Loading...
06. CPA Density & Zoning - CC Packet 1 | P a g e Date of Meeting: May 1, 2024 To: Honorable Mayor and Members of the City Council 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. The packet from the April 16, 2024, City Council meeting is attached and includes the background of the project and a summary of the proposed changes. BACKGROUND At the April 16, 2024, meeting of the City Council, the Council discussed the proposed comprehensive plan amendment. Discussion focused on the increased density allowed in the Village Neighborhood future land use based on land use intensity and the ability to manage wastewater. The language within the comprehensive plan establishes standards that are left to be interpreted by the City in how to enact these higher densities. The UDC further restricts the higher density ratio by creating requirements that “public water and sewer is available and the parcel or lot is hooked up to municipal service.” The Council discussed the possibility of allowing the higher density ratio through the use of private shared or common wastewater systems. The Council tabled the CPA and asked staff to look into the use of private shared system. These questions included: • What are the average lot sizes within the Village Neighborhood and Village Mixed-Use future land use districts? • Is there a minimum or maximum amount of users that can or should be allowed on a shared private system? • Is there a mechanism that could force the City to take over the operation and maintenance of a private shared system? • What kind of impacts will the proposed comprehensive plan amendment have on the UDC? 2 | P a g e 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). The proposed changes to density will lower the density within the Village Neighborhood future land use 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 City Council The staff report from the April 16, 2024, City Council meeting is attached with staff’s original analysis. Below staff has provided responses to the concerns established at the April 16, 2024, meeting. What are the average lot sizes within the Village Neighborhood and Village Mixed-Use future land use districts? Council asked staff to gather data on lots within the Village Neighborhood and Village Mixed- Use future land uses. Staff have run an analysis using GIS to determine certain metrics on lots in these future land uses. In analyzing this data, it became apparent that there were a number of lots in both districts that were owned by the City of Scandia or Washington County that were not relevant to determining the average lot size. Some of these parcels are small pieces of right of way, other are park areas or other small municipal lots. For the Village Mixed Use, staff have 3 | P a g e elected to leave the multifamily development known as Oakhill Cottages (PID 1403220330006 and 2303220220001) as the use is relevant to the analysis. Village Mixed Use Village Mixed Use Future Land Use Guidance Lot Data Parcel Data with City and County Parcel Data without City and County* Total Acreage 319.31 276.85 Total Lots 150 110 Average 2.13 2.52 Median 0.47 0.83 Mode 0.17 0.18 Largest Lot 45.34 45.34 Smallest Lot** 0.00 0.01 *Includes the properties owned by Washington County CDA with PID 1403220330006 and 2303220220001 **Many lots within the Village Mixed Use District are small lots under 0.1 acres that are remnants of old plats, right-of-way, and slivers of parcels that are non-conforming The Village Mixed Use (V-MU) future land use has an average lot size of 2.13 acres with a median of 0.47 acres. There are several larger lots within the V-MU that increases the average. 4 | P a g e Village Neighborhood Village Neighborhood Future Land Use Guidance Lot Data Parcel Data with City and County Parcel Data without City and County Total Acreage 1277.59 1261.85 Total Lots 224 211 Average 5.70 5.98 Median 2.15 2.33 Mode 2.00 2.00 Largest Lot 63.87 63.87 Smallest Lot* 0.06 0.06 The Village Neighborhood (V-N) future land use has an average lot size of 5.70 acres with a median of 2.15 acres. Much like the V-MU future land use, there are a number of larger lots within the V-MU that increases the average. Is there a minimum or maximum amount of users that can or should be allowed on a shared private system? Staff contacted Washinton County, a septic designer who regularly works within the City (Ben Zierke, Zierke Soil Testing), and two professionals who regularly work with wastewater within 5 | P a g e Bolton & Menk (Seth Peterson, Senior Principal Environmental Engineer; Brian Malm, Principal Engineer), to try to determine if there was a minimum or maximum practical users on a shared wastewater systems. Based on conversations with these various resources, staff believes that there is no way to determine a limitation on a minimum or maximum number of users on a shared system based simply on the design of the system. Shared systems can be designed to accommodate any number of users if the land is suitable for the system. Private systems need to be sized based on the total number of potential users and a higher number does not provide an economy of scale, so a higher number of users does not provide cost savings on the system as a whole. The County does not provide recommendations for or against the use of private shared systems but did caution that the systems will inevitably fail to some extent. Additionally, based on comments from the County staff understand that a lower number of users on a system can result in more risk to the system. The County noted that a system that is over 10,000 gallons per day (approximately 22 three- bedroom homes), require a State Disposal System (SDS) permit from the Minnesota Pollution Control Agency (MPCA). Once a system is permitted through the SDS permit, the MPCA would be responsible for monitoring and future issues. 10,000 gallons could be used as a standard for allowing the higher density ratio, however, a standard that requires this may limit the ability of some parcels to develop. Brian Malm, Bolton & Menk, advised that the cost to install a system that is 10,000 gallons per day is extremely high due to design, monitoring, and maintenance costs. Additionally, Malm advised that the size required for a system of that size is difficult to estimate because each site is going to have different challenges that change how a system is developed. There are existing systems in the City that are near this size or over this size including the shared septic for the Wyldewood Acres and the City owned and operated system within the Bliss Addition. The County did note that an individual septic system can be established on a lot that is 1.5 acres with enough room to have buildable area for a single-family dwelling. The County noted that for development at a ratio of 1 DU per 1.5 acres, a private shared system may not be necessary. Is there a mechanism that could force the City to take over the operation and maintenance of a private shared system? Staff does not believe there is a mechanism through the County or State that could require the City to take over the operation and maintenance of a private shared system. The City could intervene through assuming operation and maintenance responsibilities or connecting the private system to municipal utilities, but would not be required to intervene. The concern regarding