04. Housing Development Discussion1 | P a g e
Date: April 28, 2026
To: Scandia Economic Development Authority
From: Greenlee Dahle, Consultant City Planner
T.J. Hofer, Consultant City Planner
Re: Development Scenario for Housing
City staff have prepared a memo to summarize the current barriers to development of housing in
Scandia.
COMPREHENSIVE PLAN & FUTURE LAND USE
Comprehensive Plan Goals
Scandia’s 2040 Comprehensive Plan includes goals and policies that provide the basis for
development strategies in the community. General goals from the Land Use, Housing, and Water
Resources sections include, but are not limited to:
Preserve the rural, agricultural character of Scandia through zoning regulations, ordinances,
and site design standards.
Manage land use to prevent the premature demand for extension of urban services and in
ways that allow existing service levels to meet service needs.
Ensure a variety of lot sizes to create affordable development opportunities to best meet the
needs of residents and businesses in Scandia.
Support a variety of housing types and densities for residential uses in and surrounding the
Village Center and other areas where appropriate.
Expand life-cycle housing opportunities for residents at all points of life.
Encourage a range of housing choices that fit with the character of the community.
Ensure financial and environmental accountability for installation, maintenance, remediation,
and management of any permitted private wastewater system.
Community Designation
Scandia has two Community Designations from the Metropolitan Council; Diversified Rural for
most of the city and Rural Center applied only to the Village Center area. This designation was
requested by the city as part of the 2040 Comprehensive Plan and approved by the Metropolitan
Council in 2019.
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Under Thrive MSP 2040, Rural Centers are typically expected to plan for average residential
densities of 3-5 units per acre. However, when approving Scandia’s 2040 Comprehensive Plan,
the Metropolitan Council explicitly acknowledged Scandia’s limited wastewater capacity and
historic development patterns, so a lower density than average for Rural Centers was approved.
Future Land Use Density
Village Neighborhood and Village Mixed Use areas are guided at 1 unit per 2.5 acres. Sector
Representatives have indicated to staff that they would not support an expansion of the current
land area designated Rural Center. Scandia’s Rural Center density cap (1 unit per 2.5 acres) is
unique within the seven county metro.
The majority of Scandia is planned and zoned as General Rural at 4 units per 40 acres, which is
the average development density in Diversified Rural areas.
Wastewater
Scandia is not included in the long-term service area extension of the wastewater system from
the Metropolitan Council as of the most recent 2050 plans. This limits the City’s ability to plan
for long-term water and sewer connections to all areas of the community.
The city has no future plans to own and operate a public water and sewer system. As an
alternative, cities can allow community- or HOA-owned, shared septic systems. In previous
conversations with Washington County Subsurface Sewage Treatment System (SSTS) staff they
would not directly discourage the use of community septic systems but highlight several issues
with long-term maintenance responsibility and risks of emergencies like a break or system
failure. Incremental systems that serve a portion of units in larger development are more feasible
than individual systems in some cases. Individual septic systems have higher individual
development costs and are further limited by site constraints on smaller lots.
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UNIFIED DEVELOPMENT CODE
The City’s Unified Development Code (UDC) regulates zoning, land use, subdivision, and
development. Where higher density allowances exist, the UDC provides standards for
development.
153.200 Zoning Districts
Base Zoning Districts control residential density.
Density is calculated on a quarter-quarter section (40 acres) basis.
Most zoning districts allow a maximum of:
o 4 units per 40 acres, or
o 1 unit per 2.5 acres in Village districts.
Higher density zoning districts (Village districts) must organically expand from the
current area and cannot “leapfrog” development.
Lot averaging, open space conservation, and Planned Unit Developments (PUD) do not
increase the maximum density, but redistribute units within the same density cap.
153.300 Allowed Uses
Duplex, triplex, fourplex, townhomes, multi-family dwellings, and attached residential
units are not broadly permitted by right in rural zoning districts.
Where allowed, these uses require:
o Conditional Use Permit (CUP), and/or
o Rezoning to a different Zoning District or PUD.
Single-family detached housing is the predominant permitted residential use outside
Village districts.
Accessory dwelling units are allowed for all lots within the city. For commercial or
industrial uses, additional conditions and standards must be met.
153.400 Character and Building Standards
Density & Subdivision
The UDC regulates lot size and width by Base Zoning
District and generally does not permit more than one
principal structure on one parcel of land, unless otherwise
authorized.
