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08.b2 Rustic Roots CPA, ZPA, CUPA, LLA - CC Packet 1 | P a g e Date of Meeting: June 17, 2025 To: Honorable Mayor and Members of the City Council From: T.J. Hofer, Consultant City Planner Frannie Nielsen, Consultant Planner Re: Conditional Use Permit Amendment, Comprehensive Plan Amendment, and Zoning Map Amendment for Rustic Roots located at 20168 St. Croix Trail North Applicant: Greg Sandager Zoning: AG-C and R-C Owner: Riverview Estates, LLC Future Land Use: Agricultural Core and Rural Commercial Location: PID 2403220410001, 2403220440002, and 2403220440001 Review Deadline July 4, 2025 The applicant is requesting the following: 1. A Conditional Use Permit Amendment to alter their site plan to reflect planned changes on the site, to consolidate their existing Conditional Use Permits (Resolution 2020-21, 2021-14, 2022-07, and 06-20-23-03), to request a design review exception for the exterior materials of the event center to allow the use of a seasonal tent, and to revoke Resolution 2022-06 which has allowed an Interim Use Permit for the tent in a temporary manner. 2. A Comprehensive Plan Amendment to change the future land use designation from Agricultural Core to Rural Commercial on parcel 2403220440001 (Parcel C). Any amendment to the Comprehensive Plan shall require passage by a 2/3 vote of the full City Council. 3. A Zoning Map Amendment to change the zoning from Agricultural Core to Rural Commercial on parcel 2403220440001 (Parcel C). The request was initially heard at the May 6, 2025, meeting of the Planning Commission. The Planning Commission tabled the request and asked the applicant to submit a plan to address the 2 | P a g e sound concerns discussed at the May meeting and asked staff for more information regarding the rezoning. The staff report to the Planning Commission from the June 3, 2025, meeting is attached and includes the background of the request, as well as an evaluation of the request, and an analysis based on the standards in the Unified Development Code. Since the June 3, 2025, Planning Commission meeting, staff reached out to the applicant to clarify the parcels to be included in the new conditional use permit. The applicant has asked that Resolution 06-17-25-06 only apply to Parcel A. The drafted resolution also replaces the existing CUPs that apply to all three parcels and terminates the IUP for the temporary tent as it is no longer needed. Parcel B will continue to be used for agriculture and Parcel C will remain vacant. ANALYSIS Planning Commission The request was initially heard at the May 6, 2025, meeting of the Planning Commission. A public hearing was held and comments were received from two speakers. Comments expressed concerns regarding the growth of the commercial district, the noise concerns, and the number of events allowed. The Planning Commission discussed the concerns regarding noise at length and noted that the tent allowed more noise to escape than a building would allow. The Planning Commission also discussed § 91.04 Noise Violations of the Code of Ordinances and discussed the difficulty of enforcing the ordinance. The Planning Commission asked that the City Council review the standards and procedures for enforcing the ordinance. The Planning Commission discussed the reguiding and rezoning of the Parcel C and concerns related to use and the growth of the Rural Commercial (R-C) district. Concerns about potential uses were discussed as well as access to the site. The Planning Commission discussed the letter from the Minnesota Department of Transportation (MnDOT) and the requirement for a turn lane. Commissioners discussed potential traffic amounts and the traffic impact study recommended by MnDOT. The Planning Commission tabled the request and asked the applicant to submit a plan to address the sound concerns discussed at the May meeting and asked staff for more information regarding the rezoning. A B C 3 | P a g e The Planning Commission heard the application again at the June 3, 2025, meeting. Additional information regarding the sound plan, the proposed expansion of the structure, the tent, and the possibilities of uses in the R-C district were reviewed. One comment was received that expressed concerns regarding noise and the number of events. The Planning Commission discussed the process of design review exception for the tent and the process for design review. The Commission also discussed the sound plan and how standards for noise are enforced for the rural event facility use versus the winer y use. The Commission discussed uses in the R-C district and potential future uses and the classification of uses. The Planning Commission moved to recommend approval of the request. The motion was approved with a vote of 5-0. Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment, and comments have been incorporated into the resolution. These comments are detailed in the Planning Commission report that is attached. The Minnesota Department of Transportation and Washington County submitted detailed comments. Staff Analysis Staff finds that the proposed plan is generally consistent with the Comprehensive Plan and Zoning Ordinance. Where the plan is not consistent, staff have recommended conditions within the resolution to bring the proposal into compliance. COUNCIL ACTION The City Council can do one of the following: 1. Approve, with or without conditions, of the attached resolution. 2. Deny, with findings, of the attached resolution. 3. Table the request for further review/study. RECOMMENDATION Comprehensive Plan Amendment The Planning Commission recommends approval of the request for a comprehensive plan amendment to amend the guidance for PID 2403220440001 from Agricultural Core to Rural Commercial. Approval includes a resolution. The following findings of approval are recommended: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to Rural Commercial. For the lot to be utilized as agricultural, the area would need to be deforested. 4 | P a g e 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to working on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Any amendment to the Comprehensive Plan shall require passage by a 2/3 vote of the full City Council. Zoning Map Amendment The Planning Commission recommends approval of the request for a rezoning from AG-C to R- C for PID 2403220440001. Approval includes an ordinance and resolution. The following findings of approval are recommended: 1. The proposed rezoning is consistent with the Rural Commercial guidance in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are intended to support commercial development in places of historic commercial activity. 2. The proposed rezoning is for potential rural commercial development. This meets the purpose and intent of the Base Zoning District. The following conditions of approval are recommended: 1. Approval is subject to the approval of Resolution 06-17-25-04 Approving an Amendment to the Future Land Use Map in the 2040 Scandia Comprehensive Plan for Parcel 24.032.20.44.0001. 2. Approval is subject to the approval of Ordinance 2025-09 (Rezoning PID 24.032.20.44.0001 from AG-C to R-C). 3. The applicant shall comply with all local, state, and federal permits and requirements. 4. No work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 5. The applicant shall pay all fees and escrow costs related to the application. Conditional Use Permit The Planning Commission recommends approval of the request for Conditional Use Permit for Rustic Roots. Approval includes a resolution. The following findings and conditions of approval are recommended: 1. The location and layout of structures on the lot shall be substantially consistent with the plans submitted to the city and reviewed with this request with the exception of where revisions are required with this approval. 2. No additional structures that serve the winery use or rural event facility use may be constructed without amending the site plan reviewed with the conditional use permit. Additional agricultural structures that solely serve the vineyard use on the site may be allowed through an Administrative Permit. 5 | P a g e 3. The proposed uses must be located on a public right-of-way, and access must be obtained from the applicable agency with jurisdiction of the road. Any required improvements to the roadway needed to support the operations will be the responsibility of the owner/operator. 4. The winery use is subject to the following conditions: a. Parking must meet standards established in Section [153.400.070], except where waived by the City Engineer. The number of stalls required will be calculated based on the floor plans and any planned outdoor gathering areas. b. Proposed buildings, whether new or reuse of an existing structure, must meet the requirements and standards established in Section [153.400.040] of the UDC. c. Outdoor activities, events, vineyard tours, gathering areas, etc., must be identified on the site plan and described within the narrative. No areas are currently identified. d. Hours of operation for the winery use shall be limited to 11 a.m. – 10 p.m. e. Sale of retail goods that support the business must be promotional and branded/directly applicable to the operations. f. Any proposed winery will be classified as a Farm Winery and must comply with the standards established within Minnesota Statute for operations including, but not limited to, on and off-sale standards, appropriate licensing, etc. g. If the proposed operations abut a residential use the setback of any part of the property used as part of the winery must double the required setback as identified in the Base Zoning District from any shared lot line. 5. The rural event facility use is subject to the following conditions: a. A minimum lot size of 20 acres is required. b. The total occupancy of any rural event facility may not exceed 300 persons. c. A design review for exception is approved for the continued use of a vinyl tent. d. Adequate utilities, including sewage disposal, must be provided. The facility may utilize permanent or portable facilities, or a combination of permanent and portable facilities. Any on-site sewage treatment facilities needed must be installed and comply with Washington County SSTS Regulations. The facility must provide supplemental portable septic and water facilities for events as required by the city. A minimum of six toilets shall be deemed adequate for the temporary rural event facility. e. The rural event facility must have direct access from a public roadway and any access permit must be obtained from the regulatory authority with jurisdiction of the road. f. The rural event facility must provide on-site parking, sufficient to handle all guests, staff, vendor, and owner vehicles. Event parking on public streets is prohibited. g. Outdoor sound amplification is permitted for ceremonies only. Ceremonies include formal acts or observances that are part of an event, such as a wedding ceremony, awards presentation, acknowledgment of a significant event, or similar observance. Outdoor sound amplification of ceremonies may include amplification of voices and music that are specifically scheduled as part of the ceremony. No other outdoor sounds associated with an event, such as parties or 6 | P a g e celebrations associated with, preceding or following the ceremony, may be amplified. Events shall comply with the City’s Noise Ordinance. h. The Rural Event Activity Area must be located at least 100 feet from the boundaries of adjoining properties. The city may require screening of activity areas. If the facility holds events where alcoholic beverages are served, the consumption of alcohol is restricted to the Rural Event Activity Areas only and excludes the parking lots and must meet the 100-foot setback requirement. i. Security staff must be provided at events if alcoholic beverages are served. j. Events may not begin before 9:00 am and must cease by 10:00 pm. All amplified sound must conclude by 10:00 pm. All guests must be off the site by 10:30 pm. k. No more than four events may be scheduled on any calendar date. l. Permanent signs for the rural event facility must comply with [Sections 153.400.040 and 153.400.100]. m. Facilities must pass inspection by the Building Official and Fire Inspector. n. The city may inspect the rural event facility at any time in response to complaints or to verify compliance with these standards. 6. Before a building permit is issued for the site, the following conditions must be met: a. Building permits for new construction or additions to structures must have the appropriate permits or approval from the following entities before being issued: i. Carnelian-Marine-St. Croix Watershed District ii. Washington County Public Works iii. Washington County Public Health and Environment Subsurface Sewage Treatment Systems iv. Minnesota Department of Transportation b. A grading and stormwater management plan must be reviewed and a grading permit must be obtained. c. Details regarding seating based on design capacity for the site must be submitted and reviewed. d. Proposed parking must meet the minimum standard established by the current ordinance. 7. The applicant shall secure any and all applicable and necessary permits required from local, state, and federal entities prior to work on the site. Attachments A. Resolution 06-17-25-04 Approving Submittal of a Comprehensive Plan Amendment to the Metropolitan Council B. Ordinance 2025-09 Amending the Official Zoning Map C. Resolution 06-17-25-05 Approving Findings of Fact for Rezoning D. Resolution 06-17-25-06 Approving a Conditional Use Permit for Winery, Rural Event Facility, and Restaurant E. Judene Trotter Public Comment, dated May 6, 2025 F. Email from Applicant Regarding Resolution Applicability, dated June 11, 2025 7 | P a g e G. Planning Commission “Conditional Use Permit Amendment, Comprehensive Plan Amendment, Zoning Map Amendment, and Lot Line Adjustment for Rustic Roots located at 20168 St. Croix Trail North” Packet, dated June 3, 2025 Page 1 of 3 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 06-17-25-04 APPROVING AN AMENDMENT TO THE FUTURE LAND USE MAP IN THE 2040 SCANDIA COMPREHENSIVE PLAN FOR PARCEL 24.032.20.44.0001 LOCATED AT 20168 ST. CROIX TRAIL NORTH WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”), has requested approval to amend the designation of the parcel with the PID 24.032.20.44.0001in the Future Land Use Map of the 2040 Scandia Comprehensive Plan from Agricultural Core to Rural Commercial; and WHEREAS, the property is legally described as follows: See Attachment A; and WHEREAS, map amendments to the Comprehensive Plan that are under 40 acres do not require the review of adjacent and affected jurisdictions if waived by the Metropolitan Council; and, WHEREAS, the sector representative waived the requirement for adjacent and affected jurisdictions on March 25th, 2025; and, WHEREAS, the Planning Commission reviewed the Comprehensive Plan Amendment request at a duly noticed Public Hearing on May 5th, 2025, and tabled the request with additional information regarding potential uses of the reguided land; and WHEREAS, the Planning Commission reviewed the Comprehensive Plan Amendment on June 3rd, 2025, and recommended that the City Council approve the request with conditions; and, WHERAS, an amendment to the Comprehensive Plan requires passage by a 2/3 vote of the full City Council. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the Future Land Use Map Comprehensive Plan Amendment of parcel 24.032.20.44.0001, based on the following findings and conditions: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to Rural Commercial. For the lot to be utilized as agricultural the area would need to be deforested and significant natural resources exist in the area. ATTACHMENT A Page 2 of 3 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Whereupon, said Resolution is hereby declared adopted on this 17th day of June 2025. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator Page 3 of 3 Attachment A Parcel Number: 24.032.20.44.0001 PART E1/2-SE1/4 243220 BEING E 485 FT OF S 590 FT SUB TO EXISTING CO RD #52 FORMERLY TRUNK HWY #97 ALONG SLY LINE & SUB TO EASE SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS Page 1 of 2 CITY OF SCANDIA ORDINANCE NO. 2025-09 AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE PID 24.032.20.44.0001 FROM AGRICULTURAL CORE (AG-C) TO RURAL COMMERCIAL (R-C) The City Council of the City of Scandia, Washington County, Minnesota hereby ordains: Section 1. Amendment. The official Zoning Map, as adopted in 153.200.020 Subd. 1 of the Unified Development Code of the City of Scandia is hereby amended to change the designation of the following described property from Agricultural Core (AG-C) to Rural Commercial (R-C): See Attachment A Section 2: Effective Date. This ordinance shall be effective upon its passage and summary publication according to law. Passed and adopted by the City Council of the City of Scandia this 17th day of June 2025. ____________________________________ Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator ATTACHMENT B Page 2 of 2 Attachment A Parcel Number: 24.032.20.44.0001 PART E1/2-SE1/4 243220 BEING E 485 FT OF S 590 FT SUB TO EXISTING CO RD #52 FORMERLY TRUNK HWY #97 ALONG SLY LINE & SUB TO EASE SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS Page 1 of 3 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 06-17-25-05 APPROVING FINDINGS OF FACT FOR REZONING FOR PARCEL ID 24.032.20.44.0001 WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”), has requested approval to rezone 6.57 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the Comprehensive Plan Amendment request at a duly noticed Public Hearing on May 5th, 2025, and tabled the request with additional information regarding potential uses of the reguided land; and WHEREAS, the Planning Commission reviewed the Comprehensive Plan Amendment on June 3rd, 2025, and recommended that the City Council approve the request with conditions ;and WHEREAS, the City Council has adopted an Ordinance 2025-09 rezoning the affected parcels from Agricultural Core (AG-C) to Rural Commercial (R-C). NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the reclassification of the property, based on the following findings: 1. The proposed rezoning is consistent with the amended guidance of Rural Commercial in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are intended to support commercial development in places of historic commercial activity. 