07. Review of Rural Center, Village Density, and Potential Amendments - CC Packet
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Date of Meeting: June 4, 2025
To: Honorable Mayor and Members of the City Council
From: T.J. Hofer, Consultant City Planner
Re: Review of Rural Center Community Designation, Village District Density
Options, and Potential Amendments
City staff have been working on an amendment to the Unified Development Code to establish
standards for major subdivisions to address concerns identified as part of the review of a plat.
Staff now has a greater understanding of how the Sector Representatives of the Metropolitan
Council review density allowances for the City, the options that exist for flexibility, and options
for changing density in the city. Staff are recommending the City Council review density before
addressing the subdivision design standard.
BACKGROUND
Through several conversations and emails with Sector Representatives from the Metropolitan
Council, staff believe that they have a clear understanding of how the Metropolitan Council
applies density and what options exist for the city regarding density. In reviewing this
information, staff believe that a multiple part discussion is warranted to establish a clear
understanding of what is allowed in terms of density throughout the City of Scandia.
1. Review of Diversified Rural Community Designation, Flexible Design Guidelines, and
Open Space Planned Unit Developments
2. Review of Rural Center Community Designation, Village District Density Options, and
Potential Amendments
3. Discussion Regarding Potential Amendments to Comprehensive Plan and Unified
Development Code
REVIEW OF RURAL CENTER COMMUNITY DESIGNATION
The Rural Center Community Designation (Rural Center) applies to the village areas of the City
of Scandia. This designation was requested by the City as part of the 2040 Comprehensive Plan
and approved by the Metropolitan Council. The Metropolitan Council state in Thrive MSP 2040:
Land Use Policy by Community Designation that land designated as Rural Center is (emphasis
added):
Rural Centers are local commercial, employment, and residential activity centers serving
rural areas in the region. These small towns are surrounded by agricultural lands and
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serve as centers of commerce to those surrounding farm lands and the accompanying
population. Although smaller in scale than urbanized communities, Rural Centers
provide similar development patterns and locally accessible commercial services for the
surrounding area.
As part of approving the 2040 Comprehensive
Plan, the Metropolitan Council approved a
density within the Rural Center of Scandia that
was inconsistent with their normal density
standards. This was allowed because it was
understood that the City wanted to create
denser growth consistent with the existing
development pattern to support the village area
and because there is not the ability for the
community to accommodate a denser growth
pattern. The density is a maximum density of 1
unit per 2.5 acres (1/2.5) (16 units / 40 acres)
where normally a 3 – 5 unit per acre (120 – 200
units / 40 acres) minimum is required.
When the 2040 Comprehensive Plan was adopted in September of 2019, the staff report from the
Metropolitan Council had the following information regarding the Rural Center:
The Plan updates some of the guided land use categories from the 2030 plan (Figure 5).
The Plan supports the Village Center, the social and economic heart of the City. The
Plan encourages a vibrant Village Center and surrounding residential neighborhoods
while utilizing existing infrastructure, and guiding development and redevelopment in an
orderly manner. The Plan encourages infill development in vacant or underutilized lots
in this area.
The Village Center is served by an existing public communal wastewater system and has
historic development patterns consistent with the capacity available through that local
system. The Plan expands the Village Neighborhoods and Village Mixed Use categories
with guiding densities at 1 unit per 2.5 acres continuing the previous guiding land use
from the 2030 Comprehensive Plan. The Plan directs growth in the community to the
Village Area, but acknowledges the capacity constraints of the local utility system, and so
has chosen to limit overall development density. While the Village Center area guided
densities are less than the 3 units per acre set for Rural Center communities, the Village
Center area proposed for Rural Center designation does have the characteristics of
historic Rural Centers throughout the region, with a historic downtown that supports
small businesses, public spaces, and civic buildings accompanied by integrated
residential uses in a more walkable built environment. Given previous development
patterns and the limited capacity for the local community system to accommodate higher
density development opportunities, Council staff find that the Plan is consistent with
Council land use policies. No regional wastewater service is contemplated for the City in
this planning period, and the City is responsible for the maintenance and operations of
the public communal wastewater system.
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VILLAGE DISTRICT DENSITY OPTIONS
The City recently amended the density within the Unified Development Code to ensure it was
consistent with the 2040 Comprehensive Plan. Currently, any property guided Village
Neighborhood or Village Mixed Use on the Future Land Use Map could be subdivided and
developed using the 1/2.5 density.
Developing at a density of 1/2.5 allows for single-family dwellings to be developed on properties
with enough area for individual subsurface sewage treatment systems (SSTS). Within the village
area there are two developments that utilize community SSTS, the Wyldewood Acres
subdivision and the Oakhill Cottages. The city, and on a broader scale the region, has historically
seen issues with community SSTS as the organizations responsible for them are unable to
successfully manage them in the long term. Recently, there was a request to the city to take over
the community SSTS in the Wyldewood Acres subdivision, which the city denied.
The Sector Representative from the Metropolitan Council recently informed staff that if the City
wished to allowed development at higher levels that are consistent with the Metropolitan Council
density of 3 – 5 units per acre, this would be allowable, but would need to be proceeded by an
amendment to the city’s comprehensive plan to create a district with this allowed density.