Permitted subdivision types include:
Conventional Subdivision
Lot Averaging
Open Space Conservation
Conventional Subdivision (G-R)
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PUD
Lot averaging and open space conservation do not allow additional units, only redistribution.
Bonus density is detailed within the UDC, but Sector Representatives from the Metropolitan
Council have indicated to staff that the bonus density allowed in the UDC should not be allowed.
Staff intend to propose an amendment to the UDC to clarify in the near future. Open Space
Conservation requires rezoning to OS-PUD.
Wastewater
Additionally, each lot must demonstrate the ability to support
an individual sewage treatment system, or community
system meeting MPCA and Washington County
requirements.
Community systems require long-term ownership and
maintenance entities, financial guarantees, and development
agreements. As a result, small lots and attached units are
difficult to serve with compliant septic systems. Historically,
the City has been reluctant to accept shared or privately
managed systems, or to establish a municipal sewer system.
Streets and Access
Subdivisions are required to build streets to City
Engineering Standards and dedicate right-of-way for public
use. Private streets are prohibited in new subdivisions.
Dead-end streets require additional improvements such as
cul-de-sacs or turnarounds.
Compact development often relies on private drives or
shared access, which are not permitted, increasing
infrastructure costs and reducing design flexibility.
Landscaping, Screening, and Buffering
Major residential subdivisions are required to submit a
landscaping plan and a tree inventory. In areas with
significant trees or woodlands, the UDC applies preservation
and replacement standards that increase development cost
when significant trees or woodlands are removed. These
standards are intended to protect the community’s natural
resources and serve as a screening and buffering measure
between adjacent land uses.
Lot Averaging w/ Landscaping Buffer
Lot Averaging (AG-C)
Conventional Subdivision
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153.500 Administration
Under Table 153.500.010-1, higher density residential developments require discretionary
review, which may include:
Zoning Amendments
Comprehensive Plan Amendments
Conditional Use Permits (CUP)
Variances
Minor Subdivisions
Major Subdivisions
Major Site Plan Review
There is no administrative pathway to approve additional residential density or housing types not
permitted by-right. These developments are subject to Planning Commission and City Council
action.
153.500.080 prohibits variances for density: No variance may be granted… to allow for an
increase in the residential density in the land use designation as guided in the City’s adopted
Comprehensive Plan. This is a limitation placed on variances by state statute and cannot be
changed by the city.
Section 153.500.090 is also clear that CUPs do not authorize additional density or smaller lots.
This applies to PUDs as well.
DEVELOPMENT SCENARIOS
Laurel Ridge
The proposed housing development “Laurel Ridge” was ultimately approved by the Scandia City
Council in 2024, but the total units were reduced from 13 lots in the concept plan, to eight lots in
the final plat. This plan still raised density concerns, largely generated by public opposition once
the unit count was understood. These concerns were generally expressed as concerns about
traffic and driveway access spacing.
Proposed Plan: Final Approved Plan:
13 lots 8 lots
~2.5-acre parcels ~4.4 acre lots
Single-family detached homes Single-family detached homes
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Proposed Plan Final Approved Plan
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Planning Commission
Planning Commission discussions have consistently focused on compatibility with surrounding
rural development patterns, particularly where a proposal introduces a more compact or clustered
form of housing. In past reviews, including Laurel Ridge, the Planning Commission has raised
questions such as:
Whether additional vegetative buffers or landscape screening are to buffer higher density
development from larger-lot rural residential uses.
How visual separation (tree preservation, berms, setbacks, open space placement) can be
used in higher density development.
Whether buffering (separation between developments) requirements should be codified
or remain discretionary and site-specific.
How buffering interacts with other constraints, such as septic placement, stormwater
facilities, and reduced buildable area.
While buffering and screening can improve compatibility, these standards also:
Reduce net buildable area,
Limit septic system layout,
Limit higher unit counts, and
Increase developer cost per unit.
Discussion
The following questions are intended to guide EDA discussion and help frame future
recommendations to City staff, the Planning Commission, and City Council.
1. What would be considered an acceptable lot size for life-cycle housing in Scandia?
2. Would an average lot size of one acre be acceptable in Scandia?
a. More development like Oakhill Cottages? Cottage development builder owns
septic system.
b. Community organization ownership vs individual living on 1-1.5 acre lots.
