Loading...
06.j PN Products SPR - CC Packet Date of Meeting: September 16, 2025 To: Honorable Mayor and Members of the City Council From: T.J. Hofer, Consultant City Planner Frannie Nielsen, Consultant Planner Re: Site Plan Review for Building Addition Applicant: Colleen and Peter Nora Zoning: Industrial Park (I-P) Owner: P and C Nora Properties LLC Future Land Use: Village Mixed Use Location: 21060 Ozark Court N PID 1403220430015 Review Deadline: October 4, 2025 The applicant is requesting approval of a Site Plan Review to allow a 76 ft. by 80 ft. building expansion to the currently existing building. The staff report to the Planning Commission from the September 2, 2025, meeting is attached and includes the full 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 Proposed Conditions The applicant is proposing an expansion to the existing structure that will result in a 76 ft. by 80 ft. addition to the east side of the building. The proposed addition will be used as an expansion of the current use. The project is considered a major project due to proposed exterior alterations of a structure to which Character Area Standards are applicable. As a major project, the site plan review is required to be reviewed by the Planning Commission and acted on by the City Council. The site is served by private septic and well systems. No changes are proposed to the utilities as part of this site plan submittal. The expansion appears to be approximately 15.81 ft. from the drainfields of the septic system. The city has adopted Washington County SSTS Regulations which require a 10 ft. setback for “non-occupied structures” and a 20 ft. setback from “occupied buildings.” The county has indicated that the expansion would be considered an occupied building in terms of septic setback. A condition has been included that requires the expansion conform with the adopted regulations. ANALYSIS Planning Commission The Planning Commission heard the application again at the September 2, 2025, meeting. The Planning Commission discussed the proposed expansion on the building, asked for clarification regarding the determination on the septic setback, the conditions related to the septic. 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. Staff Analysis Staff finds that the proposed plan is generally consistent with the Comprehensive Plan and UDC. Staff has reviewed the plan for consistency with the standards outlined for Site Plan Reviews and I-P Character Area Standards and believes the request meets or exceeds UDC criteria with the recommended conditions of approval. 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 The Planning Commission recommend that the City Council approve the request for Site Plan Review for a building expansion for the property located at 12060 Ozark Court N. Approval includes a resolution: Motion to recommend the City Council approval of a Site Plan Review for a 76 ft. by 80 ft. building expansion for the property located at 12060 Ozark Court N, with the findings and conditions described within the staff report. The above findings and following 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. Before a building permit is issued: a. The applicant shall comply with the comments provided by the City Engineer dated August 19, 2025, and any subsequent corrections and revisions. b. The applicant shall confirm the expansion complies with Revised Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations, including relocating portions of the septic system if needed. All relevant permits from Washington County will be required before work can commence on the existing septic system. 3. No signage is approved with this resolution. Any future signage or modification of signage shall be consistent with the Character Area Standards within 153.400.040. 4. A grading permit including grading plan and erosion control plan shall be submitted to the City for review, showing any areas of soil disruption, construction entrances, building floor elevations, and drainage patterns, and other such information deemed necessary for review by the City Engineer. 5. The applicant shall receive a permit from and be in compliance with the standards of the Carnelian-Marine-St. Croix Watershed District. 6. Any changes to the existing or new wells must be constructed in accordance with all rules and regulations of the Minnesota Department of Health. 7. The applicant shall secure all applicable permits required from local, state, and federal entities. 8. The site plan approval shall become null and void one year after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the app roved plan. Attachments A. Resolution 09-16-25-02 Approving a Site Plan B. Planning Commission “Site Plan Review for Building Addition” Packet, dated September 2, 2025 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 09-16-25-02 APPROVING A MAJOR SITE PLAN REVIEW FOR 12060 OZARK COURT NORTH ON PARCEL 14.032.20.43.0015 LOCATED AT 21060 OZARK COURT NORTH WHEREAS, Peter and Colleen Nora (the “applicant”), on behalf of P and C Nora Properties LLC (the “owners”), has requested and made an application for a site plan review to expand the existing principal structure located at 21060 Ozark Court North, and the property is legally described as; Lot 1, Block 8, HAWKINSON BUSINESS PLAT; and WHEREAS, the Planning Commission reviewed the site plan review on September 2, 2025, and recommended that the City Council approve the request. