5.a CPA Density & Zoning - PC Packet
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Date of Meeting: April 2, 2024
To: Chair Loeffler and Members of the Planning Commission
From: T.J. Hofer, Consultant City Planner
Re: Comprehensive Plan Amendment for Density and Zoning Discussion
The City has identified a conflict between the 2040 Comprehensive Plan and the Unified
Development Code (UDC) that sets inconsistent density standards in the Village Neighborhood
(V-N) Base Zoning District. Staff have prepared language to update the Comprehensive Plan
based on direction from the City Council to ensure that the adopted documents are consistent.
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.
In August of 2023, the Council reviewed draft changes to the Comprehensive Plan and gave
further direction to staff to make additional changes to the Comprehensive Plan that reflect the
adoption of the UDC and the names and standards for the zoning districts that were created when
the UDC was adopted in September of 2022.
In January of 2024, the Council reviewed another draft of the Comprehensive Plan Amendment
and authorized staff to proceed with the necessary review. Letters were sent out requesting
review from 19 communities and organizations that the Metropolitan Council has deemed to be
affected by the comprehensive plan. These entities include:
• Forest Lake
• Hugo
• Marine on St. Croix
• May Township
• Washington County
• Chisago City
• Chisago Lake Township
• Franconia Township
• Chisago County
• ISD 831 Forest Lake
• ISD 834 Stillwater
• ISD 2144 Chisago Lakes
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• Carnelian Marine St. Croix
Watershed District
• Comfort Lake Forest Lake
Watershed District
• Rice Creek Watershed District
• Washington County
• MnDOT
• MnDNR
• National Park Service
Seven responses were received from the City of Forest Lake, City of Hugo, City of Marine on St.
Croix, Chisago Lake Township, Carnelian-Marine-St. Croix Watershed District, and ISD 831
Forest Lake. The comments that were received are attached at the end of this staff report.
ANALYSIS OF STANDARDS
The proposed amendment to the 2040 Comprehensive Plan is attached to this staff report. The
proposed changes are related to density, resulting calculations from changes to densities, and the
referenced zoning ordinance (the zoning ordinance was replaced with the Unified Development
Code in October of 2022). Proposed changes can be found on the following pages: 19 – 22, 26 –
32, 53, 120, 123 – 131.
The proposed changes to density will lower the density within the Village Neighborhood from 1
dwelling unit (DU) per 2.5 acres to 4 DU per 40 acres as well as allow higher densities of 1 DU
per 1.5 acres depending on the land use intensity and the ability of the site and/or system to
manage wastewater.
Additional changes to the future land use descriptions were added to detail the use of planned
unit developments (PUD) and the bonus density that can be gained. Following this amendment,
the UDC will need to be amended to establish additional standards for PUDs and OS-PUDs.
Chapter X. Implementation includes Table X-A which provides a high-level summary of each
zoning district. This table has been updated to reflect the new zoning within the UDC. A
proposed Future Land Use Map is also included within the updates and attached to the staff
report that reflects the comments made at the June 20, 2023, City Council meeting by moving the
western edge of the Village Neighborhood district further to the east.
ANALYSIS
Staff Analysis
Staff believes that the proposed changes will address the concerns regarding density identified at
the June 20, 2023, August 15, 2023, and January 16, 2024, City Council meetings.
The comprehensive plan amendment will lead to multiple changes to the UDC to allow for a
higher standard of development and potentially increased densities through PUDs.
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RECOMMENDATION
Staff recommends the Planning Commission:
Motion to recommend approval of the attached resolutions to approve a Comprehensive
Plan amendment related to density, resulting calculations from changes to densities, and
the referenced zoning ordinance with findings and conditions as described by staff within
the staff report.
Attachments
A. Draft Resolution 04-16-24-XX Adopting a Comprehensive Plan Amendment
B. Draft Resolution 04-16-24-XX Authorizing Submittal of a Comprehensive Plan
Amendment
C. Select Pages from Draft 2040 Comprehensive Plan Amendments
D. 2040 Comprehensive Plan Amendments (Link Only)
E. Draft Proposed Future Land Use Map
F. Future Land Use Map (Link Only)
1
CITY OF SCANDIA
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 04-16-24-XX
A RESOLUTION ADOPTING A COMPREHENSIVE PLAN AMENDMENT
REGARDING ESTABLISHED FUTURE LAND USES, ESTABLISHED DENSITY
STANDARDS, PRODUCED DENSITY CALCULATIONS, AND REFERENCED
ZONING STANDARDS
WHEREAS, on April 2, 2024, the Scandia Planning Commission held a public hearing
regarding a Comprehensive Plan Amendment regarding established future land uses, established
density standards, produced density calculations, and referenced zoning standards, attached hereto
as Exhibit A (comprehensive plan amendment) that revises and amends the Scandia 2040
Comprehensive Plan; and
WHEREAS, any change to the Scandia 2040 Comprehensive Plan requires approval of a
comprehensive plan amendment; and,
WHEREAS, pursuant to Minnesota Statutes section 473. 858, the proposed comprehensive
plan amendment was submitted to adjacent governmental units for review and comment on January
31, 2024, and the comment period ended on March 30, 2024, with seven responses; and
WHEREAS, the City conducted a public hearing on April 2, 2024, relative to the adoption
of the proposed comprehensive plan amendment; and
WHEREAS, the Planning Commission has considered the proposed comprehensive plan
amendment and all public comments and thereafter recommended approval of the amendment to
this City Council; and
WHEREAS, the City Council has reviewed the proposed comprehensive plan amendment
and those recommendations, public comments, and comments from adjacent jurisdictions.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of Scandia, Minnesota, as
follows:
The Comprehensive Plan Amendment regarding established future land uses, established
density standards, produced density calculations, and referenced zoning standards attached
hereto is adopted, to take full legal effect as soon as practical under laws of the State of
Minnesota.
2
Adopted by the City Council of the City of Scandia this 16th day of April 2024.