3. Are the current residential density limits achieving the City’s long-term goals?
4. If flexibility is desired, what kind of flexibility should be allowed?
5. Is the City willing to reconsider its position on shared or managed private wastewater
systems?
6. Should buffering and screening standards be clarified in code for higher density
development? If yes, how much is “enough”?
Attachments
1. Future Land Use Map
2. Zoning Map
3. Thrive MSP 2040 Land Use Policies
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Committee Report
Business Item No. 2019-257
Community Development Committee
Meeting date: September 16, 2019
For the Metropolitan Council meeting of October 9, 2019
Subject: The City of Scandia 2040 Comprehensive Plan, Review File 21979-1
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review Record and take the
following actions:
Recommendations of the Community Development Committee
1. Authorize the City of Scandia to place its 2040 Comprehensive Plan into effect.
2. Revise the community designation for the Village Center portion of Scandia, as shown in Figure
3, from Diversified Rural to Rural Center.
3. Advise the City to implement the advisory comments in the Review Record for Surface Water
Management.
Community Development Committee Summary of Committee Discussion/Questions
Senior Planner Corrin Wendell presented the staff’s report to the Committee. There were no
representatives from the City in attendance. Councilmember Vento asked about the mining uses within
the City. Community Development Director, Lisa Barajas responded that mining in Washington County
is largely made up of sand and gravel extraction and contributes to the local supply of materials for
construction activities. Mining has been a part of the community for decades and continues to be. The
Community Development Committee unanimously recommended approval of the proposed action with
no questions or discussion at its meeting on September 16, 2019.
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Business Item No. 2019-257
Community Development Committee
Meeting date: September 16, 2019
For the Metropolitan Council meeting of October 9, 2019
Subject: City of Scandia 2040 Comprehensive Plan, Review File 21979-1
District(s), Member(s): District 12, Francisco J. Gonzalez
Policy/Legal Reference: Metropolitan Land Planning Act (Minn. Stat. § 473.175), Minn. Stat. §
473.513
Staff Prepared/Presented: Corrin Wendell, Senior Planner (651-602-1832)
Angela R. Torres, Local Planning Assistance Manager (651-602-1566)
Division/Department: Community Development / Regional Planning
Proposed Action
That the Metropolitan Council adopt the attached Advisory Comments and Review Record and take the
following actions:
Recommendations of the Community Development Committee
1. Authorize the City of Scandia to place its 2040 Comprehensive Plan into effect.
2. Revise the community designation for the Village Center portion of Scandia, as shown in Figure
3, from Diversified Rural to Rural Center.
3. Advise the City to implement the advisory comments in the Review Record for Surface Water
Management.
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Advisory Comments
The following Advisory Comments are part of the Council action authorizing the City of Scandia to
implement its 2040 Comprehensive Plan (Plan).
Community Development Committee
1. As stated in the Local Planning Handbook, the City must take the following steps:
a. Adopt the Plan in final form after considering the Council’s review recommendations as
contained in the body of this report.
b. Submit one hard copy and one electronic copy of the Plan to the Council. The electronic
copy must be submitted as one unified file.
c. Submit to the Council a copy of the City Council resolution evidencing final adoption of
the Plan.
2. The Local Planning Handbook also states that local governments must formally adopt their
comprehensive plans within nine months after the Council’s final action. If the Council has
recommended changes to the Plan, local governments should incorporate those recommended
changes into the Plan or respond to the Council before “final adoption” of the comprehensive
plan by the governing body of the local governmental unit. (Minn. Stat. § 473.858, subd. 3)
3. Local governments must adopt official controls as identified in their 2040 comprehensive plans
and must submit copies of the official controls to the Council within 30 days after the official
controls are adopted. (Minn. Stat. § 473.865, subd. 1)
4. Local governmental units cannot adopt any official controls or fiscal devices that conflict with
their comprehensive plans or which permit activities in conflict with the Council’s metropolitan
system plans (Minn. Stat. §§ 473.864, subd. 2; 473.865, subd. 2). If official controls conflict with
comprehensive plans, the official controls must be amended within 9 months following
amendments to comprehensive plans (Minn. Stat. § 473.865, subd. 3).
Environment Committee
1. The Council-approved Comprehensive Sewer Plan becomes effective only after the Plan
receives final approval from the local governmental unit’s governing body. After the Plan
receives final approval from the City and the Comprehensive Sewer Plan becomes effective,
the City may implement its Plan to alter, expand, or improve its sewage disposal system
consistent with the Council-approved Comprehensive Sewer Plan.