Allowing this density would require a substantial number of changes to various aspects of the
city’s adopted documents and would likely require investment in municipal utilities.
POTENTIAL AMENDMENTS
Part of the desire for additional density is to increase the housing supply within the city to make
housing cost more approachable. There have been several conversations about the price and
affordability of land and development within the city, with concerns regarding the cost of
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acquiring property in the city. Notably, the following summary is included in the 2040
Comprehensive Plan:
Housing values in Scandia are higher compared to other areas in the region. Scandia has
higher values than both Forest Lake and Washington County, as shown in Figure III -E.
Scandia’s median housing value is $293,700, compared to $230,100 in Forest Lake and
the County average of $243,600. About 13% of the city’s housing market is valued below
$200,000 while about 23% are valued above $400,000. While high home values can be
beneficial to homeowners and the city, they can price out young families, lower-wage
workers like teachers and health care assistants, and seniors on fixed-incomes.
Staff performed a high-level analysis using Washington County GIS data and found parcels with
the residential land uses (100 Res 1 unit, 105 Res 2-5 Units, 140 Res V Land, 125 SSR) include
753 parcels with an estimated total value (land and building) of $466,097.87 on average and
$476.400.00 as a median. While this is not a detailed analysis of the data available and is not
directly comparable to the information from the 2040 Comprehensive Plan, it give additional
context to the affordability of residential parcels in the city.
Lot Sizes and Density
If the city wishes to create additional affordability and allow for the construction of units that can
be considered an entry level or approachable price point, the density requirements of the village
area are a starting point, however, recent subdivisions have not led to the creation of moderately
priced homes. The Rolling Acres subdivision currently has three building permits issued to
within it and estimated total values of land and buildings in the subdivision are currently between
$410,500 and $769,100. The Laurel Ridge plat has not yet been recorded, but staff anticipates
homes within the development to be within the range of the Rolling Acres subdivision or above.
The city’s influence on housing costs is limited, but smaller lots tend to reduce price for
individual lots. The city currently allows for 1.5 acre lots within the Village Neighborhood
zoning district. The city could establish a maximum lot size within the Village Neighborhood
zoning district, however, considering the public input regarding the Laurel Ridge subdivision
additional public engagement and input on such a change would be beneficial.
Municipal Utility and Service
Affordability of residential property requires smaller lot sizes, which require additional facilities
to manage wastewater. To allow for a development with higher densities, such as the 3 – 5 units
per acre of the Rural Center, a centralized wastewater system is required. To accomplish this, a
development would either require a community wastewater system or municipal services would
need to be expanded. Community wastewater systems have their own challenges and require a
large amount of area to be installed, which decreases the total amount of developable land which
is contrary to the intent of higher densities.
The communities in the seven-county metro that have been given the community designation of
Rural Center (St. Francis, Bethel, East Bethel, Watertown, Mayer, New Germany, Norwood
Young America, Cologne, Hamburg, Jordan, Belle Plaine, Elko New Market, Hampton, and
Vermillion), aside from Scandia, all have existing municipal sewer systems of varying levels or
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are connected to regional systems. Without the ability to manage wastewater, the 3 – 5 units per
acre density level is not realistic to develop in Scandia. Staff cannot provide information
regarding the cost of this and would recommend Council consult relevant experts.
Variety in Housing Type
Recent legislation at the state level has been pushing to allow higher density structures (multi -
family dwellings) by right within cities. While the city does require conditional use permits for
any development that includes more than one dwelling unit, staff does not believe this is a
meaningful hardship for the development of single-family attached or multifamily dwellings.
Conditional use permits allow the city to have a greater level of detail and discretion when
reviewing applications but should be approved if the application meets the standards within the
relevant codes. The use specific performance standards for “Multi-family Residence (5 units+)
OR Single-Family Residence-Attached (duplex, triplex, fourplex)” should be reviewed as there
are a number of standards that are prohibitive to development, such as “The maximum density in
the V-N, V-C and V-HC Zoning Districts may only be developed if the proposed development is
served by municipal sewer and water.” As the city does not have municipal water, this standard
is impossible to meet.
“Tiny homes” have been a popular idea in the past decades but still must address the issues that
challenge other dwellings, such as wastewater treatment. The use of tiny homes can be used to
address density, but they have generally been implemented as accessory dwelling units. It is also
worth acknowledging that the term has grown to encompass both very small structures (240 sq.
ft) to the size of single-family dwellings that were typical in the mid-20th century (1,000 sq. ft.).
Additionally, the dwellings that are very small are often located on a chassis with wheels rather
than a foundation. Staff is aware of two standards that would potentially limit the use of “tiny
homes” in the UDC.
(D) Single Family Dwellings.