2. The proposed rezoning is for sale of commercial property. This meets the purpose and intent of the Base Zoning District. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. Approval is subject to the approval of Resolution 06-17-25-04 Approving an Amendment to the Future Land Use Map in the 2040 Scandia Comprehensive Plan for Parcel 24.032.20.44.0001. 2. Approval is subject to the approval of Ordinance 2025-09 (Rezoning PID 24.032.20.44.0001 from AG-C to R-C). 3. The applicant shall comply with all local, state, and federal permits and requirements. 4. No work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 5. The applicant shall pay all fees and escrow costs related to the application. ATTACHMENT C Page 2 of 3 Whereupon, said Resolution is hereby declared adopted on this 17th day of June 2025. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator Page 3 of 3 Attachment A Parcel Number: 24.032.20.44.0001 PART E1/2-SE1/4 243220 BEING E 485 FT OF S 590 FT SUB TO EXISTING CO RD #52 FORMERLY TRUNK HWY #97 ALONG SLY LINE & SUB TO EASE SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS Page 1 of 7 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 06-17-25-06 APPROVING CONDITIONAL USE PERMIT AMENDMENT FOR WINERY, RURAL EVENT FACILITY, AND RESTAURANT FOR PARCEL 24.032.20.41.0001 LOCATED AT 20168 ST. CROIX TRAIL NORTH WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”) made an application to request a Conditional Use Permit to allow for a winery, rural event facility, and restaurant located at 20168 St. Croix Trail North and the property is legally described as: See Attachment A; and WHEREAS, a Conditional Use Permit to establish a craft winery/cidery on property at 20168 St. Croix Trail North was approved by the City Council on June 16, 2020 through Resolution 2020-21; and WHEREAS, a Conditional Use Permit to establish a Rural Event Facility on property at 20168 St. Croix Trail North was approved by the City Council on April 20, 2021 through Resolution 2021-14; and WHEREAS, a Conditional Use Permit Amendment to amend Resolution 2021-14 to extend the expiration of the approvals granted by Resolution 2021-14 until January 18, 2027, was approved by the City Council on January 18, 2021, through Resolution 2022-07 and the use of a temporary tent was allowed as an interim use through Resolution 2022-06; and WHEREAS, a Conditional Use Permit Amendment to expand the use and revise the site plan was approved by the City Council on June 7, 2023, through Resolution 06-07-23-03; and WHEREAS, the Planning Commission reviewed the request for the Conditional Use Permit (CUP) Amendment at a duly noticed Public Hearing on May 5, 2025, and recommended that the City Council approve the CUP Amendment, as amended, with conditions; and WHEREAS, the following Conditional Use Permit is intended to incorporate and replace all existing Conditional Use Permits and amendments, including Resolution 2020-21, 2021-14, 2022-07, and 06-07-23-03; and, WHEREAS, the applicant has requested that the request for a Conditional Use Permit only be applied to PID 24.032.20.41.0001, where the previous approvals applied to 24.032.20.41.0001, 24.032.20.44.0002, and 24.032.20.44.0001. ATTACHMENT D Page 2 of 7 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it terminates the Interim Use Permit approved with Resolution 2022-06 that allows the use of a tent as a temporary rural event facility for the property located at 20168 St. Croix Trail North . NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it terminates the Resolution 2020-21, Resolution 2021-14, Resolution 2022-07, and Resolution 06-07-23-03 and replaces them with this resolution. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it approves of a Conditional Use Permit for winery, rural event facility, and restaurant for the property located at 20168 St. Croix Trail North based on the following findings: 1. The proposed use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan. No impact on city owned public facilities and capital improvement plans is anticipated. The expansion has been reviewed by the Minnesota Department of Transportation for evaluation of the expansion’s impact on the access to the site. The applicant has indicated the site will be accessed by MN 95. A right turn lane on southbound MN 95 and a bypass lane on northbound MN 95 were installed in 2024 to accommodate traffic generated by the current use. Additional improvements may be required as part of the expansion, which will be reviewed by Minnesota Department of Transportation. 2. The existing use is permitted within this zoning district through a conditional use permit. The new expansion adds to this use, will promote and enhance the general public welfare, and will not be detrimental to or endanger the public health, safety, morals, or comfort. Reasonable conditions of approval can be added if the City Council finds issues with the proposed use. 3. The building expansion and exception to building materials will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values or scenic views. The proposed plan is an expansion of the existing use and is located near the cluster of existing structures. Grading and stormwater management will be reviewed as part of future building permit applications to ensure that none of the proposed improvements will be injurious to surround properties. 4. The proposed expansion and exception to building materials will not impede development or improvement of surrounding properties. 5. The proposed expansion and exception to building materials will use existing public facilities and services and is not anticipated to substantially increase their use, cause undue wear, or cause any detriment atypical of a rural commercial property. 6. The proposed use expansion is consistent with applicable regulations of the Rural Commercial district and retains the overall use, character, and nature allowed by previously Page 3 of 7 granted Conditional Use Permits for this site. The site has received prior approval from the City Engineer to allow a gravel parking lot instead of a paved parking lot. The applicant is requesting a design review exception to this requirement as the proposed tent does not meet the exterior building materials required in the Rural Commercial district. Any future structures on the site will be required to conform with the applicable regulations of the district and the Conditional Use Permit must be amended to allow for additional structures that are not agricultural buildings, as defined by the UDC. Parking on the site is determined by design capacity. The applicant is proposing a total of 307 paved and unpaved parking stalls. If the design capacity of the building would require more stalls than proposed, the minimum parking requirements must be met. 7. The proposed expansion complies with the general and specific performance standards as specified by this Section. Conditions are included to address the specific use standards established in 153.300.030. The proposed tent does not meet the exterior building materials as required in the Rural Commercial district. The applicant is requesting a design review exception to this requirement. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. The location and layout of structures on the lot shall be substantially consistent with the plans submitted to the city and reviewed with this request with the exception of where revisions are required with this approval. 2. No additional structures that serve the winery use or rural event facility use may be constructed without amending the site plan reviewed with the conditional use permit. Additional agricultural structures that solely serve the vineyard use on the site may be allowed through an Administrative Permit. 3. The proposed uses must be located on a public right-of-way, and access must be obtained from the applicable agency with jurisdiction of the road. Any required improvements to the roadway needed to support the operations will be the responsibility of the owner/operator. 4. The winery use is subject to the following conditions: a. Parking must meet standards established in Section [153.400.070], except where waived by the City Engineer. The number of stalls required will be calculated based on the floor plans and any planned outdoor gathering areas. b. Proposed buildings, whether new or reuse of an existing structure, must meet the requirements and standards established in Section [153.400.040] of the UDC. c. Outdoor activities, events, vineyard tours, gathering areas, etc., must be identified on the site plan and described within the narrative. No areas are currently identified. d. Hours of operation for the winery use shall be limited to 11 a.m. – 10 p.m. e. Sale of retail goods that support the business must be promotional and branded/directly applicable to the operations. f. Any proposed winery will be classified as a Farm Winery and must comply with the standards established within Minnesota Statute for operations including, but not limited to, on and off-sale standards, appropriate licensing, etc. Page 4 of 7 g. If the proposed operations abut a residential use the setback of any part of the property used as part of the winery must double the required setback as identified in the Base Zoning District from any shared lot line. 5. The rural event facility use is subject to the following conditions: a. A minimum lot size of 20 acres is required. b. The total occupancy of any rural event facility may not exceed 300 persons. c. A design review for exception is approved for the permanent use of a seasonal tent. d. Adequate utilities, including sewage disposal, must be provided. The facility may utilize permanent or portable facilities, or a combination of permanent and portable facilities. Any on-site sewage treatment facilities needed must be installed and comply with Washington County SSTS Regulations. The facility must provide supplemental portable septic and water facilities for events as required by the city. A minimum of six toilets shall be deemed adequate for the temporary rural event facility. e. The rural event facility must have direct access from a public roadway and any access permit must be obtained from the regulatory authority with jurisdiction of the road. f. The rural event facility must provide on-site parking, sufficient to handle all guest, staff, vendor, and owner vehicles. Event parking on public streets is prohibited. g. Outdoor sound amplification is permitted for ceremonies only. Ceremonies include formal acts or observances that are part of an event, such as a wedding ceremony, awards presentation, acknowledgment of a significant event, or similar observance. Outdoor sound amplification of ceremonies may include amplification of voices and music that are specifically scheduled as part of the ceremony. No other outdoor sounds associated with an event, such as parties or celebrations associated with, preceding or following the ceremony, may be amplified. Events shall comply with the City’s Noise Ordinance. h. The rural event activity area must be located at least 100 feet from the boundaries of adjoining properties. The city may require screening of activity areas. If the facility holds events where alcoholic beverages are served, the consumption of alcohol is restricted to the Rural Event Activity Areas only and excludes the parking lots, and must meet the 100-foot setback requirement. i. Security staff must be provided at events if alcoholic beverages are served. j. Events may not begin before 9:00 am and must cease by 10:00 pm. All amplified sound must conclude by 10:00 pm. All guests must be off the site by 10:30 pm. k. No more than four events may be scheduled on any calendar date. l. Permanent signs for the rural event facility must comply with Sections [153.400.040 and 153.400.100]. m. Facilities must pass inspection by the Building Official and Fire Inspector. n. The city may inspect the rural event facility at any time in response to complaints or to verify compliance with these standards. 6. Before a building permit is issued for the site, the following conditions must be met: a. Building permits for new construction or additions to structures must have the appropriate permits or approval from the following entities before being issued: Page 5 of 7 i. Carnelian-Marine-St. Croix Watershed District ii. Washington County Public Works iii. Washington County Public Health and Environment Subsurface Sewage Treatment Systems iv. Minnesota Department of Transportation b. A grading and stormwater management plan must be reviewed and a grading permit must be obtained. c. Details regarding seating based on design capacity for the site must be submitted and reviewed. d. Proposed parking must meet the minimum standard established by the current ordinance. 7. The applicant shall secure any and all applicable and necessary permits required from local, state, and federal entities prior to work on the site. Page 6 of 7 Whereupon, said Resolution is hereby declared adopted on this 17th day of June 2025. Steve Kronmiller, Mayor Greg Sandager, Owner ATTEST: Kyle Morell, City Administrator Page 7 of 7 Attachment A E1/2-SE1/4 S24T32R20 EXC: E 935FT OF THE S 1005FT OF SD E1/2 SUBJ TO CO RD #52 (FORMERLY HWY 97) ALG SLY LINE THEREOF & ALSO SUBJ TO 100FT EASE LYING NLY OF & ADJ TO NLY R/W LINE OF SD CO RD 52-SUBJ TO AG PRES REST COVENANT 1 b.eklund From:Brian and Judene Trotter Sent:Tuesday, May 6, 2025 1:03 PM To:mail Subject:Rustic Roots Zoning Changes Hello, Thank you for the letter discussing the zoning change request for Rustic Roots. We have just a few questions on what the changes mean: 1. For the permanent seasonal tent - does that change the number of events they are allowed? 2. Are there any noise ordinances that would change with this change? (hours etc.) 3. For the extension of the other parcels B,C, D to commercial does this mean they can build other buildings closer to the road. 4. Can these areas be used for customers etc. Basically all of our questions have to do with the noise disturbance. When they have an event in the tent, it is very loud. We can hear their entire speeches, music etc. This is fine on the limited basis, however if it is more often, this would be against all the reasons we choose to live in Scandia. Nature, privacy and quiet. Based on the owners past behavior, where they made changes prior to approval, I would be nervous this would happen again. Ask now or apologize later has worked for them to get everything they have wanted. I am not sure we can make the meeting tonight, but do have concerns on the impact to the surrounding homes. Thanks, Judene Trotter 15890 199th ATTACHMENT E 1 TJ Hofer From:Greg Sandager Sent:Wednesday, June 11, 2025 12:03 PM To:TJ Hofer Subject:Re: Parcels for Winery/Event Facility/Restaurant CUP *** WARNING: This email is from outside the company. Proceed with Caution*** Hi TJ, Please exclude parcel B and C from the resolution. Thanks! Greg Sandager www.abrahamsonnurseries.com www.rusticroots.wine On Wed, Jun 11, 2025 at 10:46 AM TJ Hofer <tj.hofer@bolton-menk.com> wrote: Greg, On the application you submitted for the CUP amendment, the only PID you listed was for Parcel A, but the original approval included A, B, and C. Which of these do you want on the current request? The draft resolution has all three, but I’m wondering if there is any reason to include C at this point considering the property isn’t used for the uses at all. ATTACHMENT F 2 Thanks, TJ Hofer (he/him/his) Planner II Bolton & Menk, Inc. 3507 High Point Drive North Bldg. 1 - Suite E130, Oakdale, Minnesota, 55128 (651) 506-7474 (612) 271-6984 tj.hofer@bolton-menk.com www.Bolton-Menk.com Book time to meet with me 1 | P a g e Date of Meeting: June 3, 2025 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Frannie Nielsen, Consultant Planner Re: Conditional Use Permit Amendment, Comprehensive Plan Amendment, Zoning Map Amendment, and Lot Line Adjustment for Rustic Roots located at 20168 St. Croix Trail North Applicant: Greg Sandager Zoning: AG-C and R-C Owner: Riverview Estates, LLC Future Land Use: Agricultural Core and Rural Commercial Location: PID 2403220410001, 2403220440002, and 2403220440001 Review Deadline July 4, 2025 The applicant is requesting the following: 1. A Conditional Use Permit Amendment to alter their site plan to reflect planned changes on the site, to consolidate their existing Conditional Use Permits (Resolution 2020-21, 2021-14, 2022-07, and 06-20-23-03), to request a design review exception for the exterior materials of the event center to allow the use of a seasonal tent, and to revoke Resolution 2022-06 which has allowed an Interim Use Permit for the tent in a temporary manner. 2. A Comprehensive Plan Amendment to change the future land use designation from Agricultural Core to Rural Commercial on parcel 2403220440001 (Parcel C). 