2. A copy of the City Council resolution adopting its 2040 comprehensive plan, including its
Comprehensive Sewer Plan, must be submitted to the Council.
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Background
The City of Scandia is located in the northern part of Washington County. It is surrounded by the
communities of Chisago Lake Township, Franconia Township, Farmington Township, Marine on St.
Croix, May Township, Hugo, Forest Lake, and Chisago City.
The City submitted its 2040 Comprehensive Plan (Plan) to the Council for review to meet the
Metropolitan Land Planning Act requirements (Minn. Stat. §§ 473.851 to 473.871) and the Council’s
2015 System Statement requirements.
Review Authority & Rationale
Minn. Stat. § 473.175 directs the Metropolitan Council to review a local government’s comprehensive
plan and provide a written statement to the local government regarding the Plan’s:
• Conformance with metropolitan system plans
• Consistency with the adopted plans and policies of the Council
• Compatibility with the plans of adjacent governmental units and plans of affected special
districts and school districts
By resolution, the Council may require a local government to modify its comprehensive plan if the
Council determines that “the plan is more likely than not to have a substantial impact on or contain a
substantial departure from metropolitan system plans” (Minn. Stat. § 473.175, subd. 1).
Each local government unit shall adopt a policy plan for the collection, treatment, and disposal of
sewage for which the local government unit is responsible, coordinated with the Metropolitan Council's
plan, and may revise the same as often as it deems necessary (Minn. Stat. § 473.513).
The attached Review Record details the Council’s assessment of the Plan’s conformance, consistency,
and compatibility, and is summarized below.
Review Standard Review Area Plan Status
Conformance Regional system plan for Parks Conforms
Conformance Regional system plan for Transportation,
including Aviation
Conforms
Conformance Water Resources (Wastewater Services
and Surface Water Management)
Conforms
Consistency with Council Policy Thrive MSP 2040 and Land Use Consistent, with
proposed changes
to Community
Designations
Consistency with Council Policy Forecasts Consistent
Consistency with Council Policy 2040 Housing Policy Plan Consistent
Consistency with Council Policy Water Supply Consistent
Consistency with Council Policy Community and Subsurface Sewage
Treatment Systems (SSTS)
Consistent
Compatibility Compatible with the plans of adjacent and
affected governmental districts
Compatible
Thrive Lens Analysis
The proposed 2040 comprehensive plan is reviewed against the land use policies in Thrive MSP 2040.
To achieve the outcomes identified in Thrive, the metropolitan development guide defines the Land Use
Policy for the region and includes strategies for local governments and the Council to implement. These
policies and strategies are interrelated and, taken together, serve to achieve the outcomes identified in
Thrive.
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Funding
None.
Known Support / Opposition
There is no known local opposition to the 2040 comprehensive plan.
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REVIEW RECORD
City of Scandia 2040 Comprehensive Plan
Review File No. 21979-1, Business Item No. 2019-257
The following Review Record documents how the proposed Plan meets the requirements of the
Metropolitan Land Planning Act and conforms to regional system plans, is consistent with regional
policies, and is compatible with the plans of adjacent and affected jurisdictions.
Conformance with Regional Systems
The Council reviews plans to determine conformance with metropolitan system plans. The Council has
reviewed the City’s Plan and finds that it conforms to the Council’s regional system plans for Regional
Parks, Transportation (including Aviation), and Water Resources.
Regional Parks and Trails
Reviewer: Colin Kelly, Community Development (CD) - Regional Parks (651-602-1361)
The Plan conforms to the 2040 Regional Parks Policy Plan (RPPP) for the Regional Parks System
element. Washington County is the Park implementing agency for Regional Parks System components
in the City of Scandia, for which the Plan accurately describes the Regional Parks System components.
Regional Parks, Park Reserves or Special Recreation Features located within the City include Big
Marine Park Reserve (Figure 1). The Plan appropriately acknowledges State lands within the
community, including William O’Brien State Park; Crystal Spring and Falls Creek scientific and natural
areas; and Rutstrum Wildlife Management Area.
Regional Transportation, Transit, and Aviation
Reviewer: Russ Owen, Metropolitan Transportation Services (MTS) (651-602-1724)
The Plan conforms to the 2040 Transportation Policy Plan (TPP). It accurately reflects transportation
system components of the TPP and is consistent with Council policies regarding community roles, the
needs of non-automobile transportation, access to job concentrations, and the needs of freight.
