HomeMy WebLinkAbout2022-07-28 Council Work Session Agenda PacketCouncil Work Session Agenda
July 28, 2022 – 5:30 pm
1.Call to Order / Roll Call
2.City Code Updates – Planned Unit Development
3.Unscheduled Items
4.Adjournment
*Includes Materials - Materials relating to these agenda items can be found in the house agenda packet
book located by the Council Chambers entrance, or online at the City’s website at www.corcoranmn.gov.
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8200 County Road 116 Corcoran, MN 55340
763-420-2288 www.corcoranmn.gov
MEMO
Meeting Date: July 28, 2022
To: City Council
From: Natalie Davis McKeown, Planner
Re: City Code Updates – Planned Unit Development
____________________________________________________________________
Updating the Planned Unit Development (PUD) ordinance was identified as one of the
Top 4 priorities to address in the remainder of 2022. PUDs can be a useful zoning tool
to process unusual or large development. When administered properly, PUDs are
touted for innovative development that can quickly adapt to current market trends while
producing quality development that meets city-defined design objectives. PUDs can
often bridge the transition from old to new code, and this is necessary in Corcoran at
this time as our zoning district standards have proven difficult to apply uniformly while
meeting our density goals within our Comprehensive Plan. Staff does believe we should
address this dilemma, particularly in our single-family zoning districts, but that is a larger
discussion we can continue at a different time.
The primary reason developers seek PUDs seems to be to reduce required lot sizes, lot
widths, and setbacks. Also, staff had recent conversations with potential developers
looking for flexibility from the shoreland overlay standards (which are arguably
outdated), height restrictions, and allowing a use that appears to be compatible but is
not listed within the underlying zoning district. We’ve also seen more than one request
for flexibility from our garage size minimums as well as our limit for garages to not
exceed a certain percentage of the home.
There has yet to be a perfect PUD model established, so finding a simple fix is unlikely.
The City must decide what is important to them in PUDs, and the objectives and
standards within the PUD ordinance can be adjusted to reflect these desires. Staff
believes it will help to organize this discussion into two parts:
1. PUD benefits and flexibilities.
2. PUD ordinance.
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Having the discussion of benefits and flexibilities first will better inform what changes
are needed to our PUD ordinance.
As the Council considers the discussion items presented in this report, staff believes it
will be helpful to keep in mind the guiding principles and goals in Corcoran’s 2040
Comprehensive Plan. Page 9 provides the following guiding principles:
1. Protection of the natural resources, open space, and rural character that define
Corcoran’s quality of life.
2. Creation of opportunities for a thriving Town Center with a range of retail, office,
residential, and gathering spaces.
3. Creation of opportunities for expanded employment and tax bases combining
commercial, industrial, and business park land uses.
4. Expansion of residential options to achieve life-cycle housing.
5. Support of rural residential development in non-urbanized Corcoran in a manner
that preserves efficient, future urbanization and protects natural resources while
allowing current economic benefit of landowners.
Furthermore, page 43 of the Comp Plan lists the following goals:
1. Ensure housing development is compatible with existing and adjacent land uses
and has access to key community features, natural features, and views of open
spaces.
2. Provide a variety of housing types, styles, densities, and choices to meet the
housing needs of residents.
3. Create new land use opportunities to expand and diversify the City’s tax base by
encouraging new commercial development.
4. Attract and encourage new light industrial, office -industrial, high tech and
professional services, and maintain and expand existing business in Corcoran.
5. Create a community with housing, employment, and service uses that reinforce
the City’s vision to allow development while working to retain key elements that
define our rural character, such as wetlands, streams, wooded areas, natural
topography, and view corridors.
6. Ensure that zoning and subdivision ordinances are consistent with the intent and
specific direction of the land use plan.
1. PUD Benefits and Flexibilities
Benefits
It is important to identify elements that can benefit the community. “Community” refers
to the larger public, surrounding neighborhood, as well as the impending residents that
will be immediately served by the development. Below is a compiled list of potential
benefits that can be negotiated within a PUD:
- Preservation of natural resources
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o Wetlands
o Groundwater quality
o Wildlife habitat
o Steep slopes
o Trees and vegetation
o Floodplains
o Streams
- Site amenities
o Common open space
o Usable recreational space
o Parks or greens within a walkable distance of each home
o Private common spaces, such as pools and clubhouses
o Interconnected greenways/contiguous greenspace
o Scenic views
- A complementary mix of uses not otherwise allowed with the underlying zoning
o A development that provides jobs and housing within a larger
neighborhood
o A mix of housing types with a variety of lot sizes at a different price points
- Restoration of site
o Correct pollution
o Reduce erosion
o Re-establish natural resources on a site previously removed/degraded
o Avoidance of natural hazards.
▪ For example, Cook Lake Highlands is stabilizing a ravine.
o Preservation of historic/archeological sites
- Increased landscaping and transitions/buffers
- Infrastructure improvements and or advances
o Utility system planning
▪ Opportunity for oversizing that benefits the City’s overall system
▪ Projects that advance the SE/NE Gravity Connector Trunk (shown
below) that will be required in order to unlock sewer capacity for
properties within the Southeast district not within the 2020-2025
staging phase.
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▪ Infrastructure siting (i.e. well, water storage, treatment, etc.)
▪ Preservation of future utility corridors (i.e. raw water main)
o Transportation systems planning.
▪ Road improvements that will address traffic flow for streets known
to be at or close to capacity.
