Loading...
4.c) Density Discussion Notes 2014 DEVELOPMENT CODESCANDIA DEVELOPMENT CODE Christine Maefsky, 1/29/14 1 CHAPTER ONE – ADMINISTRATION (p. 1.1) SECTION 1.0 TITLE AND APPLICATION (p.1.2) 1.3 Relationship to the Comprehensive Plan. It is the policy of the City of Scandia that the enforcement, amendment, and administration of the Scandia Development Code be accomplished consistent with the recommendations contained in the City Comprehensive Plan, as developed and amended by the Planning Commission and City Council of the City. The Council recognizes the City Comprehensive Plan as the official policy for the regulation of land use and development in accordance with the policies and purpose herein set forth. In accordance with Minnesota Statutes Chapter 273, the City will not approve any rezoning or other change in these regulations that are inconsistent with the Comprehensive Plan. SECTION 4.0 RULES AND DEFINITIONS (P. 1-5) (33) Buildable Land: Land with a slope less than 25%, and situated outside of any required setbacks, and land situated outside of every floodway, drainageway, or drainage easement; except on a natural environment lake where a 200-foot structure setback is required, the buildable area calculation shall be measured from the 150-foot setback rather than the 200-foot setback. (70) Density: The number of dwelling units permitted per acre of land. (82) Dwelling: A building or 1 or more portions thereof occupied exclusively for human habitation, but not including rooms in hotels, motels, nursing homes. (Also see Dwelling Unit.) (87) Dwelling Unit: A residential accommodation including complete kitchen and bathroom facilities, permanently installed, which is arranged, designed, used or intended for use exclusively as living quarters for 1 family. (166) Lot, Buildable: A lot that meets or exceeds (CM i.e. density) all requirements of the City of Scandia DevelopmentCode without the necessity of variances. (235) Quarter-Quarter Section: A tract of land legally described as a full quarter-quarter section (CM? is the following meant to cover “development projects that cut across quarter/quarter sections? See Section 5 Land Development Units 5.3) or a 40-acre parcel not reduced by more than 10% due to road right-of-way dedication. (301) Subdivision, Minor: Any subdivision containing 3 or less (CM ibid) lots fronting on an existing street, not involving any new street or road, or the extension of municipal facilities, or the creation of any public improvements, and (CM – how might it?) not adversely affecting the remainder of the parcel or adjoining property, and not in conflict with any provisions or portion of the Comprehensive Plan, Official Map, Zoning Regulations or these regulations. SCANDIA DEVELOPMENT CODE Christine Maefsky, 1/29/14 2 CHAPTER TWO – ZONING REGULATIONS (7) Lot Area and Setback Requirements in the Agriculture District – Core (AG C). (p.2-5) Density 4 dwelling units per 40 acres Minimum lot size Unless the parcel is part of an approved Open Space Conservation Subdivision or Planned Unit Development, lots shall be 2.0 to 5.0 acres, or 20 acres or greater. Minimum buildable area 1.0 acres Minimum frontage on all public roads Lot size of 2.0 to 3.0 acres: 160 feet Lot size greater than 3.0 acres and less than 4.0 acres: 240 feet Lot size of 4.0 acres or greater: 300 feet Maximum lot coverage 25% Minimum Building Setbacks: Front 40 feet Side 20 feet Rear 50 feet Minor Arterials 150 feet from centerline, or 75 feet from the right-of-way, whichever is greater Major or Minor Collectors 100 feet from centerline, or 50 feet from the right-of-way, whichever is greater Maximum Building Height 35 feet (7) Lot Area and Setback Requirements in the General Rural District (GR). (p.2-11) Density - 4 dwelling units per 40 acres Minimum lot size 2.0 acres Minimum buildable area 1.0 acres Minimum frontage on all public roads Lot size of 2.0 to 3.0 acres: 160 feet Lot size greater than 3.0 acres and less than 4.0 acres: 240 feet Lot size of 4.0 acres or greater: 300 feet Maximum lot coverage 25% Minimum Building Setbacks: Front 40 feet Side, lots less than 1.5 acres in size 10 feet Side, lots 1.5 acres in size or greater 20 feet Rear 50 feet Minor Arterials 150 feet from centerline, or 75 feet from the right-of-way, whichever is greater Major or Minor Collectors 100 feet from centerline, or 50 feet from the right-of-way, whichever is greater Maximum Building Height 35 feet SCANDIA DEVELOPMENT CODE Christine Maefsky, 1/29/14 3 SECTION 5.0 LAND DEVELOPMENT (p. 2-94) The following table summarizes the four types of land development, and indicates the districts where each is permitted in the City: Subdivision Design Type Conventional Lot Averaging Open Space Conservation Planned Unit Development AG C X X AP X GR X X X VN X X X VMU A X X VMU B X X IP X X R COMM X X *** (3) Conventional Subdivision: divides property into lots according to the density, minimum lot size and minimum lot width requirements for the zoning district. *** (4) 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. 