Roadways
The Plan conforms to the highway system element of the TPP. There are no metropolitan highways
(principal arterials) within the City’s boundaries. The Plan accurately reflects the regional functional
classification map of A-minor arterials. TH 97/Scandia Trail, TH 95/St Croix Trail, CSAH 3/Olinda Trail
and CSAH 15/Manning Trail are all A-minor Connectors. The Plan also delineates one major collector
(CR 91) and 13 minor collectors.
The Plan identifies all the required characteristics of the City’s roadways, including existing and future
functional class and existing and forecasted traffic volumes for minor arterials and collectors. These
future forecasts are only slightly higher than today’s traffic volumes, so the Plans states there is no
need to widen any roads or reserve right of way for future expansions. The City uses MnDOT and
Washington County guidelines to manage access for its roads, depending on the jurisdiction of each
road. The Plan also mentions the City is cooperating with MnDOT in the ongoing study of possible
safety improvements to TH 97.
Transit
The Plan reflects that Scandia is a rural community located in Transit Market
Area V. As such, it does not have any existing or planned scheduled transit
service, but it does have Transit Link dial-a-ride service.
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Aviation
The Plan conforms to the aviation system element of the TPP. There is not an existing or planned
airport within Scandia and currently no structures taller than 500 feet. The Plan does discuss notifying
FAA of any structures 200 feet or higher proposed in the future and includes policies that protect
regional airspace from such obstructions, although it also notes the unlikelihood of such a structure
being proposed in Scandia.
Bicycling and Walking
The Plan is consistent with the Bicycling and Pedestrian chapter of the TPP. Existing and planned trails
are discussed and mapped in the Parks chapter. There are no Regional Bicycle Transportation Network
(RBTN) corridors within or near the City. Although the Plan states that the largely rural nature of the
community is not conducive to pedestrian travel, it does have a discussion of pedestrian safety issues,
especially those related to crossing TH 97, a 2-lane minor arterial.
Freight
The Plan is consistent with freight policies of the TPP. The Plan maps heavy commercial vehicle traffic
counts but indicates that there are no manufacturing or distribution centers in the city, and that freight is
not a major issue for the city. It does identify the CN railroad that runs along the eastern edge of the city
which carries only a few trains per week.
Transportation Analysis Zones (TAZs)
The Plan conforms to the TPP regarding TAZ allocations. The City’s TAZ allocations for employment,
households, and population appropriately sum to the Council’s citywide forecast totals for all forecast
years.
Water Resources
Wastewater Service
Reviewer: Kyle Colvin, Environmental Services (ES) – Engineering Programs (651-602-1151)
The Plan conforms to the 2040 Water Resources Policy Plan (WRPP). It represents the City’s guide for
future growth and development through the year 2040. The City is provided wastewater services
through a combination of private and public communal wastewater treatment systems and individual
Subsurface Sewage Treatment Systems or SSTSs. The Plan indicates continued wastewater services
will be provided through these types of services through 2040.
The Plan states that there are two private communal wastewater treatment systems and three publicly
owned facilities within the City. All operate under a state permit. The Plan does not indicate a need for
expansion at the private systems to accommodate the growth within areas served by these facilities.
However, the Plan does states that all three of the Public systems are operating at near capacity, and
that there are high nitrate issues with the Bliss Addition facility. The Plan states that the City is currently
considering treatment options to mitigate the high nitrate issues associated with the Bliss Addition
facility.
The Plan does not propose nor anticipates requesting connection to the Regional Wastewater Disposal
system within the 20-year planning period; therefore, the City is not required to submit for approval a
formal Comprehensive Sanitary Sewer Plan.
The Council does not have plans to provide wastewater services to the community within the 2040
planning period.
Surface Water Management
Reviewer: Jim Larsen, CD – Local Planning Assistance (651-602-1159)
The Plan is consistent with Council policy requirements and in conformance with the Council’s WRPP
for local surface water management. The Plan satisfies the requirements for 2040 comprehensive
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plans. Scandia lies within the oversight boundaries of the Carnelian-Marine-Saint Croix, Comfort Lake –
Forest Lake, and Rice Creek Watershed Districts (WDs). Scandia submitted a draft Local Water
Management Plan (LWMP) update to the Council in May 2018. Council Water Resources staff
reviewed and commented on the draft LWMP to the City and three WDs in a letter dated June 18,
2018. The LWMP was approved by the Carnelian-Marine-Saint Croix WD on March 20, 2019, the
Comfort Lake – Forest Lake WD on March 4, 2019, and the Rice Creek WD on March 27, 2019. The
Plan incorporates the City’s final draft LWMP in Appendix H.