I. Minimum Width and Foundations. The following standards apply for single
family dwellings, except for temporary dwellings which are regulated by
Section [153.300.030].
a. If a principal structure has an attached garage that is facing the public
right-of-way, the minimum width of the principal structure is twenty (20)
feet as measured across the narrowest portion.
b. All dwellings must be placed on a permanent foundation and anchored
to resist overturning, uplift and sliding in compliance with the
Minnesota State Building Code.
c. Certain Dwelling Units Prohibited. No cellar, garage, recreational
vehicle or trailer, basement with unfinished exterior above or accessory
building shall be used at any time as a dwelling except as may be
permitted in Section [153.300.030] Accessory Dwelling Unit.
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d. Occupancy of a Single-Family Residential Dwelling. No more than six (6)
persons not related by blood, marriage or adoption shall reside in a
single-family residential dwelling.
Staff have not received any formal inquiries for the use of “tiny homes” since the UDC was
adopted. The use of “tiny homes,” especially in the context of establishing a subdivision or
neighborhood, may best be left in the process of a planned unit development as the structure
presents unique challenges and is a niche product.
COUNCIL ACTION
No action is required from the City Council at this time.
RECOMMENDATION
Staff asks for direction from the City Council on any further steps and desired amendments.
Attachments
A. Future Land Use Map
B. Zoning Map
C. Thrive 2040 Land Use Policies, Pages 161-164, Metropolitan Council
D. The City of Scandia 2040 Comprehensive Plan, Review File 21979-1 Committee Report,
Metropolitan Council, September 16, 2019
ATTACHMENT A
ATTACHMENT B
LAND USE POLICIES BY COMMUNITY DESIGNATION
161
RURAL CENTERS: Serving the rural areas as small town
centers of commerce
Rural Centers are local commercial, employment, and residential activity centers serving
rural areas in the region. These small towns are surrounded by agricultural lands and serve
as centers of commerce to those surrounding farm lands and the accompanying population.
Although smaller in scale than urbanized communities, Rural Centers provide similar
development patterns and locally accessible commercial services for the surrounding area.
Orderly and Efficient Land Use
COUNCIL ROLE
• Partner with local jurisdictions to work toward
the orderly expansion of Rural Centers in a
manner that efficiently uses infrastructure and
guides growth where infrastructure capacity
exists while preserving prime agricultural soils
and surrounding low-density residential uses.
• Consider long range potential for
improvements to regional infrastructure
to support expected growth at average
residential densities of at least 3-5 units per
acre or more.
• Encourage innovative approaches to
development where existing infrastructure
and capacity are able to support increased
residential densities.
• Attain a balance of urban and rural uses to
retain the viability of the agricultural economy
and direct growth towards Rural Centers as
is appropriate.
• Partner with local communities to improve
land use patterns to reduce carbon emissions.
COMMUNITY ROLE
• Plan for forecasted population and household
growth at overall average densities of at least
3-5 units per acre.
• Strive for higher-density commercial uses
and compatible higher-density residential
land uses in the commercial core of the
community to ensure efficient uses of existing
infrastructure investments.
• Work with adjacent jurisdictions to execute
orderly annexation agreements where
forecasted growth exceeds land capacity
within existing city boundaries.
• Work to focus forecasted growth in areas
with existing infrastructure capacity to protect
existing farm land and prime agricultural soils
for the long term.
• Adopt ordinances that coordinate
development with infrastructure availability.
• Identify areas that will accommodate post-
2040 growth forecasts and implement
strategies to preserve these areas for
future growth. Plan for necessary
infrastructure improvements.
ATTACHMENT C
THRIVE MSP 2040 LAND USE POLICIES BY COMMUNITY DESIGNATION
162
RURAL CENTERS
Natural Resources Protection
COUNCIL ROLE
See policy discussion on Natural Resources
Protection in the “Land Use Policy” section.
COMMUNITY ROLE
See policy discussion on Natural Resources
Protection in the “Land Use Policy” section.
Housing Affordability and Choice
COUNCIL ROLE
See policy discussion on Housing Affordability
and Choice in the “Land Use Policy” section.
COMMUNITY ROLE
• Designate land in the comprehensive plan
to support household growth forecasts and
address the community’s share of the region’s
affordable housing need through development
and redevelopment at a range of densities.
• Use state, regional, and federal sources of
funding and/or financing and development
tools allowed by state law to facilitate the
development of new lifecycle and
affordable housing.
• Plan for future staged growth through 2040 and
beyond to accommodate a variety of housing
choices based on local needs.
LAND USE POLICIES BY COMMUNITY DESIGNATION
163
RURAL CENTERS
Water Sustainability
COUNCIL ROLE
See policy discussion on Water Sustainability in
the “Land Use Policy” section.
COMMUNITY ROLE
See policy discussion on Water Sustainability in
the “Land Use Policy” section.
Access, Mobility, and Transportation Choice
COUNCIL ROLE
• Plan regional infrastructure consistent with a
rural level of service.
• Explore transit links to urban areas based on
demand and the availability of resources.
• Plan transit facilities to better incorporate
alternative mode connections for facilities
serving locations where commuters have to
travel greater distances to complete their trip.
COMMUNITY ROLE
• Plan for and construct an interconnected
system of local streets, pedestrian facilities,
and bicycle facilities.
• Plan and develop local trail connections to
the regional parks and trails system
where appropriate.