3. A Zoning Map Amendment to change the zoning from Agricultural Core to Rural Commercial on parcel 2403220440001 (Parcel C). The request was initially heard at the May 6, 2025, meeting of the Planning Commission. The Planning Commission tabled the request and asked the applicant to submit a plan to address the sound concerns discussed at the May meeting and asked staff for more information regarding the rezoning. ATTACHMENT G 2 | P a g e The staff report to the Planning Commission from the May 6, 2025, meeting is attached and includes the background of the request, as well as an evaluation of the request, and an analysis based on the standards in the Unified Development Code. EVALUATION OF REQUEST Building and Tent Plans The applicant has submitted detailed building plans for the expansion of the tasting room and plans for the tent. The plans appear to comply with the standards established in the UDC for building material and height, aside from where the applicant is requesting design review. The plans submitted by the applicant for the expansion of the tasting room clearly show a delineation between the winery tasting room and the proposed restaurant use, which appears to occupy much of the expansion. Staff have used the proposed building plans and the maximum attendees for the rural event center to calculate the required parking on the site. Use Ratio Seats Sq. Ft. ITE Stalls Winery Tasting Room 1 space for each 2½ seats Unknown 3,458 6.5 stalls / 1,000 sq. ft. 22 Winery Patio 1 space for each 2½ seats Unknown 4,249 6.5 stalls / 1,000 sq. ft. 28 Winery Pergola 1 space for each 2½ seats Unknown 3,171 6.5 stalls / 1,000 sq. ft. 21 Hallway N/A Unknown 2,099 N/A N/A Restaurant 1 space for each 2½ seats 149 10,484 75 Event Center 1 space for each 3 seats 300 100 Total Required Stalls 245 The applicant is proposing 307 stalls for the site, 62 stall more than are required. If future submittals provide information regarding the seating for the winery areas, slightly more or less parking may be required, however, this would not be seen as a significant amendment to the site plan unless it was a change in over 10% of the parking proposed. Sound Mitigation Plan The Planning Commission received two comments during the public hearing as well as a number of written comments that amplified sound was audible from surrounding residential properties. The Planning Commission asked for additional information from the applicant regarding the sound and the management of amplified sound on the site. Two aspects of the code have standards around sound. 153.300.020 Subd. 1 (FF) has standards for amplified sound related to a Rural Event Facility use. The standard reads: 3 | P a g e Outdoor sound amplification is permitted for ceremonies only. Ceremonies include formal acts or observances that are part of an event, such as a wedding ceremony, awards presentation, acknowledgment of a significant event, or similar observance. Outdoor sound amplification of ceremonies may include amplification of voices and music that are specifically scheduled as part of the ceremony. No other outdoor sounds associated with an event, such as parties or celebrations associated with, preceding or following the ceremony, may be amplified. Events shall comply with the City’s Noise Ordinance (Ordinance 65 and its amendments). The city also has standards regarding noise within § 91.04 of the Code of Ordinances. The relevant standards within the ordinance read: (A) Prohibited noises. The following are declared public nuisances affecting public health, safety, peace, or welfare: (1) Any distinctly and loudly audible noise that unreasonably annoys, disturbs, injures, or endangers the comfort, repose, health, peace, safety, or welfare of any person, or precludes their enjoyment of property, or affects their property's value in such a manner as to be plainly audible at the boundary of the real property, building, structure, or residence from which the noise originates, or at a distance of 50 feet from the source of the noise. PLAINLY AUDIBLE is defined as sound that can be detected by a person using their unaided hearing faculties. (6) The use or operation, or permitting the use or operation, of any radio receiving set, television set, musical instrument, music device, paging system, machine, or other device for producing or reproduction of sound in a distinctly and loudly audible manner so as to disturb the peace, quiet, and comfort of any person nearby. (B) Hourly restriction of certain operations. (4) Radios, music devices, amplifiers, speaker systems, and other similar devices. The operation of any device referred to in division (A)(6) above between the hours of 10:00 p.m. and 7:00 a.m. in a manner so as to be plainly audible at the property line of the structure or building in which it is located, or at a distance of 50 feet if the source is located outside a structure or building shall be prima facie evidence of a violation of this section. It is all property owners’ responsibility to ensure that any use on their property is consistent with the standards in the ordinance. The applicant submitted a statement regarding the previous operations regarding amplified sound and the future intent for amplified noise. The applicant’s statement is attached. Previously the applicant utilized a single large speaker that was oriented towards the crowd of the even t in a horizontal orientation. The applicant intends to change this to eight smaller speakers which will be mounted from the tent and oriented towards the ground. The applicant proposes to plant additional trees that may provide mitigation. The applicant has also stated that a new tent was 4 | P a g e recently required that does not allow for all sides of the tent to be completely open and the north wall will be equipped with a fabric curtain. Information regarding exterior sound amplification for ceremonies was not submitted. Exterior sound amplification is allowed for ceremonies as part of the rural event facility and is subject to § 91.04 of the Code of Ordinances. The UDC does not have standards for amplified sound related to exterior seating for the restaurant or the winery. Some of the comments that were submitted described sounds that were described as karaoke and live bands. Staff believe that these activities to be associated with the winery use rather than the rural event facility use. Any amplified noise outside of the rural event facility use is subject only to § 91.04 of the Code of Ordinances. As the city has no documented history of an issue on the site, applying additional conditions regarding amplified noise is not necessarily reasonable in this instance, but amplified noise on site should be controlled to be consistent with the ordinance. Part of the motion to table the item for consideration was a request that the noise ordinance be reviewed. The Scandia Code of Ordinances establishes that the City Council may initiate amendments to the Code of Ordinances, as such the Planning Commission can recommend the Council consider review and amendments to § 91.04, but cannot initiate the process. Reguiding and Rezoning of PID 2403220440001 The Planning Commission discussed rezoning of PID 2403220440001 and requested additional time to consider the request as well as additional information regarding what the use could be. Staff have prepared an exhibit that compares the AG-C zoning district and the R-C zoning district. The UDC states that a zoning map amendment and Comprehensive Plan Amendment should be judged based on, but not limited to: a. The specific policies and provisions of the City’s adopted Comprehensive Plan, including public facilities and capital improvement plans. b. Whether the proposed action meets the purpose and intent of this Chapter or in the case of a map amendment, it meets the purpose and intent of the individual Base Zoning District. The Rural Commercial land use is described in the 2040 Comprehensive Plan as: 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 5 | P a g e of the community. This corresponds with the Rural Commercial District in the current zoning ordinance. The land use description notes the area around Abrahamson Nurseries, which is near the parcel proposed to be reguided and rezoned. Notable, all areas described within the land use are along arterial roads within the city. The extension of the Rural Commercial land use appears consistent with the description of the land use. The Rural Commercial zoning district is described as: 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. The UDC establishes the review criteria for a comprehensive plan amendment and zoning map amendment. While the review criteria states that the criteria should be based on if the request meets the purpose and intent of the individual Base Zoning, it is not limited to this criterion. In considering potential uses of the R-C district the uses can be considered. Permitted uses would be permitted outright and may require a site plan review. Permitted uses in the R-C district are generally retail, service, or office uses. Any conditional use would require a conditional use permit which would need to meet the standards for the use established in the UDC, as well as the general CUP criteria. These criteria include, but are not limited to the following: b. The establishment, maintenance or operation of the proposed use will promote and enhance the general public welfare and will not be detrimental to or endanger public health, safety, or comfort. c. The proposed use will not be injurious to the use and enjoyment of other property in the immediate vicinity for purposes already permitted, nor substantially diminish and impair property values or scenic views. Concerns were specifically raised about a use such as a motor vehicle service station. Such a use would trigger substantial review regarding issues such as traffic, access, exterior lights, noise, wastewater, water supply, and stormwater management. These considerations would be part of a conditional use permit application, not a rezoning request. ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment, and comments have been incorporated into the resolution. These comments are detailed in the Planning Commission report that is attached. Detailed comments were submitted by Minnesota Department of Transportation and Washington County. Staff Analysis 6 | P a g e Staff finds that the proposed plan is generally consistent with the Comprehensive Plan and Zoning Ordinance. Where the plan is not consistent, staff has recommended conditions within the resolution to bring the proposal into compliance. The Planning Commission may recommend modifications to these conditions. If the Planning Commission believes that the applicant will not meet the requirements and standards for the CUP, the Planning Commission should recommend denial of the request. Staff believe that the proposal for the CPA and the rezoning is generally in compliance with the requirements outlined within the UDC and the purpose of Rural Commercial land use. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached resolutions. 2. Recommend denial, with findings, of the attached resolutions. 3. Table the requests for further review/study. RECOMMENDATION Comprehensive Plan Amendment Staff recommends that the Planning Commission recommend approval of the request for a comprehensive plan amendment to amend the guidance for Parcel C from Agricultural Core to Rural Commercial. Approval includes a resolution. The following findings of appr oval are recommended: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to Rural Commercial. For the lot to be utilized as agricultural, the area would need to be deforested. 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to working on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Zoning Map Amendment Staff recommends that the Planning Commission recommend approval of the request for a rezoning from AG-C to R-C for Parcel C. Approval includes an ordinance and resolution. The following findings of approval are recommended: 1. The proposed rezoning is consistent with the Rural Commercial guidance in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are intended to support commercial development in places of historic commercial activity. 7 | P a g e 2. The proposed rezoning is for potential rural commercial development. This meets the purpose and intent of the Base Zoning District. The following conditions of approval are recommended: 1. Approval is subject to the approval of Ordinance 2025-XX (Rezoning a Parcel from AG- C to R-C). 2. The applicant shall comply with all local, state, and federal permits and requirements. 3. No development or site work is approved with this resolution. The applicant shall obtain all necessary permits prior to working on the site. 4. The applicant shall pay all fees and escrow costs related to the application. Conditional Use Permit Staff recommends that the Planning Commission recommend approval of the request for Conditional Use Permit Amendment for Rustic Roots. Approval includes a resolution. The following findings and conditions of approval are recommended: 1. The location and layout of structures on the lot shall be substantially consistent with the plans submitted to the City and reviewed with this request with the exception of where revisions are required with this approval. 2. No additional structures that serve the winery use or rural event center use may be constructed without amending the site plan reviewed with the conditional use permit. Additional agricultural structures that solely serve the vineyard use on the site may be allowed through an Administrative Permit. 3. The proposed uses must be located on a public right-of-way, and access must be obtained from the applicable agency with jurisdiction of the road. Any required improvements to the roadway needed to support the operations will be the responsibility of the owner/operator. 4. The winery use is subject to the following conditions: a. Parking must meet standards established in Section [153.400.070], except where waived by the City Engineer. The number of stalls required will be calculated based on the floor plans and any planned outdoor gathering areas. b. Proposed buildings, whether new or reuse of an existing structure, must meet the requirements and standards established in Section [153.400.040] of the UDC. c. Outdoor activities, events, vineyard tours, gathering areas, etc., must be identified on the site plan and described within the narrative. No areas are currently identified. d. Hours of operation for the winery use shall be limited to 11 a.m. – 10 p.m. e. Sale of retail goods that support the business must be promotional and branded/directly applicable to the operations. f. Any proposed winery will be classified as a Farm Winery and must comply with the standards established within Minnesota Statute for operations including, but not limited to, on and off-sale standards, appropriate licensing, etc. g. If the proposed operations abut a residential use the setback of any part of the property used as part of the winery must double the required setback as identified in the Base Zoning District from any shared lot line. 8 | P a g e 5. The rural event center use is subject to the following conditions: a. A minimum lot size of 20 acres is required. b. The total occupancy of any Rural Event Facility may not exceed 300 persons. c. Adequate utilities, including sewage disposal, must be provided. The facility may utilize permanent or portable facilities, or a combination of permanent and portable facilities. Any on-site sewage treatment facilities needed must be installed and comply with Washington County SSTS Regulations. The facility must provide supplemental portable septic and water facilities for events as required by the City. A minimum of six toilets shall be deemed adequate for the temporary Rural Event Facility. d. The rural event facility must have direct access from a public roadway and any access permit must be obtained from the regulatory authority with jurisdiction of the road. e. The rural event facility must provide on-site parking, sufficient to handle all guests, staff, vendor, and owner vehicles. Event parking on public streets is prohibited. f. Outdoor sound amplification is permitted for ceremonies only. Ceremonies include formal acts or observances that are part of an event, such as a wedding ceremony, awards presentation, acknowledgment of a significant event, or similar observance. Outdoor sound amplification of ceremonies may include amplification of voices and music that are specifically scheduled as part of the ceremony. No other outdoor sounds associated with an event, such as parties or celebrations associated with, preceding or following the ceremony, may be amplified. Events shall comply with the City’s Noise Ordinance. g. The Rural Event Activity Area must be located at least 100 feet from the boundaries of adjoining properties. The City may require screening of activity areas. If the facility holds events where alcoholic beverages are served, the consumption of alcohol is restricted to the Rural Event Activity Areas only and excludes the parking lots and must meet the 100-foot setback requirement. h. Security staff must be provided at events if alcoholic beverages are served. i. Events may not begin before 9:00 am and must cease by 10:00 pm. All amplified sound must conclude by 10:00 pm. All guests must be off the site by 10:30 pm. j. No more than four events may be scheduled on any calendar date. k. Permanent signs for the rural event facility must comply with [Sections 153.400.040 and 153.400.100]. l. Facilities must pass inspection by the Building Official and Fire Inspector. m. The City may inspect the Rural Event Facility at any time in response to complaints or to verify compliance with these standards. 