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve, a site plan review for to expand the existing principal structure located at 21060 Ozark Court North subject to the following conditions: 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. Before a building permit is issued: a. The applicant shall comply with the comments provided by the City Engineer dated August 19, 2025, and any subsequent corrections and revisions. b. The applicant shall confirm the expansion complies with Revised Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations, including relocating portions of the septic system if needed. All relevant permits from Washington County will be required before work can commence on the existing septic system. 3. No signage is approved with this resolution. Any future signage or modification of signage shall be consistent with the Character Area Standards within 153.400.040. 4. A grading permit including grading plan and erosion control plan shall be submitted to the City for review, showing any areas of soil disruption, construction entrances, building floor elevations, and drainage patterns, and other such information deemed necessary for review by the City Engineer. 5. The applicant shall receive a permit from and be in compliance with the standards of the Carnelian-Marine-St. Croix Watershed District. 6. Any changes to the existing or new wells must be constructed in accordance with all rules and regulations of the Minnesota Department of Health. 7. The applicant shall secure all applicable permits required from local, state, and federal entities. 8. The site plan approval shall become null and void one year after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the app roved plan. Whereupon, said Resolution is hereby declared adopted on this 16th day of September 2025. Steve Kronmiller, Mayor Peter Nora, Owner Colleen Nora, Owner ATTEST: Kyle Morell, City Administrator Date of Meeting: September 2, 2025 To: Chair Loeffler and Members of the Planning Commission From: T.J. Hofer, Consultant City Planner Frannie Nielsen, Consultant Planner Re: Site Plan Review for Building Addition Applicant: Colleen and Peter Nora Zoning: Industrial Park (I-P) Owner: P and C Nora Properties LLC Future Land Use: Village Mixed Use Location: 21060 Ozark Court N PID 1403220430015 Review Deadline: October 4, 2025 The applicant is requesting approval of a Site Plan Review to allow a 76 ft. by 80 ft. building expansion to the currently existing building. BACKGROUND The site is located on the east side of Scandia just south of Scandia Trail N. The site consists of one parcel zoned Industrial Park (I-P). The parcel is currently guided as Village Mixed Use on the 2040 Future Land Use map. Neighboring parcels are either zoned Industrial Park or Business Park. The site is currently used by PN Products, which is a manufacturing service of plastic thermoforming. The site currently has one building of approximately 21,000 square feet. The building’s façade is currently finished steel, a permitted material in the I-P zoning district. The current structure meets setback requirements. EVALUATION OF REQUEST The applicant is proposing an expansion to the existing structure that will result in a 76 ft. by 80 ft. addition to the east side of the building. The proposed addition will be used as an expansion of the current use. The project is considered a major project due to proposed exterior alterations of a structure to which Character Area Standards are applicable. As a major project, the site plan review is required to be reviewed by the Planning Commission and acted on by the City Council. Site Plan Review Lot Standards Standard Requirement Proposed Meets Requirement Front Setback 40 ft 40 ft Yes Side Setback 10 ft 25 ft west 89 ft east Yes Rear Setback 50 ft 67 ft Yes Maximum Lot Coverage 65% 43% Yes Maximum Building Height 45 ft 19 ft Yes Standard Requirement Proposed Meets Requirement Septic Soil Treatment and Dispersal Area Setback 10/20 ft. 17.12 To be determined The proposed expansion meets lot standards of the I-P District. The required septic setback is to be determined and is explained in greater detail below. Utilities The site is served by private septic and well systems. No changes are proposed to the utilities as part of this site plan submittal. The expansion appears to be approximately 17.12 ft. from the drainfields of the septic system. The city has adopted Washington County SSTS Regulations which require a 10 ft. setback for “non-occupied structures” and a 20 ft. setback from “occupied buildings”. The county’s ordinance does not define these terms and the proposed expansion is proposed to be used for warehousing, which is generally considered a non- occupied structure by the county, however, the addition is connected to the existing structure which would be considered an occupied building. Staff contacted county staff to understand which setback needed to be met, but county staff was unable to provide a definitive answer at this time. Based on conversations with the applicant, staff believes the applicant has contingencies if they 20 ft. setback is required and believes that approval with a condition is appropriate. A condition has been included that requires that the proposed addition meet the requirements of the Revised Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations. Drainage and Easements The applicant has submitted a drainage plan as part of the Site Plan Review. The site plan indicates an existing raingarden that will be expanded