THRIVE MSP 2040 LAND USE POLICIES BY COMMUNITY DESIGNATION
164
RURAL CENTERS
Economic Competitiveness
COUNCIL ROLE
• Encourage communities to support a range of
housing opportunities for those interested in a
more rural lifestyle.
• Support the development of workforce
housing to provide nearby housing options for
employees of local employers.
• Convene interested partners to further strategies
toward increasing regional competitiveness
and include discussion of how Rural Center
communities can contribute to the region’s
overall economic growth.
COMMUNITY ROLE
• Consider best practices for providing housing
opportunities to support local employment
and community needs.
• Consider identifying key intersections that
accommodate connections between rail and
highway infrastructure that could serve an
intermodal purpose.
• Consider how land uses adjacent to
key intersections could provide access
for trucking, freight, barge, shipping, or
warehousing purposes that may strengthen or
bolster the local economy.
• Consider how local efforts to focus economic
development strategies along existing
commercial centers (historic downtowns or
commercial corridors) can contribute to the
region’s overall economic competitiveness
through enhanced integration of local and
regional planning efforts.
• Identify important multimodal intersections,
alternative freight routes, key intersections,
and other existing opportunities that may
contribute to local and regional
economic competitiveness.
Building in Resilience
COUNCIL ROLE
See policy discussion on Building-in
Resilience in the “Land Use Policy” section.
COMMUNITY ROLE
See policy discussion on Building in Resilience
in the “Land Use Policy” section.
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Committee Report
Business Item No. 2019-257
Community Development Committee
Meeting date: September 16, 2019
For the Metropolitan Council meeting of October 9, 2019
Subject: The City of Scandia 2040 Comprehensive Plan, Review File 21979-1
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review Record and take the
following actions:
Recommendations of the Community Development Committee
1. Authorize the City of Scandia to place its 2040 Comprehensive Plan into effect.
2. Revise the community designation for the Village Center portion of Scandia, as shown in Figure
3, from Diversified Rural to Rural Center.
3. Advise the City to implement the advisory comments in the Review Record for Surface Water
Management.
Community Development Committee Summary of Committee Discussion/Questions
Senior Planner Corrin Wendell presented the staff’s report to the Committee. There were no
representatives from the City in attendance. Councilmember Vento asked about the mining uses within
the City. Community Development Director, Lisa Barajas responded that mining in Washington County
is largely made up of sand and gravel extraction and contributes to the local supply of materials for
construction activities. Mining has been a part of the community for decades and continues to be. The
Community Development Committee unanimously recommended approval of the proposed action with
no questions or discussion at its meeting on September 16, 2019.
ATTACHMENT D
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Business Item No. 2019-257
Community Development Committee
Meeting date: September 16, 2019
For the Metropolitan Council meeting of October 9, 2019
Subject: City of Scandia 2040 Comprehensive Plan, Review File 21979-1
District(s), Member(s): District 12, Francisco J. Gonzalez
Policy/Legal Reference: Metropolitan Land Planning Act (Minn. Stat. § 473.175), Minn. Stat. §
473.513
Staff Prepared/Presented: Corrin Wendell, Senior Planner (651-602-1832)
Angela R. Torres, Local Planning Assistance Manager (651-602-1566)
Division/Department: Community Development / Regional Planning
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review Record and take the
following actions:
Recommendations of the Community Development Committee
1. Authorize the City of Scandia to place its 2040 Comprehensive Plan into effect.
2. Revise the community designation for the Village Center portion of Scandia, as shown in Figure
3, from Diversified Rural to Rural Center.
3. Advise the City to implement the advisory comments in the Review Record for Surface Water
Management.
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Advisory Comments
The following Advisory Comments are part of the Council action authorizing the City of Scandia to
implement its 2040 Comprehensive Plan (Plan).
Community Development Committee
1. As stated in the Local Planning Handbook, the City must take the following steps:
a. Adopt the Plan in final form after considering the Council’s review recommendations as
contained in the body of this report.
b. Submit one hard copy and one electronic copy of the Plan to the Council. The electronic
copy must be submitted as one unified file.
c. Submit to the Council a copy of the City Council resolution evidencing final adoption of
the Plan.
2. The Local Planning Handbook also states that local governments must formally adopt their
comprehensive plans within nine months after the Council’s final action. If the Council has
recommended changes to the Plan, local governments should incorporate those recommended
changes into the Plan or respond to the Council before “final adoption” of the comprehensive
plan by the governing body of the local governmental unit. (Minn. Stat. § 473.858, subd. 3)
3. Local governments must adopt official controls as identified in their 2040 comprehensive plans
and must submit copies of the official controls to the Council within 30 days after the official
controls are adopted. (Minn. Stat. § 473.865, subd. 1)
4. Local governmental units cannot adopt any official controls or fiscal devices that conflict with
their comprehensive plans or which permit activities in conflict with the Council’s metropolitan
system plans (Minn. Stat. §§ 473.864, subd. 2; 473.865, subd. 2). If official controls conflict with
comprehensive plans, the official controls must be amended within 9 months following
amendments to comprehensive plans (Minn. Stat. § 473.865, subd. 3).