▪ Improved connectivity
▪ Pedestrian and bicycle corridors and connections
• Trail connections that go beyond minimum requirements
• Sidewalks on both sides of key streets
▪ Parkway development
o Green infrastructure systems
o Water resource enhancements
▪ Overtreatment of stormwater
▪ Chloride Reductions
▪ Habitat/Natural Resouce Restoration
- Public Improvements
o For example, addressing a pre-existing issue within the community.
▪ Please note, the City should be wary of requiring a developer
requesting a PUD to complete improvements to a pre -existing off-
site issue. However, if a developer willing offers to help resolve a
known issue this may be valuable to the City.
• For example, Rachel Development set aside land within their
PUD to provide more drive-thru stacking to a nearby user to
address a pre-existing conflict with traffic flow. However, this
may not always make sense or be financially feasible for a
developer.
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o Redevelopment or rehabilitation of deteriorated structures, incompatible
uses, and/or blighted areas
- Increased architectural quality.
o A standard of design that exceeds minimum requirements in Code
o A variety of compatible architectural styles to avoid a cookie-
cutter/monotonous feel
o Inclusion of what can be seen as desirable traits (e.g., front porches)
o Establishing an impervious surface limit
- Increased sustainability
▪ Use of locally sourced or recycled materials as much as possible
▪ Construction of energy efficient buildings
▪ Building additional capacity into public infrastructure (e.g.,
stormwater management systems, electric and gas distribution
systems, and wastewater systems.
▪ Creation of neighborhoods that reduce reliability on gas-powered
vehicles (walkability, bicycle paths, electric car charging
infrastructure)
▪ Encourage restoration and maintenance of natural systems
▪ Protection or enhancement opportunities for local food production
Questions for Council:
1. Is there anything missing from this list?
2. Is there anything on this list that should not be viewed as a benefit?
3. Is there anything on this list that is only a benefit in certain situations?
Flexibility
It makes sense to carefully select which elements of our land use code are flexible with
a PUD so that the City is not subject to negotiating every established zoning standard.
Please note, uses will be discussed in more detail in part 2 of our discussion. While
flexibility for use/housing type is a flexibility sometimes requested, this portion of the
discussion can focus on flexibility requested from district standards such as lot
dimensions, setbacks, landscaping, height, etc.
Questions for City Council:
1. Are there certain district regulations that are not on the table for negotiation?
a. Landscaping
b. Increased density
c. Architectural standards
2. Are we more flexible in certain districts over others?
a. Single-family versus mixed-use
b. Southeast versus Southwest versus Northeast
3. Is there a degree of flexibility we are willing to entertain for at least some
standards?
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a. For example, as brought up at a prior meeting, Dayton has a single-family
zoning district that allows smaller lot sizes (no less than 6,000 square feet)
if the average lot size for the development is 10,000 square feet and
meets four elements from a list of numerous desirable development traits.
This is different in that this is offered by-right with little
negotiation/discretion involved from the City, but we could look at doing
something similar in our PUD ordinance.
b. When Corcoran negotiated the Bass Lake Crossing PUD the developer
requested flexibility from the requirement to limit garages from comprising
more than 55% of the viewable ground floor street-facing linear building
frontage. This flexibility was requested so that three-car garages could be
constructed on lots with a 50-foot minimum lot width. The City
compromised with the developer by allowing a specific percentage of
homes (33% in phase 1 and 41% in phase 2) to exceed the 55% garage
standard. However, there could not be more than three contiguous homes
that exceed the 55% garage standard.
2. PUD Ordinance
A typical ordinance includes a purpose clause, types of allowed PUDs, zoning
procedures, and standards for approval. Our current zoning procedures (such as
requiring a concept plan, rezoning, preliminary PUD, final PUD, and developer’s
agreement) don’t seem to be the source of debate. Therefore, staff focused the
discussion on the purpose clause, types of allowed PUDs, and standards for approval.
Purpose Clause
The purpose clause is an essential component of the PUD ordinance as it guides
implementation and interpretation for the rest of the ordinance. It is an opportunity to
emphasize the City’s development priorities (e.g., open space, natural resource
preservation, and reduced infrastructure costs). It is typical for these clauses to
reference a desire for flexibility, innovation, and exceptional project design. It may also
make sense to explicitly tie the Comprehensive Plan and goals to the flexibility and
expected benefits of a PUD.
A purpose clause can be rather basic, such as Example 1 below:
Example 1: PUDs authorized under this ordinance shall provide a better and more
desirable living and physical environment than what would be possible
under the zoning regulations that apply to the development.
Purpose clauses can also provide an elaborate foundation for review of PUDs, such as
Example 2 below:
Example 2: In return for greater flexibility in site design requirements, planned
developments are expected to deliver exceptional quality community
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designs that preserve critical environmental resources, provide above-
average open space amenities, incorporate creative design in the layout of
buildings, open space and circulation; assure compatibility with
surrounding land uses and neighborhood character; and provide gr eater
efficiency in the layout and provision of roads, utilities, and other
infrastructure.
Corcoran’s existing purpose clause reads as follows:
Subd. 1 Purpose. The purpose of the PUD, Planned Unit Development District, is
to promote creative and efficient use of land by providing design flexibility
in the development of residential neighborhoods and/or nonresidential
areas that would not be possible under a conventional zoning district. The
decision to zone property to PUD is a public policy decision for the City
Council to make in its legislative capacity.
