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08.b Draft minutes 07-01-2025 Planning Commission July 1, 2025 The Scandia Planning Commission held their regular monthly meeting on the above date. The meeting was conducted in-person and virtually over an electronic platform. All participants who joined the meeting remotely could hear each other and contribute to discussions. Vice-Chair Jan Hogle called the meeting to order at 7:06 p.m. The following were in attendance: Commissioners Mary Cullen, Laszlo Fodor, Jan Hogle, and Perry Rynders. Absent: Chair Travis Loeffler. Staff present: City Planner TJ Hofer, City Administrator Kyle Morell and City Clerk Brenda Eklund. City Council member Kirsten Libby was also in attendance. PUBLIC FORUM There were no public comments. APPROVAL OF AGENDA, MINUTES Rynders, seconded by Fodor, moved to approve the agenda as presented. The motion carried unanimously. Fodor, seconded by Cullen, moved to approve the June 3, 2025 minutes as presented. The motion carried unanimously. PUBLIC HEARING: CONDITIONAL USE PERMIT FOR AN ESSENTIAL SERVICES UTILITY SUBSTATION AT 18180 MANNING TRAIL NORTH. NORTHERN NATURAL GAS COMPANY, APPLICANT. Planner Hofer presented a request from Northern Natural Gas Company for a Conditional Use Permit to allow a utility substation to be constructed on a 3.26-acre parcel described as Lot 1, Block 1, Nelson Addition. The subject property was part of a minor subdivision at 18180 Manning Trail approved in April 2025 and will be accessed from 180th Street North. The application described the odorizer facility as a federally mandated infrastructure enhancement to the natural gas lines operated from the Hugo Compressor Station located directly across 180th Street. The application stated the facility will generate minimal noise, infrequent traffic, and designed for low-profile operation. Hofer explained that the request was evaluated using the standards in the Unified Development Code and Shoreland Management Regulations. Staff finds not all conditions for CUP approval are met. Planner Hofer described the proposal to develop the site which will consist of two driveways, two buildings, a facilities area including raised pipes and a tank storage area, and a large gravel area around the structures and facilities. Stormwater will be managed by two onsite ponds. Screening is proposed through use of coniferous plantings on the north and south sides of the lot. Planner Hofer said that the issues noted are detailed in the staff report. First, the impervious surface exceeds the 25% maximum allowed in the UDC. Secondly, a large gravel area and bituminous surface encroaches into the 75-foot wetland setback. Thirdly, the proposed screening is inadequate for the standards of a utility substation. The applicant has noted the complications Scandia Planning Commission July 1, 2025 Page 2 of 4 of planting vegetation on the west side of the property due to wetland areas and is proposing the vegetation standard be waived. Hofer said staff is consulting with the City Attorney to what can be allowed. Planner Hofer explained that staff recommends opening the public hearing to receive comments, but leave the hearing open and table the application to a future meeting to allow the applicant time to address the issues. Rynders, seconded by Fodor, moved to open the hearing at 7:15 p.m. Motion carried 4-0. Leon Kushner, Ham Lake, said he is the property owner of the adjacent property to the east, a 5- acre parcel where he intends to build his retirement home in the future. Kushner said he is concerned the plan shows not enough screening on the west and south of the property owned by Northern Natural Gas. Kushner said there should be more trees planted along 180th Street and along the west side to screen for views and noise. Kushner said the company is saying the wetland issue is the reason for no trees and that his property has a vegetative screen, but he is asking for something to be added to address the lack of screening. Kushner said the drainage ponds to collect runoff are great. Commissioner Rynders said it is reasonable to table the application to the next meeting. Commissioner Cullen agreed with staff’s direction to the applicant to address staff’s comments in the report. Commissioner Hogle said she has concern about the applicant’s plan to use all coniferous trees for screening. With climate and temperature changes, the MN DNR recommends a variety of species including deciduous trees in the mix. Hogle said meeting the requirements for screening is up to the property owner, not the adjacent land owner. Rynders, seconded by Cullen, moved to table the application for a conditional use permit for the applicant to respond with revisions as addressed