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6.a Scandia Plaza Expansion - PC Packet 1 | P a g e Date of Meeting: June 4, 2024 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Re: Site Plan Review for a Major Project for Scandia Plaza Applicant: Jerry Anderson, Jamb Architects Zoning: V-C Owner: Howard E & Emily A Stegner Trust Future Land Use: Village Mixed Use Location: 21190 Ozark Avenue North 14.032.20.43.0008 & 14.032.20.43.0010 Review Deadline July 13, 2024 The applicant is requesting approval of a site plan review for a major project located at 21190 Ozark Ave N to expand the structure known as Scandia Plaza. The Unified Development Code (UDC) classifies the proposed project as a major project as it does not meet the requirements of a minor project. The application includes a lot line adjustment that is approved administratively. BACKGROUND The building at 21190 Ozark Ave N was originally constructed in 1990 with a Conditional Use Permit (CUP) (Conditional Use Permit 94-25) and was expanded in 2010 through a new CUP (Resolution 09-07-10-03). The site is currently zoned Village Center (V-C). The site several other CUPs that have been issued since it began operation. Staff believes the following are still in effect; CUP for Security State Branch Bank (1992), CUP for Retail – Liquor Sales (1991), CUP for Post Office (1991), and CUP for Restaurant (Pizzeria) (1990). Banks, restaurants, and government uses (buildings and storage) are now allowed uses within the V-C zoning district. PID 14.032.20.43.0008 (Lot 1, Block 1) contains the existing structure and parking and is zoned V-C and guided Village Mixed Use. The site abuts both Highway 97 and Ozark Ave N. The properties to the south and west are zoned V-C and guided Village Mixed Use. 2 | P a g e PID 14.032.20.43.0010 (Lot 3, Block 1) is currently vacant and is zoned V-C and guided Village Mixed Use. The site abuts both Highway 97 and Ozark Ct N. The properties to the west and east are zoned V-C and guided Village Mixed Use. Section 153.200.030 Subd. 4 (B) of the UDC establishes dimensional standards for the V-C district. Table 1:Existing Dimensional Standards V-C Lot 1, Block 1 Lot 3, Block 1 Minimum Lot Size (ac.) 1 2.5 3.01 Minimum Lot Frontage (ft.) 50 ~284 ~286 Minimum Buildable Area (ac.) 0.75 < 0.75 < 0.75 Setbacks** (ft.) Front 0 Feet or Avg. of Adjacent Setback North: 142.47 East: 93.8 N/A Side 5 Feet 37.7 N/A Rear 25 Feet 121.3 N/A Impervious Lot Coverage ** 65% 55.0% N/A Building Coverage 50% 10.3% N/A Both parcels are conforming based on the lot dimension standards for the V -C district. Part of the submittal for the application includes a letter from the owner of Lot 3, Block 1, that states that the owner of Lot 1, Block 1, intends to purchase Lot 3, based on City approvals. 3 | P a g e EVALUATION OF REQUEST Site Plan Review – Major Project Lot Standards The applicant has indicated that they are requesting a lot line adjustment. The applicant has not submitted sufficient legal descriptions of the new lot line that is proposed, the existing easements to be vacated, or the new required easements. Staff have included a condition that the approval of the site plan review is contingent upon the approval of the lot line adjustment, or another type of subdivision process that addresses the issues within the proposed project. The dimensions of the proposed lot s compared to the V-N dimensional standards are as follows, where the proposal does not comply, the text has been bolded : Table 2:Proposed Dimensional Standards V-C Lot 1, Block 1 Lot 3, Block 1 Minimum Lot Size (ac.) 1 3.04 2.4 Minimum Lot Frontage (ft.) 50 ~284 ~169 Minimum Buildable Area (ac.) 0.75 < 0.75 < 0.75 Setbacks (ft.) Front 0 Feet or Avg. of Adjacent Setback North: 78.2 East: 87.3 N/A Side 5 Feet 30.82 N/A Rear 25 Feet 99.3 N/A Impervious Lot Coverage 65% 65.5% 0.5% Building Coverage 50% 15.6% to 17.3% 0% The proposed expansion of the structure appears to be consistent with the dimensional standards. The expansion of the impervious surface on the lot is not consistent. Lots within the V -C district are allowed up to 65% impervious surface. The proposal shows 65.5% impervious surface on Lot 1, Block 1. The applicant’s exhibits show impervious calculations using the area of both Lot 1 and Lot 3, Block 1. The applicant has not indicated that the lots will be combined but instead requested a lot line adjustment a s shown on the plans. Therefore, only the area of Lot 1, Block 1 is considered. Staff have included a condition that the improvements to the site not exceed 65% impervious surface. Additionally, the site plan shows a storm pond, drainfield, and parking locate d on Lot 3, Block 1. These issues are detailed further below. 