____________________
Christine Maefsky, Mayor
ATTEST:
Kyle Morell, City Administrator
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Exhibit A
1
CITY OF SCANDIA
WASHINGTON COUNTY, MINNESOTA
RESOLUTION NO. 04-16-24-XX
A RESOLUTION AUTHORIZING SUBMITTAL OF THE COMPREHENSIVE PLAN
UPDATE TO THE METROPOLITAN COUNCIL
WHEREAS, Minnesota Statutes section 473.864 requires each local governmental unit to
review and, if necessary, amend its entire comprehensive plan and its fiscal devices and official
controls at least once every ten years to ensure its comprehensive plan conforms to metropolitan
system plans and ensure its fiscal devices and official controls do not conflict with the
comprehensive plan or permit activities that conflict with metropolitan system plans; and
WHEREAS, the City of Scandia has completed its decennial review and adopted the City
of Scandia 2040 Comprehensive Plan on December 18, 2018; and
WHEREAS, the City of Scandia has established future land uses, established density
standards, produced density calculations, and referenced zoning standards; and,
WHEREAS, the City of Scandia desires to change density standards to direct higher density
development towards the established village center within the City; and,
WEHEREAS, the City of Scandia adopted the Unified Development Code on September
20, 2022, to replace the previous zoning and subdivision codes; and,
WHEREAS, pursuant to Minnesota Statutes section 473. 858, the proposed Comprehensive
Plan Update was submitted to adjacent governmental units for review and comment on January 31,
2024, and the comment period ended on March 30, 2024, with seven responses; and
WHEREAS, the City conducted a public hearing on April 2, 2024, relative to the adoption
of the proposed Comprehensive Plan Update; and
WHEREAS, the Planning Commission has considered the proposed Comprehensive Plan
Update and all public comments and thereafter submitted its recommendations to this City Council;
and
WHEREAS, the City Council has reviewed the proposed Comprehensive Plan Update and
those recommendations, public comments, and comments from adjacent jurisdictions; and
WHEREAS, Minnesota Statutes section 473.858 requires a local governmental unit to
submit a proposed comprehensive plan update to the Metropolitan Council following
recommendation by the Planning Commission and after consideration but before final approval by
the governing body of the local governmental unit; and
WHEREAS, based on its review of the proposed Comprehensive Plan Update and Planning
Commission and staff recommendations, the City Council is ready to submit its proposed plan to the
Metropolitan Council for review pursuant to Minnesota Statutes section 473. 864.
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NOW THEREFORE BE IT RESOLVED, the City Council for the City of Scandia hereby:
1. The Administrator is directed to distribute said Comprehensive Plan Update to the
Metropolitan Council pursuant to Minnesota Statutes section 473.864.
Adopted by the City Council of the City of Scandia this 16th day of April 2024.
____________________
Christine Maefsky, Mayor
ATTEST:
Kyle Morell, City Administrator
City of Scandia
2040 Comprehensive Plan – Volume 1
Approved by Metropolitan Council October 9, 2019
Approved by City of Scandia October 15, 2019
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 17
• Scandia has a large number of two-person households, which is likely attributed to the large
number of older residents. Only 1 in 5 homes in Scandia has children, which will impact
schools, services, and future population growth of the city.
• Scandia’s population remains fairly homogenous, though the number of residents identifying
as Hispanic/Latino has increased.
• Residents are becoming increasingly educated, which may influence the desired types of
employment and median household incomes.
Existing Land Use
A large portion of land in the City of Scandia is currently undeveloped, about 41% of total
acreage in the city. The most prominent land use in the city is agriculture, making up about a
quarter of land in Scandia. Open water makes up 13% of land in Scandia, and residential uses
make up about 10% of the city’s total land. Figure II G shows the existing land uses in the City.
Table II-G further details current land use in Scandia.
Table II-G – Existing Land Use
Land Use Gross Acres Percent of Total
Agricultural 6,425.5 25%
Extractive1 197 1%
Farmstead 218.7 1%
Golf Course 17 0.07%
Industrial and Utility 11 0.04%
Institutional 46.6 0.2%
Mixed Use Residential 13 0.05%
Multifamily 3 0.01%
Open Water 3,252 12.8%
Park, Recreational, or Preserve 2,147 8%
Railway 73 0.3%
Retail and Other Commercial 34.8 0.1%
Seasonal/Vacation 70.7 0.3%
Single Family Attached 9.5 0.04%
Single Family Detached 2,610 10.3%
Undeveloped 10,347 41%
Total 25,475 100%
Source: Metropolitan Council Data, 2016
1 Extractive includes areas that identified on an aerial photo as currently mined or mined in the past.
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 18
Figure II-G – Existing Land Use
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 19
Table II-H identifies the number of existing housing units in each land use category.
Table II-H – Existing Net Residential Density (in Planned Land Use Categories)
Planned Land Use
Category
Single
Family
Number
of Units
Multi-
Family
Number
of Units
Acres
Gross
Residential
Acres Development
Constraints
(wetlands, parks,
ROW, etc.)
Net
Residential
Acres
Net Density
Units/Acre
A B C D E=C-D (A+B)/E
Agricultural Core 229 0 6,953 731 6,221 0.04
General Rural 881 30 9,679 1,232 8,447 0.11
Rural Mixed Use 110 0 419 150 269 0.41
St. Croix River District 60 0 681 114 567 0.11
Village Neighborhood 133 0 1,480 150 1,330 0.10
Village Mixed Use 65 0 287 18 269 0.24
Recreation Area
Protected 10 0 2,132 1,566 567 0.02
Total 1,488 30 21,632 3,962 17,671 0.09
Source: Washington County Parcel Data
In October of 2022, Scandia adopted a new Unified Development Code to replace the existing
zoning and subdivision ordinances. With this change, districts have been renamed and
modified. Scandia’s Unified Development Code, which includes both zoning and subdivision
standards, zoning code specifies maximum density for various residential development. Based
on these requirements, Table II-I shows the number of housing units per acre that can be
developed under current zoning regulations. These densities are anticipated to remain the same
in corresponding future land uses. Most large lot residential zoning districts require lots to be a
minimum of two acres, and all zoning districts have a maximum lot coverage of 25%. Bonus
densities in the Village Neighborhood District allow up to one dwelling unit per acre. This is
done to make efficient use of existing resources in Village Neighborhood and to guide
residential development to these areas to help preserve agricultural lands and open spaces from
development.
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 20
Table II-I – Current Residential Allowed Density Ranges
Land Use Category Units/Acres
(Ordinance Standards)
St. Croix River District 4/40
Agricultural Preserve 1/40
Agriculture Core District 4/40
General Rural District Rural Residential General
and Rural Residential Neighborhood 4/40
Village Neighborhood District 4/40 1/2.5
Village Mixed Use A District Village – Historic
Center 5/1 ½.5
Village Mixed Use B District Village Center 5/1 1/2.5
When density is regulated by a ratio that references 40 acres, those 40 acres shall be the area
defined by the Public Land Survey as Quarter-Quarter Sections. Until sewer improvements are
made, zoning in the Rural Mixed Use area will remain General Rural Rural Residential
General.
