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08.b Draft minutes 02-04-2025 Planning Commission February 4, 2025 The Scandia Planning Commission held their regular monthly meeting on the above date. The meeting was conducted in-person and virtually over an electronic platform. All participants who joined the meeting remotely could hear each other and contribute to discussions. Mary Cullen was sworn in for a 5-year term on the Planning Commission. Chair Travis Loeffler called the meeting to order at 7:00 p.m. The following were in attendance: Commissioners Mary Cullen, Laszlo Fodor, Jan Hogle, Perry Rynders and Chair Travis Loeffler. Staff present: City Planner TJ Hofer and City Clerk Brenda Eklund. City Council member liaison Kirsten Libby was also present. PUBLIC FORUM There were no public comments. APPROVAL OF AGENDA, MINUTES Hogle, seconded by Fodor, moved to approve the agenda as presented. The motion carried unanimously. Hogle, seconded by Fodor, moved to approve the December 3, 2024 minutes as presented. The motion carried unanimously. ELECTION OF PLANNING COMMISSION CHAIR AND VICE-CHAIR Rynders, seconded by Fodor, moved to nominate Travis Loffler as Chair and Jan Hogle as Vice Chair of the Planning Commission from February 2025 to January 2026. Motion carried 5-0. The recommendation will be considered by the City Council at their February 18th meeting. PUBLIC HEARING: VARIANCE REGARDING PID 3103220340005 (18180 MANNING TRAIL N.) AND 3103220430002 (10830 180TH STREET N.), TO ALLOW FOR THE SUBDIVISION OF PROPERTY THAT DOES NOT MEET DIMENSIONAL STANDARD REQUIREMENTS AS ESTABLISHED IN CHAPTER 153.200.030. APPLICANT STEVEN MARTINEZ, NORTHERN NATURAL GAS COMPANY Planner Hofer introduced a Variance application for two subdivisions that do not meet dimensional standards of the Unified Development Code and result in non-conforming lots. The subject properties are located at 18180 Manning Trail and 10830 180th Street. The applicant, Steven Martinez of Northern Natural Gas, is looking to subdivide Parcel A (18180 Manning Trail), resulting in a parcel that does not have right-of-way along a public street. To address this, NNG proposed to purchase a portion of land at 10830 180th Street (Parcel B) and give to the owners of Parcel A. This portion of land abuts Manning Trail where an access easement currently exists for Parcel A. Planner Hofer referred to a figure in the staff report which illustrated how the lots will be split up. Scandia Planning Commission February 4, 2025 Page 2 of 5 Planner Hofer explained that NNG proposes to construct an odorizer station on the southern portion of Parcel A that they are purchasing. The subdivisions to create the new parcel for the odorizer and to create the new road frontage along Manning Trail for Parcel A will require a future zoning application from NNG. Hofer explained that the subdivisions could have been reviewed concurrently with the variance; however, the applicant is dealing with the required zoning processes separately. Planner Hofer stated that typically the City would require the resulting nonconforming parcels to be combined under common ownership, but in this case the proposed parcels are in separate Watershed Districts and cannot be combined. The final configuration of the lots will result in Parcel A owning a separate parcel that guarantees access to Manning Trail. A deed restriction will be recorded to state that the parcels cannot be sold separately. Planner Hofer reviewed the criteria from the UDC to evaluate the variances for each of the parcels. The uses of all parcels are reasonable and allowed, the subdivision of the properties will not alter the characteristics of the locality, and the requested variance is the minimum action required to eliminate the practical difficulty. Responses from staff and other agencies were reviewed. Rice Creek Watershed District will require a permit upon the subdivision of the property. Washington County will require a 75’ dedication for right of way along Manning Trail when the properties are subdivided. Planner Hofer noted that the survey prepared for the variance shows 50’ of right-of-way and will need to be revised. This additional ROW decreases the amount of land shown as Parcel B1 to approximately 200 square feet in size and will alter the lot frontage of the nonconforming lot upon subdividing. Planner Hofer concluded that staff finds the request consistent with the standards of the UDC and the Comprehensive Plan. Findings and conditions were presented in two draft resolutions. Hofer explained that the draft resolution approving a variance to allow subdivision for 18180 Manning Trail has been prepared with a range of lot frontage to be determined once the survey has been revised. Staff will work with the applicant to have this figure for the final resolution. Rynders, seconded by Hogle, moved to open the public hearing at 7:19 pm. Motion carried 5-0. Katie DiGiacomo, Kirk Avenue, asked for clarification of the purpose for the variance. DiGiacomo said there has been significant noise at the compressor station; in the summer it goes until sunset. Will this increase or decrease noise at the substation? Leon Kushlan, Ham Lake: Stated he owns the 5 acres between Parcel A and Parcel B. What is the road frontage ROW that NNG is purchasing? Said his concern involves a lot of truck traffic on 180th Street which tears up the road. Would NNG pay for paving? Will there be buffers around the new facility? Kushlan said he has contacted NNG for screening the facility that is south of 180th Street and they say it cannot be installed along my lot due to the wetland there. Will there be any landscaping conditions for a buffer? Scandia Planning Commission February 4, 2025 Page 3 of 5 Robin Kushlan, Ham Lake, owner of the 5 acres between Parcel A and Parcel B. Said they have had extensive communications over the years with May Township and NNG for noise issues with the facility, and the noise has been cut back. They are concerned about a buffer on our side of the facility. Regarding the future odorizer – will we smell it? Said we want to continue to work with NNG, Scandia, and May Twp to ensure the people around the site are taken care of with the noise and views which effect property values. Applicant Steven Martinez, Northern Natural Gas, said the comments about the facility are best suited for a Conditional Use