Environment Committee
1. The Council-approved Comprehensive Sewer Plan becomes effective only after the Plan
receives final approval from the local governmental unit’s governing body. After the Plan
receives final approval from the City and the Comprehensive Sewer Plan becomes effective,
the City may implement its Plan to alter, expand, or improve its sewage disposal system
consistent with the Council-approved Comprehensive Sewer Plan.
2. A copy of the City Council resolution adopting its 2040 comprehensive plan, including its
Comprehensive Sewer Plan, must be submitted to the Council.
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Background
The City of Scandia is located in the northern part of Washington County. It is surrounded by the
communities of Chisago Lake Township, Franconia Township, Farmington Township, Marine on St.
Croix, May Township, Hugo, Forest Lake, and Chisago City.
The City submitted its 2040 Comprehensive Plan (Plan) to the Council for review to meet the
Metropolitan Land Planning Act requirements (Minn. Stat. §§ 473.851 to 473.871) and the Council’s
2015 System Statement requirements.
Review Authority & Rationale
Minn. Stat. § 473.175 directs the Metropolitan Council to review a local government’s comprehensive
plan and provide a written statement to the local government regarding the Plan’s:
• Conformance with metropolitan system plans
• Consistency with the adopted plans and policies of the Council
• Compatibility with the plans of adjacent governmental units and plans of affected special
districts and school districts
By resolution, the Council may require a local government to modify its comprehensive plan if the
Council determines that “the plan is more likely than not to have a substantial impact on or contain a
substantial departure from metropolitan system plans” (Minn. Stat. § 473.175, subd. 1).
Each local government unit shall adopt a policy plan for the collection, treatment, and disposal of
sewage for which the local government unit is responsible, coordinated with the Metropolitan Council's
plan, and may revise the same as often as it deems necessary (Minn. Stat. § 473.513).
The attached Review Record details the Council’s assessment of the Plan’s conformance, consistency,
and compatibility, and is summarized below.
Review Standard Review Area Plan Status
Conformance Regional system plan for Parks Conforms
Conformance Regional system plan for Transportation,
including Aviation
Conforms
Conformance Water Resources (Wastewater Services
and Surface Water Management)
Conforms
Consistency with Council Policy Thrive MSP 2040 and Land Use Consistent, with
proposed changes
to Community
Designations
Consistency with Council Policy Forecasts Consistent
Consistency with Council Policy 2040 Housing Policy Plan Consistent
Consistency with Council Policy Water Supply Consistent
Consistency with Council Policy Community and Subsurface Sewage
Treatment Systems (SSTS)
Consistent
Compatibility Compatible with the plans of adjacent and
affected governmental districts
Compatible
Thrive Lens Analysis
The proposed 2040 comprehensive plan is reviewed against the land use policies in Thrive MSP 2040.
To achieve the outcomes identified in Thrive, the metropolitan development guide defines the Land Use
Policy for the region and includes strategies for local governments and the Council to implement. These
policies and strategies are interrelated and, taken together, serve to achieve the outcomes identified in
Thrive.
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Funding
None.
Known Support / Opposition
There is no known local opposition to the 2040 comprehensive plan.
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REVIEW RECORD
City of Scandia 2040 Comprehensive Plan
Review File No. 21979-1, Business Item No. 2019-257
The following Review Record documents how the proposed Plan meets the requirements of the
Metropolitan Land Planning Act and conforms to regional system plans, is consistent with regional
policies, and is compatible with the plans of adjacent and affected jurisdictions.
Conformance with Regional Systems
The Council reviews plans to determine conformance with metropolitan system plans. The Council has
reviewed the City’s Plan and finds that it conforms to the Council’s regional system plans for Regional
Parks, Transportation (including Aviation), and Water Resources.
Regional Parks and Trails
Reviewer: Colin Kelly, Community Development (CD) - Regional Parks (651-602-1361)
The Plan conforms to the 2040 Regional Parks Policy Plan (RPPP) for the Regional Parks System
element. Washington County is the Park implementing agency for Regional Parks System components
in the City of Scandia, for which the Plan accurately describes the Regional Parks System components.
Regional Parks, Park Reserves or Special Recreation Features located within the City include Big
Marine Park Reserve (Figure 1). The Plan appropriately acknowledges State lands within the
community, including William O’Brien State Park; Crystal Spring and Falls Creek scientific and natural
areas; and Rutstrum Wildlife Management Area.
Regional Transportation, Transit, and Aviation
Reviewer: Russ Owen, Metropolitan Transportation Services (MTS) (651-602-1724)
The Plan conforms to the 2040 Transportation Policy Plan (TPP). It accurately reflects transportation
system components of the TPP and is consistent with Council policies regarding community roles, the
needs of non-automobile transportation, access to job concentrations, and the needs of freight.