The zoning code for the City of Scandia provides a maximum lot coverage for commercial and
industrial development. The Metropolitan Council has provided estimates for the number of
employees per square feet in various employment types; rates range from 556 square feet per
job at the low end (medical clinics) to 2,500 square feet per job at the high end (hotels). Using
the city’s lot coverage allowance as guidance, an estimate of jobs/square foot can be estimated
to project future employment based on future land use designations and planned development.
The Village Mixed Use A District Village – Historic Center District allows a maximum lot
coverage of 80 percent. The Village Center District allows a maximum lot coverage of 35
percent. The Rural Commercial District, Village Mixed Use B District and Industrial Park
District all both allow a maximum lot coverage of 65 percent.
Future Land Use
The 2040 Land Use Map (Figure II-H) shows the desired land use for all property in Scandia.
Table II-J summarizes the planned land uses by category shown on the map. The planned future
land uses shown on this map reflect previous community planning efforts as well as desired
updates identified as part of the 2040 Comprehensive Plan Update process.
Table II-J – Planned Land Use
Land Use Gross Acres Percent of Total Area
Agricultural Core 6,953 27%
General Rural 9,679 38%
Mining 443 1.7%
Rural Commercial 75 0.3%
Rural Mixed Use 419 1.6%
St. Croix River District 681 2.7%
Village Neighborhood 1,480 5.8%
Village Mixed Use 287 1.1%
Recreation Area Protected 2,132 8.4%
Open Water 3,252 12.8%
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 21
Railway 73 0.3%
Total 25,475 100%
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 22
Figure II-H – Planned Land Use
UPDATED MAP
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 23
Future land use designations were determined by a variety of factors, including an analysis of
existing land use, the current land use plan, and development constraints. Factors impacting
development include:
• Existing regional parks, Wildlife Management Areas, and Scenic and Natural Areas;
• Steep slopes;
• Wetlands and waterbodies;
• Roads, railroads, and the Regional Bike Trail Network;
• Shoreland and flood plain;
• Agricultural Preserves; and
• Prime farmland.
Figure II-I maps development constraints in the City of Scandia.
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 24
Figure II-I – Development Constraints
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 25
Table II-K summarizes the developable land available by decade in future land uses
classifications. Non-developable land includes areas that cannot be developed, such as
wetlands, steep slopes, and the road right-of-way, as well as existing development.
Development is forecasted for each decade at existing land use densities, adding to the amount
of non-developable land in each land use. Forecasted development is based on projected
housing and employment needs (as projected in Table II-B, Forecasted Population, Households
and Employment), minimum lot sizes by each land use district and an anticipated allocation of
the projected housing development between each of the land use districts. The planned future
land uses shown on this map reflect previous community planning efforts as well as desired
updates identified as part of the 2040 Comprehensive Plan Update process.
Table II-K – Planned Land Use Net Acres
Planned Land Use
Category
2015 (Current) 2020 2030 2040
De
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e
Acres Acres Acres Acres Acres Acres Acres Acres
Agricultural Core 5688 1265 5588 1365 5488 1465 5388 1565
General Rural 6121 3559 5710 3969 5310 4369 4903 4776
Mining 262 181 262 181 262 181 262 181
St. Croix River District 296 385 206 475 106 575 6 675
Rural Commercial 45 30 44 32 42 34 41 35
Rural Mixed Use 269 150 269 150 269 150 195 224
Village Mixed Use 125 162 109 178 88 199 67 220
Village Neighborhood 1,080 400 780 700 430 1,050 200 1,280
Open Water 0 3,252 0 3,252 0 3,252 0 3,252
Recreation Area Protected 0 2132 0 2132 0 2132 0 2132
Railway 0 73 0 73 0 73 0 73
Total 13,887 11,589 12,968 12,507 11,995 13,480 11,062 14,413
To meet projected housing needs, it is anticipated homes will be developed in the following
percentages in each respective land use district.
Table II-L – Planned Land Use Development Characteristics
Land Use Percent of Anticipated Housing Units
Agricultural Core 5%
General Rural 21%
Rural Mixed Use 5%
St. Croix River District 5%
Village Neighborhood 60.4%
Village Mixed Use 3.4%
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 26
The following land use descriptions will be used for planning purposes and correspond to the
planned land use designations on the Planned Land Use Map.
a) Agricultural Core
The Agricultural Core district is established to protect and preserve land for long-term
agricultural production. Over time, the nature of agricultural production in Scandia will
most likely change from traditional dairy farms to specialty agriculture and agriculture
production for local/metropolitan markets. Residential development compatible with
agriculture uses (4 per 40 density) and parks will be a secondary land use in this
district. This designation corresponds with the Agricultural Core Area zoning district in
the current zoning ordinance. The City’s zoning and subdivision ordinance should
allow density bonuses up to 75% will be considered for single-family developments if
providing community value through agricultural land protection, life-cycle housing,
natural resource protection or other amenities.
b) General Rural
The General Rural area land use category is a residential area of mixed lot sizes. It
recognizes areas of Scandia that have been developed in the past at densities of ten acre
or less and areas that have larger parcels still used for agriculture. The area includes 10-
acre parcels, but also a number of existing smaller parcels and some parcels enrolled in
the Agricultural Preserves Program. Single-family residential dwellings are the primary
land use for the General Rural area at densities of 4 units per 40 acres in the same
Quarter-Quarter Section. Secondary land uses include agricultural production,
including small-scale production, parks and recreation, and public and private
institutions. Recreational commercial uses are allowed as a conditional use. This
designation corresponds with the General Rural Rural Residential General and Rural
Residential Neighborhood District in the current zoning ordinance. The City’s zoning
and subdivision ordinance should allow density bonuses up to 75% will be considered
for single-family developments if providing community value through agricultural land
protection, life-cycle housing, natural resource protection or other amenities.
c) Village Mixed Use
This land use category recognizes the significant contribution of the existing village
center to the overall character of the community. New commercial, retail, and
residential activity will be encouraged in order to develop and redevelop areas in the
village center while maintaining the historic nature of the village center. Primary land
uses in the Village Mixed Use area include commercial, office, retail, public and
private institutions, civic buildings, light industrial, and parks and recreation.