Advisory Comments
We request that the City provide to the Council the date the City adopts the final LWMP, and a copy of
the final adopted LWMP that will be included in the final Plan document that the City adopts.
Consistency with Council Policies
The Council reviews plans to evaluate their apparent consistency with the adopted plans of the Council.
Council staff have reviewed the City’s Plan and find that it is consistent with the Council’s policies, as
detailed below.
Forecasts
Reviewer: Paul Hanson, CD – Research (651-602-1642)
The Plan includes (table on page 12) the Council forecast for the City. For reference, forecasts are
shown in Table 1 below.
Table 1. City of Scandia Forecasts
Census
2010
Estimated
2017
Council Forecasts
2020 2030 2040
Population 3,934 4,049 4,260 4,630 4,950
Households 1,498 1,490 1,700 1,910 2,100
Employment 519 493 620 690 730
All forecasts tables throughout the Plan are consistent and the City has enough land guided to
accommodate future household growth.
Thrive MSP 2040 and Land Use
Reviewer: Corrin Wendell, AICP, CD – Local Planning Assistance (651-602-1832)
The Plan is consistent with Thrive MSP 2040 and its land use policies. The Plan acknowledges the
Thrive community designation of Diversified Rural (Figure 2) for much of the City. The Plan proposes a
community designation change for the Village Center area within the central part of the City to be
classified as Rural Center (Figure 3) as described under the Rural Center section below.
The Existing Land Use Map, Figure 4, shows that the existing land uses in Scandia are predominantly
Undeveloped (41%), Agricultural (25%), and Single Family Detached (10.4%). Approximately 12.8% of
the City is Open Water. The City is home to an historic village area, where most of the development of
the community is located.
Rural Center
Thrive calls for Rural Center communities to plan for and stage development for forecasted growth
through 2040 and beyond at overall average net densities of at least 3-5 dwelling units per acre. Rural
Center communities are to strive for higher-density commercial uses and compatible higher-density
residential land uses in the commercial core of the community to ensure efficient uses of existing
infrastructure investments.
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The Plan updates some of the guided land use categories from the 2030 plan (Figure 5). The Plan
supports the Village Center, the social and economic heart of the City. The Plan encourages a vibrant
Village Center and surrounding residential neighborhoods while utilizing existing infrastructure, and
guiding development and redevelopment in an orderly manner. The Plan encourages infill development
in vacant or underutilized lots in this area.
The Village Center is served by an existing public communal wastewater system and has historic
development patterns consistent with the capacity available through that local system. The Plan
expands the Village Neighborhoods and Village Mixed Use categories with guiding densities at 1 unit
per 2.5 acres continuing the previous guiding land use from the 2030 Comprehensive Plan. The Plan
directs growth in the community to the Village Area, but acknowledges the capacity constraints of the
local utility system, and so has chosen to limit overall development density. While the Village Center
area guided densities are less than the 3 units per acre set for Rural Center communities, the Village
Center area proposed for Rural Center designation does have the characteristics of historic Rural
Centers throughout the region, with a historic downtown that supports small businesses, public spaces,
and civic buildings accompanied by integrated residential uses in a more walkable built environment.
Given previous development patterns and the limited capacity for the local community system to
accommodate higher density development opportunities, Council staff find that the Plan is consistent
with Council land use policies. No regional wastewater service is contemplated for the City in this
planning period, and the City is responsible for the maintenance and operations of the public communal
wastewater system.
Diversified Rural
Thrive describes Diversified Rural communities as communities that contain a variety of agricultural and
non-agricultural land uses. These areas both protect rural, agricultural lands while offering potential for
future development. Development density in Diversified Rural areas average 4 units per 40 acres. In
the future, Diversified Rural communities could face land use incompatibilities should future
development occur and urbanization expand. Some communities with the Diversified Rural designation
are included in the Long Term Service Area for the regional wastewater system, but Scandia is not
identified as being served by the regional wastewater system in the WRPP. The Plan is consistent with
density policies for the Diversified Rural community designation.