Roadways
The Plan conforms to the highway system element of the TPP. There are no metropolitan highways
(principal arterials) within the City’s boundaries. The Plan accurately reflects the regional functional
classification map of A-minor arterials. TH 97/Scandia Trail, TH 95/St Croix Trail, CSAH 3/Olinda Trail
and CSAH 15/Manning Trail are all A-minor Connectors. The Plan also delineates one major collector
(CR 91) and 13 minor collectors.
The Plan identifies all the required characteristics of the City’s roadways, including existing and future
functional class and existing and forecasted traffic volumes for minor arterials and collectors. These
future forecasts are only slightly higher than today’s traffic volumes, so the Plans states there is no
need to widen any roads or reserve right of way for future expansions. The City uses MnDOT and
Washington County guidelines to manage access for its roads, depending on the jurisdiction of each
road. The Plan also mentions the City is cooperating with MnDOT in the ongoing study of possible
safety improvements to TH 97.
Transit
The Plan reflects that Scandia is a rural community located in Transit Market
Area V. As such, it does not have any existing or planned scheduled transit
service, but it does have Transit Link dial-a-ride service.
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Aviation
The Plan conforms to the aviation system element of the TPP. There is not an existing or planned
airport within Scandia and currently no structures taller than 500 feet. The Plan does discuss notifying
FAA of any structures 200 feet or higher proposed in the future and includes policies that protect
regional airspace from such obstructions, although it also notes the unlikelihood of such a structure
being proposed in Scandia.
Bicycling and Walking
The Plan is consistent with the Bicycling and Pedestrian chapter of the TPP. Existing and planned trails
are discussed and mapped in the Parks chapter. There are no Regional Bicycle Transportation Network
(RBTN) corridors within or near the City. Although the Plan states that the largely rural nature of the
community is not conducive to pedestrian travel, it does have a discussion of pedestrian safety issues,
especially those related to crossing TH 97, a 2-lane minor arterial.
Freight
The Plan is consistent with freight policies of the TPP. The Plan maps heavy commercial vehicle traffic
counts but indicates that there are no manufacturing or distribution centers in the city, and that freight is
not a major issue for the city. It does identify the CN railroad that runs along the eastern edge of the city
which carries only a few trains per week.
Transportation Analysis Zones (TAZs)
The Plan conforms to the TPP regarding TAZ allocations. The City’s TAZ allocations for employment,
households, and population appropriately sum to the Council’s citywide forecast totals for all forecast
years.
Water Resources
Wastewater Service
Reviewer: Kyle Colvin, Environmental Services (ES) – Engineering Programs (651-602-1151)
The Plan conforms to the 2040 Water Resources Policy Plan (WRPP). It represents the City’s guide for
future growth and development through the year 2040. The City is provided wastewater services
through a combination of private and public communal wastewater treatment systems and individual
Subsurface Sewage Treatment Systems or SSTSs. The Plan indicates continued wastewater services
will be provided through these types of services through 2040.
The Plan states that there are two private communal wastewater treatment systems and three publicly
owned facilities within the City. All operate under a state permit. The Plan does not indicate a need for
expansion at the private systems to accommodate the growth within areas served by these facilities.
However, the Plan does states that all three of the Public systems are operating at near capacity, and
that there are high nitrate issues with the Bliss Addition facility. The Plan states that the City is currently
considering treatment options to mitigate the high nitrate issues associated with the Bliss Addition
facility.
The Plan does not propose nor anticipates requesting connection to the Regional Wastewater Disposal
system within the 20-year planning period; therefore, the City is not required to submit for approval a
formal Comprehensive Sanitary Sewer Plan.
The Council does not have plans to provide wastewater services to the community within the 2040
planning period.
Surface Water Management
Reviewer: Jim Larsen, CD – Local Planning Assistance (651-602-1159)
The Plan is consistent with Council policy requirements and in conformance with the Council’s WRPP
for local surface water management. The Plan satisfies the requirements for 2040 comprehensive
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plans. Scandia lies within the oversight boundaries of the Carnelian-Marine-Saint Croix, Comfort Lake –
Forest Lake, and Rice Creek Watershed Districts (WDs). Scandia submitted a draft Local Water
Management Plan (LWMP) update to the Council in May 2018. Council Water Resources staff
reviewed and commented on the draft LWMP to the City and three WDs in a letter dated June 18,
2018. The LWMP was approved by the Carnelian-Marine-Saint Croix WD on March 20, 2019, the
Comfort Lake – Forest Lake WD on March 4, 2019, and the Rice Creek WD on March 27, 2019. The
Plan incorporates the City’s final draft LWMP in Appendix H.
Advisory Comments
We request that the City provide to the Council the date the City adopts the final LWMP, and a copy of
the final adopted LWMP that will be included in the final Plan document that the City adopts.
Consistency with Council Policies
The Council reviews plans to evaluate their apparent consistency with the adopted plans of the Council.
Council staff have reviewed the City’s Plan and find that it is consistent with the Council’s policies, as
detailed below.
Forecasts
Reviewer: Paul Hanson, CD – Research (651-602-1642)
The Plan includes (table on page 12) the Council forecast for the City. For reference, forecasts are
shown in Table 1 below.