Permit application. At this time, they are not petitioning for a compressor station, only the variance from subdivision requirements. Martinez said they will address those comments when appropriate. Rynders, seconded by Hogle, moved to close the public hearing at 7:29 p.m. Motion carried 5-0. Chair Loffler summarized the application request, saying the noise and paving of the road are not part of tonight’s discussion, but rather for a potential zoning application in the future. Staff confirmed that the subdivision will have public notice at a future date. Commissioner Rynders said this is a straight forward request. Commissioner Hogle agreed with no objections. Planner Hofer noted that staff will amend the resolution being presented tonight for the City Council, regarding the ROW dedication in the third line of paragraph one. Staff will work with the applicant and get updated information of what the resulting lot size will be. Rynders, seconded by Fodor, moved to recommend approval of both variances to allow for the subdivision of two lots which will result in nonconforming lots. Rynders, seconded by Fodor, moved to amend his motion to provide for staff to amend the frontage area in Resolution No. 02-18-25-XX once a survey for 75’ of right-of-way is prepared. Motion carried 5-0 by roll call vote. The recommendation to approve the variances will be presented to the City Council on February 18, 2025. PUBLIC HEARING: AMENDMENT TO THE CITY OF SCANDIA UNIFIED DEVELOPMENT CODE (UDC) CHAPTER 153.400.020 SUBDIVISION STANDARDS, REGARDING DESIGN STANDARDS FOR MAJOR SUBDIVISION Planner Hofer provided a summary of an identified conflict with the City’s Comprehensive Plan and the Unified Development Code regarding density. To address the issue, staff came to an understanding with the Met Council to address design standards for subdivisions that develop at higher densities rather than a Comp Plan amendment. Planner Hofer said to address the concerns associated with the recent Laurel Ridge subdivision, increased standards for major subdivisions have been developed. First introduced to the Planning Scandia Planning Commission February 4, 2025 Page 4 of 5 Commission in December, staff identified a better approach and introduced this to the City Council at their meeting on December 17, 2024. Council directed staff to proceed with an amendment to the UDC that would impact all major subdivisions in the city rather than focusing specifically on the Village District. The future land use map was viewed to show the Village Neighborhood District which can be developed at a higher density. Planner Hofer said staff prepared standards for larger developments which will be an improvement for the city. Planner Hofer introduced the draft ordinance, noting Section 3 is the bulk of the ordinance change. Buffers, building pad locations, street design, stormwater management and landscaping and screening were added to establish improved design standards to blend in with the character of Scandia. Planner Hofer advised that the Commissioners further discuss the utilization of buffer standards, described as no build zones set back from roadways and adjacent properties, platted as outlots, and which can contain infrastructure for stormwater management and communal sewage treatment if approved. The outlots will be managed by a separate party such as an HOA. Planner Hofer further described that building pad locations must be located to ensure preservation of existing natural resources. All lots must have access from a local street to limit access points onto higher traffic streets. Street alignment must be designed to protect natural resources. Stormwater management facilities must be located near public ROW for ease of maintenance. Landscaping and screening standards need to provide screening of the development from arterial and collector roadways. Planner Hofer stated that the Commission could consider eliminating buffer requirements entirely; then if desired, re-evaluate the standards per district. Hofer’s staff report illustrated buffers with conventional and lot averaging scenarios. Planner Hofer said staff recommends the Planning Commission open the public hearing, gather input, discuss the amendments, and either table or move the draft ordinance forward to the City Council. Rynders, seconded by Fodor, moved to open the public hearing at 8:17 pm. Motion carried 5-0. There were no comments. Rynders, seconded by Hogle, moved to close the hearing. Motion carried 5-0. Chair Loffler said the buffer from the adjacent property concerns him; 100’ can be considerable, just use the standard structure setbacks instead. Loffler said the lot buffers are not as necessary as a road buffer. Scandia Planning Commission February 4, 2025 Page 5 of 5 Commissioners discussed future development in the buffer areas, street design standards, and depth of screening, concluding that lot buffers be removed from the language. Loffler, Hogle and Fodor stated that there could be benefits for road buffers; Rynders suggested not having any buffers to allow for flexibility in the design of the subdivision. Planner Hofer advised the Commission table discussion to the next meeting to allow staff to prepare language for further consideration. Commissioner Hogle recommended Hofer provide visuals with existing developments for what the increased standard for buffers would like. Rynders, seconded by Fodor, moved to table discussion of UDC amendments for major subdivision design standards. Motion carried 5-0 by roll call vote. GENERAL BUSINESS Planner Hofer updated the Commissioners on outstanding applications. The Hill Variance was tabled until the ordinance for Water Oriented Accessory Structures was decided. Staff remains in contact with the applicants. The Kinsella Variance application was rescinded and an Administrative Permit approved for the work on his property. The Bruggeman Variance will be back to the Planning Commission in March or April. CITY COUNCIL UPDATES Council member Libby reported that she is the Council liaison for the next year. FUTURE ITEMS: Next meeting – March 4, 2025 Planner Hofer reported that there are a few incomplete applications but nothing scheduled yet. ADJOURNMENT Rynders, seconded by Fodor, moved to adjourn the meeting. Motion carried unanimously. The meeting adjourned at 9:03 p.m. Respectfully submitted, Brenda Eklund City Clerk