Furthermore, the next section of the ordinance augments the purpose clause by
clarifying the intent of the PUD district.
Subd. 2 Intent. The intent of this district is to:
A. Provide for the establishment of PUD districts in appropriate settings
and situations to create or maintain a development pattern that is
consistent with the City’s Comprehensive Plan.
B. Allow for a mixing of land uses within a development when such mixing
of land uses could not otherwise be accomplished under the existing
zoning and subdivision regulations.
C. Provide for variations to the strict application of the land use
regulations to improve site design and operation, while at the same
time incorporating design elements, e.g. construction materials,
landscaping, lighting, etc., that exceed the City’s standards to offset
the effect of any variations.
D. Promote more creative and efficient approach to land use within the
City, while at the same time protecting and promoting the health,
safety, comfort, aesthetics, economic viability, and general welfare of
the City.
E. Preserve and enhance natural features and open spaces.
F. Maintain or improve the efficiency of public streets and utilities.
G. Ensure appropriate transitions between differing land uses.
Example 1 is simplified, but it does not provide a great deal of guidance as to what
constitutes “better” development. Example 2 is more in depth as the emphasis on
desirable development traits provides a definition of what is meant by “exceptional.”
Corcoran’s current purpose clause paired with the intent clause seems to be more in
line with Example 2.
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Questions for City Council:
1. Are there any changes to be made to the purpose clause?
2. Are there other design goals/objectives that should be added to the intent
clause?
Types of Allowed PUDs.
Our PUD ordinance seems to address the types of allowed PUDs within the application
and allowed uses clauses that reads as follows:
Subd. 3. Application. A PUD district shall not be established for parcels guided in
the Comprehensive Plan for Rural/Ag Residential and Rural
Service/Commercial, except where allowed for an Open Space
Preservation Plat. It will be used in areas guided Mixed Use or Mixed
Residential on the Land Use Plan and in other areas where the City finds
that the proposal meets the intent of this district.
Subd. 4. Allowed Uses. All permitted uses, permitted accessory uses, conditional
uses, and interim uses contained in the underlying zoning districts shall be
treated as potentially allowable uses within a PUD district.
From the application clause, we can gather that the following PUD types are not
typically allowed outside of the MUSA, but they are allowed:
- An Open Space & Preservation PUD for land guided Rural/Ag Residential
- Mixed Use PUDs
- Mixed Residential PUDs
- PUDs for other land use designations when it satisfies the intent of the
ordinance.
Staff anticipates the City will review two industrial PUDs this fall. Staff is also aware of
the concern to allow different home types and uncontemplated uses in areas guided for
low-density residential and/or zoned as single-family residential.
Questions for Council:
1. Do we want to specifically call out some other types of PUD developments, such
as:
a. Single-use PUDs – a PUD that does not include a mix of uses or housing
types.
b. Cluster PUDs – a PUD that does not increase the density overall but lays
out homes in a compact design in return for dedicated common/open
space. This typically includes only single-family homes, sometimes twin-
homes.
c. Commercial PUDs
d. Industrial PUDs
e. Master Planned Communities – a large mixed-use PUD usually involving
hundreds of acres and can include a town center.
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2. Do we want to limit the types of PUDs allowed for land guided as low-density
residential?
a. Single-Use PUDs
b. Cluster PUDs
c. Mixed-use PUDs if the nonresidential use is a permitted and conditional
use within the single-family zoning districts
d. Keep in mind twin-homes are an allowed use in one of our single-family
residential districts.
i. Are we open to allowing twin-homes in PUDs for land guided for
low-density?
ii. Is an open space/preservation component required?
iii. Are we open to allowing a certain percentage of twin-homes within
low-density areas if there are opportunities for other PUD benefits
besides open space/preservation?
3. When do we want to require a 4/5 majority vote to allow for a change in use or
housing type?
a. Is this more of a concern for low-density areas?
i. Would twin-homes be acceptable for a simply majority vote?
b. Are we more flexible in considering changes in uses when they are
determined to be compatible and within mixed-use and medium to high
density residential districts?
c. How about changes in uses for commercial and industrial PUDs?
i. Are we less concerned with an industrial PUD including a use
typically only allowed in a commercial district as compared to a
commercial PUD including a use typically only allowed in an
industrial district?
ii. What about uses not contemplated in code but could be compatible
in a commercial or industrial PUD?
Standards
Ordinances often include generalized standards to guide PUD review. Strict standards
can contradict the purpose of the district to provide an opportunity for negotiated
flexibility and may prevent the City from quickly adapting to the realities of current
market trends. At the same time, a way to “tame” the PUD process is to building
conditions routinely negotiated into the development standards. The current PUD
ordinance provides the following general standards:
Subd. 7. Required Findings. The Planning Commission and City Council shall find
the following prior to the approval of a preliminary development plan or
final development plan:
A. The planned development is not in conflict with the Comprehensive
Plan.
B. The planned development is not in conflict with the intent of the
underlying zoning district.
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C. The planned development is not in conflict with other applicable
provisions of the City’s Zoning Ordinance.
D. The planned development or unit thereof is of sufficient size,
composition, and arrangement that its construction, marketing, and/or
operation is feasible as a complete unit without dependence upon any
other subsequent unit or phase.
E. The planned development will not create an excessive burden on
parks, schools, streets, and other public facilities and utilities which
serve or are proposed to serve the planned development.