Residential uses, including single family homes, townhouses and multi-family
buildings, will be a secondary use. Multi-family buildings in the village center will
achieve the goal of diversifying the housing options for younger families, seniors, and
singles. Future lot sizes will be similar to the existing mix of lot sizes in the village
center. In order to support these relatively small lot sizes, community sewer systems
are anticipated. This designation corresponds with the Village Mixed Use AVillage -
Historic Core and and B and Village Center Districts, and the Planned Industrial
District in the current zoning ordinance. The zoning ordinance requires a minimum lot
size of 2.5 acres per unit. Higher densities up to one five units per acre may be
permitted through Conservation Design or Cluster Development, Conditional Use
Permits, or Planned Unit Developments on a case by case basis, depending on the land
use intensity and the ability of the site and/or system to manage wastewater. Per the
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 27
City Development Code Chapter 2, Section 6, density bonuses up to 75% will be
considered for multi-unit developments if providing community value through
agricultural land protection, life-cycle housing or natural resource protection or other
amenities. The City’s zoning and subdivision ordinance should allow density bonuses
up to 75% will be considered for single-family developments if providing community
value through agricultural land protection, life-cycle housing, natural resource
protection or other amenities. This is consistent with existing multi-unit developments
like the Oakhill Cottages. While exact proportions of uses will be dependent on
development, it is anticipated the Village Mixed Use District will have roughly 60
percent commercial/office/retail uses and 40 percent residential uses.
d) Village Neighborhood
The Village Neighborhood area is a planned extension of the existing Village Center,
located adjacent to and north and west of the Village Center. This land use category
designates a growth area surrounding the village and is intended to support single and
multi-family residential uses on lot sizes reflective of the existing village lot sizes. This
corresponds with the Village Neighborhood District in the current zoning ordinance.
The primary land use for the Village Neighborhood area will be small-lot, single-
family residential uses. Public and private institutions, civic buildings, and parks and
recreation uses will also be allowed. Townhomes and multi-family units will be
allowed as an incentive for providing community value through agricultural land
protection, life-cycle housing, or natural resource protection. New development in the
Village Neighborhood District will be at a density of 4 units per 40 acres in the same
Quarter-Quarter Section. A community sewer system may be necessary in order to
allow for lot sizes similar to existing village lots. By concentrating development in the
Village Neighborhood area, the City of Scandia hopes to protect agricultural and
natural resource areas from development pressure. The zoning ordinance requires a
minimum lot size of 12.5 acres per unit. Higher densities up to one unit per 1.5 acre
may be permitted through Cluster Development or Conservation Design practices,
Conditional Use Permits, or Planned Unit Developments on a case by case basis,
depending on the land use intensity and the ability of the site and/or system to manage
wastewater. Per the City Development Code Chapter 2, Section 6, density bonuses up
to 75% will be considered for multi-unit developments if providing community value
through agricultural land protection, life-cycle housing or natural resource protection or
other amenities. The City’s zoning and subdivision ordinance should allow density
bonuses up to 75% will be considered for single-family developments if providing
community value through agricultural land protection, life-cycle housing, natural
resource protection or other amenities. This is consistent with existing multi-unit
developments like the Oakhill Cottages.
St. Croix River District
The St. Croix River District recognizes the unique historical and natural resource
aspects of the floodplain and bluffs of the shoreland area of the St. Croix River. This
area includes historic crossroad and seasonal home communities, parkland, river
access, and areas protected under scenic easements held by the National Park Service.
The mapped area east of State Highway 95 corresponds to land areas protected under
federal wild and scenic river designation. The future of this area includes limited
residential development that protects the natural and scenic shoreland areas, and public
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 28
and private protected lands. This corresponds with the Lower St. Croix River Corridor
Overlay District in the current zoning ordinance.
New development in the St. Croix River District will be at a density of 4 units per 40
acres. Smaller lots may be permitted through the use of open space conservation
subdivisions but may not exceed maximum densities. Viewsheds should be considered
and protected in the siting of structures and driveways.
e) Rural Commercial
The Rural Commercial future land use area is intended to support commercial
development in places of historic commercial activity. These areas are the only
commercial areas anticipated outside of the Village Center and are intended to
complement Village Center commercial uses. Rural Commercial areas are designated at
the historic commercial nodes of the Big Marine Store, Copas/Abrahamson Nurseries,
and the intersection of Highways 95 and 97. Commercial uses reflecting the historic
nature of the community and compatible with the surrounding rural character will be
allowed on lot sizes of at least 2 acres. Because this future land use area builds upon
historic character, commercial building design standards shall reflect the historic nature
of the community. This corresponds with the Rural Commercial District in the current
zoning ordinance.
f) Rural Mixed Use
The Rural Mixed Use area is located to the west of Big Marine Lake. This is a new
land use category and is intended to allow for single-family residential development
connected to the Big Marine Store rural commercial area. Single family residential
would be at a maximum density of 4 units per 40 acres. Some civic buildings, small
commercial, and parks and recreation uses will also be allowed. It is anticipated the
Rural Mixed Use District will have roughly 85 percent residential uses and 15 percent
commercial or civic uses.
Improvements to the existing community system are necessary to permit higher density
in this area. Until that occurs, new development will be limited in this area. Section 5
of the City of Scandia’s Subdivision Ordinance includes lack of adequate sewage
treatment systems as a condition of premature development within the City, which shall
not be approved by City Council. Until the sewer is improved, the current General
Rural Rural Residential General zoning district will remain in place, preserving land at
residential densities of 4 units/40 acres to be consistent with the Diversified Rural
community designation. Upgrades and improvements to the community system will
occur alongside new development in the area. The presence of wetlands and the
additional regulations of the shoreland overlay district, which covers many parcels in
this area of the City, will likely be constraining factors for both new development and
sewer improvements.
However, it is the intention of the City of Scandia to encourage development and
higher densities in this area once improvements to the community sewer are made. To
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 29
that end, the City will work to amend the zoning ordinance and comprehensive plan as
needed to implement higher densities and land use once the infrastructure is sufficient.
g) St. Croix River District
The St. Croix River District recognizes the unique historical and natural resource
aspects of the floodplain and bluffs of the shoreland area of the St. Croix River. This
area includes historic crossroad and seasonal home communities, parkland, river
access, and areas protected under scenic easements held by the National Park Service.
The mapped area east of State Highway 95 corresponds to land areas protected under
federal wild and scenic river designation. The future of this area includes limited
residential development that protects the natural and scenic shoreland areas, and public
and private protected lands. This corresponds with the Lower St. Croix River Corridor
Overlay District in the current zoning ordinance.
New development in the St. Croix River District will be at a density of 4 units per 40
acres. Smaller lots may be permitted through the use of open space conservation
subdivisions but may not exceed maximum densities. Viewsheds should be considered
and protected in the siting of structures and driveways.
h) Recreation Area Protected
The Recreation Area Protected land use category includes publicly owned lands
permanently protected from development. This designation recognizes that these areas
will continue to be used for recreation or open space only and not developed. If
recreation facilities are developed within these areas, priority natural resource areas
shall be protected. In addition, priority natural resources should be restored and
enhanced wherever possible within protected recreation areas. This designation
corresponds with the Agricultural Preserves, Agricultural Core Area, and General
Rural Rural Residential General Districts in the zoning ordinance.
i) Mining
The Mining area includes areas in the City of Scandia with active, permitted mining
operations. Mining activity is anticipated to continue in these areas in the future.