4 | P a g e Uses The existing uses on the site include banks, restaurants, government uses (buildings and storage), and liquor, off sale. The proposed use of the expansion is for a clinic. The clinic use falls under the “Offices, including Medical, Dental, Chiropractic, Physical Therapy Offices, and Clinics ” use which is permitted in the V-C district. Utilities The proposed project would be served by individual septic systems and well. The site is currently served by a private well and septic. The expansion of the structure and proposed use require a larger septic system. The applicant has submitted a site plan with a proposed drainfield located off-site. An easement will need to be recorded that grants the owners of Lot 1, Block 1 permanent access to the off-site drainfield location. Staff have included a condition to address the off-site septic. Approval from the Washington County Department of Public Health will be required prior to a building permit being issued. Any changes to the existing or new wells must be constructed in accordance with all rules and regulations of the Minnesota Department of Health. All private and public utilities must be placed underground. Public and private improvements shall comply with standards set forth in the City’s Engineering Standards and Detail Specifications. The City Engineer has identified concerns regarding the locations of wells and the submitted plans lack information to allow for a complete review. Stormwater Management The applicant is proposing stormwater management on the site with a new stormwater pond that is located on a shared lot line between Lot 1 and Lot 3, Block 1. For the proposed stormwater basin to be partially located on Lot 3, Block 1, a permanent easement will need to be recorded allowing access to the basin to the owner of Lot 1, Block 1. The City Engineer has identified concerns regarding the proposed management and the submitted plans as there are issues including ownership, maintenance of the basins, and a lack of information on the plans that does not allow for a complete review. Streets, Access, and Parking The site is accessed off of Ozark Ave N. No changes to access are proposed. The applicant is showing a potential future connection from the west side of the development, south through Lot 3, Block 1, that would connect to Ozark Ct N. The applicant has not provided the required information to determine parking. Staff have analyzed the site plan and existing businesses to determine parking based on the UDC and the ITE Parking Generation Manual. Parking requirements based on these standards and the assumed uses are as follows: 5 | P a g e Table 3: Parking Analysis Use UDC ITE ParkGen Required Stalls Bank No standard 3.7 stalls / 1,000 sq. ft. 10 Retail 4 stalls / 1,000 sq. ft. N/A 17 Restaurant 1 space for each 2½ seats 6.5 stalls / 1,000 sq. ft. 16 Clinic 6 spaces per doctor or dentist 3.89 stalls / 1,000 sq. ft. 47 Total 90 The total proposed parking on the site is 147 stalls, with eight stalls being accessible. This exceeds the amount of parking needed that Staff have found in their analysis The applicant is proposing six parking stalls that are on a shared lot line between proposed Lot 1 and Lot 3, Block 1. Off-site parking is only allowed with approval from the Council. Based on the proposed amount of parking exceeding what staff’s analysis has found to be required and based on the impervious surface of the lot proposed being over the allowed limit, staff recommends that the Council not allow for the proposed off-site parking. Staff have included a condition to address this issue. The City Engineer has noted that insufficient information has been submitted for review of the parking and grading. Additional conditions or submittals may be necessary before final approval. Landscaping and Woodland Preservation Table 153.400.060-1 of the UDC establishes landscaping requirements for single -family residential uses and 10 trees or 1 tree per 1,000 square feet of gross building floor area, 6 | P a g e whichever is greater. The applicant would be required to plant either 20 or 22 trees based on the proposed total square footage of the building. The applicant is proposing planting 13 trees on - site and 10 trees off-site. The off-site trees do not count towards the tree requirements, however, 153.400.060 Subd. 2 (D) III. allows for the planting location of the required trees to be flexible to accommodate various landscape designs. If requested by the applicant, the City Council may consider reducing the required number of trees if the landscape plan reflects the natural landscape. Staff does not find that a reduction of trees is warranted here based on the natural landscape, but the Council may choose to allow for the off -site plantings to count towards the total number of trees. Based on the letter submitted by the owner of Lot 3, Block 1, staff believes that if approved the trees could be planted on Lot 3. All front, side, or rear yards facing a right-of-way must be treated with a ground cover material consisting of either lawn and/or native prairie grasses. The ground cover must be established one year from the date of occupancy. The UDC requires a Woodland Preservation Plan to be prepared for any project where a landscaping plan is required. Based on the existing vegetation on the site, a Woodland