F. The planned development will not have an undue and adverse impact
on the reasonable enjoyment of the neighborhood property.
G. The quality of the building and site design proposed by the PUD plan
shall substantially enhance the aesthetics of the site, shall demonstrate
higher standards, more efficient and effective uses of streets, utilities
and public facilities, it shall maintain and enhance any natural
resources within the development, and create a public benefit that is
greater than what would be achieved through the strict application of
the primary zoning regulations.
Questions for City Council:
1. Instead of establishing strict standards that can quickly become arbitrary, what
does the Council think of establishing a point system for developments?
a. A point system would be based on the desirable traits and objectives
identified by the City. This allows the Council to assign points to various
development attributes and some benefits will have more weight than
others.
b. Maple Grove uses a point system requiring PUD developments to score at
least a 75% of the applicable points before they can be approved (further
information is attached to this report).
2. Alternatively, if strict standards are preferred:
a. What PUD benefits do we want to standardize?
i. For example, 25% open space is required.
b. Do we want to standardize all/some flexibilities?
i. For example, if 25% open space is provided within a single-family
PUD, the minimum lot size can be reduced to 6,000 square feet.
3. If we prefer to continue with general standards:
a. Should we keep some standards more generalized? If so, which ones?
b. Are there standards that should be added to the existing findings clause?
c. Any standards that should be removed from the existing findings clause?
Other Considerations
During staffs’ research for this report. The size of PUDs came up in multiple resources.
Our PUD ordinance is currently silent on a size requirement.
Questions for City Council:
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- Do we want to implement a minimum project size (e.g., 10 acres)?
- If so, should we include a waiver provision to allow for smaller sites if there are
extraordinary circumstances, such as the following:
o A PUD will be able to protect unusual physical features or historical
character of a site that would otherwise be lost if developed under our
standard zoning districts.
o A PUD will add amenities of value to a pre-existing and adjacent PUD
OR
o A PUD accommodates redevelopment of an existing site that would
otherwise require more than two variances from the underlying zoning
district standards.
Attachments:
1. Maple Grove Project Points System Scoring Guide
City of
Maple Grove
Project Points System
Scoring Guide
March 7, 2005
Project Points System - i -
Project Points System:
Purpose: To create and implement a design review system to implement the goals and objectives
of the Comprehensive Plan and the needs of a rapidly growing community. As some goals and
objectives are a higher priority than others, the s ystem is point-based to assign higher values to some
criteria and lower values to other criteria.
Implementation: All future residential projects will be submitted as Planned Unit Developments
(PUD) and will be scored based on the Project Points System (PPS).
It is highly recommended that the applicant read this PPS Scoring Guide thoroughly and plan
their neighborhoods around the criteria described and explained herein. It also recommended that
the applicant meet with city staff about their proposal prior to submitting the official application.
City staff will review the application and recommend a score to the Planning Commission and City
Council. In order to ensure that the point system does not favor one development over another for
reasons such as size or location, the minimum score has been defined as a minimum percentage of
possible points.
For most projects, not all of the criteria included in the PPS will be applicable. These criteria will
not be used to judge a project. For example, criteria related to attached housing would not apply to
projects that only have detached housing. The total number of points possible will change from
project to project depending on the circumstance.
Projects must receive a minimum score of 75% of the applicable and attainable points for the
City Council to consider approval.
As part of the applicant process and in order to ensure accurate scoring, the applicant shall complete
the PPS Application sheet, wherein they shall describe:
1) How they are proposing to attain points in each category (and reference the plan sheets and/or
specific pages of other documents that show how the category is being met), or
2) Explain why they are not proposing to meet a category, or
3) Why they feel a category is not applicable.
As the PPS is designed to be a set of choices, not all applicable categories are expected to be met.
The City Council is the final arbiter of which criteria are applicable and which are not.
The applicant will have the opportunity to meet with City staff to discuss their score. Staff will work
with the applicant on ways to improve their score if their score is not above the 70% threshold.
A recommended score of 75% does not guarantee approval by the City Council. The City Council
holds the right to deny a project if it is not in compliance with the Zoning Code or Comprehensive
Plan and to place conditions of approval on a project.
Applicants are encouraged to attain as many points as possible and not to merely clear the 70%
threshold.
The City of Maple Grove intends this document to be dynamic and may change often. Applicants are
advised to ensure that their copy of the criteria is the most up-to-date.
Project Points System - 1 - Community Scale-Land Use
I. Community Scale Criteria:
The relationship of the proposed neighborhood to the community as a whole
A. Land Use
Interrelationship to surrounding land uses and land forms and/or a proposal
of a land use(s) that would deliver a community benefit
I.A.1. Unit Affordability
Purpose: Encourage the production of housing that is affordable to a range of
incomes
Criteria: (% of units affordable to 110% to 120% of the RMI) / 200 + (.5 possible)
(% of units affordable to 100% to 110% of the RMI) / 100 + (1 possible)
(% of units affordable to 90% to 100% of the RMI) / 50 + (2 possible)
(% of units affordable to 80% to 90% of the RMI) / 25 + (4 possible)
(% of units affordable to 70% to 80% of the RMI) / 12.5 + (8 possible)
(% of units affordable to 60% to 70% of the RMI) / 6.25 (16 possible)
31.5 points maximum
Bonus point category for Low Density Residential areas
RMI = Regional Median Income
RMI = $76,400 (from Fannie Mae website)
Example: If a development had 100% of its units affordable to 80%-90% of the
RMI (but nothing below this), it would get 7.5 points (.5+1+2+4)
If it also had 50% of its units affordable to 70%-80% of the RMI it
would get 8 more points for a total of 11.5 (.5+1+2+4+4)
The Regional Median Income will be determined annually and based off Fannie
Mae’s numbers
Affordability is based on the base price, before buyer-requested upgrades. Base
unit must be livable as is.