Mining uses must comply with local and state extractive use regulations and
reclamation shall restore the topography and natural resources of the site to a level such
that the land is suitable for the planned future land uses such as agriculture or
residential. This corresponds with the Aggregate Mining Overlay District in the current
zoning ordinance.
The following overlay district will also guide land uses in specific, sensitive areas:
• Agriculture Preserves Overlay District (AP)
The Agricultural Preserves Overlay plans for the continuation of the Agricultural Preserves
Program is Scandia. This overlay is intended to encourage the continuation of agriculture
through ensuring the availability of the Program to qualifying agricultural landowners.
The Agricultural Preserves Overlay lies over the primary agricultural future land use area,
the Agricultural Core Area. The Agricultural Preserves Overlay allows individual property
owners within Scandia to continue to participate in the Agricultural Preserves Program.
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 30
This voluntary program for landowners within the seven-county metropolitan area allows
individuals to place their properties under a restrictive covenant committing their property
to agricultural use in exchange for certain benefits. These benefits include a special tax rate
calculated based on agricultural value rather than market value, a property tax credit,
protection of normal farm practices, and protection against special assessments for public
improvement projects.
While the underlying zoning district (Agricultural Core Area) allows four 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 per program
requirements.
Additional details on the corresponding zoning districts are included on Table X-A in the
Implementation chapter.
1. Density Calculations
Based on the above future land use plan and land use calculations, residential and
commercial land use requirements have been calculated to help Scandia plan for and meet
Metropolitan Council projections for population, households, and employment. Residential
calculations are detailed in Table II-M and commercial calculations are detailed in
Table II-N.
Residential
To meet forecasted 2040 population and household projections, the City of Scandia will
need to add 582 housing units by 2040. These calculations show the number of acres
needed to accommodate all needed housing units in each zoning district. Residential
development is anticipated to take place in all residential zoning districts in an orderly
manner consistent with the staging plan, discussed below. These calculations do not include
any density bonuses which may be allowed per the Zoning Ordinance. Actual acreage
needed to accommodate future households and their locations will be influenced by market
forces.
Table II-M – Residential Density Increase Calculations
Future Land Use Zoning
Districts Permitting
Residential Use
Density
(Units/Acre)
Desired
Distribution
Number of
Households
Acres
Needed
Current (2015)
Developable Acres
Agricultural Core 4/40 5% 30 300 5,688
General Rural 4/40 21% 122 1,220 6,121
St. Croix River Corridor 4/40 5% 29 290 296
Rural Mixed Use 4/40 5% 7 73 269
Village Neighborhood 1/2.5 4/40 60.4 7.8% 352 44 440 880 1,080 1/1.5 55% 308 462
Village Mixed Use 1/2.5 5/1 3.4% 20 50 4 125
Total 100% 560 2,813
2,789
13,889
Commercial
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 31
To meet forecasted 2040 employment projections, the City of Scandia will need to add 190
jobs by 2040. These calculations show the number of acres needed to accommodate all
needed new jobs in each zoning district. Based on guided land use and available
developable acres, Scandia has sufficient available vacant land to meet employment
projections based on development in the Village Mixed Use (commercial/industrial) Rural
Commercial, and Rural Mixed Use (both commercial) districts. Actual acreage needed to
accommodate jobs will greatly depend on the types of businesses starting or expanding in
Scandia. These calculations also do not include remote telecommuting, home occupations,
or permitted employment opportunities in agricultural zoning districts, all of which will
influence the number of acres needed to accommodate employment in Scandia.
Table II-N – Commercial/Industrial Increased Density Calculations
Zoning
Districts
Density Range
(Jobs/Acre) Desired
Distribution
Number
of Jobs
Minimum
Acres
Maximum
Acres
Current (2015)
Developable
Acres Minimum Maximum
Village
Mixed Use 14 62.4 60% 114 1.8 8.1 125
Rural
Commercial 11.4 50.7 30% 57 1.1 5 46
Rural
Mixed Use 11.4 50.7 10% 19 0.4 1.7 269
Total - - 100% 190 3.3 14.8 440
2. Staged Development or Redevelopment
The goal of a Staging Plan is to manage growth and guide the orderly and cost-effective
provision of infrastructure at a rate that is consistent with forecasted growth, at the same
time responding appropriately to market conditions. Table II-O identifies the staging of
future growth in Scandia. This table indicates the anticipated timing and sequence of
growth. It identifies the developable acres, number of housing units and jobs that may be
developed in each 10-year planning period. The table is not intended to limit or to compel
growth in any specific area within the planning period. Rather, it is an estimation of where
growth may logically occur.
A staging plan cannot force development to occur but can be used as a tool to guide
development appropriately. In many cases, cities choose to stage and time growth in an
orderly and contiguous manner; however, there is nothing about adopting a staged growth
plan that forces any private property owner to sell or develop their land before they wish to
do so. The City of Scandia will make development decisions based on existing and
development of new infrastructure, land capacity and market conditions.
Table II-O – Staging of Future Land Use Units/Jobs/Acres
Outside Urban
Service Area
Average Density
Range Housing
Existing
Developable
(2015)
2020 2030 2040
Residential Units/Acre Acres Units Acres Units Acres Units Acres
Agricultural Core 0.1 5,688 10 100 10 100 10 100
Scandia 2040 Comprehensive Plan Land Use
Prepared by: Bolton & Menk, Inc. Page 32
General Rural 0.1 6,121 41 410 40 400 41 410
Rural Mixed Use 0.1 269 0 0 0 0 7 73
St. Croix River District 0.1 296 9 90 10 100 10 100
Village Mixed Use 0.4 125 5 13 7 18 8 20
Village Neighborhood 0.4 1,080 120 300 140 350 92 230
Average Density for New Development 560 units/2,789 814 = 0.20 units/acre
Non-Residential Estimated
Employment/Acre
Developable
Acres Jobs Acres Jobs Acres Jobs Acres
Village Mixed Use 14 62.4 125 53 3.8 50 3.6 11 0.8
Rural Commercial 11.4 50.7 46 27 2.4 20 1.8 10 0.9
Rural Mixed Use 11.4 50.7 269 0 0 0 0 19 1.67
Average Density for New Development 190 jobs/14.8 acres = 12.8 jobs/acre
One of the main desires of this comprehensive plan is to preserve and augment the
community character and history in Scandia. To support the Village Center, the social and
economic heart of the city, infill development will be encouraged in vacant or underutilized
lots. This will help encourage a vibrant Village Center and surrounding residential
neighborhoods while utilizing existing infrastructure, guiding development and
redevelopment in an orderly manner. The expansion of Village Neighborhoods and Village
Mixed Use the Village zoning districts will occur as market conditions allow.
