum Density. Subdivisions wishing to develop at the ratio of 1 dwelling unit per 2.5 acres must meet the minimum standards established in this subdivision. (B) Design Standards Buffers. a. A no build zone (buffer) between the proposed buildable lots and the subdivision boundary shall be derived as follows: i. Streets 1. A 300-foot buffer from the centerline of an arterial street, or a 200- foot buffer from right-of-way, whichever is greater. 2. A 200-foot buffer from the centerline of a collector street, or a 100-foot buffer from right-of-way, whichever is greater. 3. A 100-foot buffer from the centerline of an existing local street, or a 50-foot buffer from right-of-way, whichever is greater. ii. Adjacent Property 1. A 100-foot buffer from all adjacent property lines; or 2. A 200-foot buffer from all existing residential dwellings within an abutting residential development, whichever is greater. Removed Text: Strikethrough New Text: Red Underlined Page 2 of 5 iii. The buffer shall not be a part of a buildable lot. b. Areas within the buffer shall be platted as outlot and may contain sewage treatment systems and stormwater management facilities. c. Any common assets within the buffer must be maintained, ensuring standards within this code and any conditions included with the approval of the subdivision are maintained. Soils Analysis. A certified septic designer or soils scientist shall complete a review of the soils on the site, and categorize all areas as highly suitable for septic systems, moderately suitable for septic systems, or poorly suited for septic systems. Septic Design. Based on the soils analysis, an applicant must identify whether the proposed development will be serviced by individual septic tanks and drain fields, or via a system of individual septic tanks which utilize one or more communal drain fields. a. All sewage treatment systems shall be in compliance with Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations. b. If individual septic tanks and drain fields can be supported by the available soils and is the chosen methodology to serve the development, all proposed lots must be able to provide primary and secondary drain field sites on each lot (outside of drainage and utility easements), and must meet the minimum lot size standards outlined herein. c. If individual septic tanks which utilize a communal drain field (or fields) is the chosen methodology to serve the development, then the locations for communal drain fields shall be identified within the areas deemed the most suitable on the site for supporting septic utilities according to the soils analysis. All such areas shall be clearly denoted on provided plan sets. Identification of Preferred Building Pad Locations. Building pad locations, up to the maximum number of units permitted, which preserve natural topography and drainageways, minimize tree loss, protect historic sites or structures, and limit the need for soil removal and/or grading shall then be identified. The orientation of individual building sites shall maintain maximum natural topography and ground cover. a. Building pads shall be located outside of required buffers and shall be sited so as to provide ample room for accessory structures on each proposed lot. b. If individual septic tanks and drain fields for each lot are to be utilized, locations for primary and secondary facilities for each proposed building pad shall also be identified. All such sites must be verified as being viable as a component of preliminary plat review. c. If individual septic tanks utilizing communal drain fields is intended, the plan must clearly identify which communal drain field will service each of the proposed building pads. Removed Text: Strikethrough New Text: Red Underlined Page 3 of 5 Streets. a. All lots shall have access from a local street. No access shall be permitted to any lot from a street designated as an arterial or collector. b. Streets shall be designed and located in such a manner as to: i. Maintain and preserve natural topography, groundcover, significant landmarks, historic barns, and trees; ii. Minimize cut and fill; iii. Preserve and enhance both internal and external views and vistas; iv. Promote road safety; v. Ensure adequate access for fire and rescue vehicles; and vi. Ensure and promote adequate vehicular circulation both within the development and with adjacent neighborhoods. c. The design of streets and the dedication of right-of-way shall be in compliance with the city's current engineering design standards and specifications as may be amended. d. Streets shall not encroach into a required buffer area unless it can be demonstrated that such an alignment is necessary to achieve the goals outlined above, and that no equivalent option exists outside of the buffer. Driving surfaces that cross the buffer area at a 90 degree angle to provide current or future access to an adjacent property or boundary road shall be the only exception. Stormwater Management a. Subdivisions shall be designed to minimize the number of stormwater management facilities required. b. Stormwater management facilities shall be located near and accessible from right- of-way where practicable. c. All stormwater management facilities including emergency overflow pathways shall be located within drainage and utility easements, and shall not promote surface flow outside of its respective easement. d. Emergency overflows from stormwater management facilities shall be directed away from adjacent properties towards public right-of-way or public drainage systems to the fullest extent practicable. e. Stormwater treatment standards shall meet or exceed those outlined in the Carnelian Marine St. Croix Watershed District stormwater management standards and/or the Minnesota NPDES permit conditions, whichever is more stringent. Landscaping and Screening In addition to landscaping requirements for individual lots established in this chapter, permanent vegetative screening with a depth of at least 20 feet shall be required to screen the development from all arterial and collector roads. Removed Text: Strikethrough New Text: Red Underlined Page 4 of 5 Section 2 Amendment. The remainder of the code. Numbering within sections of the Unified Development Code shall be adjusted in tandem to include the amendments within this ordinance. Section 3 Effective Date. This ordinance shall be in full force and effect upon its adoption and publication. Removed Text: Strikethrough New Text: Red Underlined Page 5 of 5 Passed and adopted by the City Council of the City of Scandia this ____ day of _________ 2024. Christine Maefsky, Mayor ATTEST: Kyle Morell, City Administrator