Developer will agree to provide so many units that are within a certain percentage
of the median regional price as part of the PUD agreement.
Final plat approval could be based on meeting these agreements.
Project Points System - 2 - Community Scale-Land Use
I. A.2. Placement of uses so as to integrate with adjacent uses
Purpose: To reward developments that make connections to adjacent properties
and uses.
Criteria: Points will be awarded if there is an opportunity to connect adjacent
uses and such connections are made. If no opportunities exist, the
category will be eliminated.
• 5 Points will be awarding for placing things like private parks &
conservation areas contiguous to existing or planned private parks or
conservation areas (as long as there was a choice to put it somewhere
else.)
• 10 points will be awarded if there are no restrictions for public access
to these areas. Public Parks are not included.
• 5 points will be awarded if there is a conscious effort to link the
neighborhood to public or semi-public uses (schools, religious
buildings).
• 5 Points will also be awarded for developers who give adjacent
developments the opportunity to link to the development in question.
Example:
Existing Conditions Integration points awarded Integration points
not awarded
(Points would be
25 points maximum given for preserving
woodland areas
(see category II.E.4.))
I.A.3. Senior Units
Purpose: To reward developments that provide senior housing
Criteria: 1 point for every 2 units
25 Points Maximum
Bonus point category for Low Density Residential areas
Senior units are defined as units that are limited to persons 55 years or older.
Project Points System - 3 - Community Scale-Land Use
I.A.4. Collaboration with adjoining land owners.
Purpose: To encourage coordination of development between many land owners
Criteria: Points will be awarded on a case-by-case basis when collaboration is
demonstrated.
10 Points maximum
Property owners will get collaboration points if they demonstrate that they are
working in conjunction with neighboring property owners to create a more unified
plan for the area they are developing. Collaboration may also offer a better
chance to gain points in other categories.
I.A.5. Appropriately located neighborhood scale commercial/office uses
Purpose: To reward developments that provide small scale commercial/office
uses
Criteria: Points will be awarded on a case-by-case basis. Category will be
considered on a very limited basis.
10 Points maximum
Bonus point category
Examples:
Project Points System - 4 - Neighborhood Scale-General
II. Neighborhood Scale:
The internal organization and composition of the proposed neighborhood
A. General:
The look, feel and visual appeal of development from within and at its
boundaries
II.A.1. % of units within ¼ mile of an identifiable neighborhood focal point
Purpose: To help give new neighborhoods a unique identity and to serve as an
ordering device.
Criteria: (% of units / 2)
50 points maximum
Examples include parks, greens, squares, monuments, historic structures (silos,
barns, granaries, foundations, community gardens, etc.)
Project Points System - 5 - Neighborhood Scale-General
II.A.2. Distribution of attached units
Purpose: Encourage smaller clusters of attached units
Criteria: Points = (50 – A)
A= the largest percentage of attached units in any one group
40 points maximum
Example: If there are 100 attached units in a project and the largest group has 30
units in it then you would get 20 points.
With this criteria, a neighborhood must have at least 3 groups of attached units to
get any points.
This criteria wouldn’t apply to single-family-only developments.
II.A.3. Creating open space using multi-story buildings
Purpose: To create open using multi-story buildings
Criteria: Points would be awarded if it was demonstrated that the applicant had
purposefully used multi-story buildings for the purpose of creating
open space.
10 points maximum
Would not apply in low density designated areas
Project Points System - 6 - Neighborhood Scale-General
II.A.4. % of attached units that have vehicular access from the back or
below grade
Purpose: To encourage unique neighborhoods with a traditional streetscape by
having vehicular access to the rear of or underneath, buildings.
Criteria: % / 10
10 points maximum
Front door of unit shall face the street or front door can face a common green if
access is provided b y an alley or below grade.
II.A.5. Neighborhood utilizes rear lanes for vehicular access
Purpose: To encourage unique neighborhoods with a traditional streetscape by
having vehicular access to the rear of buildings.
Criteria: 5 points if rear lanes are utilized.
Examples:
Rear lanes will need to be approved and have adequate setbacks to allow for safe
passage of vehicles and pedestrians, and to allow for snow removal. This
provision will only apply to single famil y detached homes.
Project Points System - 7 - Neighborhood Scale-General
II.A.6. Visual termini
Purpose: To encourage the placement of monuments, statues, gazebos or other
landmarks at the end of streets
Criteria: Points will be awarded if visual termini are provided.
5 points maximum
Example:
Project Points System - 8 - Neighborhood Scale-Housing Diversity
B. Housing Diversity
The variety of housing types and values in a neighborhood
II.B.1. Square foot range between largest and smallest unit
Purpose: To encourage a wide variety of housing sizes in a development
Criteria: Points = (Largest unit sq.ft. – Smallest unit sq.ft.) / 100
50 points maximum
All units are eligible but the housing variety must be deemed reasonable by the
city (i.e. one 500 sq. ft house planned in the midst of many 6000 sq.ft houses
would not be reasonable.)