on the southwest side of the property and a sewage drain field east of the proposed building expansion. The raingarden will utilize drainage easements located on the property and shall be compliant with the executed permit from the Carnelian-Marine-St. Croix Watershed District. A condition has been included that the site be in compliance with the comments prepared by the City Engineer. Part of the drainage system on the site includes a inlet on the north side of the building that will bring water under the proposed addition to the south side of the site. Staff generally discourages this type of drainage, however the proposed pipe is not public infrastructure and the city does not have regulations that prohibit in in the UDC. The applicant should review related building codes and work with qualified professionals to ensure that the proposed pipe is properly protected and maintained. 10 ft. drainage and utility easements were dedicated on the property as part of the Hawkinson Business Park plat. Streets, Access, and Parking There are two existing access drives for the site, one from Ozark Court N and one from Ozark Avenue N. The two accesses each serve an existing parking area. The northern parking area is paved with nine striped parking spaces, one of which is indicated on the submitted parking plan as an ADA stall, and the southern parking area is a gravel surface with space for 15 parking spaces and a loading area. It appears that the northern parking lot may need to be restriped to be in compliance with the proposed conditions. The Scandia UDC states there shall be one space for each two employees on maximum shift or 1 for each 2,000 square feet of gross floor area, whichever is greater. The proposed addition will result in approximately 27,000 square feet of floor area which would require 14 parking spaces. The applicant’s parking plan indicates 24 in total parking spaces with nine in the northern parking lot and 15 in the southern parking lot. Existing parking spaces are sufficient for the proposed building expansion. Parking areas must utilize asphalt, concrete or a reasonable substitute surface as approved by the City Engineer and, where four or more spaces are required, stalls must be marked by durable painted stripes designating the parking spaces. The southern parking lot is gravel and does not currently have striping. The applicant is not proposing paving or striping the southern parking lot as part of this site plan. The gravel and lack of striping are existing nonconformities that the city may require to be brought into compliance as a condition of approval The applicant has submitted a parking plan without dimensions. The stalls appear to be three 45 - degree stalls and 21 90-degree stalls. The required dimension of each stall type are as follows: Standard 45-degree stall 90-degree stall Stall width 12.7 ft 9 ft Stall depth 17.5 ft 18.5 ft The City Engineer has provided additional comments related to the parking areas. A condition has been included that the site be in compliance with the comments prepared by the City Engineer. A 10 ft. setback is required for parking areas. This requirement is met. Loading The current site has two loading docks, a 12 ft. by 14 ft. drive in garage door, and a 7 ft. by 8 ft. drive in garage door all on the southern side of the property facing away from public ROW. The proposed expansion has one 12 ft. by 14 ft. drive in garage door facing south. Loading spaces must include a maneuvering area which may not use or block any portion of the site containing parking stalls, access drive, customer service areas or required fire lanes. Loading spaces and maneuvering areas may not include areas within required setbacks or public rights-of- way. The applicant has submitted an emergency services maneuvering plan. The Fire Chief has reviewed the proposed site plan and has not identified any concerns. Landscaping and Screening The proposed site plan does not include any significant trees removals or any changes to landscaping. The site currently has multiple trees along each ROW to act as screening of the parking lots and trash area. Scandia’s UDC requires all automobile parking lots designed for 15 or more parking spaces must provide landscaping areas dispersed throughout the parking lot. If the parking lot on the south side of the site is improved landscaping areas may be required. Signs No signage has been proposed. Any signs proposed in the future will be subject to 153.400.100 of the UDC. Lighting The existing building has 10 LED light fixtures affixed to the building. The proposed expansion includes three wall light fixtures, one for each exposed side of the addition. The existing and proposed lighting appears to meet Scandia’s UDC requirements. Architectural Design Standards The I-P District requires that buildings be constructed of decorative concrete block or professionally designed pre-cast concrete units and should use a building design that is compatible with other development throughout the zoning district. Other buildings in this industrial park appear to be constructed with a finished metal façade. The applicant is proposing to match the expansion façade with the existing building’s façade of finished steel. Finished steel is an approved material for the I-P District, and the proposed material is compatible with the existing façade and surrounding I-P zoned properties. 