Table 1. City of Scandia Forecasts
Census
2010
Estimated
2017
Council Forecasts
2020 2030 2040
Population 3,934 4,049 4,260 4,630 4,950
Households 1,498 1,490 1,700 1,910 2,100
Employment 519 493 620 690 730
All forecasts tables throughout the Plan are consistent and the City has enough land guided to
accommodate future household growth.
Thrive MSP 2040 and Land Use
Reviewer: Corrin Wendell, AICP, CD – Local Planning Assistance (651-602-1832)
The Plan is consistent with Thrive MSP 2040 and its land use policies. The Plan acknowledges the
Thrive community designation of Diversified Rural (Figure 2) for much of the City. The Plan proposes a
community designation change for the Village Center area within the central part of the City to be
classified as Rural Center (Figure 3) as described under the Rural Center section below.
The Existing Land Use Map, Figure 4, shows that the existing land uses in Scandia are predominantly
Undeveloped (41%), Agricultural (25%), and Single Family Detached (10.4%). Approximately 12.8% of
the City is Open Water. The City is home to an historic village area, where most of the development of
the community is located.
Rural Center
Thrive calls for Rural Center communities to plan for and stage development for forecasted growth
through 2040 and beyond at overall average net densities of at least 3-5 dwelling units per acre. Rural
Center communities are to strive for higher-density commercial uses and compatible higher-density
residential land uses in the commercial core of the community to ensure efficient uses of existing
infrastructure investments.
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The Plan updates some of the guided land use categories from the 2030 plan (Figure 5). The Plan
supports the Village Center, the social and economic heart of the City. The Plan encourages a vibrant
Village Center and surrounding residential neighborhoods while utilizing existing infrastructure, and
guiding development and redevelopment in an orderly manner. The Plan encourages infill development
in vacant or underutilized lots in this area.
The Village Center is served by an existing public communal wastewater system and has historic
development patterns consistent with the capacity available through that local system. The Plan
expands the Village Neighborhoods and Village Mixed Use categories with guiding densities at 1 unit
per 2.5 acres continuing the previous guiding land use from the 2030 Comprehensive Plan. The Plan
directs growth in the community to the Village Area, but acknowledges the capacity constraints of the
local utility system, and so has chosen to limit overall development density. While the Village Center
area guided densities are less than the 3 units per acre set for Rural Center communities, the Village
Center area proposed for Rural Center designation does have the characteristics of historic Rural
Centers throughout the region, with a historic downtown that supports small businesses, public spaces,
and civic buildings accompanied by integrated residential uses in a more walkable built environment.
Given previous development patterns and the limited capacity for the local community system to
accommodate higher density development opportunities, Council staff find that the Plan is consistent
with Council land use policies. No regional wastewater service is contemplated for the City in this
planning period, and the City is responsible for the maintenance and operations of the public communal
wastewater system.
Diversified Rural
Thrive describes Diversified Rural communities as communities that contain a variety of agricultural and
non-agricultural land uses. These areas both protect rural, agricultural lands while offering potential for
future development. Development density in Diversified Rural areas average 4 units per 40 acres. In
the future, Diversified Rural communities could face land use incompatibilities should future
development occur and urbanization expand. Some communities with the Diversified Rural designation
are included in the Long Term Service Area for the regional wastewater system, but Scandia is not
identified as being served by the regional wastewater system in the WRPP. The Plan is consistent with
density policies for the Diversified Rural community designation.
Rural Mixed Use District
The Plan describes a new Rural Mixed Use district west of Big Marine Lake to permit additional density.
The implementation of this land use category is contingent upon infrastructure repairs or upgrades and
would require a comprehensive plan amendment. This new land use category is intended to allow for
single-family residential development connected to the Big Marine Store rural commercial area. Single
family residential is guided at a maximum density of 4 units per 40 acres. Some civic buildings, small
commercial, and parks and recreation uses will also be allowed. The City anticipates that the Rural
Mixed Use District will have roughly 85 percent residential uses and 15 percent commercial or civic
uses. Improvements to the existing community septic system serving this area are necessary to permit
higher density in this area. Until that occurs, new development will be limited in this area. The Plan
maintains densities at 4 units/40 acres in this area, consistent with the Diversified Rural Community
Designation.
Agricultural Preserves
The Plan also shows the Agricultural Preserves Overlay for the continuation of the Agricultural
Preserves Program in the City. This overlay is intended to encourage the continuation of agricultural
production through ensuring the availability of the Program to qualifying agricultural landowners.
Parcels enrolled in the Agricultural Preserves Program and located within the Agricultural Preserves
Overlay are guided at a maximum density or 1 unit per 40 acres, consistent with the statutory program
requirements.
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Housing
Reviewer: Hilary Lovelace, CD – Housing (651-602-1555)
The Plan is consistent with the 2040 Housing Policy Plan. As of 2016, the City has more than 1,500
homes including 30 multifamily units and more than 1,400 single-family homes. Approximately 150
homes are rented. More than 550 housing units are currently affordable to households earning under
80% of Area Median Income (AMI). Nearly 220 households earning 80% of AMI or below are paying
more than 30% of their income toward housing costs. Notably, there are 16 units affordable to
households with income at or below 30% AMI and more than 80 cost burdened households with
incomes at or below 30% AMI.