Preservation Plan is not required. Wetlands and Natural Resources A wetland delineation has not been submitted. Based on previous approvals and a review of the site, staff does not believe that any wetlands or natural resources exist on the site. The applicant has not submitted any information regarding the use of solar energy systems. Staff does not believe that the use of passive or active solar energy systems would be prohibited by the proposal. Easements The applicant has proposed a lot line adjustment. Existing drainage and utility easements from the Hawkinson Business Park plat will need to be vacated and new drainage and utility easements that comply with current standards will need to be dedicated. Staff have included a condition of approval to address the issue. The City Engineer has noted that insufficient information has been submitted for review of the stormwater management and grading. Additional easements may be necessary before final approval. Signs No sign information has been submitted. Any future new signs or changes to existing signs will be subject to 153.400.100 of the UDC and will require a sign permit . Staff have included a condition noting that no changes to signage are approved with the site plan review. Architectural Design Standards. 7 | P a g e The proposed subdivision will fall within the Character Area: Village Districts (V -N, V-C, and V-HC ). Character Area Standards within the Village districts are established for any multifamily residential, commercial, and industrial uses that proposes a new structure, expansion, or modification of an existing structure. Staff have reviewed the submitted materials and find the proposal is consistent with the Character Area Standards except for the following: • Windows should be designed to have a wooden appearance or to conform with the City’s adopted Architectural Design Guidelines. The Character Area Standards also state window replacement on existing structures must be consistent with the original window configuration including materials to the best extent possible . Staff believes that the proposed windows match the existing windows on the structure and meet the intent of the ordinance. • All off-street parking areas and garages should be sited outside of all required front -yard setbacks, to the extent possible. Exceptions may be granted by the City Council if warranted based on the lot configuration. The lot is a commercial corner lot and therefore both the north and east yards are front yards. Based on the current position of the building, accomplishing parking on the south and west side s of the structure is infeasible. Staff have recommended that the Council allow for an exception for this application. • Parking areas must be screened with fencing or vegetation that may include trees and shrubs to screen parking areas from residential uses, public right -of-way, sidewalks, and other buildings. Staff have included a condition that additional screening be provided along the north and east sides of the lot in the form of fencing or vegetation that reaches a minimum mature height of four feet. • The Character Area Standards include sign standards. Information has not been submitted regarding signage. Staff have included a condition that requires compliance with the Character Area Standards for any future new signs or modifications to existing sign s. • Mechanical equipment must be screened on all side s. The applicant has not submitted information that shows mechanical equipment. Staff have included a condition that all mechanical equipment must be screened on all sides. • Utility areas, including exterior trash and storage areas, service yards, and loading areas must be screened on all four sides. These areas must not be visible from streets, parking lots, sidewalks, or nearby buildings. The trash area noted on the plans is visible from all sides, however, staff does not believe that an area exists on the property where the area could be hidden. The applicant appears to be proposing screening for the trash area, but details have not been submitted. Staff have included a condition that screening information for the trash area be submitted before a building permit for the site can be issued. 8 | P a g e Parks and Trails The Scandia Comprehensive Trails Master Plan Report (Trails Master Plan) and Comprehensive Plan show the neighborhood loop known as the Scandia/Marine Loop on both Ozark Ave N and Ozark Ct N. No improvements or alterations are proposed to either street, so no improvements are currently as part of the proposal . The Master Plan also shows a County Road Trail and Off- Road Trail on the north side of the site along Highway 97. Performance Agreement and Financial Guarantee Following the approval of the site plan and before issuance of a building permit, the applicant may be required to guarantee to the City the completion of landscaping and any other private exterior amenities or improvements as shown on the approved site plan and as required by the site plan approval. This guarantee shall be made by means of a site improvement performance agreement and a financial guarantee as provided in Section 153.500.060 Subd. 1 (D) I. c. and d. ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Minnesota Department of Transportation MnDOT has not provided comment. Washington County Washington County SSTS has stated they need significantly more information to properly assess the need for onsite wastewater treatment to ensure there is adequate, long -term sewage treatment for all affected properties in the proposal. This information would be provided in the form of a design produced by a licensed SSTS business and submitted to the Department of Public Health for review. Carnelian-Marine-St. Croix Watershed District The Carnelian-Marine-St. Croix Watershed District has not provided comment. Engineering Department The City Engineer provided an initial review that noted several issues with the submitted materials and noted that a complete review could not be completed at this time. 9 | P a g e Public Works Department The Public Works Director had no comment. Fire Department The Fire Chief had no comment. Staff Analysis Staff finds that the proposed plan is consistent with the Comprehensive Plan, but is inconsistent with the UDC. Where the plan is not consistent, Staff have included conditions to bring the proposal into compliance. The submittal has a significant amount of missing necessary information to allow for a complete review, as outlined by the City Engineer. Staff recommend the application be tabled till the July 2, 2024, Planning Commission meeting, pending the submittal of additional information and revisions to the plans that address the concerns from the City. Based on the missing information, a draft resolution has n ot been prepared. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached ordinance and resolutions. 2. Recommend denial , with findings, of the attached ordinance and resolutions. 3. Table the request for further review/study. RECOMMENDATION Staff recommends that the Planning Commission table the application till the July 2, 2024, meeting and direct the applicant to address the concerns of staff. Attachments A. Location and Zoning Map of the Subject Property B. 2040 Future Land Use Map C. Application D. Letter from Security State Bank of Marine, received May 10, 2024 E. Development Plans F. City Engineer Comments G. Washington County SSTS comments, dated May 30, 2024 75 2.3 © Bolton & Menk, Inc - Web GIS 0 Legend Zoning and Location Map This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: 5/28/2024 9:50 AM 527 Feet City Limits Parcels (1/1/2024) Lot Lines Parks Shoreland Overlay PUD Overlay Lakes Mining Overlay Saint Croix River District Zoning Agricultural Core Agricultural Preserves Rural Residential General Village Neighborhood Rural Commercial Rural Residential Neighborhood Village Historic Core Village Center Open Space - Planned Unit Development Industrial Park Scandia_2022.sid Red: Band_1 Green: Band_2 Blue: Band_3 Big Marine Park Reserve Big Marine Lake William O'Brien State Park G o o s e L a k e Bone L a k e ?øA@ ?öA@ S÷ SÚ Sd S« S° Wisconsin Chisago County Franconia Township Hugo Forest Lake Wyoming Chisago Lake Township May Township May Township Marine on 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 !I Future Land Use City Limits County Boundary PARCELS Aggregate Resources Agricultural Preserves Highway Scandia Plaza Signage Jerry Anderson <jambarchitects@gmail.com> Mon 5/6/2024 8:02 AM To: TJ Hofer <tj.hofer@bolton-menk.com>; Stev <Stevstegner@aol.com>; Chris Luger <chris@lugerinvestmentgroup.com> TJ Thank you for your response.  Signage for the addition is not available at this timer   We will submit signage when we apply for tenant improvement permitting. Thank you Jerry Anderson Jamb Architects (612) 670-0358 Sent from my iPhone 5/21/24, 8:23 AM Mail - TJ Hofer - Outlook https://outlook.office.com/mail/id/AAMkADFjNzJlYjA5LWIwODgtNGY1Ny1hNjQyLWZmNzY5YjJlMTJkMABGAAAAAABnWVF1sVCLT7CuDtObPuLDB…1/1 To: Kyle Morell, City Administrator, City of Scandia From: Adam Wojtowicz, President, Security State Bank Re: Development of Parcel ID: 1403220430010 Kyle, Security State Bank acknowledges the expansion plans for Scandia Plaza and supports Stev Stegner, the representative for the Howard E and Emily A Stegner Trusts, in extending the plaza. This extension would involve acquiring the adjacent lot Parcel ID: 1403220430010. However, Security State Bank is hesitant to proceed with selling the parcel unless the City of Scandia approves the development project. In this regard, Security State Bank authorizes Stev Stegner to collaborate with the City to obtain preliminary approval for the proposed construction project. All associated expenses will be borne by the applicant, Stev Stegner. Thank you, Adam Wojtowicz President 651-257-4141 Page 1 of 1 NO T E S : Se e s c h e d u l e f o r l u m i n a i r e s p e c i f i c a t i o n s . Lu m i n a i r e S y m b o l s a r e n o t t o s c a l e . Va r y i n g t h e p o s i t i o n , m o u n t i n g h e i g h t , or o r i e n t a t i o n f r o m w h a t i s s p e c i f i e d i n t h i s dr a w i n g w i l l i n v a l i d a t e t h e c a l c u l a t i o n p e r f o r m e d . Po i n t - B y - P o i n t I l u m i n a n c e C a l c u l a t i o n (A t G r a d e ) DR A W N B Y : L . C . P . Da t e : 3 / 2 7 / 2 0 2 4 Sc a n d i a P l a z a SC A L E : 1 " = 2 0 ' 0 " AG E N C Y : D a v i s A s s o c i a t e s ALL TYPES: Approx. 