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 applicant has received a land disturbance permit from the Carnelian Marine St. Croix Watershed District for the proposed expansion. Engineering Department The Engineering Department has provided a comment letter dated August 19th, 2025. Conditions of approval have been added to address engineering comments. Fire Department The Fire Chief has not provided a written comment but has indicated that they do not have concerns related to site circulation. 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 UDC. Staff has reviewed the plan for consistency with the standards outlined for Site Plan Reviews and I-P Character Area Standards and believes the request meets or exceeds UDC criteria with the recommended conditions of approval. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached resolution. 2. Recommend denial, with findings, of the attached resolution. 3. Table the request for further review/study. RECOMMENDATION Staff recommends the Planning Commission recommend that the City Council approve the request for Site Plan Review for a building expansion for the property located at 12060 Ozark Court N. Approval includes a resolution: Motion to recommend the City Council approval of a Site Plan Review for a 76 ft. by 80 ft. building expansion for the property located at 12060 Ozark Court N, with the findings and conditions described within the staff report. The above findings and following 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. Before a building permit is issued: a. The applicant shall comply with the comments provided by the City Engineer dated August 19, 2025, and any subsequent corrections and revisions. b. The applicant shall confirm the expansion complies with Revised Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations, including relocating portions of the septic system if needed. All relevant permits from Washington County will be required before work can be commended on the existing septic system. 3. No signage is approved with this resolution. Any future signage or modification of signage shall be consistent with the Character Area Standards within 153.400.040. 4. A grading permit including grading plan and erosion control plan shall be submitted to the City for review, showing any areas of soil disruption, construction entrances, building floor elevations, and drainage patterns, and other such information deemed necessary for review by the City Engineer. 5. The applicant shall receive a permit from and be in compliance with the standards of the Carnelian-Marine-St. Croix Watershed District. 6. Any changes to the existing or new wells must be constructed in accordance with all rules and regulations of the Minnesota Department of Health. 7. The applicant shall secure all applicable permits required from local, state, and federal entities. 8. The site plan approval shall become null and void one year after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the app roved plan. Attachments A. Resolution 09-16-25-XX Approving a Site Plan B. Location and Zoning Map C. Application D. Submitted Materials E. City Engineer comments, dated August 19, 2025 F. Carnelian Marine St. Croix Watershed District Permit CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 09-16-25-XX APPROVING A MAJOR SITE PLAN REVIEW FOR 12060 OZARK COURT NORTH ON PARCEL 14.032.20.43.0015 LOCATED AT 21060 OZARK COURT NORTH WHEREAS, Peter and Colleen Nora (the “applicant”), on behalf of P and C Nora Properties LLC (the “owners”), has requested and made an application for a site plan review to expand the existing principal structure located at 21060 Ozark Court North, and the property is legally described as; Lot 1, Block 8, HAWKINSON BUSINESS PLAT; and WHEREAS, the Planning Commission reviewed the site plan review on September 2, 2025, and recommended that the City Council approve the request. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve, a site plan review for to expand the existing principal structure located at 21060 Ozark Court North subject to the following conditions: 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. Before a building permit is issued: a. The applicant shall comply with the comments provided by the City Engineer dated August 19, 2025, and any subsequent corrections and revisions. b. The applicant shall confirm the expansion complies with Revised Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations, including relocating portions of the septic system if needed. All relevant permits from Washington County will be required before work can be commended on the existing septic system. 3. No signage is approved with this resolution. Any future signage or modification of signage shall be consistent with the Character Area Standards within 153.400.040. 4. A grading permit including grading plan and erosion control plan shall be submitted to the City for review, showing any areas of soil disruption, construction entrances, building floor elevations, and drainage patterns, and other such information deemed necessary for review by the City Engineer. 5. The applicant shall receive a permit from and be in compliance with the standards of the Carnelian-Marine-St. Croix Watershed District. 6. Any changes to the existing or new wells must be constructed in accordance with all rules and regulations of the Minnesota Department of Health. ATTACHMENT A 7. The applicant shall secure all applicable permits required from local, state, and federal entities. 