II.B.2. 3+ styles of attached
Purpose: To encourage a wide variety in attached housing styles
Criteria: Points = (# of styles) – 2
Points = (number of styles/number of buildings) *10 for projects
under 30 units
Whichever number is higher will be used for projects under 30 units
10 points maximum
Style refers to the exterior image and footprint, not floor plan
Project Points System - 9 - Neighborhood Scale-Housing Diversity
II.B.3. 6+ styles of detached
Purpose: To encourage a wide variety in detached housing styles
Criteria: Points = ((# of styles) – 5) *3 or
Points = (number of styles/number of buildings) *30 for projects
under 30 units
Whichever number is higher will be used for projects under 30 units
30 points maximum
Style refers the different models and/or elevations that will be used.
Project Points System - 10 - Neighborhood Scale-Roadway Image
C. Roadway Image
The visual image of the development from major roadways
II.C.1. Attached units are embedded
Purpose: To reduce the amount of attached units visible from the arterial
roadways
Criteria: Points = (50 – A) /2
Where:
A= (% of the perimeter roadway with attached units)
25 points maximum
Example: A development has 1000 linear feet of arterial roadway and 200 feet of
the arterial roadway has attached units adjacent to it.
“A” = 20 so
Points = ((50-20)/2) = 15
Only areas where there is an opportunity to build units will be included in the total
perimeter measurement. Wetlands or otherwise unbuildable areas will not be
included.
Attached units are not considered to abut the ROW if there is an outlot or feature
between them and the ROW if the area is landscaped and/or has a large setback.
If the percentage of ROW with abutting attached units is over 50%, the
development will get negative points in this category.
Residential/Commercial mixed use projects (vertically or horizontally) would not
be subject to this criteria.
High Density areas would not be subject to this criteria
II.C.2. Exceptional Landscaping to buffer homes from arterial and major
collector roads
Purpose: To buffer homes from major roadways
Criteria: Score will be based on criteria below:
• At least 70% evergreen trees but no more than 85%
• Undulating berms,
• Decorative open fencing
• Understory trees and shrubs
Project Points System - 11 - Neighborhood Scale-Roadway Image
• All vegetation must be salt tolerant
• Retention of existing woods may qualify as well
10 points maximum
II.C.3. Interior perimeter roads are not parallel to arterial roads
Purpose: To encourage a variety of building orientation along arterial roads
Criteria: Points will be awarded for having a interior road system that is
curvilinear and/or eliminates the “wall of homes” effect.
10 points maximum
Only applies to detached homes.
Note: Graphics are for illustrative purposes onl y and represent an exaggerated
version of possible real life examples.
Project Points System - 12 - Neighborhood Scale-Roadway Image
II.C.4. Homes’ fronts face the arterial
Purpose: To encourage an attractive streetscape along arterial roadways
Criteria: (% of homes along arterial that face the arterial) / 10
10 points maximum
Only applies to detached homes
II.C. 5-9. Variety in roof pitch, roof orientation, building height, building
orientation, & building articulation on side and rear walls
Purpose: To encourage variety in the look of homes along arterial roadways
Criteria: 5 points each category (10 points for articulation of side and rear walls)
and the City of Maple Grove will score on a case-by-case basis
Variety points will be awarded based on the combination of differences in walls,
roofs, and architectural details.
Illustrations below go from least variety to most variety
Project Points System - 13 - Neighborhood Scale-Pedestrian Quality
D. Pedestrian Quality
The experience and ease of pedestrian movement in a neighborhood
II.D.1. % of units within 1000 feet walk from a park
Purpose: To have parks within a short walk from peoples homes.
Criteria: % / 10
10 points maximum
Measured along roadways and/or trails.
II.D.2. Grid or modified grid
Purpose: To encourage good pedestrian and vehicular connections
Criteria: Points will be awarded for an interior street system that provides good
pedestrian and vehicular connections.
10 points maximum
II.D.3. Internal trail connections
Purpose: To encourage the creation of off-road trails within a neighborhood
Criteria: Points will be awarded for the creation of internal trails to provide
pedestrian and/or bicycle movement within a development.
10 point maximum
Project Points System - 14 - Neighborhood Scale-Pedestrian Quality
II.D.4. Pedestrian Scale and Ornamental Street Lighting
Purpose: To reinforce the pedestrian realm through the use of appropriately scaled
street lighting
Criteria: Points will be awarded for using pedestrian scale street lighting in the
project
5 points maximum
II.D.5. Sidewalks are provided on both sides of the street
Purpose: To ensure a good pedestrian transportation system.
Criteria: 5 points will be awarded if there are sidewalks on both sides of every
street.
I.D.6. Cul-de-sacs are open ended.
Purpose: To create pedestrian and bicycle connections to trails systems along
arterial and collector roadways.
Criteria: Points = (% of cul-de-sacs that are open ended) / 20
5 points maximum
Cul-de-sac with a trail connection to the arterial at the end
Project Points System - 15 - Neighborhood Scale-Parks, Open Space, etc…
E. Integration of Parks, Open space, Natural, Historic and Cultural
Resources
The degree in which these resources are planned around and integrated into
the neighborhood
II.E.1. Park Dedication is in strict conformance to the Comprehensive Park
Systems Plan
Purpose: To ensure the realization of the City’s vision for its parks.
Criteria: Points will be awarded for strictly conforming to the Comprehensive
Park Systems Plan.