6. Before a building permit is issued for the site, the following conditions must be met: a. Building permits for new construction or additions to structures must have the appropriate permits or approval from the following entities before being issued: i. Carnelian-Marine-St. Croix Watershed District ii. Washington County Public Works iii. Washington County Public Health and Environment Subsurface Sewage Treatment Systems iv. Minnesota Department of Transportation 9 | P a g e b. A grading and stormwater management plan must be reviewed and a grading permit must be obtained. c. Details regarding seating based on design capacity for the site must be submitted and reviewed. d. Proposed parking must meet the minimum standard established by the current ordinance. 7. The applicant shall secure any and all applicable and necessary permits required from local, state, and federal entities prior to work on the site. Attachments A. Draft Resolution 05-20-25-XX Approving Submittal of a Comprehensive Plan Amendment to the Metropolitan Council B. Draft Ordinance 2025-XX Amending the Official Zoning Map C. Draft Resolution 05-20-25-XX Approving Findings of Fact for Rezoning D. Draft Resolution 05-20-25-XX Approving the Conditional Use Permit E. Building Plans F. Tent Plans G. Sound Mitigation Plan H. AG-C and R-C Use Comparison Chart I. Planning Commission “Conditional Use Permit Amendment, Comprehensive Plan Amendment, Zoning Map Amendment, and Lot Line Adjustment for Rustic Roots located at 20168 St. Croix Trail North” Packet, dated May 6, 2025 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 05-20-25-XX APPROVING AN AMENDMENT TO THE FUTURE LAND USE MAP IN THE 2040 SCANDIA COMPREHENSIVE PLAN FOR PARCEL 24.032.20.44.0001 LOCATED AT 20168 ST. CROIX TRAIL NORTH WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”), has requested approval to amend the designation of the parcel with the PID 24.032.20.42.0003 in the Future Land Use Map of the 2040 Scandia Comprehensive Plan; and WHEREAS, the property is legally described as follows: See Attachment A; and WHEREAS, the Planning Commission reviewed the Comprehensive Plan Amendment request at a duly noticed Public Hearing on May 5th, 2025, and recommended that the City Council approve the request with conditions; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the Future Land Use Map Comprehensive Plan Amendment of parcel 24.032.20.44.0001, based on the following findings and conditions: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to Rural Commercial. For the lot to be utilized as agricultural the area would need to be deforested and significant natural resources exist in the area. 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. ATTACHMENT A Whereupon, said Resolution is hereby declared adopted on this 20th day of May 2025. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator Attachment A Parcel Number: 24.032.20.44.0001 PART E1/2-SE1/4 243220 BEING E 485 FT OF S 590 FT SUB TO EXISTING CO RD #52 FORMERLY TRUNK HWY #97 ALONG SLY LINE & SUB TO EASE SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS CITY OF SCANDIA ORDINANCE NO. 2025-XX AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE PID 24.032.20.44.0001 FROM AGRICULTURAL CORE (AG-C) TO RURAL COMMERCIAL (R-C) The City Council of the City of Scandia, Washington County, Minnesota hereby ordains: Section 1. Amendment. The official Zoning Map, as adopted in 153.200.020 Subd. 1 of the Unified Development Code of the City of Scandia is hereby amended to change the designation of the following described property from Agricultural Core (AG-C) to Rural Commercial (R-C): See Attachment A Section 2: Effective Date. This ordinance shall be effective upon its passage and summary publication according to law. Passed and adopted by the City Council of the City of Scandia this 20th day of May 2025. ____________________________________ Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator ATTACHMENT B Attachment A Parcel Number: 24.032.20.44.0001 PART E1/2-SE1/4 243220 BEING E 485 FT OF S 590 FT SUB TO EXISTING CO RD #52 FORMERLY TRUNK HWY #97 ALONG SLY LINE & SUB TO EASE SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 05-20-25-XX APPROVING FINDINGS OF FACT FOR REZONING FOR PARCEL ID 24.032.20.44.0001 WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC (the “owner”), has requested approval to rezone 6.57 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly noticed Public Hearing on May 5th, 2024, and recommended that the City Council approve the request with conditions; WHEREAS, the City Council has adopted an Ordinance 2025-XX rezoning the affected parcels from Agricultural Core (AG-C) to Rural Commercial (R-C). NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve the request for the reclassification of the property, based on the following findings: 1. The proposed rezoning is consistent with the amended guidance of Rural Commercial in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are intended to support commercial development in places of historic commercial activity. 2. The proposed rezoning is for sale of commercial property. This meets the purpose and intent of the Base Zoning District. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. Approval is subject to the approval of Ordinance 2025-XX (Rezoning PID 24.032.20.44.0001 from AG-C to R-C). 2. The applicant shall comply with all local, state, and federal permits and requirements. 3. No work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. ATTACHMENT C Whereupon, said Resolution is hereby declared adopted on this 20th day of May 2025. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator Attachment A Parcel Number: 24.032.20.44.0001 PART E1/2-SE1/4 243220 BEING E 485 FT OF S 590 FT SUB TO EXISTING CO RD #52 FORMERLY TRUNK HWY #97 ALONG SLY LINE & SUB TO EASE SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 05-20-25-XX APPROVING CONDITIONAL USE PERMIT AMENDMENT FOR PARCELS 24.032.20.41.0001, 24.032.20.44.0002, AND 24.032.20.44.0001 LOCATED AT 20168 ST. CROIX TRAIL NORTH WHEREAS, Greg Sandager (the “applicant”), on behalf of Riverview Estates, LLC( the “owner”) made an application to request a Conditional Use Permit to allow for an winery, rural event facility, and restaurant located at 20168 St. Croix Trail North and the property is legally described as: See Attachment A; and WHEREAS, a Conditional Use Permit to establish a craft winery/cidery on property at 20168 St. Croix Trail North was approved by the City Council on June 16, 2020 through Resolution 2020-21; and WHEREAS, a Conditional Use Permit to establish a Rural Event Center on property at 20168 St. Croix Trail North was approved by the City Council on April 20, 2021 through Resolution 2021-14; and WHEREAS, a Conditional Use Permit Amendment to amend Resolution 2021-14 to extend the expiration of the approvals granted by Resolution 2021-14 until January 18, 2027, was approved by the City Council on January 18, 2021, through Resolution 2022-07 and the use of a temporary tent was allowed through Resolution 2022-06; and WHEREAS, a Conditional Use Permit Amendment to expand the use and revise the site plan was approved by the City Council on June 7, 2023, through Resolution 06-07-23-03; and WHEREAS, the Planning Commission reviewed the request for the Conditional Use Permit (CUP) Amendment at a duly noticed Public Hearing on May 5, 2025, and recommended that the City Council approve the CUP Amendment, as amended, with conditions; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it approves of a Conditional Use Permit for winery, rural event facility, and restaurant for the property located at 20168 St. Croix Trail North based on the following findings: 1. The proposed use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan. No impact on city owned public facilities and capital improvement plans is anticipated. The expansion has been reviewed by the Minnesota Department of Transportation for evaluation of the expansion’s impact on the access to the site. The applicant has indicated the site will be accessed by MN 95. A right turn lane ATTACHMENT D on southbound MN 95 and a bypass lane on northbound MN 95 were installed in 2024 to accommodate traffic generated by the current use. Additional improvements may be required as part of the expansion, which will be reviewed by MnDOT. 2. The existing use is permitted within this zoning district through a conditional use permit. The new expansion adds to this use, will promote and enhance the general public welfare, and will not be detrimental to or endanger the public health, safety, morals, or comfort. Reasonable conditions of approval can be added if the City Council finds issues with the proposed use. 3. The building expansion and exception to building materials will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values or scenic views. The proposed plan is an expansion of the existing use and is located near the cluster of existing structures. Grading and stormwater management will be reviewed as part of future building permit applications to ensure that none of the proposed improvements will be injurious to surround properties. 4. The proposed expansion and exception to building materials will not impede development or improvement of surrounding properties. 5. The proposed expansion and exception to building materials will use existing public facilities and services and is not anticipated to substantially increase their use, cause undue wear, or cause any detriment atypical of a rural commercial property. 6. The proposed use expansion is consistent with applicable regulations of the Rural Commercial district and retains the overall use, character, and nature allowed by previously granted Conditional Use Permits for this site. The site has received prior approval from the City Engineer to allow a gravel parking lot instead of a paved parking lot. The proposed tent does not meet the exterior building materials as required in the Rural Commercial district. The applicant is requesting a design review exception to this requirement. Any future structures on the site will be required to conform with the applicable regulations of the district and the Conditional Use Permit must be amended to allow for additional structures that are not agricultural buildings, as defined by the UDC. Parking on the site is determined by design capacity. The applicant is proposing a total of 307 paved and unpaved parking stalls. If the design capacity of the building would require more stalls than proposed, the minimum parking requirements must be met. 7. The proposed expansion complies with the general and specific performance standards as specified by this Section. The proposed tent does not meet the exterior building materials as required in the Rural Commercial district. The applicant is requesting a design review exception to this requirement. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. The location and layout of structures on the lot shall be substantially consistent with the plans submitted to the City and reviewed with this request with the exception of where revisions are required with this approval. 2. No additional structures that serve the winery use or rural event center use may be constructed without amending the site plan reviewed with the conditional use permit. Additional agricultural structures that solely serve the vineyard use on the site may be allowed through an Administrative Permit. 3. The proposed uses must be located on a public right-of-way, and access must be obtained from the applicable agency with jurisdiction of the road. Any required improvements to the roadway needed to support the operations will be the responsibility of the owner/operator. 4. The winery use is subject to the following conditions: a. Parking must meet standards established in Section [153.400.070], except where waived by the City Engineer. The number of stalls required will be calculated based on the floor plans and any planned outdoor gathering areas. b. Proposed buildings, whether new or reuse of an existing structure, must meet the requirements and standards established in Section [153.400.040] of the UDC. c. Outdoor activities, events, vineyard tours, gathering areas, etc., must be identified on the site plan and described within the narrative. No area are currently identified. d. Hours of operation for the winery use shall be limited to 11 a.m. – 10 p.m. e. Sale of retail goods that support the business must be promotional and branded/directly applicable to the operations. f. Any proposed winery will be classified as a Farm Winery and must comply with the standards established within Minnesota Statute for operations including, but not limited to, on and off-sale standards, appropriate licensing, etc. g. If the proposed operations abut a residential use the setback of any part of the property used as part of the winery must double the required setback as identified in the Base Zoning District from any shared lot line. 5. The rural event center use is subject to the following conditions: a. A minimum lot size of 20 acres is required. b. The total occupancy of any Rural Event Facility may not exceed 300 persons. c. Adequate utilities, including sewage disposal, must be provided. The facility may utilize permanent or portable facilities, or a combination of permanent and portable facilities. Any on-site sewage treatment facilities needed must be installed and comply with Washington County SSTS Regulations. The facility must provide supplemental portable septic and water facilities for events as required by the City. A minimum of six toilets shall be deemed adequate for the temporary Rural Event Facility. d. The rural event facility must have direct access from a public roadway and any access permit must be obtained from the regulatory authority with jurisdiction of the road. e. The rural event facility must provide on-site parking, sufficient to handle all guest, staff, vendor, and owner vehicles. Event parking on public streets is prohibited. f. Outdoor sound amplification is permitted for ceremonies only. Ceremonies include formal acts or observances that are part of an event, such as a wedding ceremony, awards presentation, acknowledgment of a significant event, or similar observance. Outdoor sound amplification of ceremonies may include amplification of voices and music that are specifically scheduled as part of the ceremony. No other outdoor sounds associated with an event, such as parties or celebrations associated with, preceding or following the ceremony, may be amplified. Events shall comply with the City’s Noise Ordinance. g. The Rural Event Activity Area must be located at least 100 feet from the boundaries of adjoining properties. The City may require screening of activity areas. If the facility holds events where alcoholic beverages are served, the consumption of alcohol is restricted to the Rural Event Activity Areas only and excludes the parking lots, and must meet the 100-foot setback requirement. h. Security staff must be provided at events if alcoholic beverages are served. i. Events may not begin before 9:00 am and must cease by 10:00 pm. All amplified sound must conclude by 10:00 pm. All guests must be off the site by 10:30 pm. j. No more than four events may be scheduled on any calendar date. k. Permanent signs for the rural event facility must comply with [Sections 153.400.040 and 153.400.100]. l. Facilities must pass inspection by the Building Official and Fire Inspector. m. The City may inspect the Rural Event Facility at any time in response to complaints or to verify compliance with these standards. 6. Before a building permit is issued for the site, the following conditions must be met: a. Building permits for new construction or additions to structures must have the appropriate permits or approval from the following entities before being issued: i. Carnelian-Marine-St. Croix Watershed District ii. Washington County Public Works iii. Washington County Public Health and Environment Subsurface Sewage Treatment Systems iv. Minnesota Department of Transportation b. A grading and stormwater management plan must be reviewed and a grading permit must be obtained. c. Details regarding seating based on design capacity for the site must be submitted and reviewed. d. Proposed parking must meet the minimum standard established by the current ordinance. 