8. The site plan approval shall become null and void one year after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the app roved plan. Whereupon, said Resolution is hereby declared adopted on this 16th day of September 2025. Steve Kronmiller, Mayor Peter Nora, Owner Colleen Nora, Owner ATTEST: Kyle Morell, City Administrator 75 2.3 © Bolton & Menk, Inc - Web GIS 0 Legend Zoning 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: 8/20/2025 5:33 PM 527 Feet City Limits Parcels 07/21/2025 Lot Lines Parks Shoreland Overlay PUD Overlay Lakes Mining Overlay Saint Croix River District Zoning Agricultural Core Agricultural Preserves Rural Residential General Village Neighborhood Rural Commercial Rural Residential Neighborhood Village Historic Core Village Center Open Space - Planned Unit Development Industrial Park ATTACHMENT B ATTACHMENT C ATTACHMENT D 14727 209 th St. N., Scandia, Minnesota 55073 Phone (651) 433 -2274 Fax (651) 433 -5112 http://www.cityofscandia.com August 19, 2025 Brenda Eklund City Clerk 14727 209th Street N Scandia, MN 55073 RE: PN Products Site Plan Review Dear Ms. Eklund, We have completed our review of the submittals for Scandia Heritage Center received August 1, 2025, from the project representatives. The following submitted documents were reviewed: • Addition Permit Plan Set – PN Products Sit Plan, dated August 12, 2025, containing (7) plan sheets: o Lighting Plan, Drainage Plan, Parking Lot Layout, Loading Spaces, Sewage Drain Field, Utilities, and Emergency Services. Drainage Plan: 1. Will the gravel parking lot south of the buildings be regraded to drain as directed? 2. How much additional storage will be created as part of the proposed rain garden? How will this be verified post construction? 3. A 10” storm sewer drain is shown as existing, and running underneath the proposed building? Consider relocating this storm sewer outside of the building footprint. If the pipe needs to be replaced/repaired in the future, it will be extremely difficult to do as currently displayed. 4. Will the existing storm sewer still drain efficiently once the building has been constructed? What will the low floor elevation of the building be? What is the rim elevation of the structure, and the invert elevation of the drain pipe south of the building? Parking Layout: 5. Will the south parking lot remain gravel? Are the parking stalls shown going to be striped or are they for display purposes? What are the dimensions of each of these proposed stalls? 6. Will the “ADA” stall have a handicapped pavement marking installed? Or be cross striped to have the neighboring stall be van accessible? ATTACHMENT E 14727 209 th St. N., Scandia, Minnesota 55073 Phone (651) 433 -2274 Fax (651) 433 -5112 http://www.cityofscandia.com Sewage Drain Field: 7. Are all utilities shown on this sheet existing? Will the new building be served by this system? Utilities: 8. Are all utilities shown on this sheet existing? Will the new building be served by these systems? Emergency Services: 9. What are the dimensions of the gravel lot? The Fire Chief will need to know dimensions of these turnarounds in order to provide a full review of this site. General Comments 1. All perimeter erosion control measures must be installed prior to starting construction. 2. This project will be responsible for development fees/permits as required by the City and Watershed District (CMSCWD). 3. Plans for the building and all site work shall be submitted to and approved by the Department of Labor and Industry prior to construction if required. Submit approval to the City. 4. Well systems will be permitted by the Minnesota Department of Health. 5. Sanitary Sewer connections shall comply with the Association/Washington County/MPCA requirements. 6. Developer shall provide proof of MPCA NPDES/SDS construction stormwater permit approval prior to construction. 7. All stormwater BMP’s, storm sewer utilities, gravel parking lot, and other miscellaneous site improvements will be privately owned, operated, and maintained by the property owner. 8. Landscaping Plan will be reviewed and approved by Planning & Zoning. 9. Lighting Plan for parking lot to be reviewed by Planning & Zoning. 10. After final restoration and turf establishment reaches 70% coverage applicant shall request final inspection through the City of Scandia. 11. Revised documents shall be submitted for review and acceptance prior to any construction activity starting. 12. All construction activity and material storage shall be contained within the site. 13. Street sweeping will be required within 24 hours if sediment is tracked off the site. 14. A Gopher State One Call shall be completed before any excavation work can begin as noted on the plans. 15. All construction shall be completed within City approved working hours. 16. A preconstruction meeting is required to be held prior to any construction activity starting on site. The Owner shall invite representatives from the City, Watershed and the private utility owners as noted on the plans. 17. Site improvements shall be coordinated with private utility owners and private utility work will be the responsibility of the applicant. 18. Please respond in writing as to how the above comments will be addressed. Please do not hesitate to contact me at 651-308-1491 with any questions or comments you may have regarding this memo. Sincerely, 14727 209 th St. N., Scandia, Minnesota 55073 Phone (651) 433 -2274 Fax (651) 433 -5112 http://www.cityofscandia.com Isiah Bubany, PE Project Engineer Enclosures: None. 8/6/2025 8 6 ATTACHMENT F 8/6/2025