25 points maximum
Neighborhood Parks: These sites are usually four to fifteen acres of developable
recreation area. Ten acres is a better minimum standard since these parks should
support a game field, play equipment, basketball court, tennis court, trails, parking
lot, and pleasure skating rinks. Typically, these parks are not scheduled for adult
competition; however, may be able to support practice by adults. The service area
has approximately on-half mile radius and should not extend beyond major access
barriers such as major streets, creeks, lakes, etc. Usually, each park service area
will receive one neighborhood park. The neighborhood park is the most important
and basic unit of the total park system and is expected to serve Maple Grove’s
residential developments, Neighborhood parks may also exist as shared facilities
with school sites.
Local Linear Park: This type of park land provides a physical link, between two
or more areas. The width ranges from 30 to 75 feet wide. The Local Linear Park
may contain no transportation treadways or contain single or multiple transportation
trails. These trails may accommodate bicycling, hiking/jogging/walking, and cross
country skiing. The width of the Local Linear Park is important because the
amount of land included in the corridor is intended to reflect a park-like atmosphere
as well as a transportation corridor.
Trailways: Park access trailways are for the specific purpose of obtaining access
between platted properties and the width is enough to essentially accommodate the
transportation mode. Trailways are typically 30 feet wide and the treadway
dominates the corridor rather than the open space as in Local Linear Parks.
Project Points System - 16 - Neighborhood Scale-Parks, Open Space, etc…
II.E.2. Open space is consolidated and usable
Purpose: To create open space areas that can be usable to the neighborhood, either
passively or actively.
Criteria: Points will be awarded based on guidelines below
• Buildings should be organized around the open space
• Open space should be a framing and organizing feature
• Open space should be accessible to the local population (within the
neighborhood)
• Open space should be designed in such a way that it doesn’t appear like it is
someone’s backyard
• Storm water ponds should be incorporated as a design feature
10 points maximum
II.E.3. Open Spaces are connected with green (natural) corridors
Purpose: To connect open spaces & reduce the occurrence of isolated open space
areas.
Criteria: Points will be awarded for linking open space areas with natural
corridors.
10 points maximum
Combining open space areas, trails, and storm ponds is a good way to get points in
this category.
Project Points System - 17 - Neighborhood Scale-Parks, Open Space, etc…
II.E.4. Tree Preservation above Minimum
Purpose: To encourage the preservation of trees
Criteria: Points = (1 – (B / A))*10
A = # of caliper inches allowed to be removed (before replacement
requirement in the T-zone)
B = # of caliper inches removed
Example: 1000 total caliper inches in a residential PUD in the T-zone
Removal threshold is 30% at time of subdivision so:
A = 300 caliper inches allowed to be removed &
B = 150 caliper inches actually removed (50% of allowed removal)
Points = 5
10 points maximum
Points are assigned based on the number of caliper inches preserved above the
minimum. This would only apply to T-zone areas.
II.E.5. Natural Features are Retained
Purpose: To preserve significant and unique topographical features if they exist.
Criteria: Points will be awarded if significant and unique natural features area
retained.
10 points maximum
Examples include: ravines, hilltops, etc…
II.E.6. Wetlands are Retained, not Mitigated
Purpose: To encourage the retention of a natural resource and minimize disruption
of the existing ecosystem.
Criteria: Points = (% of wetland area not disturbed) / 10
10 points maximum
Project Points System - 18 - Neighborhood Scale-Parks, Open Space, etc…
II.E.7. Public Accessibility to Creeks, Streams, Ponds, Lakes, etc.
Purpose: Allow neighborhood wide enjoyment of those natural features
Criteria: Points = (% of shore or stream bed that has common ownership) / 10
10 points maximum
II.E.8. Cultural Resources Integrated into Open Space Areas
Purpose: To encourage public education about historic cultures.
Criteria: Points will be awarded for integrating and identifying cultural resources
into open space areas
10 points maximum
II.E.10. Extensive Internal Landscaping
Purpose: To encourage a larger amount of landscaping than required by code.
Criteria: (% of landscaping units above minimum) /10
10 points maximum
example: 100 units required, 120 units provided = 2 points
II.E.9. Use of Native Plants in Landscaping
Purpose: To use vegetation that is better adapted to our climate to reduce water
consumption and required maintenance.
Criteria: Points will be awarded if all landscaping uses appropriate species native
plants.
5 points maximum
Project Points System - 19 - Neighborhood Scale-Parks, Open Space, etc…
II.E.11. Existing Structures are Retained and/or Reused
Purpose: Preserve existing structures that have historical value
Criteria: 5 points awarded if a structure is retained.
5 points maximum
Incorporation of existing structures, foundations, etc. into the development for
aesthetic and historic preservation purposes.
Staff would review on a case-by-case basis.
Examples are barns, silos, foundations, etc. If structures are structurally unsound
and safety requirements demand they be removed, a developer would not be
penalized for their removal.
Historic structures can be used as identifiable neighborhood centers if integrated
into park/open space.
II.E.12. Viable Open Space Master Plan is Created
Purpose: To encourage developers to have a unified open space plan for their
proposed neighborhoods and to use that open space as an organizing
device for the neighborhood
Criteria: Points will be awarded for providing a plan that highlights open space
areas and the pedestrian corridors and connections between them.
5 points maximum
Project Points System - 20 - Neighborhood Scale-Parks, Open Space, etc…
II.E.13. Any Natural Restoration Work
Purpose: To reward developments that restore wooded areas, prairies, wetlands,
etc.