20'0" Mounting Height (20' Pole, XAL-1 Arm, 24" Concrete Pedestal) Luminaire Schedule Symbol Qty Label Arrangement Manufacturer Description Lum. Lumens Lum. Watts Calculation Summary LLF Label CalcType Units Avg Max Min Avg/Min Max/Min Proposed Parking Lot 4 L4 Single U.S. ARCHITECTURAL LIGHTING DS8D-PLED-IV-48LED-875mA-40K 16832 134.7 0.920 3 L5M Single U.S. ARCHITECTURAL LIGHTING DS8D-PLED-VSQ-M-48LED-875mA-40K 17251 134.7 0.920 Illuminance Fc 2.7 5.9 0.8 3.4 7.4 L5M L5M L5M L4 L4 L4 L4 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 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0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 Proposed Parking Lot RE: Scandia Plaza Expansion - Site Plan Review and Lot Line Adjustment (PID 1403220430008 and 1403220430010) Ryan Goodman <Ryan.Goodman@bolton-menk.com> Thu 5/23/2024 2:04 PM To: TJ Hofer <tj.hofer@bolton-menk.com> Cc: Kyle Morell <k.morell@ci.scandia.mn.us>; Charles Fischer <c.fischer@ci.scandia.mn.us>; Isiah Bubany <Isiah.Bubany@bolton- menk.com>; Mike Hinz <mike.hinz@scandiafire.com>; Ryan Goodman <Ryan.Goodman@bolton-menk.com> TJ, Plans submitted are not complete Civil site plan. There is no engineering information in plans to allow for a review on this submittal, plans need to provide/address the following: Elevations/slopes need to be shown for storm sewer, ponds, parking lot, sidewalk, ped ramps/curb cuts at handicap parking spaces, etc. Parking Lot is curb and guttering being installed or not, two contours with elevations should in parking lot but spot elevations will need to be provided. Few spot elevations should be labeled what they represent, top of curb, top of pavement, gutter line. Parking lot should add drainage arrows Cross sections for parking Cross section for rain garden/typical section, draintile if being installed included cleanouts Cross section/contours/elevations for storm pond Types of storm structure structures including depth and invert information Storm water plans show no pipe size, profiles, grades, types of structures Plans have no standard detail plates Erosion control plan not submitted New Plat should show new lot lines/drainage & utility easements Parking lot signs/striping information Stormwater calcs don’t match any information on the plans. Removal plan not included. New drainfield to the south being proposed may not be far enough away from existing building to the south, probably need to specifically bring this up to the County to address early. Water Well for current property should be shown on plans to verify offset requirements. Fire Chief will want to comment on SW corner of site between proposed building/Trash Enclosure if Fire Trunk can make that turning radius. Should be anticipate MnDOT will also need to review and will require permitting with storm water being directed towards theirs ROW. Plans don’t show actual storm pond outlet or EOF so need to verify where it eventually goes. But stormwater calcs say TH 97 ditch. Ryan J Goodman P.E. Bolton & Menk, Inc. 3507 High Point Drive North Bldg. 1 Suite E130 Oakdale, MN 55128 Mobile: 612-597-7140 Bolton-Menk.com 5/30/24, 1:17 PM Mail - TJ Hofer - Outlook RE: Scandia Plaza Expansion - Site Plan Review and Lot Line Adjustment (PID 1403220430008 and 1403220430010) Sarah Borrell <Sarah.Borrell@co.washington.mn.us> Thu 5/30/2024 9:36 AM To: TJ Hofer <tj.hofer@bolton-menk.com>; Joe Sanders <Joe.Sanders@co.washington.mn.us> Good morning, TJ, Thank you for forwarding the proposal and the opportunity to provide comment. There is not an applicaon in que currently, so we have no addional informaon to provide or comment on. For such major project, the applicant should consult with a licensed advanced designer and start to put pieces together on how they will properly treat wastewater onsite that meet state and local regulaons. Please see below our official comment, The county would need significantly more informaon to properly assess the need for onsite wastewater treatment to ensure there is adequate, long-term sewage treatment for all affected properes in the proposal. This informaon would be provided in the form of a design produced by a licensed SSTS business and submied to the Department of Public Health for review. Please let me know of any quesons or concerns. Thank you, Sarah Sarah Borrell | Senior Environmental Specialist Pronouns: she, her, hers Washington County Public Health & Environment Department 14949 62nd Street North, Stillwater, MN 55082 Phone: 651-430-6692 A great place to live, work and play…today and tomorrow 5/30/24, 12:34 PM Mail - TJ Hofer - Outlook