08.b Rustic Roots Traffic Study1
From: Schleusner, Matthew (DOT) <matthew.schleusner@state.mn.us>
Sent: Thursday, March 12, 2026 8:49 AM
To: Greenlee Dahle; Kyle Morell
Cc: Greg Sandager; cerickson@sambatek.com; Jeffrey Matzke; Sherman, Tod (DOT); Muhic,
P Cameron (DOT); Shaffer, Scott (He/Him/His) (DOT); Festvog, Kaare (DOT); Brenna, Erik
(DOT); Tomasevich, Dmitry (DOT)
Subject: Rustic Roots Winery Traffic Study Approval - LTL Deferral to 2031
Attachments: Rustic Roots LTL Justification_20260312.docx
Good morning everyone,
Thank you for the update regarding the City of Scandia meeting with Greg Sanders on the Rustic Roots Winery
expansion, the 2025 Conditional Use Permit approval and Condition 6, which requires appropriate agency approvals -
including MnDOT - prior to issuance of any building permits. The following provides MnDOT’s position and outlines the
requirements and the path forward.
Turn Lane Requirement:
• Based on MnDOT’s standard review for turn lane warrants and the criteria in Chapter 4 of the Traffic
Engineering Manual (TEM) a left-turn lane (LTL) at the Rustic Roots access is warranted. Supporting
documentation prepared by Metro Planning is attached for reference.
Compromised Approach:
• MnDOT has reached concurrence that the warranted Rustic Roots LTL can be included in the TH 95
pavement preservation project (SP 8210-127), currently planned for 2031. MnDOT’s agreement to defer
the construction of the Rustic Roots LTL to 2031 is contingent upon the City serving as the sponsoring
agency for the Rustic Roots related improvements on TH 95. Without executed cost-participation
agreements (Joint Powers or Partnership) in place, MnDOT’s access requirement will not be considered
satisfied.
• Integration of the LTL into the MnDOT project provides efficiencies related to project development,
design, construction, reduced impact to the area and cost.
Required Agreements
• Proactive Joint Powers/Partnership Agreement – between the State and City, establishing the City as
the sponsoring agency for the future Rustic Roots–related improvements on TH 95. This agreement
would remain in effect until all obligations associated with MnDOT’s 2031 project (SP 8210-127) are
fulfilled. MnDOT is developing the agreement framework.
• Future Cooperative Construction Agreement – between the State and City, executed at the time of
project delivery, outlining construction responsibilities and cost participation for the LTL and any
associated improvements at the time construction.
2
• Financial Agreements – between the City and the private developer (Rustic Roots), addressing the
terms of cost participation. These will be handled directly between the City and Rustic Roots.
MnDOT is actively preparing a concept-level design layout and scoping estimate identifying the impacts attributed to the
Rustic Roots improvements beyond those associated with the planned LTL at CR 52. These impacts include both
construction costs and right of way needs.
Details remain under development, but this framework outlines the process approach and allows all parties to continue
moving forward with the Rustic Roots expansion and TH 95 improvements.
MnDOT appreciates the City of Scandia and Greg’s team collaboration throughout this process. The next step will be to
reconvene with the city to discuss process in more detail, timeline, and agreement requirements once the concept
layout and scoping-level cost estimate are developed.
Thank you for your patience and attention to this matter.
Matthew L. Schleusner, P.E.
