2. a Development Code Update \\\
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To: City Council and Reference: Development Code Updates
Planning Commission
Copies To: Anne Hurlburt, City Administrator
Proj. No.: 14530.000
From: Sherri Buss Routing:
Date: May 19, 2010
Attached are two items for our discussion on May 25. The items include the following:
1. Chapter 2, Revised Section 5.0 Land Development
• We have revised Section 5.0 to include the four development options that the Planning
Commission and Council approved in a previous meeting. Please review this section for
clarity and accuracy.
• We will provide draft sections for the Open Space Conservation Subdivision and PUD
standards at a meeting in June.
2. Map of Wetlands in Scandia
• Attached is a map of the wetlands in Scandia, based on the Minnesota Land Cover
Classification System (MLCCS) developed by the DNR. We have discussed this with the
Washington Conservation District, too, and they believe that the MLCCS data is the best
mapped data available.
• The map does not include temporarily wet areas in fields and pastures,based on your
discussion at the earlier meeting.
• This map could be used by the City to determine when a wetland setback is needed, to meet
the standards in Section 4.0 for Feedlots, or other sections of the development code that
require wetland buffers or setbacks.
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SECTION 5.0 LAND DEVELOPMENT
4.1 Land Development Design. Four types of subdivision design are permitted, to provide flexibility for
landowners and to help the City achieve the goals in the Comprehensive Plan. The four types of
subdivision design are: 1) conventional subdivision, 2) lot averaging, 3) Open Space Conservation
Subdivision (OSCS), and 4) Planned Unit Development (PUD).
(1) This Section does not apply to land located in the Lower St. Croix River Bluffland and
Shoreland Management District. The development of land within the Lower St. Croix River
Bluffland and Shoreland Management District shall be determined in accordance with the
regulations of that district. Conventional Subdivision: divides property into lots according to
the density, minimum lot size and minimum lot width requirements for the zoning district.
■
■
4 units per 40 acres
(2) Lot Averaging: allows the property owner to create parcels smaller than those of a
conventional subdivision,provided the density of the development does not exceed the
maximum density permitted for the zoning district and the density that can be achieved with a
yield plan.
■ ■
■
■
4 units per 40 acres
City of Scandia Development Code DRAFT MAY 19,2010 Chapter 2,Section 5 Page 1
(3) Open Space Conservation Subdivision: allows the property owner to create parcels smaller
than conventional subdivisions; however, the development must comply with certain design
standards and a portion of the property must remain as common open space. Additional
density units may be allowed if certain criteria are met.
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(4) Planned Unit Development: allows the property owner to have two or more principal uses on a
single parcel of land and allows some flexibility from the strict application of zoning standards
in exchange for an improved design benefiting the public. When zoning standards are
modified, a specific development plan must be approved.
4.2 Determination of Density Units
For the purposes of developing land for residential development, the number of density units for any
individual parcel shall be determined by applying the following steps:
(1) The maximum number of density units for an individual parcel shall be calculated by dividing
the size of the parcel in acres by the maximum density for the district.
(2) In order to determine the allowable number of density units per parcel, the applicant shall
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 the zoning, subdivision, and other
applicable regulations. The applicant shall 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 percent of the minimum lot size and otherwise meets all
other lot requirements for the zoning district, then that lot shall be considered as one lot for
density computation purposes.
(3) The City may grant bonus density units, under the Open Space Conservation Design
performance standards of this Chapter.
4.3 Development Agreement
Development shall be restricted by a development agreement specifying the number of density units
allocated amongst the lots or parcels being created, and the fact that the use and development and
further subdivision of the parcels being created is subject to the regulations contained in the City of
Scandia Development Code. The development agreement must be executed by the City Council and
may not be amended without the approval of the City Council. Additional requirements of the
development agreement are found in Chapter 3, Subdivision Regulations.
City of Seandia Development Code DRAFT MAY 19,2010 Chapter 2,Section 5 Page 2
4.4 Conveyance of Land
(1) Prior to recording a conveyance of land that is less than the whole as charged on the tax lists
maintained by the Washington County Auditor/Treasurer, the conveyance must first be
approved by the Zoning Administrator for compliance with this Section.
(2) Any conveyance of land which is less than the whole parcel of land as charged on the tax lists
and found to be in violation of this section by the Zoning Administrator will be returned to the
draftsperson and notice by mail of the potential violation will be given to the parties to the
conveyance pursuant to Minnesota Statutes § 394.37,
City of Scandia Development Code DRAFT MAY 19,2010 Chapter 2,Section 5 Page 3
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