the City being required to intervene is based on the inevitability that septic systems used to treat wastewater will inevitably fail. These systems can have operational issues through a myriad of problems, but failure of a system is specifically defined by the MPCA. Failure can only be established through a compliance inspection performed by a MPCA certified SSTS inspector. Once a failure is determined, the system owner and permitting authority are required to be sent a copy of the notice of non-compliance, which designates the 6 | P a g e type of failure as either an “imminent threat to public health” or “failure to protect groundwater. Specific time frames are defined under which the SSTS owner is required to bring the system into compliance, depending on failure type. The timeframe is no more than 10 months if it is an “imminent threat to public health” failure, and as designated by County ordinance if it is a “failure to protect groundwater” failure. What kind of impacts will the proposed comprehensive plan amendment have on the UDC? The proposed CPA related to density, resulting calculations from changes to densities, and the referenced zoning ordinance will have impacts to the UDC. Comprehensive Plan Amendments UDC Impact Updates throughout the Comprehensive Plan to reflect new districts and terms in the UDC No impact Changes in density to Village Neighborhood future land use No impact, comprehensive plan and UDC will be consistent Changes in density to Village Mixed Use future land use No impact, comprehensive plan and UDC will be consistent Updated Future Land Use Map No impact, alters how parcels may be rezoned Adding and updating language regarding density bonuses through PUDs in Agricultural Core, General Rural, Village Mixed Use, and Village Neighborhood The UDC will need to be amended to reflect the changes to the bonus densities Changes include amendments to the OS-PUD to allow OS-PUDs in the Village Neighborhood zoning district and changes to the PUD language to allow for bonus density based on housing type, specifically focusing on life-cycle housing Changes to language regarding higher density allowance in Village Neighborhood No impact, UDC may be amended to be less restrictive and allow for private systems to achieve higher density allowance Changes to density calculations No impact Planning Commission The Planning Commission heard the application at the April 2, 2024, meeting. The Commission held a public hearing where no comments were received. The Commission then closed the public hearing. The motion was approved with a vote of 4-1 (Aye: Loeffler, Hogle, Rynders, Fodor; 7 | P a g e Nay: Libby). A summary of the discussion at the Planning Commission is included in the attached staff report from April 16, 2024. Staff Analysis Staff believes that multiple options can resolve the concerns around higher density levels and private shared systems. Staff believes the following language within the 2040 Comprehensive Plan amendment for the Village Neighborhood future land use is the best option forward and will allow for the UDC to further refine the goals of the City: Higher densities up to one unit per 1.5 acre may be permitted through Planned Unit Developments on a case by case basis, depending on the land use intensity and at the discretion of the City Council. The adoption of this language with the additional change of density in the Village Neighborhood future land use would not change how these higher density plans are implemented in the City. Until a UDC amendment is approved, the higher density ratio would still require “if public water and sewer is available and the parcel or lot is hooked up to municipal service.” With the adoption of this language into the Comprehensive Plan, staff recommends that the Council direct staff to: • Revise the standard within the UDC that requires “public” and “municipal” connections for higher density in the V-N district. • Amend the UDC to expand bonus density within planned unit developments (PUD) to allow for bonuses for life-cycle housing. • Amend the UDC to change how PUD can be used to allow for higher densities within the Village Neighborhood future land use. Staff believes that the best mechanism to approve potential higher density developments in the City is through eliminating the requirements for public water and sewer and approving developments through PUDs. PUDs allow the City a large amount of discretion that can ensure that developments approved through PUDs meet the needs of the City and the goals of the Council. Through PUDs, developments could proceed with individual septic, private shared septic, or public systems. RECOMMENDATION Staff recommends: Motion to table an amendment to the 2040 Comprehensive Plan related to density, resulting calculations from changes to densities, and the referenced zoning ordinance and direct staff to amendment the comprehensive plan amendment with comments from the Council. 8 | P a g e Attachments A. Resolution 04-16-24-02 Adopting a Comprehensive Plan Amendment B. Resolution 04-16-24-03 Authorizing Submittal of a Comprehensive Plan Amendment C. Proposed Amended 2040 Comprehensive Plan – Redlines Only D. 2040 Comprehensive Plan (Link Only) E. Proposed Future Land Use Map F. Future Land Use Map (Link Only) G. City Council "Comprehensive Plan Amendment for Density and Zoning Discussion” Packet, April 16, 2024 (Link Only) 1 CITY OF SCANDIA WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 04-16-24-02 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 3 EXHIBIT A 1 CITY OF SCANDIA WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 04-16-24-03 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. 2 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, Amended April 16, 2024 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 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% 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% 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% 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 2.5 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% 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 The City of Scandia’s Unified Development Code 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 Unified Development Code through special approvals such as Planned Unit Developments. 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 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 Prepared by: Bolton & Menk, Inc. Page 124 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 Prepared by: Bolton & Menk, Inc. Page 125 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 Prepared by: Bolton & Menk, Inc. Page 126 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 Prepared by: Bolton & Menk, Inc. Page 127 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 Prepared by: Bolton & Menk, Inc. Page 128 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 Prepared by: Bolton & Menk, Inc. Page 129 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 depending on the land use intensity and the ability of the site and/or system to manage wastewater. 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 Prepared by: Bolton & Menk, Inc. Page 131 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 Prepared by: Bolton & Menk, Inc. Page 132 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