The implementation of the Rural Mixed Use district west of Big Marine Lake will be
contingent upon infrastructure repairs or upgrades. Most homes in this area are currently
served by community sewer, which is aging and to the point of needing repairs. The City of
Scandia is currently assessing options to best provide wastewater services to this portion of
the city, discussed more in Chapter VI. Development in this area of the city should be
aligned with future wastewater plans and investments.
Scandia 2040 Comprehensive Plan Housing
Prepared by: Bolton & Menk, Inc. Page 53
Projected Housing Needs
The City of Scandia is anticipated to see modest population and household growth by 2040.
Exact housing needs and demand for new housing development will be influenced by the actual
population growth and average household size. The amount of land needed to accommodate
new housing units will be influenced by several factors, including the desire for accessory
dwelling units and the location of new units. Most of the city’s housing growth is anticipated to
take place in the Village Neighborhood designation, which permits higher density residential
development than General Rural or Agricultural. Accessory dwelling units on existing lots can
also accommodate the city’s projected population growth without greatly increasing the
demand for developable land.
Figure VI-G – Household Projections
Appendix A details the housing needs and gaps identified by respondents to the 2017
Community Survey. Residential development was noted as one of the top priorities for the city
for the next 20 years. Most survey respondents expressed a desire for mid-range, single-family
homes on larger lots. When asked to identify gaps, the most common response was about the
lack of senior or assisted living (45% of survey responses).
As noted in Appendix B, focus group participants also expressed a desire for housing north of
Highway 97, north/west of the current village center and around Big Marine Lake. There was
interest in senior housing options, which ranged from care facilities to varying house sizes
(smaller single family, townhomes) and lot configurations, such as accessory dwelling units.
To accommodate projected housing needs, the Future Land Use plan expands the Village
Neighborhood designation north and west, a reflection of both public comments and orderly,
contiguous residential expansion. This designation accommodates smaller homes and smaller
lot sizes, blending into the historical character of the Village Center. The zoning ordinance also
includes density bonuses for the development of life-cycle housing, where the housing units are
designated for residents age 55 or older or are affordable to households with incomes less than
120% of AMI. Large lot, single family homes are the primary housing type permitted in
General Rural Rural Residential General, Agricultural Core, and the St. Croix River zoning
districts to preserve the city’s rural character.
408
851
1,060
1,294
1,498 1,518 1,700
1,910 2,100
1970 1980 1990 2000 2010 2020 2030 2040
Household Projections in Scandia
Number of Households
Scandia 2040 Comprehensive Plan Implementation
Prepared by: Bolton & Menk, Inc. Page 121
X. IMPLEMENTATION
Implementation Plan
The Comprehensive plan creates a vision for the City of Scandia and guides land use and
infrastructure improvements so that the City can meet the needs of the community in the future.
The vision of the plan can only be realized if the plan is used. Tools to implement the plan will
vary in that some will be reactive, such as zoning and subdivision ordinances that guide private
developments, and others will be proactive, such as the City’s Capital Improvement Program
(CIP) for undertaking public improvement projects.
1. Official Controls
To achieve the goals and objectives of this Comprehensive Plan, the City of Scandia has
adopted a Development Code to establish regulations for zoning, subdivision of land, and
shoreland and floodplain areas. The Development Code was originally adopted in
November of 2010, with ongoing amendments as needed. Scandia’s Development Code
incorporates all land development regulations into a single code.
Zoning
City zoning codes regulate land use to promote the health, safety, order, convenience, and
general welfare of all citizens. They regulate location, size, use and height of buildings, the
arrangement of buildings on lots, and the density of population within the City. The City’s
zoning districts effectively guide development in Scandia.
The City of Scandia is divided into eight nine zoning districts, detailed below and shown in
Figure X-A. There are permitted and accessory uses in most districts, as well as the other
allowed uses under conditional use permit, interim use permits, or administrative permits.
Table X-A provides a high-level summary of each zoning district, and Table X-B provides
a summary of each overlay district.
To ensure compliance with this 2040 Comprehensive Plan, the following zoning ordinance
changes will need to be implemented:
• Update zoning map based on future land use plan
• Reconcile inconsistencies between current zoning ordinance and intended future
land uses
Scandia 2040 Comprehensive Plan Implementation
Prepared by: Bolton & Menk, Inc. Page 122
Figure X-A – Current Zoning Map
Scandia 2040 Comprehensive Plan Implementation
Prepared by: Bolton & Menk, Inc. Page 123
Table X-A – Zoning Districts
Zo
n
i
n
g
C
l
a
s
s
i
f
i
c
a
t
i
o
n
s
Agricultural
Preserves
District (AP)
General Description
This district plans for the continuation of the Agricultural Preserves Program in Scandia.
Regulations fulfill standards to make land eligible for the Metropolitan Agricultural Preserves
according to Minnesota Statute 473H, as amended, to remain in long-term agricultural production.
Primary and
Secondary Uses
Primary uses:
• Agricultural production
• Agricultural businesses and services
• Single family residential
• Essential Services
• Feedlots and livestock operations
• Parks and recreation facilities
Secondary land uses:
• Accessory structures
• Limited professional services
General farming services
Density /Intensity 1 unit per 40 acres. Maximum lot coverage is 25%.
Special Natural
Resource Standards
& Design Standards
• Continued viability of agricultural uses considered in siting of structures and drives
• Character Area Standards in Section 153.400.040 Subd. 1 (B) I. Character Area:
Agricultural Districts (A-P and AG-C)
Scandia 2040 Comprehensive Plan Implementation
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Table X-A – Zoning Districts
Agricultural
Core Area
(AG-C)
General Description The AG-C District is established to protect and preserve land for long-term agricultural production.
Residential development compatible with agriculture is permitted.
Primary and
Secondary Uses
Primary uses:
• Agricultural production
• Agricultural businesses and services
• Single family residential
• Essential Services
• Feedlots and livestock operations
• Parks and recreation facilities
Secondary land uses:
• Accessory structures
• Limited professional services
• General farming services
Density/Intensity
4 buildable lots per 40 acres. Lots shall be 2 to 5 acres in size or 20 acres or greater. Maximum lot
coverage is 25%.