Criteria: 1 point per acre of restoration
10 points maximum
Bonus point category to reward natural restoration work
Buckthorn removal would qualify
II.E.14. Extraordinary Environmental Protection
Purpose: To reward an y other unregulated environmental protection that has not
already been addressed.
Criteria: Points would be awarded for other extraordinary environmental
protection that hasn’t been addressed.
10 point maximum
Bonus point category
II.E.15. Area of parkland, woodland, or other open space (above minimum).
Purpose: To encourage the creation of open space areas in a development,
whether they are active park areas or passive woodland areas or other
open space.
Criteria: 1 point per acre of dedicated parkland (acceptable to the city) or other
open space areas that are in outlots or conservation easements.
No maximum points.
Bonus point category
Wetlands and areas on steep slopes would not count.
Open space areas must be 50 feet or larger in the smallest dimension to be counted
in this category.
Project Points System - 21 - Unit Scale-General
III. Unit Scale Criteria
The visual appeal and function of units and lots
A. General
III.A.1. Guarantee that models will not be repeated within
X lots of each other.
Purpose: To encourage variety in detached housing styles
Criteria: 2 points = 1 lots between the same model
5 points = 2 lots between the same model
10 points = 3 lots between the same model
20 points = 4 lots between the same model
30 points = 5 lots between the same model
40 points = 6 lots between the same model
A developer could propose to put such an agreement on a limited
amount of homes in a neighborhood. Points would be awarded
proportional to the amount of detached homes under such an
agreement.
Staff will consider patterns of repetition on both sides of the street (i.e.
the same model/elevation can’t be directly across the street.)
If a project has no repetition at all 40 points could be awarded.
40 points maximum
Example: A proposed neighborhood has 100 homes and 50 of them would be in
an area where there was an agreement that there would be 4 lots
between the same model would get 5 points (10 * 50% of the homes
under this agreement.)
A model is a home with a substantially different exterior than another home.
Exterior differences shall include a combination of differences in walls, roofs and
architectural detail. Floor plan changes only would not be considered a separate
model. For units on the interior of a development these differences would mainly
apply to the front façade. For units along arterial roadways the rear façade would
be graded in the Roadway Image sub category.
Project Points System - 22 - Unit Scale-General
III.A.2. Creation of a Pattern Book
Purpose: To reward the creation of a formal book that describes the organization
of the entire neighborhood with detailed descriptions and drawings of
units, landscaping, and other proposed improvements.
Criteria: No formula, points will be awarded if a pattern book is submitted
25 points maximum
Bonus point category
Project Points System - 23 - Unit Scale-Architectural Elements
B. Architectural Elements
The specific elements of an attached or detached unit that would be
guaranteed by covenant
Purpose: To encourage the production of homes with generally accepted attractive
architectural elements
Criteria: Points will be awarded based on the percentage of units (that are
guaranteed by covenant) that will have a particular feature.
Developments would have to provide assurances (through covenants) that
architectural features for which points are sought will be built for detached
units. Building plans will be reviewed for compliance with such covenant
agreements.
Architectural renderings and elevations will be required for attached units and
points will be awarded based upon those submittals.
There are three specific architectural features that the City of Maple Grove is
looking for which are independent of specific house styles:
III.B.1. Front Porches
Criteria: .6060 points for every 1% of homes with a front porch
(33% gives maximum points)
20 points maximum
Front porches must be at least 5 feet deep x 7 feet wide, outside the entry area (door
swing zone.) Porticos are not considered front porches in this case.
Porches are considered Front Porches if they face a street or a common green court.
Green courts would require the use of rear lanes.
III.B.2. Garages set back as far as the front face or are Side Loaded
Criteria: .6060 points for every 1% of homes with a garage setback as far as the
front face of the home or are side-loaded
(33% gives maximum points)
20 points maximum
Only applies to detached units.
Project Points System - 24 - Unit Scale-Architectural Elements
Front lot line will be measured at the main face of the structure, not at the front of
any porch or other protrusion
III.B.3. Brick, stone, or stucco chimneys (real or faux)
Criteria: Points = .3030 points for every 1% of homes with a brick, stone, or stucco
chimney (33% gives maximum.)
10 points maximum
III.B.4. Other architectural features
Criteria: Points = % / 10
10 points maximum for each feature
There are a great number of architectural features that are unique to specific styles
that can be awarded points. They include, but are not limited to:
Gabled ends, dormers, balconies, bays, turrets, cupolas, decorative balustrades,
window grids, accent windows, masonry (stone or brick) construction (accent or
otherwise), local stone (mined within 200 miles or authentic replica), demonstrated
variety of roof styles & pitches, demonstrated variety of shingle st yles,
demonstrated variety of siding styles, shutters, window frames, columns, porticos,
pediments, symmetrical & proportional window placement, multiple siding
patterns, materials, and/or colors
This category is broad and flexible to encourage the application of compatible
architectural features. The application of architectural features simply to get points
will not be rewarded.
There is a 150 point maximum for the architectural features category.
Project Points System - 25 - Unit Scale-Safety
C. Safety
Added safety
III.C.1. % of buildings sprinkled that aren’t required to be sprinkled
Purpose: To reward developments that have sprinkled building over and above
what code requires.
Criteria: Points = % / 10
10 points maximum
Bonus Point Category