7. The applicant shall secure any and all applicable and necessary permits required from local, state, and federal entities prior to work on the site.. Whereupon, said Resolution is hereby declared adopted on this 20th day of May 2025. Steve Kronmiller, Mayor Greg Sandager, Owner ATTEST: Kyle Morell, City Administrator Attachment A Parcel Number: 24.032.20.41.0001 E1/2-SE1/4 S24T32R20 EXC: E 935FT OF THE S 1005FT OF SD E1/2 SUBJ TO CO RD #52 (FORMERLY HWY 97) ALG SLY LINE THEREOF & ALSO SUBJ TO 100FT EASE LYING NLY OF & ADJ TO NLY R/W LINE OF SD CO RD 52-SUBJ TO AG PRES REST COVENANT Parcel Number: 24.032.20.44.0002 PART El /2-SE1 /4 243220 BEING E 93 5F OF S 1005FT EXC E 485FT OF S 590FT SUBJ TO RD EASE -SUBJ TO AG PRESERVE RESTRICTIVE COVENANTS Parcel Number: 24.032.20.44.0001 PART E1/2-SE1/4 243220 BEING E 485 FT OF S 590 FT SUB TO EXISTING CO RD #52 FORMERLY TRUNK HWY #97 ALONG SLY LINE & SUB TO EASE SUBJ TO METRO AG PRESERVE RESTRICTIVE COVENANTS Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS A101 TITLE SHEET - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date ENTRY VIEW 1 ENTRY VIEW 2 BIRDS-EYE VIEW BACK PATIO/PERGOLA VIEW ATTACHMENT E MAIN HALLWAY VESTIBULE EXISTING TASTING ROOM PROPOSED TASTING ROOM NEW ADA RAMP EXISTING PERGOLA PARKING LOT NEW SIDEWALK PROPOSED JOINED ENTRY ADA RAMP Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS 1" = 30'-0" A102 CONCEPT OVERVIEW - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date 1" = 30'-0"1 CONCEPT FLOOR PLAN OVERVIEW 2,098.6 sf 3,458.01 sf 2,124.7 sf 3,170.8 sf 10,484.38 sf 2,124.7 sf 16' - 0 " 8' - 6"11' - 0"12' - 9"24' - 0" 12' - 0"36' - 0" SLIDING WALL SLIDING WALL 8' - 0 " 20 ' - 0 " 12 ' - 0 " 48' - 0"60' - 0" 26 ' - 4 " 7' - 8 " 405 SF WINE STORAGE 211 SF DISH 181 SF COOLER 87 SF HALL 219 SF COOLER 1045 SF KITCHEN 169 SF KITCHEN DRY STORAGE 1297 SF EXTRA AREA 1745 SF MAIN HALLWAY 10' - 0" 14' - 3" 222 SF VESTIBULE MERCHANDISE AREA / BOTTLESINFO AREA/FRONT DESK 117 SF WOMENS 152 SF MENS 34 ' - 0 " 8 6 ' - 0 " 10' - 3"10' - 0" 5' - 6"9' - 0"5' - 6" 135 SF STORAGE 12' - 0"5' - 0"15' - 6"15' - 6" 172 SF MECHANICAL ROOM & SPRINKLER 127 SF FREEZER OR D E R I N G / P I C K U P WI N D O W MEZZANINE 1440 SF 36' - 0" 40 ' - 0 " COLD PREP / SINKS GRILLS / OVENS / FRYERS HOOD -2 SIDES FR I D G E S DI S H S I N K / WA S H 20'-0" X 14'-0" O.H. DOOR 20'-0" X 14'-0" O.H. DOOR 5078 SF NEW TASTING ROOM 8' - 0 " 18 ' - 0 " DOUBLE SIDED FIREPLACE 8' - 9 " 8 ' - 6 " 8 ' - 9 " 62 SF EXISTING BATH 1 62 SF EXISTING BATH 2 62 SF EXISTING BATH 3 343 SF EXISTING HALLWAY 60' - 0" 56' - 0" 116' - 0" 32 ' - 0 " 26 ' - 0 " 40 ' - 0 " 22 ' - 0 " 108' - 0" 12 0 ' - 0 " 6' - 0 " 16 ' - 0 " 98 ' - 0 " ADA RAMP HALL LEADING TO EXISTING TASTING ROOM 25' - 0" 38' - 0" Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS 1/16" = 1'-0" A103 PROPOSED TASTING ROOM - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date 1/16" = 1'-0"1 PROPOSED TASTING ROOM T.O. GRADE -3' -2" ENTRY HALL ROOF 10' -0" NEW TASTING ROOM 16' -6" T.O. KITCHEN 6' -10"12 ' - 6 " B.O. MEZZANINE 9' -4" 10 ' - 0 " 12 ' - 6 " 3/12 PITCH ROOF SLOPE 5/12 PITCH ROOF SLOPE Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS 1" = 10'-0" A104 MEZZANINE - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date 1" = 10'-0"1 MEZZANINE MEZZANINE VIEW 1 MEZZANINE VIEW 2 MEZZANINE VIEW 3 Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS 1/16" = 1'-0" A105 ELEVATIONS - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date 1/16" = 1'-0"1 NORTH 1/16" = 1'-0"2 SOUTH 5 12 3 12 5 12 3 12 5/12 ROOF SLOPE ON MAIN HALLWAY Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS 1/16" = 1'-0" A106 ELEVATIONS - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date 1/16" = 1'-0"1 EAST 1/16" = 1'-0"2 WEST NEW TASTING ROOM EXISTING TASTING ROOM JOINED ENTRYWAY Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS 1/32" = 1'-0" C101 SITE PLAN - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date 1/32" = 1'-0"1 SITE PLAN N Scale Project number Date Drawn by Checked by© COPYRIGHT OF DERRICK BUILDING SOLUTIONS 1" = 160'-0" C102 SITE PLAN OVERVIEW - 2.24.2025 LJH - RUSTIC ROOTS WINERY No. Description Date 1" = 160'-0"1 SITE PLAN OVERVIEW N ATTACHMENT F 1 Date: May 20, 2025 To: Scandia Planning Commission From: Greg & Andrea Sandager, Owners of Rustic Roots Winery Subject: Sound Mitigation Plan for Tent Events Thank you for hearing our application for an amendment to our Conditional Use Permit (CUP) earlier this month. We realize that noise is a concern of our neighbors, and we certainly strive to be a good neighbor ourselves. As requested by the Commission, below are the steps we have been taking and will be implementing to continue to lessen the noise impact on our neighbors. Background Our current Interim Use Permit (IUP) allows for use of a seasonal tent as an event space through January of 2027. To date, we have been hosting events in a pole tent for the past three seasons as allowed by the IUP. We would like to continue using a seasonal tent for events beyond the timeline of the current IUP. The tent we have used the past few years was used previously by another winery when we purchased it from them and since that time has continued to show wear and tear from usage. We have now replaced that structure with a brand-new rigid frame tent for use for the next two seasons and would like to be able to use it for years to come. As wedding and other events are often booked a year or two in advance, we would like to amend our CUP to allow for the tent beyond the expiration of the IUP, so we can plan for the time frame beyond the end of next year. Sound Mitigation Measures After concerns were raised during the last Planning Commission meeting, we purchased a decibel meter and have been monitoring sound levels right near the amplification and farther out on the property. As was discussed during the meeting, there are many factors that seem to affect how the sound travels. Wind seems to be one of the biggest factors that we have observed. The sound that is reaching the property lines from our events is sometimes audible, but it is measuring less than the sound created by speaking in a normal voice right at the property line. As the city ordinance does not specify allowable decibel levels, it is hard to get conclusive answers as to what is deemed acceptable. Either way, we don’t want unhappy neighbors, so we are taking the following actions to reduce our impact as much as possible. We always have and will continue to comply with the ordinance and take any complaints or comments from neighbors seriously. In fact, Greg’s Mom, Aunt & Uncle are some of the closest neighbors to the winery, so Christmas would be pretty awkward if we don’t take this seriously! In the past, all sound amplification has been done with a single tower speaker that broadcasts directly out. In the new tent, we will be mounting 8 small speakers overhead spaced out throughout the tent that angle downward. This will lessen the volume needed to reach the entire audience as well as directing the sound down instead of outwards. This system will be used for the speaking portion of events, such as announcements and speeches. ATTACHMENT G 2 Musicians typically bring their own sound equipment. With that, we will be asking them to manage their sound amplification to lower levels also to lessen the noise that carries to neighbors as well as positioning their equipment in the tent to face the stationary walls to reduce the noise that carries beyond the tent. This spring, we added a hedge of arborvitae along the north west side of the tent for additional sight and noise screening. Also, our revised site plan that was submitted with the application shows where we are planning on adding an additional planting area of evergreen trees about 300’ long between our parking areas to help mitigate noise. The previous tent that we had been using was able to open all of the sidewalls. With our new tent, over half of the walls are stationary and will not open. Using a decibel meter and a speaker, having the wall closed reduced the sound from a speaker by about 25%. Inside the tent, we are installing a fabric curtain along the north wall to help absorb sound as well. Per city ordinance, all of our events must end sound amplification by 10:00 pm and all of the guests must be off site by 10:30 pm. We require security on-site for events to help ensure all ordinances, including sound amplification, are followed. The security we hire is typically an off-duty law enforcement officer, primarily from Washington County. We appreciate the Planning Commission, City Staff, City Council and our neighbors’ concerns and efforts regarding the issue of noise and we do strive to make a nice place in the community for the gatherings that make Scandia the great place that it is to live and work. AG-C R-C Land Use Agricultural Buildings AP Agricultural Buildings, Seasonal P P Agricultural Direct – Market Business P Agricultural Processing P P Agriculture P P Agritourism Enterprise, <6 Events annually, see Rural Event Facility for more than 6 Events CUP P Feedlots, less than 10 Animal Units P Feedlots, 10+ Animal Units CUP Land Spreading/Land Application of Solid Waste (accessory to principal use) A Livestock and Livestock Operations P Horse Training Facility, Commercial (accessory to residential use) 10 horses or less AP Horse Training Facility, Commercial (accessory to residential use) more than 10 horses CUP Horse Training Facility, Private A Keeping of Animals A A Plant Nursery, Garden Shop, Greenhouses, and Landscape Services CUP P Accessory Apartment to Commercial Use CUP Accessory Dwelling Unit AP AP Accessory Structure A A Daycare Facility (Nursery, Day) with State License A A Exterior Storage of Personal Property A A Home Occupations (exceeding criteria) A (CUP) A (CUP) Kennel, Private – Accessory to Residential Use IUP IUP Multi-Family Residence (5-units+) CUP Recreation Facilities and Equipment A A Residential Facility, State Licensed (1 to 6 persons) P 153.300.030 Subd. 1. (X) 153.300.030 Subd. 1. (X) BASE ZONING DISTRICTS Use Specific Section Reference 153.300.030 Subd. 1. (B) Residential Uses 153.300.030 Subd. 1. (A) 153.300.030 Subd. 1. (A) 153.300.030 Subd. 1. (W) 153.300.030 Subd. 1. (P) 153.300.030 Subd. 1. (P) 153.300.030 Subd. 1 (L) 153.300.030Subd. 1(CC) 153.300.030Subd. 1(O) 153.300.030Subd. 1(S) 153.300.030Subd. 1(BB) Agricultural and Land Based Uses ATTACHMENT H AG-C R-C BASE ZONING DISTRICTS Use Specific Section Reference Single Family Residence – detached P CUP Single Family Residence – attached (duplex, triplex, fourplex) CUP Temporary Dwelling Unit, Care facility – Accessory to Residential Use AP Temporary Dwelling Unit, Construction AP Temporary Farm Dwelling – Accessory to a Residential Use IUP IUP Agriculture, Commercial Outdoor Cannabis P Agriculture, Commercial Indoor Cannabis CUP Banks, Credit Unions, and other financial institutions P Bars and Taverns CUP Beauty Salons, Barbers, Day Spas, Massage Therapy and Similar Personal Services P Bed and Breakfast Inns CUP P Brewery or Cidery CUP CUP Cannabis sales P Cannabis, Mezzobusiness P Cannabis, Microbusiness P Clubs/Lodges P Commercial Daycare Facilities, State Licensed P Commercial Kennel IUP Commercial Kennel, accessory to a veterinary clinic CUP Copy/Printing Services, Excludes Printing Presses and Publishing Facilities P Drive-through services CUP Dry cleaning pick-up and laundry pick up stations (not including processing) P Exterior Storage – Accessory to a Commercial Use CUP Farmers Market AP Feed and Seed Sales – Accessory to Agricultural Use A Liquor, off sale CUP Lower-Potency Hemp Edible sales P 153.300.030Subd. 1(BB)) 153.300.030Subd. 1(KK) 153.300.030Subd. 1(F) 153.300.030Subd. 1(G) 153.300.030 Subd. 1. (H) 153.300.030Subd. 1(LL) 153.300.030Subd. 1(MM) Commercial Uses 153.300.030 Subd. 1. (C)& 153.300.030 Subd. 1. (H) 153.300.030 Subd. 1. (D) & 153.300.030 Subd. 1. (H) 153.300.030Subd. 1(L) 153.300.030 Subd. 1. (H) & 153.300.030Subd. 1(I) 153.300.030 Subd. 1. (H) & 153.300.030Subd. 1(J) 153.300.030Subd. 1(R) 153.300.030 Subd. 1. (H) AG-C R-C BASE ZONING DISTRICTS Use Specific Section Reference Motor Vehicle Repair CUP Motor Vehicle Service Stations CUP Offices, including Medical, Dental, Chiropractic, Physical Therapy Offices, and Clinics P Parking A A Pet Grooming P Printing and Publishing CUP Recreation, Indoor Commercial up to 4,000 SF P Recreation, Indoor Commercial greater than 4,000 SF CUP Recreation, Outdoor Private A A Resorts/Conference Facilities CUP Restaurants, café or coffee shops, delicatessen, ice cream shop, or similar P Retail Sales and Services - 7,500 SF or Less P Retail Sales and Services – 7,501 SF – 20,000 SF CUP Rural Event Facility CUP CUP Signs A A Storage of Hazardous Materials P/CUP P/CUP Studios – Artists, Dance, Design Decorating, Music, Photography, and Similar P Temporary Outdoor Retail Sales AP Temporary Produce Stands A A Vacation or Short-Term Rentals (VRBO or Similar) P P Veterinary Clinic (domestic animal) P Winery (Farm) CUP CUP Yard Waste Facilities CUP CUP Essential Services P P Essential Services – Transmission Facilities or Utility Substation CUP CUP Golf Courses, Driving Ranges, Clubhouse CUP Government Uses, Buildings and Storage CUP P 153.300.030Subd. 1(Z) 153.300.030Subd. 1(AA) 153.300.030Subd. 1(DD) 153.300.030 Subd. 1. (EE) 153.300.030 Subd. 1. (EE) 153.300.030 Subd. 1. (FF) 153.300.030 Subd. 1. (NN) 153.300.030 Subd. 1. (JJ) 153.300.030 Subd. 1. (N) 153.300.030 Subd. 1. (M) 153.300.030 Subd. 1. (M) 153.300.030 Subd. 1. (EE) 153.300.030 Subd. 1. (SS) Public, Semi-Public, and Utility Uses AG-C R-C BASE ZONING DISTRICTS Use Specific Section Reference Museums CUP Place of Worship CUP CUP Public parks and Recreation Facilities P P Solar Energy Systems – Local Service (Local SES) P P Schools CUP P Wind Energy Conversion System (WECS) CUP CUP Wireless Communication Antennas and Towers CUP CUP 153.300.030 Subd. 1. (HH) 153.300.030 Subd. 1. (QQ) 153.300.030 Subd. 1. (RR) 1 | P a g e Date of Meeting: May 6, 2025 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Frannie Nielsen, Consultant Planner Re: Conditional Use Permit Amendment, Comprehensive Plan Amendment, Zoning Map Amendment, and Lot Line Adjustment for Rustic Roots located at 20168 St. Croix Trail North. Applicant: Greg Sandager Zoning: AG-C and R-C Owner: Riverview Estates, LLC Future Land Use: Agricultural Core and Rural Commercial Location: PID 2403220410001, 2403220440002, and 2403220440001 Review Deadline July 4, 2025 The applicant is requesting the following: 1. A Conditional Use Permit Amendment to alter their site plan to reflect planned changes on the site, to consolidate their existing Conditional Use Permits (Resolution 2020-21, 2021-14, 2022-07, and 06-20-23-03), to request a design review exception for the exterior materials of the event center to allow the use of a seasonal tent, and to revoke Resolution 2022-06 which has allowed an Interim Use Permit for the tent in a temporary manner. 2. A Comprehensive Plan Amendment to change the future land use designation from Agricultural Core to Rural Commercial on parcel 2403220440001 (Parcel C). 3. A Zoning Map Amendment to change the zoning from Agricultural Core to Rural Commercial on parcel 2403220440001 (Parcel C). BACKGROUND The subject area is made up of three parcels with PIDs 2403220410001 (Parcel A), 240322040002 (Parcel B), and 2403220440001 (Parcel C). The site operates as a winery and rural event center. Parcel A and Parcel B are zoned and guided in the future land use map as Rural Commercial. Parcel C is zoned and guided in the future land use map as Agricultural Core. ATTACHMENT I 2 | P a g e The subject area has been granted multiple types of land use approvals since the commencement of the vineyard, winery, and event center. In 2020, the city approved a variance to signage and Conditional Use Permit to operate a winery. In 2021, the city approved an additional Conditional Use Permit to operate a rural event center and an amendment to the Comprehensive Plan Future Land Use Map to change Parcel A and Parcel B’s designation to Rural Commercial. In 2022, the city approved an Interim Use Permit for the use of a temporary tent in conjunction with the rural event center and an amendment to the Conditional Use Permit allowing a rural event center. In 2023, the city approved a Conditional Use Permit amendment to allow an additional structure (pavilion) on the site as part of the winery use. The winery is located wholly on Parcel A, but access to the site and part of the agricultural fields used for vineyards are located on other nearby parcels owned by the applicant. Parcel A is approximately 57.08 acres. Currently, the site includes five structures: a winery, tasting room, pergola, pavilion, and storage building. Other improvements include two patios, multiple connected sidewalks, and three parking lots. Currently, a seasonal temporary tent is utilized for the rural event center use. The tent is allowed through an IUP. Development of an event center and parking lot were approved in 2021. EVALUATION OF REQUEST Proposed Improvements The applicant is requesting to add a facility expansion to accommodate guests in winter months. The current site coverage is approximately 12,958 sq. ft. of impervious surface. The applicant is requesting to add approximately 22,363 sq. ft. of building coverage and patio expansion as an addition to existing facilities for a total coverage of approximately 35,321 sq. ft. The applicant wants to increase the production facility and connect the tasting room to the pavilion. The connection for the tasting room to the pavilion would result in an approximately 18,775. sq. ft. building and it is proposed to be used for the winery use as well as a future restaurant use. A B C 3 | P a g e Square Footage on Site (based on submitted plans measured by staff) Existing Plans Proposed Plans Difference Pergola 2,582.8 2,539.4 -43.4* Tasting Room 3,684.1 18,775.2 13,585.6 North Patio 1,634.4 2,643.7 1,009.3 South Patio 2,150.8 2,677.3 526.5 Production Building 1,401.0 8,686.3 7,285.3 Pavillion 1,505.5 Combined Combined *No reduction to the pergola is proposed. Staff believes the difference is due to a drafting error. The applicant’s site plan indicates an additional parking area with 73 spaces south of the existing parking lot and west of the event tent. Based on the proposed conditions site plan, the use would result in 307 parking spaces. Parking for “restaurants, bars or taverns” in the UDC is dependent on the number of seats based on design capacity. Currently, the design capacity of the building is unknown. The UDC allows parking determinations by the Zoning Administrator for uses not listed based on a similar use. This calculation is based on the coverage of all the uses being considered as retail, which requires 4 spaces per 1,000 sq. ft. Based on the size of the uses, the site would need 142 parking spaces. The proposed number of parking spaces exceeds the required number of parking spaces for retail for the entire