in the staff report. Motion carried 4-0. PUBLIC HEARING: CONDITIONAL USE PERMIT TO ALLOW FOR AN ADDITIONAL 25% OF TOTAL SQUARE FOOTAGE OF ACCESSORY STRUCTURE AT 16801 205TH STREET COURT NORTH. JOE HANSMANN, INNOVATIVE BUILDING & DESIGN, APPLICANT. Planner Hofer presented a Conditional Use Permit request to allow for an additional 25% of total square footage of accessory structure size at 16801 205th Street Court. The Unified Development Code allows flexibility for additional square footage with a CUP. Hofer said building and grading permits for new construction on the site are currently under review. A site plan attachment to the staff report showed the lot layout. The site plan includes a 1,900 square foot house, a 576 square foot detached garage, and the proposed 1,870 square foot accessory structure. Hofer said the detached garage will not count toward the allowed total square footage of accessory structure. Hofer noted that the buildable area of the 2.87-acre lot is under one acre, defining it as a legally nonconforming lot platted in 1999. Scandia Planning Commission July 1, 2025 Page 3 of 4 For the size of the property, an accessory structure of 1,500 square feet is allowed. The applicant is proposing to build a garage/studio 1,870 square feet is size located in front of the principal dwelling, which requires an administrative permit to allow for this location. Hofer said the topography and existing trees on the site limit placement in the side or rear of the lot, and there will be a condition that existing vegetation be preserved to the extent possible. Planner Hofer said staff recommends opening the public hearing to receive comments, and concluded with approval of the request with findings and conditions in the staff report. Commissioner Cullen questioned Condition #3 to maintain existing vegetation for screening– can invasive species be removed? Planner Hofer replied yes. Rynders, seconded by Fodor, moved to open the public hearing at 7:28 p.m. Motion carried 4-0. There were no comments. Rynders, seconded by Fodor, moved to close the public hearing. Motion carried 4-0. Commissioner Rynders said this seems straightforward. Rynders said he walked the property at the site visit and he is concerned about the location of the home near a bluff. Planner Hofer said the location has been identified by staff not as a bluff but rather steep slopes. Because the property is not in shoreland and is outside the St. Croix River overlay, the setback standards from the slopes do not apply here. Commissioner Rynders said that at the site visit, the property owners indicated that they may not be building a detached garage due to HOA rules. Planner Hofer said if this is the case, a CUP may not be necessary. Hofer said he will follow up with the applicant on this determination. Commissioner Cullen stated that granting a CUP will leave them with flexibility for a future opportunity to build a garage. Cullen, seconded by Fodor, moved to recommend approval of a Conditional Use Permit at 16801 205th Street Court as recommended by staff. Motion carried 4-0. The recommendation for approval will be presented to the City Council at their meeting on July 15, 2025. REPORT ON RURAL CENTER DENSITY Planner Hofer described an informational memo which was presented to the City Council at their June 4th Work Session. The report is the second of a multi-part discussion for necessary amendments to the Comprehensive Plan and Unified Development Code to address density. The report reviewed the Rural Center Community Designation for density goals in the Village Area, as it applies to the city’s 2040 Comprehensive Plan adopted in September 2019. Scandia Planning Commission July 1, 2025 Page 4 of 4 CITY COUNCIL UPDATES Council member Libby reported that at their meeting on June 17th, the Council tabled the exterior storage ordinance to continue conversation with interested parties and assess clarity of the amendments. Administrator Morell explained a finding that not every lot on Big Marine Lake is zoned RR-N but rather RR-G, meaning these properties would be subject to less storage. Tabling the ordinance allows more staff research to address this allocation concern. The City Council approved amendments to grading and land alteration requirements. FUTURE ITEMS: Next meeting – August 5, 2025 Planner Hofer reported that the August 5th meeting may have a Conditional Use Permit for a Distribution Solar Energy System on Mayberry Trail. PN Products is looking to expand their facility and will require a site plan review for industrial use. ADJOURNMENT Rynders, seconded by Cullen, moved to adjourn the meeting. Motion carried 4-0. The meeting adjourned at 7:40 p.m. Respectfully submitted, Brenda Eklund, City Clerk