East Area Principal Engineer | Washington County
C: 612-270-3696; TEAMs Preferred
Matthew.Schleusner@state.mn.us
View My Availability Here (Safe Link - MSchleusner)
From: Greenlee Dahle <Greenlee.Dahle@bolton-menk.com>
Sent: Thursday, March 5, 2026 11:24 AM
To: Sherman, Tod (DOT) <tod.sherman@state.mn.us>; Schleusner, Matthew (DOT)
<matthew.schleusner@state.mn.us>; Muhic, P Cameron (DOT) <cameron.muhic@state.mn.us>; Shaffer, Scott
(He/Him/His) (DOT) <Scott.Shaffer@state.mn.us>; Festvog, Kaare (DOT) <kaare.festvog@state.mn.us>;
Brenna, Erik (DOT) <erik.brenna@state.mn.us>; Tomasevich, Dmitry (DOT) <dmitry.tomasevich@state.mn.us>
Cc: Kyle Morell <k.morell@ci.scandia.mn.us>; Greg Sandager <greg@rusticroots.wine>;
cerickson@sambatek.com <cerickson@sambatek.com>; Jeffrey Matzke <jeff.matzke@bolton-menk.com>
Subject: Rustic Roots Winery Traffic Study Approval
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Hello,
The City of Scandia met with Greg Sandager this morning to discuss the Rustic Roots Winery Expansion at 20168
St. Croix Trl. N.
A Conditional Use Permit was approved for the property in 2025. Condition 6 states that before any building
permits can be issued for the site, appropriate approvals are required from the following entities: CMSCWD,
Washington County, and Minnesota Department of Transportation.
Greg presented the traffic study prepared by Sambatek engineers to the City and indicated that MnDOT will not
require a left-turn lane at this time.
If you can confirm in writing that MnDOT will not require the LTL at this time, we will move forward with plan
reviews for the site. We can coordinate with the property owner and MnDOT on future corridor improvements or
cost-sharing agreements.
If you cannot confirm that MnDOT approves the proposal from Greg, we would like to set up a meeting to discuss
how to move forward.
The City of Scandia is available for meetings March 23-24, 26-27 and March 30-April 3.
If you have any questions or would like clarification, please let me know.
Thank you,
Greenlee Dahle
Scandia City Planner
Greenlee Dahle
(she/her/hers)
Community Planner
Bolton & Menk, Inc.
(651) 420-4103
3/12/2026 1
Rustic Roots Winery Expansion – Left Turn Lane Requirements
Based on chapter 4 of MnDOT’s Traffic Engineering Manual (TEM), the estimated traffic that would be generated
by the Rustic Roots expansion warrants a left-turn lane.
Table 4-23 of the TEM establishes that for 2-lane high-speed undivided highways with average daily traffic
between 3,000 and 3,999, a left-turn lane is warranted at a driveway with average daily traffic volume of more
than 1,200.
The ITE Trip Generation Manual provides strong evidence that a winery of the proposed size would result in
days with average traffic volume greater than 1,200. One of the comparable sites studied by ITE generated 1,205
trips on a Saturday, even though it has a gross floor area (7,000 SF) of less than half of the Rustic Roots proposal
(18,775 SF).
3/12/2026 2
Based on ITE’s numbers, Rustic Roots with an 18,775 SF tasting room would likely exceed the 1200-vehicle
threshold on Fridays, Saturdays, and Sundays. The estimated average daily volume for Friday-Sunday ranges
from 1,500 to 3,800 vehicles. Recognizing the dangers of extrapolating beyond the available data, it’s safe to
predict that an expansion of this size would exceed the threshold for a left-turn lane warrant.
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 24.032.20.4 1.000 1, where the previous approvals applied to 24.032.20.4 1.000 1,
24.032.20.44.0002, and 24.032.20.44.0001.
Page 1 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:
l . 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 2 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 153.300.010. 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 3 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.
1. Permanent signs for the rural event facility must comply with Sections
153.400.040 and 153.400.100].
in. 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.
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 4 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.
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 5 of 7
Whereupon, said Resolution is hereby declared adopted on this 17ih day of June 2025.
ATTEST:
lww
Kyle M ell, City Administrator
Steve Kronmil er, Mayor
ICA
IN-
Page 6 of 7
Attachment A
E1/2-SE1/4 S24T32R20 EXC: E 935FT OF THE S 1005FT OF SD EI/2 SUBJ TO CO RD 952
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
Page 7 of 7