site. The applicant has stated that they currently have approximately 35 employees and expect between 50 to 60 employees with the expanded tasting room and production facility. With the addition of the restaurant, the applicant believes that employment would increase by approximately 30 to 40 employees, for a total of approximately 100 employees split between the uses. The winery business generally is open between 11 am and 9 pm depending on the season. The applicant provided the following hours of operation: • Retail Operations – weekdays, 12:00 pm – 7:00 pm • Winter Months – weekends, 11:00 am – 8:00 pm • Summer Months – all days, 11:00 am – 9:00 pm Hours of operation were reviewed in the previous approval and are controlled by the Use Specific Performance Standards to not begin before 9:00 am and cease by 10:00 pm, with guests being off site by 10:30 pm. Events held at the rural event facility are completed by 10:00 pm, with staff being off site by 10:30 pm. Comprehensive Plan Amendment and Zoning Map Amendment The requested CPA will change the guidance of Parcel C from Agricultural Core to Rural Commercial on the Future Land Use Map. Additionally, Parcel C will be rezoned from 4 | P a g e Agricultural Core (AG-C) to Rural Commercial (R-C). Section 153.500.060 of the UDC details the procedure and approval criteria for a Rezoning and Comprehensive Plan Amendment (CPA). The application is first reviewed by the Planning Commission, followed by City Council approval or denial. If approved by the Council, the CPA request would be reviewed by the Metropolitan Council, who would review it to ensure the proposed change follows regional plans. The proposed CPA 60-day adjacent jurisdiction review period has been waived by the Metropolitan Council. Once the CPA is approved by the Metropolitan Council, the CPA change becomes official. The UDC states that a zoning map amendment and Comprehensive Plan Amendment should be judged based on, but not limited to: a. The specific policies and provisions of the City’s adopted Comprehensive Plan, including public facilities and capital improvement plans. b. Whether the proposed action meets the purpose and intent of this Chapter or in the case of a map amendment, it meets the purpose and intent of the individual Base Zoning District. Parcel C is guided as Agricultural Core by the 2040 Comprehensive Plan. The property would have to be deforested if it were to be utilized for agricultural purposes. With the change of guidance to Rural Commercial, the property would need to adhere to tree removal standards and has the potential for further use than if it were left Agricultural Core. There are development questions about the site that staff have identified such access, but these issues would be addressed in a future submittal for a use and site plan. The Rural Commercial district is described as: 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. The applicant is requesting a CPA in addition to the rezoning to make the rezoning consistent with the Comprehensive Plan. Conditional Use Permit The applicant is requesting to amend their existing CUP to be consistent with a new site plan. If the Planning Commission finds the updates to the use specific performance standards reasonable, the CUP should be amended to reflect those standards. The previous approvals reviewed the standards in the code within the staff reports, but did not note the conditions of approval within the resolutions. Staff have drafted the resolution to include the conditions established in the UDC in 153.300.030 Subd. 1 (G) Brewery, Cidery, Winery or Micro Distillery and 153.300.030 Subd. 1 (FF) Rural Event Facility. These standards and conditions have been reviewed as part of past approvals and the expansion of the use does not change compliance with these standards. 5 | P a g e The previous approval established a condition regarding the number of events held on the site as part of the rural event facility use, “The property is limited to no more than six (6) planned events with more than 200 people per year.” Standards established in 153.300.030 Subd. 1 (FF) state that, “No more than four events may be scheduled on any calendar date.” The standard established in the UDC is considerably less restrictive than the previous condition. 153.300.030 Subd. 1 (G) sets standards for food service and restaurants for breweries, cideries, wineries, or distilleries. i. Any proposed food service must be accessory to the proposed use as a brewery, cidery, winery or distillery unless a separate Conditional Use Permit is obtained for restaurant services. The applicant is proposing a restaurant use on the site. Food service is allowed as an accessory use to breweries, cideries, wineries, or distilleries. The applicant currently provides limited food services and occasionally hosts food trucks or trailers on the site. If the applicant wishes to establish a permanent restaurant on the site, the restaurant must be incorporated into the CUP and reviewed through the CUP process. Chapter 153.500.060 Subd. 1(C) (I) of the UDC lists the general standards to meet to grant a CUP or IUP. Below these standards are repeated in italics, with the staff’s findings following: 1. The proposed use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed use will be in compliance with and shall not have a negative effect upon the Comprehensive Plan. No impact on city owned public facilities and capital improvement plans is anticipated. The expansion has been reviewed by the Minnesota Department of Transportation for evaluation of the expansion’s impact on the access to the site. The applicant has indicated the site will be accessed by MN 95. A right turn lane on southbound MN 95 and a bypass lane on northbound MN 95 were installed in 2024 to accommodate traffic generated by the current use. Additional improvements may be required as part of the expansion, which will be reviewed by MnDOT. 2. The establishment, maintenance or operation of the proposed use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The existing use is permitted within this zoning district through a conditional use permit. The new expansion adds to this use, will promote and enhance the general public welfare, and will not be detrimental to or endanger the public health, safety, morals, or comfort. Reasonable conditions of approval can be added if the City Council finds issues with the proposed use. 6 | P a g e 3. The proposed use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values or scenic views. The building expansion and exception to building materials will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values or scenic views. The proposed plan is an expansion of the existing use and is located near the cluster of existing structures. Grading and stormwater management will be reviewed as part of future building permit applications to ensure that none of the proposed improvements will be injurious to surround properties. 4. The establishment of the proposed use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The proposed expansion and exception to building materials will not impede development or improvement of surrounding properties. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. The proposed expansion and exception to building materials will use existing public facilities and services and is not anticipated to substantially increase their use, cause undue wear, or cause any detriment atypical of a rural commercial property. 6. The proposed use shall conform to the applicable regulations of the district in which it is located and all other applicable standards of this Chapter. The proposed use expansion is consistent with applicable regulations of the Rural Commercial district and retains the overall use, character, and nature allowed by previously granted Conditional Use Permits for this site. The site has received prior approval from the City Engineer to allow a gravel parking lot instead of a paved parking lot. The proposed tent does not meet the exterior building materials as required in the Rural Commercial district. The applicant is requesting a design review exception to this requirement. Any future structures on the site will be required to conform with the applicable regulations of the district and the Conditional Use Permit must be amended to allow for additional structures that are not agricultural buildings, as defined by the UDC. Parking on the site is determined by design capacity. The applicant is proposing a total of 307 paved and unpaved parking stalls. If the design capacity of the building requires more stalls than proposed, the minimum parking requirements must be met. 7. The proposed use complies with the general and specific performance standards as specified by this Section and this Chapter. The proposed expansion complies with the general and specific performance standards as specified by this Section. The proposed tent does not meet the exterior building materials 7 | P a g e as required in the Rural Commercial district. The applicant is requesting a design review exception to this requirement. Design Review Exception The proposed seasonal tent does not meet the exterior building materials as required in the Rural Commercial district. Resolution 2021-14 that approved the CUP for the Rural Event Center Use and Resolution 2022-06 approved an IUP that, “would permit a tent as a short-term Rural Event facility until the applicant is able to build the structures that were proposed as part of the previously approved CUP.” Approved with the IUP was Resolution 2022-07 which amended the approvals granted in Resolution 2021-14, which included a condition that reads: The Conditional Use Permit shall expire five years from the date of approval of this amendment and the 2022 Interim Use Permit for the site, unless a building permit for the Rural Event Facility has been issued by the city. In the staff report for the IUP, staff at the time stated: The tent on the site is proposed as a short-term solution, which would be best approved as an interim use. Interim uses are permitted through an IUP. Similar to a CUP, an IUP also would allow for the city to add conditions of approval. Unlike a CUP, an IUP would permit a time limit or sunset on the use, which would ensure that the tent is a short-term use and not used as a permanent Rural Event Facility. Staff did not identify a reason in the code at the time that prohibited the long-term use of the tent. The UDC has been adopted since the approval of the IUP, and there are no prohibitions within the UDC that prevent the long-term use of a tent, however, there are requirements within the UDC for permitted exterior materials that vary by zoning district. The Character Areas standards require the following exterior materials in Section 153.400.030 Sub. 3 (A) III: 4. Brick 5. Natural stone 6. Decorative concrete block or professionally designed pre -cast concrete units if the surfaces have been integrally treated with an applied decorative material or texture, or decorative block and if incorporated in a building design that is compatible with other development throughout the district. 7. Wood, vinyl, steel, cement fiberboard or aluminum lap siding provided the surfaces are finished for exterior use and proven to have exterior durability, such as cedar, redwood, and cypress. 8. Stucco, cementitious coating. 9. Architectural metal panels for roofing and accents only. These materials effectively prohibit the use of a tent as a structure by right. The Character Area Standards can be waived through a Design Review, which the applicant has requested. In accordance with Section 153.400.040 (B) IV (D) Design Review. An appli cant or developer may request a Design Review of any proposed exception to the Standards established within this Section 153.400.040 Character Area Standards. The following process will apply: 8 | P a g e a. If requested, Design Review will occur concurrently with the application for any Building Permit, Variance, Conditional Use Permit, Administrative Permit, Site Plan Review, Planned Unit Development or other permit(s) as may be required by this Section. b. The Planning Commission will provide recommendations to the City Council on any project referred to it for Design Review. The Planning Commission may consult with staff, consultants or other experts or resources as appropriate to the application request. The City Council has final authority to grant an exception to the standards contained within this Section. ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Carnelian-Marine-St. Croix Watershed District The Carnelian-Marine-St. Croix Watershed District (CMSCWD) stated they had no comment. CMSCWD also noted that the applicant has been in contact with CMSCWD and will work with the Watershed stormwater requirements for any approved impervious surface expansions on the parcels. Minnesota Department of Transportation The Minnesota Department of Transportation (MnDOT) provided a letter that a left-turn lane would be required on MN 95. MnDOT requested a meeting with staff where the expansion was discussed. MnDOT stated that the original approval was given for a f ield access and the use has expanded considerably. Work was done in 2024 to add a bypass and turn lane south of the site to address concerns regarding the winery and rural event center uses. MnDOT stated that access from CR 52 would be preferable. MnDOT has also recommended that the city require a Traffic Impact Study for the proposed project. The city has not historically required these as part of the city’s review when the streets in question are under another authorities jurisdiction. Washington County Washington County stated in a meeting with MnDOT and city staff that if primary access to the site was proposed from CR 52, that a turn lane would be required for the expansion . Washington County Public Health reviewed the application and noted concerns regarding the proposed expansion and restaurant use: The property is currently served by three (3) Individual Subsurface Sewage Treatment Systems. • The proposed use and site plan identify a restaurant and distribution center for wine, beer & cider. More information (building plans and a narrative from 9 | P a g e property owner) should be provided and the property owner should work with a professional wastewater treatment designer to determine if the site can accommodate the proposed use and wastewater treatment needs. • The extent of expansion is unknown and from what has been presented we are unsure which of the existing wastewater treatment systems would be used or impacted. The existing systems are sized to accommodate the a specific use and wastewater amount. • Parcel C has a considerable amount of slope. If the development of this parcel is intended, it would require wastewater treatment areas to be identified. • Any proposed additional use will impact current wastewater facilities; without more information it is not possible to determine the level of impact. With the addition of a restaurant, dealing with high strength waste may become a challenge the existing sites are also not able to handle. There is advanced technology that can be installed ahead of the soil treatment area to address waste strength, but this requires annual monitoring, sampling, and reporting to the county in the form of an Operating Permit. A licensed SSTS Business can help them first identify solutions to their proposals and any changes to the facility or the system would require a permit application for design review and approval. Staff have included conditions that restaurant use may not commence without approval of a compliant septic system from Washington County. Minnesota Department of Natural Resources The DNR Area Hydrologist provided no comment. Engineering Department The City Engineer had noted the city will require stormwater and grading plans prior to building permits being issued. Fire Department The Fire Chief had no comment. Public Works Department The Public Works Director had no comment. Staff Analysis Staff finds that the proposed plan is generally consistent with the Comprehensive Plan and Zoning Ordinance. Where the plan is not consistent, staff has recommended conditions within the resolution to bring the proposal into compliance. The Planning Commission may recommend 10 | P a g e modifications to these conditions. If the Planning Commission believes that the applicant will not meet the requirements and standards for the CUP, the Planning Commission should recommend denial of the request. Staff believe that the proposal for the CPA and the rezoning is generally in compliance with the requirements outlined within the UDC. Staff believe that the proposed CUP amendment and new use of the restaurant are consistent with the intent of the zoning district and allow for greater utilization of the site. Consolidating the approvals into a single resolution will be beneficial for both enforcement and reference for the owner. The Design Review request from the applicant also appears reasonable. No issues have been reported with the utilization of the tent since the use began. While the tent is not made from a durable material, it is ultimately in the owners’ best interest to ensure that the tent remains in good condition. The site is setback significantly from right-of-way and is generally not visible from right-of-way. The previous approvals reviewed the standards in the code within the staff reports, but did not note the conditions of approval within the resolutions. Staff have drafted the resolutions to include the conditions established in the UDC. Staff have also included conditions regarding MnDOT and access as well as the Carnelian - Marine-St. Croix Watershed District (CMSCWD), grading, and drainage. MnDOT Staff was not provided a written summary of the requirements from MnDOT before the time of writing this staff report, but understands that the addition of a turn lane would be a significant financial investment from the applicant and owner. The site requir es access from either a state road or a county road. The applicant will need to work with MnDOT and/or Washington County to ensure access is maintained. As the steps necessary to ensure this are currently unclear, staff have included a condition that the applicant maintain a legal and approved access to the site from St. Croix Trail North (MN 95) or Oakhill Road North (CR 52) and that a building permit cannot be issued before access to the site has been approved. CMSCWD and Grading The applicant has not provided detailed information regarding grading and drainage on the site, but both the applicant and CMSCWD have indicated that they are collaboratively working on a long-term stormwater management plan for the site. A condition has been included that a grading permit is required prior to any new facility, structure, or stormwater management facility being permitted on the site. Rural Event Facility - Number of Events The Planning Commission should discuss conditions that restrict the number of events that are held as part of the rural event facility use. Previously, the use was limited to six events in a year and the standards established in the UDC are considerably less restrictive and instead regulate 11 | P a g e the number of events on a single calendar day. Staff would recommend applying the condition established in the UDC to the site rather than further restricting events on the site. The Planning Commission should discuss with the applicant regarding their preferred path forward, whether they wish the Planning Commission to act on the request for the CUP amendment or to table the issue for consideration at a future meeting. The request has been extended to the 120-day review deadline which ends July 4, 2025. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached resolutions. 2. Recommend denial, with findings, of the attached resolutions. 3. Table the requests for further review/study. RECOMMENDATION Comprehensive Plan Amendment Staff recommends that the Planning Commission recommend approval of the request for a comprehensive plan amendment to amend the guidance for Parcel C from Agricultural Core to Rural Commercial. Approval includes a resolution. The following findings of appr oval are recommended: 1. The existing and proposed use of the area is consistent with the guidance of the area being changed from Agricultural Core to Rural Commercial. For the lot to be utilized as agricultural the area would need to be deforested. 2. The applicant shall comply with all local, state, and federal permits and requirements for new development on the parcel. 3. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. 5. The amendment shall not be effective until Metropolitan Council approval. Zoning Map Amendment Staff recommends that the Planning Commission recommend approval of the request for a rezoning from AG-C to R-C for Parcel C. Approval includes an ordinance and resolution. The following findings of approval are recommended: 1. The proposed rezoning is consistent with the Rural Commercial guidance in the 2040 Comprehensive Plan. The future land use section of the Comprehensive Plan notes that the areas within this designation are intended to support commercial development in places of historic commercial activity. 2. The proposed rezoning is for potential rural commercial development. This meets the purpose and intent of the Base Zoning District. 12 | P a g e The following conditions of approval are recommended: 1. Approval is subject to the approval of Ordinance 2025-XX (Rezoning a Parcel from AG- C to R-C). 2. The applicant shall comply with all local, state, and federal permits and requirements. 3. No development or site work is approved with this resolution. The applicant shall obtain all necessary permits prior to work on the site. 4. The applicant shall pay all fees and escrow costs related to the application. Conditional Use Permit Staff recommends that the Planning Commission recommend approval of the request for Conditional Use Permit Amendment for Rustic Roots. Approval includes a resolution. The following findings and conditions of approval are recommended: 1. The location and layout of structures on the lot shall be substantially consistent with the plans submitted to the City and reviewed with this request with the exception of where revisions are required with this approval. 2. No additional structures that serve the winery use or rural event center use may be constructed without amending the site plan reviewed with the conditional use permit. Additional structures that solely serve the vineyard use on the site may be allowed through an Administrative Permit. 3. The proposed uses must be located on a public right-of-way, and access must be obtained from the applicable agency with jurisdiction of the road. Any required improvements to the roadway needed to support the operations will be the responsibility of the owner/operator. 4. The winery use is subject to the following conditions: a. Parking must meet standards established in Section [153.400.070], except where waived by the City Engineer. The number of stalls required will be calculated based on the floor plans and any planned outdoor gathering areas. b. Proposed buildings, whether new or reuse of an existing structure, must meet the requirements and standards established in Section [153.400.040] of the UDC. c. Outdoor activities, events, vineyard tours, gathering areas, etc., must be identified on the site plan and described within the narrative. No areas are currently identified. d. Hours of operation for the winery use shall be limited to 11 a.m. – 10 p.m. e. Sale of retail goods that support the business must be promotional and branded/directly applicable to the operations. f. Any proposed winery will be classified as a Farm Winery and must comply with the standards established within Minnesota Statute for operations including, but not limited to, on and off-sale standards, appropriate licensing, etc. g. If the proposed operations abut a residential use the setback of any part of the property used as part of the winery must double the required setback as identified in the Base Zoning District from any shared lot line. 5. The rural event center use is subject to the following conditions: a. A minimum lot size of 20 acres is required. 13 | P a g e b. The total occupancy of any Rural Event Facility may not exceed 300 persons. c. Adequate utilities, including sewage disposal, must be provided. The facility may utilize permanent or portable facilities, or a combination of permanent and portable facilities. Any on-site sewage treatment facilities needed must be installed and comply with Washington County SSTS Regulations. The facility must provide supplemental portable septic and water facilities for events as required by the City. A minimum of six toilets shall be deemed adequate for the temporary Rural Event Facility. d. The rural event facility must have direct access from a public roadway and any access permit must be obtained from the regulatory authority with jurisdiction of the road. e. The rural event facility must provide on-site parking, sufficient to handle all guest, staff, vendor, and owner vehicles. Event parking on public streets is prohibited. f. Outdoor sound amplification is permitted for ceremonies only. Ceremonies include formal acts or observances that are part of an event, such as a wedding ceremony, awards presentation, acknowledgment of a significant event, or similar observance. Outdoor sound amplification of ceremonies may include amplification of voices and music that are specifically scheduled as part of the ceremony. No other outdoor sounds associated with an event, such as parties or celebrations associated with, preceding or following the ceremony, may be amplified. Events shall comply with the City’s Noise Ordinance. g. The Rural Event Activity Area must be located at least 100 feet from the boundaries of adjoining properties. The City may require screening of activity areas. If the facility holds events where alcoholic beverages are served, the consumption of alcohol is restricted to the Rural Event Activity Areas only and excludes the parking lots, and must meet the 100-foot setback requirement. h. Security staff must be provided at events if alcoholic beverages are served. i. Events may not begin before 9:00 am and must cease by 10:00 pm. All amplified sound must conclude by 10:00 pm. All guests must be off the site by 10:30 pm. j. No more than four events may be scheduled on any calendar date. k. Permanent signs for the rural event facility must comply with [Sections 153.400.040 and 153.400.100]. l. Facilities must pass inspection by the Building Official and Fire Inspector. m. The City may inspect the Rural Event Facility at any time in response to complaints or to verify compliance with these standards. 6. Before a building permit is issued for the site, the following conditions must be met: a. Building permits for new construction or additions to structures must have the appropriate permits or approval from the following entities before being issued: i. Carnelian-Marine-St. Croix Watershed District ii. Washington County Public Works iii. Washington County Public Health and Environment Subsurface Sewage Treatment Systems iv. Minnesota Department of Transportation b. A grading and stormwater management plan must be reviewed and a grading permit must be obtained. 14 | P a g e c. Details regarding seating based on design capacity for the site must be submitted and reviewed. d. Proposed parking must meet the minimum standard established by the current ordinance. 7. The applicant shall secure any and all applicable and necessary permits required from local, state, and federal entities prior to work on the site. Attachments 1. Draft Resolution 05-20-25-XX Approving Submittal of a Comprehensive Plan Amendment to the Metropolitan Council 2. Draft Ordinance 2025-XX Amending the Official Zoning Map 3. Draft Resolution 05-20-25-XX Approving Findings of Fact for Rezoning 4. Draft Resolution 05-20-25-XX Approving the Conditional Use Permit 5. Location Map 6. Future and Proposed Future Land Use Map 7. Current and Proposed Zoning Map 8. Existing Conditions Site Plan 9. CUP Amendment Application 10. CPA Application 11. Rezoning Application 12. Email with Applicant Regarding Application Request, dated April 18, 2025 13. Proposed Conditions Site Plan 14. CMSCWD comments, dated April 15, 2025 15. Washington County comments, April 30, 2025 16. MnDOT comments, dated April 30, 2025 1, 50 4.7© Bolton & Menk, Inc - Web GIS 0 Legend 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: 4/23/2025 9:21 AM 1,053 Feet Roads US Trunk Highway Minnesota Trunk Highway County Highway Local Roads Ramp City Limits Parks ATTACHMENT 5 ATTACHMENT 6 ATTACHMENT 7 ATTACHMENT 8 G G G UGE UGE 15" HDPE WX W WX W WX W WX W WX W WXW WX W WX W WXW WX W WX W WX W WXW W X W W X W W X W W X W W X W W X W W X W W X W W X W STS ST APPROXIMATE BOUNDARY OF CROPS STS CP# 7004 281168.97 514620.74 ELEV. 985.77 CP# 7005 280910.95 514543.02 ELEV. 983.40STS 99 8 99 5 9 9 0 985 98 0 97 5 97 0 965 960 955 950 945 940 93 5 955 960 965 970 975 980 9 8 0 9 7 5 970 STS STS STS STS GENERAL NOTES: 1.LIGHT-TRACKING CONSTRUCTION EQUIPMENT SHOULD BE USED FOR CONSTRUCTION OF ALL STORMWATER BASINS. 2.SOIL DECOMPACTION IS REQUIRED IN ALL DISTURBED AREAS. DECOMPACT SOIL WITH A BACKHOE RIPPER ATTACHMENT OR OTHER APPROVED METHOD TO A DEPTH OF AT LEAST 18" BELOW SUBGRADE. H: \ J B N \ 1 0 9 0 0 \ 1 0 9 2 7 \ 1 0 9 2 7 - 0 0 0 1 \ C A D \ P l a n s \ 1 0 9 2 7 _ B M P P l a n s r e v . d w g -OV E R A L L P L A N V I E W -4/ 4 / 2 0 2 3 2 : 5 8 P M -( ad a r g a y ) ByDateRevisionNo.1 OF 6 PROJECT NO. 10927-0001 SHEET Scale Drawn by Date Checked by KJL KM OVERALL PLAN VIEW4-01-2022 RUSTIC ROOTS WINERY 20168 ST. CROIX TRAIL NORTH SCANDIA, MNAS SHOWN FeetScale 0 N 1206060 HEI NO. 10927-0001 NW BIO-FILTRATION BASIN NORTH BIO-FILTRATION BASIN NW INFILTRATION BASIN SW STORMWATER MANAGEMENT SE BIO-FILTRATION BASIN PROPOSED BUILDING PROPOSED DRIVE PROPOSED PARKING LOT BORING 5 BORING 6 BORING 7 BORING 8 BORING 3 BORING 4 BORING 2 BORING 1 BORING 11 BORING 10 BORING 9 BORING 12 CAP DRAINTILE PIPE RECENTLY CONSTRUCTED BUILDING 1 ADDED RECENTLY CONSTRUCTED BUILDINGS 04/04/2023 APD 1 60.00 ft WXW WX W WXW WXW WX W WXW WXW WXW WX W WX W WXW WX W WXW WX W WXW WX W WX W WXW WX W WXW WX W W XX XX XX XX XX XX X X XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX 6' WIDE BUFFER STRIP X X X X XX XX XX 70 ' EROSION CONTROL BLANKET TOP OF BERM 991.0 33.3% 33 . 2 % 991 9 9 5 98 8 98 9 99 0 990988989 991 991 990 988 989 991 992 99 3 99 5 10 0 0 99 1 99 2 99 3 99 4 99 6 99 7 99 8 99 9 10 0 1 10 0 2 10 0 3 10 0 4 3 3 . 3 % ST S ST S ST S ST S ST S 995 1000 996 997 998 999 1001 1002 1003 1004 9 9 6 99 7 998 99 7 99 6 990 988 989 991 992 993 994 OUTLET PIPE 235 L.F. 6" PIPE @ 0.5% W INV=989.1 E INV=987.9 UNCAPPED UNDERGROUND INFILTRATION SYSTEM (10) 70 L.F. 24" PERFORATED PIPES TYP. INV. = 985.0 (SEE DETAIL SHEET 5) 1004 1000 996 99 0 9 9 1 9 9 2 10' WEIR AT 990.50 9 9 5 1000 9 9 1 99 2 9 9 3 9 9 4 99 6 99 7 998 99 9 1 0 0 1 1 0 0 2 100210021003100 4 DRAINTILE OUTLET 480 L.F. 6" PIPE @0.5% W INV=983.5 E INV=981.1 CAP DRAINTILE OUTLET PIPE 998 995 ST S ST S ST S ST S ST S ST S 99 0 9 8 8 9 8 9 99 0 99 1 9 9 1 WX W WX W WXW WX W WX W WX W WX W WX W WX W WX W WX W E X 4 " P V C STS STS STS XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX X X XX XX XX XX XX XX XX XX XX XX XX XX XX XX 978.99 978.99 E X 4 " P V C 5' BUFFER STRIP TOP OF BERM 981.5 INFILTRATION BASIN HWL=981.38 DEMO 4" PVC PIPE 12" RISER PIPE TOP AT 980.50 INV=977.68 24 L.F. 12" PIPE @ 2% INV=977.20 5' WEIR AT 980.90 -3 . 0 : 1 - 6 . 1 : 1 979 980 980 980 978 983 98 1 98 0 97 9 979 980 981980979 981 980 979 200 L.F. SWALE AT 2% GRADE STABILIZE OUTLET PER DETAIL ON SHEET 534 L.F. 4" PIPE @ 2% INV=976.57 CAP DRAINTILE 148 L.F. 4" PVC DRAINTILE PERFORATED PIPE INV = 977.25 @ 0% H: \ M a p l e G r o v e \ J B N \ 1 0 9 0 0 \ 1 0 9 2 7 \ 1 0 9 2 7 - 0 0 0 1 \ C A D \ P l a n s \ 1 0 9 2 7 _ B M P P l a n s r e v . d w g -SW - N W B A S I N S -4/ 1 / 2 0 2 2 2 : 0 6 P M -( kl u n d ) ByDateRevisionNo.2 OF 6 PROJECT NO. 10927-0001 SHEET Scale Drawn by Date Checked by KJL KM SOUTHWEST & NORTHWEST INFILTRATION BASINS4-01-2022 RUSTIC ROOTS WINERY 20168 ST. CROIX TRAIL NORTH SCANDIA, MNAS SHOWN FeetScale 0 N 402020 HEI NO. 10927-0001 FeetScale 0 N 402020 SOUTHWEST STORMWATER MANAGEMENT NORTHWEST INFILTRATION BASIN SILT FENCE BIO-ROLL SILT FENCE BIO-ROLL EROSION CONTROL BLANKET HWL: 990.33 PROPOSED BUILDING PROPOSED DRIVEWAY LIVE STORAGE PARKING LOT SURFACE TO BE TRAP ROCK ROCK CONSTRUCTION ENTRANCE (SEE DETAIL) USE EROSION CONTROL BLANKET AT ANY BASIN SLOPE OF 3:1 OR GREATER USE EROSION CONTROL BLANKET AT ANY BASIN SLOPE OF 3:1 OR GREATER H I G H P O I N T STS W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W W X W X X X X X X XX XXXXXXXXXX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX XX 954.17 958.00 958.06 954.17 954.17 BASIN HWL=957.85 10' WEIR AT 957.50 31 L.F. 4" PVC @ 3% INV=953.0 61 L.F. 4" PVC DRAINTILE PERFORATED PIPE INV=954.17 @ 0.0% 37 L . F . 4 " P V C @ 3 . 2 % 140 L.F. SWALE AT 2% GRADE 961.33 3 3 . 3 % 3 3 . 3 % 3 3 . 3 % 955956 958 955 953 958 9 5 8 9 5 8 958 950 950 955 955 960 960 965 946 STABILIZE OUTLET PER DETAIL ON SHEET 5 EXISTING WOVEN WOOD FENCE 950 955 960 965 970 CAP DRAINTILE IF SUBSURFACE SOILS ARE CONDUCIVE FOR INFILTRATION. STS STS STS EX 4 " P V C X X XX XX XX XX XX XX XX XX XX XX XX XX X X X X XX XX 973.00 973.00 973.00 969.17 969.17 120 L.F. 4" PVC DRAINTILE PERFORATED PIPE INV=969.17 @ 0.0% 15' WEIR AT 972.50 BASIN HWL=972.89 STABILIZE OUTLET PER DETAIL ON SHEET 5 37 L.F. 4" PVC @ 3.2% INV=968.0 33 . 3 % 33 . 3 % 33 . 3 % 33 . 3 % 970 9 7 0 975 975 980 977 967 96 7 9 7 2 968 969 970 971 972 973 973 972 970971 976 975 974 973 972 971 975 20 0 L . F . S W A L E 96 5 970 97 5 980 H: \ M a p l e G r o v e \ J B N \ 1 0 9 0 0 \ 1 0 9 2 7 \ 1 0 9 2 7 - 0 0 0 1 \ C A D \ P l a n s \ 1 0 9 2 7 _ B M P P l a n s r e v . d w g -NW - N B I O B A S I N S -4/ 1 / 2 0 2 2 2 : 0 6 P M -( kl u n d ) ByDateRevisionNo. KJL 3 OF 6 PROJECT NO. 10927-0001 SHEET Scale Drawn by Date Checked by KJL KM NORTHWEST & NORTH BIO-FILTRATION BASINS4-01-2022 RUSTIC ROOTS WINERY 20168 ST. CROIX TRAIL NORTH SCANDIA, MNAS SHOWN FeetScale 0 N 402020 HEI NO. 10927-0001 FeetScale 0 N NORTHWEST BIO-FILTRATION BASIN NORTH BIO-FILTRATION BASIN 402020 SILT FENCE BIO-ROLL SILT FENCE BIO-ROLL BIO-FILTRATION BASIN HWL=957.85 DEMO 4" PVC PIPE 200 L.F. SWALE AT 2% GRADE USE EROSION CONTROL BLANKET AT ANY BASIN SLOPE OF 3:1 OR GREATER USE EROSION CONTROL BLANKET AT ANY BASIN SLOPE OF 3:1 OR GREATER S T S S T S ST STS STS STS STS STS 63ΖŽĨ18ΗWsΛ1͘00йSTS STS STS XX XX XX XX XX XX XX XX XX XX XX XX X X X X X X X X X X X X X X X X X X X X XX XX XX XX XX XX XX XX XXXXXXXX XX XX XX XX XX XX XX XX XX XX XX XX XX 924. 7 0 923. 8 9 TOP OF BERM 927.30 BIO-FILTRATION BASIN HWL=926.96 18" RISER PIPE RIM =926.0 DRILL 4" ORIFICE INV = 923.90 DRAINTILE NW INV = 919.25 E INV = 918.0 EX 24" HDPE INV=911.27 E X 2 4 " H D P E 10' STABILIZED EOF AT 927.0 91 0 915 9 1 5 920 92 0 925 92 5 925 925 93 0 9 3 0 9 3 5 935 33 . 