An open space conservation subdivision providing the minimum required open space shall receive a
25% density bonus. The number of additional bonus lots allowed is directly tied to the quantity and
quality of preservation and protection afforded natural landscapes, agricultural land, open space, and
cultural features. The maximum bonus permitted is 75%.
Special Natural
Resource Standards
& Design Standards
• Continued viability of agricultural uses considered in siting of structures and drives
• Open space conservation subdivisions are encouraged
• Bonus density incentives may be offered in open space conservation subdivisions only if
agricultural protection is the focal point of the subdivision design
• Character Area Standards in Section 153.400.040 Subd. 1 (B) I. Character Area: Agricultural
Districts (A-P and AG-C)
Scandia 2040 Comprehensive Plan Implementation
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Table X-A – Zoning Districts
General Rural
Rural
Residential
General
District (RR-
G)
General Description
Lands zoned Rural Residential General(RR-G)are established to provide for principal residential use
with estate or large-lot development patterns. The RR-G District includes lot or parcel
configurations that are generally unplatted, including mostly non-riparian land. The RR-G District
areas are guided General Rural in the Comprehensive Plan.
Primary and
Secondary Uses
Primary uses:
• Agricultural production
• Agricultural businesses and services
• Single family residential
• Essential Services
• Feedlots and livestock operations
• Parks and recreation facilities
Secondary land uses:
• Accessory structures
• Limited professional services
• General farming services
Density/Intensity
4 buildable lots per 40 acres; minimum lot size of 2 acres. Maximum lot coverage is 25%.
An open space conservation subdivision providing the minimum required open space shall receive a
25% density bonus. The number of additional bonus lots allowed is directly tied to the quantity and
quality of preservation and protection afforded natural landscapes, agricultural land, open space, and
cultural features. The maximum bonus permitted is 75%.
Special Natural
Resource Standards
& Design Standards
• Continued viability of agricultural uses considered in siting of structures and drives
• Open space conservation subdivisions are encouraged for subdivisions
• Character Area Standards in Section 153.400.040 Subd. 1 (B) II. Character Area: Rural
Residential Districts (RR-G and RR-N)
Scandia 2040 Comprehensive Plan Implementation
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Table X-A – Zoning Districts
Rural
Residential
Neighborhood
District (RR-
N)
General Description
Lands zoned RR-N are the parcels adjoining, abutting, or a portion of which are within 1,000 feet of
a lake with a public waters designation that were historically platted or divided into smaller lots for
seasonal use. The use of these lots has generally transitioned to permanent year-round use with
predominantly principal residential uses. Most parcels and lots in the RR-N District are at least 50%
contained within the Shoreland Management Overlay (SM-O) District. In addition to the standards
identified in this Section, the lots or parcels are subject to the regulations contained within Chapters
155 of the City Code and the Washington County St. Croix River District standards which are
incorporated by reference herein. Land zoned RR-N are guided Agricultural Core and General Rural
in the Comprehensive Plan.
Primary and
Secondary Uses
Primary uses:
• Agricultural production
• Single family residential
• Essential Services
• Parks and recreation facilities
Secondary land uses:
• Accessory structures
• Limited professional services
Density/Intensity 4 buildable lots per 40 acres; minimum lot size of 2 acres. Maximum lot coverage is 25%.
Special Natural
Resource Standards
& Design Standards
• Continued viability of agricultural uses considered in siting of structures and drives
• Open space conservation subdivisions are encouraged for subdivisions
• Character Area Standards in Section 153.400.040 Subd. 1 (B) II. Character Area: Rural
Residential Districts (RR-G and RR-N)
Scandia 2040 Comprehensive Plan Implementation
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Table X-A – Zoning Districts
Village Mixed
Use A Village
– Historic
Core District
(VMU A V-
HC)
General Description
The VMU A V-HC District is established to sustain the historic village center by preserving and
protecting the long-term viability of historic properties and structures, and by allowing a mixture of
mutually supportive land uses. The mixture of commercial, office, institutional, recreational, and
residential land uses are made compatible through the enforcement of design guidelines.
Primary and
Secondary Uses
Primary uses:
• Commercial, office, retail
• Public and private institutions
• Civic buildings
• Light industrial
• Parks and recreation
Secondary land uses:
• Accessory Structures
• Recreation facilities and equipment
Density /Intensity 2,500 square feet minimum lot size 5 dwelling units per acre. No new subdivisions of land
permitted. Maximum lot coverage of 80%. Maximum building height is 45 feet.
Special Natural
Resource Standards
& Design Standards
• In the core of the Village, buildings shall be of a size and have setbacks that reflect the
“downtown” character
• Scandia Architectural Design Guidelines and Unified Development Code Character Area
Standards should be used as an example to protect the historic elements and further development
should match these styles
• Character Area Standards in Section 153.400.040 Subd. 1 (B) III. Character Area: Village
Districts (V-N, V-C and V-HC)
Scandia 2040 Comprehensive Plan Implementation
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Table X-A – Zoning Districts
Village Mixed
Use B Center
District (VMU
B V-C)
General Description
The VMU B V-C District is established to provide a growth area around the Village Center. The
District provides for a mixture of commercial, office, institutional, recreational, and residential land
uses. The District provides an area for larger scale businesses, for businesses that benefit from
visibility from MN Hwy 97, and for business and mixed-use development that utilize on-site
wastewater treatment systems.
Primary and
Secondary Uses
Primary uses:
• Department, discount, and warehouse stores
• Garden supply stores
• Laundromats
• Sports and fitness clubs, less than 4,000 square feet in area
Secondary land uses:
• Accessory Structures
• Recreation facilities and equipment
Density /Intensity 5 dwelling units per acre. 2.5 acres minimum lot size, 1 acre minimum buildable area. Maximum lot
coverage 65%. Maximum building height 45 feet
Special Natural
Resource Standards
& Design Standards
Character Area Standards in Section 153.400.040 Subd. 1 (B) III. Character Area: Village Districts
(V-N, V-C and V-HC)
Scandia 2040 Comprehensive Plan Implementation
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Table X-A – Zoning Districts
Village
Neighborhood
District (V-N)
General Description The V-N District is established to designate growth areas surrounding the village center, to support
primarily single-family residential uses on lot sizes reflective of the existing village lot sizes.
Primary and
Secondary Uses
Primary uses:
• Single family residential
• Public parks and recreation
• Agriculture
• Essential Services
Secondary land uses:
• Accessory structures
• Limited professional services
Recreation facilities and equipment
Density/Intensity
Single family: 4 dwelling unit per 40 acres in the same Quarter-Quarter Section.1 dwelling unit per
2.5 acres. 1 dwelling unit per 1.5 acres (where applicable).