The Plan identifies existing housing needs including senior housing and assisted living, affordable
housing, and maintaining existing housing units. The City currently has 40 publicly subsidized homes
for seniors.
The City does not have an allocation of affordable housing need in the 2021-2030 decade as it is not
expected to experience any sewer-serviced growth.
The housing implementation plan component of the Plan describes that the City will consider TIF,
housing bonds, and tax abatement for projects that offer units affordable at or below 80% AMI. The
Plan also indicates that the City will refer residents to housing assistance programs offered by
Minnesota Housing and the Washington County CDA. The City states that they will work with groups
and stakeholders to develop actions plans to meet the need for multi-generational living.
Water Supply
Reviewer: Brian Davis, ES – Water Supply Planning (651-602-1519)
The Plan is consistent with WRPP policies related to water supply, including the policy on sustainable
water supplies, the policy on assessing and protecting regional water resources, and the policy on
water conservation and reuse. Because the community does not own/operate a municipal community
public water supply system (PWS), no local water supply plan is required.
Community and Subsurface Sewage Treatment Systems (SSTS)
Reviewer: Jim Larsen, CD – Local Planning Assistance (651-602-1159)
The Plan indicates that there are 1,426 individual SSTS, two private Community Wastewater Treatment
Systems, and three small publicly-owned and operated Community Wastewater Treatment Systems in
the City. The three latter facilities, historically referred to as “201 facilities” are operated and maintained
by the City in accordance with City Ordinance No. 189. Washington County manages all aspects of
SSTS installation, inspection, and maintenance management for the City. County SSTS Ordinance 206
(Development Code Chapter 4) is consistent with Minnesota Pollution Control Agency Chapter 7080-
7083 Rules and Council 2040 Water Resources Policy Plan requirements.
Special Resource Protection
Solar Access Protection
Reviewer: Cameran Bailey, CD – Local Planning Assistance (651-602-1212)
The Plan is consistent with statutory requirements (Minn. Stat. 473.859) and Council policy regarding
planning for the protection and development of access to direct sunlight for solar energy systems as
required by the Metropolitan Land Planning Act (MLPA). The Plan includes the required solar planning
elements.
Aggregate Resource Protection
Reviewer: Jim Larsen, CD – Local Planning Assistance (651-602-1159)
The Plan indicates, consistent with the Council’s aggregate resources inventory information contained
in Minnesota Geological Survey Information Circular 46, the presence of viable aggregate resources in
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the City. The Plan identifies the extent and location of the resources within the City. The City utilizes an
Aggregate Mining Overlay District within its zoning ordinance to oversee aggregate extraction
operations. Plan goal and policy statements call for preservation of sensitive resource areas, allowance
for the safe and orderly extraction of aggregate resources prior to transitions to other uses of other
areas where viable resources are present, and restoration with native vegetation following resource
extraction.
Historic Preservation
Reviewer: Corrin Wendell, AICP, CD – Local Planning Assistance (651-602-1832)
The Plan appropriately addresses historic preservation within the City. The Plan preserves and
augments the community character and history in the community as well as identifies that the City will
continue to review and modify, as necessary, the ordinances as they relate to the preservation of
significant historic resources.
Plan Implementation
Reviewer: Corrin Wendell, AICP, CD – Local Planning Assistance (651-602-1832)
The Plan includes a description of and schedule for any necessary changes to the capital improvement
program, the zoning code, the subdivision code, the SSTS code, and the housing implementation
program.
The Plan, with supplemental materials, describes the official controls and fiscal devices that the City will
employ to implement the Plan. Specific implementation strategies are contained in individual chapters
of the Plan, with capital improvements planning detailed in the appendix.
Compatibility with Plans of Adjacent Governmental Units and Plans of
Affected Special Districts and School Districts
The proposed Plan is compatible with the plans of adjacent jurisdictions. No compatibility issues with
plans of adjacent governmental units and plans of affected special districts and school districts were
identified.
Documents Submitted for Review
In response to the 2015 System Statement, the City submitted the following documents for review:
• June 14, 2018: Scandia 2040 Preliminary Plan
• December 26, 2018: Scandia 2040 Comprehensive Plan
• February 26, 2019: Revisions to surface water management plan, wastewater, land use,
housing, and parks and trails
• May 13, 2019: Revisions to land use and wastewater
• June 4, 2019: Revisions to land use
• June 24, 2019: Revisions to land use
• July 1, 2019: Revisions to land use and wastewater
• July 22, 2019: Revisions to land use
Attachments
Figure 1: Location Map with Regional Systems
Figure 2: Thrive MSP 2040 Community Designations
Figure 3: Proposed Community Designations
Figure 4: Existing Land Use
Figure 5: 2040 Planned Land Use
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Figure 1. Location Map with Regional Systems
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Figure 2. Thrive MSP 2040 Community Designations
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Figure 3. Proposed Community Designations
Source: Bolton & Menk
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Figure 4. Existing Land Use
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Figure 5. 2040 Planned Land Use