0 % EX STORM INLET RIM=919.36 INV=913.19 931 932930 929 928 927 926 925 924 933 923 922 921 926 927 927 926 925 925 924 CORE CONNECT NEW 18" PIPE AT INVERT 917.36 100 L.F. 4" PVC DRAINTILE PERFORATED PIPE INV = 919.25 @ 0% 9 3 5 SOUTHEAST BIO-FILTRATION BASIN H: \ M a p l e G r o v e \ J B N \ 1 0 9 0 0 \ 1 0 9 2 7 \ 1 0 9 2 7 - 0 0 0 1 \ C A D \ P l a n s \ 1 0 9 2 7 _ B M P P l a n s r e v . d w g -SE B I O B A S I N -4/ 1 / 2 0 2 2 2 : 0 6 P M -( kl u n d ) ByDateRevisionNo.4 OF 6 PROJECT NO. 10927-0001 SHEET Scale Drawn by Date Checked by KJL KM SOUTHEAST BIO-FILTRATION BASIN4-01-2022 RUSTIC ROOTS WINERY 20168 ST. CROIX TRAIL NORTH SCANDIA, MNAS SHOWN FeetScale 0 N 201010 HEI NO. 10927-0001 SILT FENCE BIO-ROLL USE EROSION CONTROL BLANKET AT ANY BASIN SLOPE OF 3:1 OR GREATER 24" 12" 1 - 2-INCH WASHED, CRUSHED, ANGULAR STONE NON-WOVEN GEOTEXTILE- SELECT TYPE BASED ON DEPTH FROM SURFACE AND INTENDED LOAD USE AT SURFACE. INSTALLED ON SIDE SLOPES AND TOP ONLY. 24" 6" RAINGARDEN BIOMEDIA: 80% WASHED COARSE SAND, 10% CERTIFIED ORGANIC COMPOST - MNDOT GRADE 2, 10% PEAT 12" STORAGE SYSTEM ELEV 985.00 SEED WITH MNDOT MIX 33-261 AT 35 LBS/ACRE (OR EQUIVALENT) TOP OF BANK 3:1 TYP. UNDISTURBED, UNCOMPACTED, INSITU SOIL TEMPORARY CATEGORY 1 EROSION CONTROL BLANKET SHALL BE GRADED FLAT WITHOUT DIPS OR SWALES RAINGARDEN BIOMEDIA: 80% WASHED COARSE SAND 10% CERTIFIED ORGANIC COMPOST - MNDOT GRADE 2 10% PEAT 6" ELEVATION OVERFLOW (EOF): ALL OTHER TOP OF BERM ELEVATIONS AT >6" ABOVE EOF MAINTAIN MIN. 3:1 SLOPE 4" PERFORATED HDPE UNDERDRAIN POSITION 12" FROM BACK OF BASIN, AND ALLOW 6" CLEARANCE FROM BOTTOM OF BIOFILTRATION MEDIA. 4" SOLID HDPE OR PVC PIPE FLEXIBLE COUPLING JOINT. SWITCH TO NON PERFORATED DRAINTILE. OUTLET TO SURFACE AT LOWER POINT IN ELEVATION, CAP OR PLACE ATRIUM GRATE PER PLAN. DECOMPACT SUBGRADE MINIMUM 18" (SEE NOTE 3) 18" TEMPORARY CATEGORY 1 EROSION CONTROL BLANKET 18" BIORETENTION MEDIA PER SITE REQUIREMENTS 6" NOTES: 1.FULL EXCAVATION AND SOIL MEDIA IMPORT NOT PERMITTED UNTIL IMPERVIOUS AREA CONSTRUCTION IS COMPLETE WITHIN CONTRIBUTING DRAINAGE BIORETENTION UNTIL ENGINEER APPROVAL. 2.IF FACILITY IS USED AS A TEMPORARY SEDIMENT BASIN, CONTRACTOR SHALL OVER-EXCAVATE AND IMPORT MEDIA PER ENGINEER DIRECTION AT COST OF CONTRACTOR. 3.SOIL DECOMPACTION IS REQUIRED IN ALL DISTURBED AREAS. DECOMPACT SOIL WITH A BACKHOE RIPPER ATTACHMENT OR OTHER APPROVED METHOD TO A DEPTH OF AT LEAST 18" BELOW SUBGRADE. 4.UNLESS SPECIFIED OTHERWISE, SEED WITH MNDOT SEED MIX 25-131 AT 220 LBS/ACRE (OR EQUIVALENT). DECOMPACT SUBGRADE MINIMUM 18" (SEE NOTE 3) ANY OF THE FOLLOWING CAN BE USED ON THE BOTTOM: ·6-8" CLEAN SAND (1-2% FINES OR LESS) ·3/8" PEA GRAVEL ·6-12" LAYER OF MNDOT FINE FILTER AGGREGATE (SECTION 3149 J.2) ·12" GRAVEL OR SAND 2' WIDE x5' LONG MNDOT TRM CAT 1 TURF REINFORCEMENT MAT (OR EQUIVALENT) PIPE PIPE OUTLET STABILIZATION DETAIL NOT TO SCALE DECOMPACT SUBGRADE MINIMUM 18" (SEE NOTE 3) BOTTOM: SEE PLAN PERFORATED UNDERDRAIN OUTLET PIPE 4" DIAMETER, SEE PLAN FOR LOCATION AND INVERTS 6"987.00 983.00 18" 6" 60" TYP. PERFORATED UNDERDRAIN OUTLET PIPE 4" DIAMETER TYPICAL, SET 60" APART AND FEEDING INTO 6" DIAMETER HEADER, SEE PLAN VIEW FOR LOCATION AND INVERTS. 983.50 (3) STORAGE SYSTEM INLETS 24" PIPE WITH INLET GRATE, SPACED 30 FEET ON CENTER 988.00 6" DRAINTILE OUTLET PIPE, SEE SHEET 2 FOR INVERTS 6" DRAINTILE HEADER PERFORATED UNDERDRAIN OUTLET PIPE 4" DIAMETER TYPICAL 60" TYP. 70 L.F. AT 0% GRADE, INVERT 983.5 (TYPICAL) TYP. RIM ELEV: 988.50 H: \ M a p l e G r o v e \ J B N \ 1 0 9 0 0 \ 1 0 9 2 7 \ 1 0 9 2 7 - 0 0 0 1 \ C A D \ P l a n s \ 1 0 9 2 7 _ B M P D e t a i l s . d w g -DE T A I L S 1 -4/ 1 / 2 0 2 2 2 : 0 7 P M -( kl u n d ) ByDateRevisionNo.5 OF 6 PROJECT NO. 10927-0001 SHEET Scale Drawn by Date Checked by AMZ KM BMP DETAILS4-01-2022 RUSTIC ROOTS WINERY 20168 ST. CROIX TRAIL NORTH SCANDIA, MNAS SHOWN HEI NO. 10927-0001 HARD S U R F A C E 6" MINIMUM DEPTH NOTES: 1.THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP SEDIMENT. 2.WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT-OF-WAY. 3.WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. TEMPORARY ROCK OR WOOD CHIP PUBLIC R O A D 50' M I N I M U M 24' CONSTRUCTION ENTRANCE NOT TO SCALE TYPE 5 GEOTEXTILE 1"-2" WASHED ROCK AGGREGATE T- P O S T DIRECTION OF RUNOFF FLOW SILT FENCE NOT TO SCALE VARIES SLOPE 4.0' M A X 4.0' M A X 4.0' M A X 4.0' M A X WOOD STAKES NOTE: SILT FENCE TO BE STANDARD UNLESS ACTUAL SITE CONDITIONS REQUIRE HEAVY DUTY FENCE PER BMP'S OR INDICATED ON PLANS. HEAVY DUTY STANDARD MACHINE SLICED 5' POSTS @ 8' MAX SPACING. MAY BE ALTERNATED ON GRADES LESS THAN 2.0% OVERLAP GEOTEXTILE FABRIC 6 IN. & FASTEN AT 2 FT. INTERVALS 5 FT. MIN. LENGTH POST AT 8 FT. MAX. SPACING WIRE MESH REINFORCEMENT GEOTEXTILE FABRIC, 48" WIDE FABRIC ANCHORAGE TRENCH. BACKFILL W/ TAMPED NATURAL SOIL DIR E C T I O N O F F L O W BACKFILLED TRENCH2. 0 ' ( M I N ) 2' - 0 " M I N . PO S T EM B E D M E N T EXTEND WIRE MESH INTO TRENCH 30 " M I N . WI R E M E S H 4" MIN. 6" M I N . 5 FT. MIN. LENGTH POST AT 6 FT. MAX. SPACING GEOTEXTILE FABRIC, 36" WIDE PLASTIC ZIP TIES (50 LB. TENSILE) LOCATED IN TOP 8" DIRECTION OF RUNOFF FLOW 2' - 0 " M I N . PO S T EM B E D M E N T MACHINE SLICE 8" - 12" DEPTH (PLUS 6" FLAP) FIBER ROLL INSTALLATION NOT TO SCALE OPTION 1 OPTION 2 2" x 2" WOOD STAKES OR PINS MAX 4' SPACING FIBER ROLL 9" MIN. 12 " M I N . 4" M A X . FIBER ROLL ROPE TIE WOOD STAKES VARIES 2"x 2" WOOD STAKES SLOPE FIBER ROLL 9" MIN. ROPE TIE 12 " M I N . 4" M A X . NOTE: INSTALL FIBER ROLL ALONG A LEVEL CONTOUR FIBER ROLL VERTICAL SPACING MEASURED ALONG THE FACE OF THE SLOPE VARIES BETWEEN 10.0 FT & 100.0 FT INSTALL A FIBER ROLL NEAR SLOPE WHERE IT TRANSITIONS INTO A STEEPER SLOPE USE WHEN FIBER ROLL MAY BECOME SUBMERGED NOTES: 12" 3' 6' 3:1 O R S T E E P E R S L O P E 3' 6" 1 1/2" STAPLES BERM 4' TAMP DIRT O V E R B L A N K E T 12" 1. EROSION CONTROL BLANKET SHALL CONFORM TO MNDOT 2575, MNDOT 3885 AND BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. 2. APPROVED EROSION CONTROL BLANKET WILL BE PER THE LATEST EDITION OF MNDOT'S APPROVED PRODUCT LIST. 3. SLOPE SURFACE SHALL BE FREE OF ROCKS, CLODS, STICKS AND GRASS. BLANKETS SHALL HAVE GOOD SOIL CONTACT. 4. LAY BLANKETS LOOSELY AND STAKE OR STAPLE TO MAINTAIN DIRECT CONTACT WITH THE SOIL. DO NOT STRETCH. BLANKETS SHOULD BE INSTALLED VERTICALLY DOWNSLOPE. 4" MIN. OVERLAP TYPICAL EROSION CONTROL BLANKET - SLOPE APPLICATION NOT TO SCALE SEQUENCE OF CONSTRUCTION THE FOLLOWING IS A SUGGESTED SEQUENCE OF CONSTRUCTION FOR THE INSTALLATION OF EROSION AND SEDIMENT CONTROLS AND IS NOT INTENDED TO BE A DEFINITIVE CONSTRUCTION SCHEDULE. 1.INSTALL TEMPORARY CONSTRUCTION ENTRANCES, AS REQUIRED, AND INLET PROTECTION. 2.INSTALL PERIMETER SEDIMENT CONTROL ON DISTURBED AREA. 3.EXCAVATE AND CONSTRUCT BUILDING FOUNDATION. 4.STOCKPILE EXCESS MATERIAL FOR SITE GRADING. 5.INSTALL TEMPORARY SOIL STABILIZATION ON DISTURBED AREAS, AS NEEDED. 6.INSTALL UTILITIES, STORM SEWERS, SANITARY SEWER, AND WATER. 7.INSTALL INLET PROTECTION AFTER COMPLETING STORM DRAINAGE AND OTHER UTILITY INSTALLATION. 8.COMPLETE FINAL GRADING. 9.COMPLETE FINAL PAVING. 10.MULCH AND SEED DISTURBED AREAS AS SPECIFIED WITHIN 14 DAYS OF COMPLETION OF TOPSOIL PLACEMENT AND GRADING. 11.RESEED AREAS DISTURBED BY REMOVAL ACTIVITIES. H: \ M a p l e G r o v e \ J B N \ 1 0 9 0 0 \ 1 0 9 2 7 \ 1 0 9 2 7 - 0 0 0 1 \ C A D \ P l a n s \ 1 0 9 2 7 _ B M P D e t a i l s . d w g -DE T A I L S 2 -4/ 1 / 2 0 2 2 2 : 0 7 P M -( kl u n d ) ByDateRevisionNo.6 OF 6 PROJECT NO. 10927-0001 SHEET Scale Drawn by Date Checked by AMZ KM EROSION CONTROL DETAILS4-01-2022 RUSTIC ROOTS WINERY 20168 ST. CROIX TRAIL NORTH SCANDIA, MNAS SHOWN HEI NO. 10927-0001 ATTACHMENT 9 ATTACHMENT 10 ATTACHMENT 11 1 TJ Hofer From:Greg Sandager < Sent:Friday, April 18, 2025 12:26 PM To:TJ Hofer Cc:k.morell@ci.scandia.mn.us; b.eklund@ci.scandia.mn.us Subject:Re: Rustic Root Land Use Applications *** WARNING: This email is from outside the company. Proceed with Caution*** Hi TJ, This all looks correct to me. Thanks! Greg Sandager www.abrahamsonnurseries.com www.rusticroots.wine On Fri, Apr 18, 2025 at 12:17 PM TJ Hofer <tj.hofer@bolton-menk.com> wrote: Greg, Thanks for coming in yesterday. ATTACHMENT 12 2 Here is how I understand how you want to amend the applications:  To be considered now: o CPA and ZMA for 2403220440001 (Parcel D) o CUPA for the existing CUPs and IUP on the site that apply to 2403220410001 (Parcel A), 2403220440002 (Parcel B), and Parcel D.  To be consider when survey documentation is completed: o CPA and ZMA for 2403220430003 (Parcel C) o Lot Line Adjustment between Parcel A and Parcel C. You stated you did not want to withdraw the applications that involve Parcl C. With the letter I sent regarding your submittal I included an extension of the application to July 4, 2025. If we don’t have the survey documents by May 23, 2025, (roughly the deadline I would need the materials by for the June PC), I will reach out about a waiver of the 15.99 review deadline. Thank you, 3 TJ Hofer (he/him/his) Planner II Bolton & Menk, Inc. 3507 High Point Drive North Bldg. 1 - Suite E130, Oakdale, Minnesota, 55128 (651) 506-7474 (612) 271-6984 tj.hofer@bolton-menk.com www.Bolton-Menk.com Book time to meet with me North ATTACHMENT 13 North 1 TJ Hofer From:Tom Langer <tom.langer@cmscwd.org> Sent:Tuesday, April 8, 2025 1:15 PM To:TJ Hofer Subject:RE: Rustic Roots CPA, ZMA, CUPA, and LLA - 20168 St. Croix Trl N (PID 2403220410001 and 3 Others) Hi TJ, No comments from us. Related, Greg has been in contact and will work with Watershed stormwater requirements for any approved impervious surface expansions on the parcels. Thanks, Tom Langer Senior Riparian Specialist | Carnelian Marine St. Croix Watershed District 11660 Myeron Rd North | Stillwater, MN 55082 Phone:  (651) 275-7452 | Cell: 507-276-8056  www.cmscwd.org Inquiries or Submittals: https://www.cmscwd.org/permits-overview District Rules: https://www.cmscwd.org/rules Permit Forms & Deadlines: https://www.cmscwd.org/residential-permits From: TJ Hofer <tj.hofer@bolton-menk.com> Sent: Friday, April 4, 2025 8:59 AM To: Ryan Goodman <Ryan.Goodman@bolton-menk.com>; c.fischer@ci.scandia.mn.us; mike.hinz@scandiafire.com; Tom Langer <tom.langer@cmscwd.org>; Daniel Elder <Daniel.Elder@washingtoncountymn.gov>; Wayne.Sandberg@co.washington.mn.us; metrodevreviews.dot@state.mn.us; k.morell@ci.scandia.mn.us Cc: Isiah Bubany <Isiah.Bubany@bolton-menk.com>; k.morell@ci.scandia.mn.us; b.eklund@ci.scandia.mn.us; Tomasevich, Dmitry (DOT) <dmitry.tomasevich@state.mn.us>; Amanda Johnson <ajohnson@eckberglammers.com>; Sarah Borrell <Sarah.Borrell@co.washington.mn.us>; Joe Sanders <Joe.Sanders@co.washington.mn.us> Subject: Rustic Roots CPA, ZMA, CUPA, and LLA - 20168 St. Croix Trl N (PID 2403220410001 and 3 Others) All, Please find the submiƩal materials in the following link for a Comprehensive Plan Amendment (CPA), Zoning Map Amendment (ZMA or Rezoning), CondiƟonal Use Permit Amendment (CUPA), and Lot Line Adjustment (LLA) for Rus Ɵc Roots at PID 2403220410001 in Scandia, MN: RusƟc Roots CPA, ZMA, CUPA, and LLA - For Review. In the folder you will find the submiƩed documents from the applicant as well as materials from previous submiƩals that show exisƟng condiƟons on the site. There are multiple PIDs in this request:  2403220410001 – Parcel A  2403220440002 – Parcel B  2403220430003 – Parcel C  2403220440001 – Parcel D ATTACHMENT 14 A great place to live, work and play…today and tomorrow Government Center | 14949 62nd Street North | P. O. Box 6 | Stillwater, MN 55082-0006 P: 651-430-6001 | F: 651-430-6017 | TTY: 651-430-6246 www.co.washington.mn.us Washington County is an equal opportunity organization and employer ADMINISTRATION Kevin Corbid, County Administrator Jan Lucke, Deputy County Administrator Jennifer Wagenius, Deputy County Administrator April 30, 2025 TJ Hofer Planner II - Bolton & Menk City of Scandia RE: Rustic Roots - Comprehensive Plan Amendment Mr. Hofer: Washington County received and reviewed the documents for the Rustic Roots Comprehensive Plan Amendment application requesting the rezoning of two parcels from Agricultural Core to Rural Commercial. The departments of Public Works and Public Health and Environment reviewed the documents provided on April 4, 2025. Washington County’s Public Health and Environment Department have comments related to the need for onsite wastewater treatment for the property. • The proposed use and site plan identify a restaurant and distribution center for wine, beer & cider. More information (building plans and a narrative from property owner) should be provided and the property owner should work with a professional wastewater treatment designer to determine if the site can accommodate the proposed use and wastewater treatment needs. • The extent of expansion is unknown and from what has been presented Washington County Public Health and Environment is unsure which of the existing wastewater treatment systems would be used or impacted. The existing systems are sized to accommodate a specific use and wastewater amount. • Parcel C has a considerable amount of slope. If development of this parcel is intended, it would require wastewater treatment areas to be identified. • Any proposed additional use will have an impact on current wastewater facilities. Without additional information it is not possible to determine the level of impact. ATTACHMENT 15 Washington County’s Public Works Department had no additional comments. Thank you for the opportunity to comment. Sincerely, Kelli Matzek Senior Planner Washington County – Office of Administration Cc: Emily Jorgensen, Washington County Planning Manager Metropolitan District 1500 County Road B-2 West Roseville, MN 55113 Page 1 of 3 April 30, 2025 TJ Hofer City Planner Bolton & Menk 14727 209th St. N Scandia, MN 55073 SUBJECT: Rustic Roots Winery Expansion MnDOT Review CPA25-001 NW quadrant of MN 95 and CR 52 (Oakhill Rd) City of Scandia, Washington County Dear TJ Hofer, Thank you for submitting the Comp Plan Amendment, Zoning Map Amendment, Conditional Use Permit Amendment, and Site Plan for Rustic Roots. The Minnesota Department of Transportation (MnDOT) has reviewed the documents, received April 4, 2025, and has the following comments: Background MnDOT has coordinated with the applicant regarding the site’s current use, access, and safety considerations on MN 95. The proposed expansion constitutes a change of use and warrants evaluation of how the proposal would impact MN 95. Left-Turn Lane on MN 95 MnDOT requires a left-turn lane on MN 95 for this project. The proposed expansion of Rustic Roots would generate enough traffic to meet the warrant for a left-turn lane, as established in Chapter 3 of MnDOT’s Access Management Manual (Figure 3.40: Warrant 9 for Left-Turn Lanes). MnDOT also recommends that the city of Scandia require a Traffic Impact Study (TIS). MnDOT guidance on Traffic Impact Studies is located in Chapter 5 of the Access Management Manual - Resources - Access Management - MnDOT Please contact Kaare Festvog, East Area Traffic Safety, at 651-440-2855 or kaare.festvog@state.mn.us with any questions. Access to CR 52 The applicant’s proposal would remove the driveway from the site to CR 52, leaving the driveway to MN 95 as the sole access to the site and adjacent parcels owned by the applicant. MnDOT recommends preserving the driveway to CR 52 for the Rustic Roots site and adjacent parcels, to avoid creating landlocked property. ATTACHMENT 16 Page 2 of 3 The TIS should determine the preferred location(s) for access to Rustic Roots. This analysis should also take into consideration access for emergency vehicles. Design Layout guidelines A new left turn lane on MN 95 will need to be reviewed through the Level 2 Layout review process. The MnDOT Area Engineer, Matt Schleusner, will be able to guide you through the layout review process. The following websites provide layout design guidance and identifies layout requirements: • https://www.dot.state.mn.us/metro/predesign/resources.html • http://www.dot.state.mn.us/design/geometric/index.html Please contact Matt Schleusner, East Area Engineer, at 651-366-4696 or matthew.schleusner@state.mn.us with any questions. Permits Any work that affects MnDOT right of way will require an appropriate permit. All permits are available and must be applied at: https://olpa.dot.state.mn.us/OLPA/. Upload this letter when applying for permits. For questions regarding permit submittal requirements, please contact Buck Craig of MnDOT’s Metro District Permits Section at 651-775-0405 (cell) or buck.craig@state.mn.us. Review Submittal Options MnDOT’s goal is to complete reviews within 30 calendar days. Review materials received electronically can be processed more rapidly. Do not submit files via a cloud service or SharePoint link. In order of preference, review materials may be submitted as: 1. Email documents and plans to metrodevreviews.dot@state.mn.us. Attachments may not exceed 20 MB (megabytes) per email. Documents can be zipped as well. If multiple emails are necessary, number each email. 2. Files over 20 MB can also be uploaded to MnDOT’s Web Transfer Client site: https://mft.dot.state.mn.us. Contact metrodevreviews.dot@state.mn.us, and staff will create a shared folder in which files can be uploaded to. Please send an accompanying email with a narrative for the development. You are welcome to contact me at scott.shaffer@state.mn.us with any questions. Sincerely, Scott Shaffer Senior Planner Page 3 of 3 Copy sent via email: Jason Swenson, Water Resources Buck Craig, Permits Ben Klismith, Right of Way Kaare Festvog, Traffic Amrish Patel, Transit Dmitry Tomasevich, Area Manager Matthew Schleusner, Area Engineer Lance Schowalter, Design Shane Rowbotham, Design Michael Kowski, Maintenance Molly McCormick, Ped/Bike/ADA Planning Tod Sherman, Planning Cameron Muhic, Planning Regina Burstein, Planning Michael Nelson, Surveys Joe Gustafson, Washington County Joseph Widing, Metropolitan Council