Multifamily (with conditional use permit): 1 dwelling unit per 1.5 acres. Bonus densities up to 1
dwelling unit per acre may be earned as an incentive for providing life-cycle housing (age 55+).
utilized if if public water and sewer is available and the parcel or lot is hooked up to municipal
service.
Lots sizes in the Goose Lake shoreland area shall remain consistent with those allowed under the
current shoreland ordinance.
Special Natural
Resource Standards
& Design Standards
• Design standards shall ensure that new development is visually compatible with existing village
development patterns.
• Street and sidewalk standards ensure new development is well-connected to the Village Center
• Character Area Standards in Section 153.400.040 Subd. 1 (B) III. Character Area: Village
Districts (V-N, V-C and V-HC)
Scandia 2040 Comprehensive Plan Implementation
Prepared by: Bolton & Menk, Inc. Page 130
Table X-A – Zoning Districts
Industrial
Park District
(I-P)
General Description
The IP District is established to allow for light industrial businesses. IP District areas are designated
Village Mixed Use in the Comprehensive Plan. Industrial park uses include a variety of light
manufacturing, fabrication, assembly, warehouse, wholesaling or storage businesses that are non-
threatening to the environment. The IP District does not abut major roadways, and property access is
via a local street which does not also serve residential districts.
Primary and
Secondary Uses
Permitted uses:
• Building Supplies
• Contractor Operations
• Light Manufacturing and Assembly
• Essential services
• Government Buildings
• Recreational Uses
Secondary uses:
• Accessory Structures
• Off-Street Parking
• Temporary Produce Stands
Density /Intensity 2.05 acres minimum lot size, 1 acre minimum buildable area. Maximum lot coverage 65%.
Maximum building height 45 feet
Special Natural
Resource Standards
& Design Standards
Character Area Standards in Section 153.400.040 Subd. 1 (B) IV. Character Area: Business Districts
(R-C and I-P)
Scandia 2040 Comprehensive Plan Implementation
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Table X-A – Zoning Districts
Rural
Commercial
District (R-C)
General Description
Lands zoned Rural Commercial are intended to support commercial development of rural areas in
the community that have historically been used for some type of business use. R-C zoned land is
guided Rural Commercial in the Comprehensive Plan.
Primary and
Secondary Uses
Permitted uses:
• Agriculture
• Banks, Credit Unions, and other financial institutions
• Bed and Breakfast Inns
• Offices
• Motor Vehicle Service Stations
• Restaurants
Secondary uses:
• Accessory Structures
• Off-Street Parking
Density /Intensity 2.0 acres minimum lot size, 1 acre minimum buildable area. Maximum lot coverage 65%. Maximum
building height 45 feet
Special Natural
Resource Standards
& Design Standards
Character Area Standards in Section 153.400.040 Subd. 1 (B) IV. Character Area: Business Districts
(R-C and I-P)
Scandia 2040 Comprehensive Plan Implementation
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Table X-B – Overlay Districts
Ov
e
r
l
a
y
D
i
s
t
r
i
c
t
s
Aggregate
Mining
Overlay
District
General Description
The Aggregate Mining Overlay District provides areas where mineral deposits, primarily gravel,
may be made available for general use under the conditions and regulations of Chapter 4 of the
Scandia Development Code, Mining and Related Activities Regulations. The Aggregate Mining
Overlay District areas are designated Mining Area in the Comprehensive Plan.
Primary and
Secondary Uses
Permitted uses:
• Mining
• Essential services
Secondary uses:
• Accessory Structures
Density /Intensity 1 parcel with at least 40 contiguous acres in size
Special Natural
Resource Standards
& Design Standards
Mining uses must comply with local and state extractive use regulations. Reclamation plan must
restore the natural resource of the site to a level such that the land is suitable for he planned future
land uses such as agriculture or residential.
Shoreland
Ordinance
General Description The Shoreland Ordinance was adopted to protect the public resource that is shoreland around lakes,
ponds, and rivers.
Primary and
Secondary Uses
Primary uses:
• Single family residential
• Parks and historic sites
• Agriculture
Density /Intensity Density limitations are dependent on the underlying zoning. Some exceptions to this will apply and
requirements for those can be found in Chapter Five of the Development Code.
Special Natural
Resource Standards
& Design Standards
Scandia 2040 Comprehensive Plan Implementation
Prepared by: Bolton & Menk, Inc. Page 133
Table X-B – Overlay Districts
Saint Croix
River
Overlay
District
General Description
The city adopts by reference the Washington County Lower St. Croix River Bluffland and
Shoreland Management Ordinance, as amended, until such time that the City Council adopts a City
of Scandia Lower St. Croix River corridor ordinance for this zone. Until then, properties within the
Lower St. Croix River Corridor Overlay District are regulated according to the Washington County
Lower St. Croix River Bluffland and Shoreland Management Ordinance with the exception that lots
shall meet the density and lot requirements of the Agriculture District – Core (AG C).
Primary and
Secondary Uses
Primary uses:
• Conservancy
• Agriculture
• Single Family Residential
Secondary uses:
• Accessory uses which are incidental to the permitted primary uses of the property
Density /Intensity Density limitations are dependent on the underlying zoning.
Special Natural
Resource Standards
& Design Standards
Both aesthetic elements and uses have regulations within the code adopted by Washington County.
Floodplain
Overlay
District
General Description Promote the public health, safety, and general welfare and to minimize accidental losses.
Primary and
Secondary Uses
Primary uses:
• General open spaces used for uses such as boat launching ramps, swimming areas, parks,
wildlife and nature preserve, fish hatcheries and hunting and fishing areas.
• Residential units
Density /Intensity Density limitations are dependent on the underlying zoning.
Special Natural
Resource Standards
& Design Standards
Only uses that have a low flood damage potential will be allowed. The use will be allowed by the
underlying zoning district. The use shall not obstruct flows or increase flood elevation.
Prepared by
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Saint Croix
Chisago City
Scandia
Comprehensive Plan
Scandia, Minnesota April 2019, Updated August 2023
Proposed Future Land Use
Legend
Agricultural Core
General Rural
Mining
St Croix River District
Recreation Area Protected
Rural Commercial
Rural Mixed Use
Village Mixed Use
Village Neighborhood
Open Water
Railway
0 ½
Miles
Source: Washington County, Met. Council, MnGeo, MnDOT, Esri
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Future Land Use
City Limits
County Boundary
PARCELS
Aggregate Resources
Agricultural Preserves
Highway