5.2 Determination of Density Units (p. 2-95) For the purposes of developing land for residential development, the number of density units for any proposed development shall be determined by applying the following steps: (1) 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. (2) In order to determine the allowable number of density units, 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 Development Code and Comprehensive Plan. 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 % of the minimum lot size and otherwise meets all other lot requirements for the zoning district, then that lot shall be considered as 1 lot for density computation purposes. (3) The City may grant bonus density units, under the Open Space Conservation Design performance standards of this Chapter. SCANDIA DEVELOPMENT CODE Christine Maefsky, 1/29/14 4 5.3 Development Agreement (p. 2-96) (CM: Is this done only for “development projects” or when people subdivide their land in ways that might affect density? Should it be done for both? What are the implications of not doing it for both?) Development shall be restricted by a development agreement specifying the number of density units allocated among the lots or parcels being created. The development agreement shall indicate that the use, 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 shall 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. 5.4 Conveyance of Land (CM ***) (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 shall first be approved by the Zoning Administrator for compliance with this Section. CHAPTER THREE: SUBDIVISION REGULATIONS (CM ***) Subdivision, Minor: Any subdivision containing 3 or less lots fronting on an existing street, not involving any new street or road, or the extension of municipal facilities, or the creation of any public improvements, and not adversely affecting the remainder of the parcel or adjoining property, and not in conflict with any provisions or portion of the Comprehensive Plan, Official Map, Zoning Regulations or these regulations. *** (7) All parcels resulting from the minor subdivision shall meet all applicable requirements of this Development Code including but not limited to density, lot size, lot width, minimum frontage on a public road unless a variance has been approved according to procedures set forth in Chapter 1 of the Development Code. --------------------------------------------------------------------------------------------------------------------------------------- 2008 SCANDIA COMPREHENSIVE PLAN: REFERENCES TO LOT SIZE, DENSITY, DWELLING UNITS, BUILDABLE LOTS, Future Land Use Areas P.110 The Agricultural Core Area will have a density of four units per 40 acres. Within the 4 per 40 density limit, a variety of lot sizes will be encouraged through the use of lot averaging zoning. Lot averaging allows lots of 2 to 5 acres in size or 20 acres or greater. p. 110 The General Rural Area will be developed at a maximum density of four dwelling units per 40 acres wit h a minimum allowed lot size of 2 acres (lot averaging is not required). p. 116 The intent of the General Rural Area is to establish a rural residential area that directly meets the Metropolitan Council guidance of densities of no more than 1 housing unit per 10 acres. p. 108 The Agricultural Preserves Overlay is necessary because properties enrolled in the program must be designated by the local unit of government and zoned for a density of no more than one dwelling unit per 40 acres. While the underlying areas (Agricultural Core Area and General Rural Area) allow 4 dwellings per 40 acres, parcels enrolled in the Agricultural Preserves Program and located within the Agricultural Preserves Overlay shall be allowed only 1 unit per 40 acres.