Rural Mixed Use District
The Plan describes a new Rural Mixed Use district west of Big Marine Lake to permit additional density.
The implementation of this land use category is contingent upon infrastructure repairs or upgrades and
would require a comprehensive plan amendment. This new land use category is intended to allow for
single-family residential development connected to the Big Marine Store rural commercial area. Single
family residential is guided at a maximum density of 4 units per 40 acres. Some civic buildings, small
commercial, and parks and recreation uses will also be allowed. The City anticipates that the Rural
Mixed Use District will have roughly 85 percent residential uses and 15 percent commercial or civic
uses. Improvements to the existing community septic system serving this area are necessary to permit
higher density in this area. Until that occurs, new development will be limited in this area. The Plan
maintains densities at 4 units/40 acres in this area, consistent with the Diversified Rural Community
Designation.
Agricultural Preserves
The Plan also shows the Agricultural Preserves Overlay for the continuation of the Agricultural
Preserves Program in the City. This overlay is intended to encourage the continuation of agricultural
production through ensuring the availability of the Program to qualifying agricultural landowners.
Parcels enrolled in the Agricultural Preserves Program and located within the Agricultural Preserves
Overlay are guided at a maximum density or 1 unit per 40 acres, consistent with the statutory program
requirements.
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Housing
Reviewer: Hilary Lovelace, CD – Housing (651-602-1555)
The Plan is consistent with the 2040 Housing Policy Plan. As of 2016, the City has more than 1,500
homes including 30 multifamily units and more than 1,400 single-family homes. Approximately 150
homes are rented. More than 550 housing units are currently affordable to households earning under
80% of Area Median Income (AMI). Nearly 220 households earning 80% of AMI or below are paying
more than 30% of their income toward housing costs. Notably, there are 16 units affordable to
households with income at or below 30% AMI and more than 80 cost burdened households with
incomes at or below 30% AMI.
The Plan identifies existing housing needs including senior housing and assisted living, affordable
housing, and maintaining existing housing units. The City currently has 40 publicly subsidized homes
for seniors.
The City does not have an allocation of affordable housing need in the 2021-2030 decade as it is not
expected to experience any sewer-serviced growth.
The housing implementation plan component of the Plan describes that the City will consider TIF,
housing bonds, and tax abatement for projects that offer units affordable at or below 80% AMI. The
Plan also indicates that the City will refer residents to housing assistance programs offered by
Minnesota Housing and the Washington County CDA. The City states that they will work with groups
and stakeholders to develop actions plans to meet the need for multi-generational living.
Water Supply
Reviewer: Brian Davis, ES – Water Supply Planning (651-602-1519)
The Plan is consistent with WRPP policies related to water supply, including the policy on sustainable
water supplies, the policy on assessing and protecting regional water resources, and the policy on
water conservation and reuse. Because the community does not own/operate a municipal community
public water supply system (PWS), no local water supply plan is required.
Community and Subsurface Sewage Treatment Systems (SSTS)
Reviewer: Jim Larsen, CD – Local Planning Assistance (651-602-1159)
The Plan indicates that there are 1,426 individual SSTS, two private Community Wastewater Treatment
Systems, and three small publicly-owned and operated Community Wastewater Treatment Systems in
the City. The three latter facilities, historically referred to as “201 facilities” are operated and maintained
by the City in accordance with City Ordinance No. 189. Washington County manages all aspects of
SSTS installation, inspection, and maintenance management for the City. County SSTS Ordinance 206
(Development Code Chapter 4) is consistent with Minnesota Pollution Control Agency Chapter 7080-
7083 Rules and Council 2040 Water Resources Policy Plan requirements.
Special Resource Protection
Solar Access Protection
Reviewer: Cameran Bailey, CD – Local Planning Assistance (651-602-1212)
The Plan is consistent with statutory requirements (Minn. Stat. 473.859) and Council policy regarding
planning for the protection and development of access to direct sunlight for solar energy systems as
required by the Metropolitan Land Planning Act (MLPA). The Plan includes the required solar planning
elements.
Aggregate Resource Protection
Reviewer: Jim Larsen, CD – Local Planning Assistance (651-602-1159)
The Plan indicates, consistent with the Council’s aggregate resources inventory information contained
in Minnesota Geological Survey Information Circular 46, the presence of viable aggregate resources in
Page - 6 | METROPOLITAN COUNCIL
the City. The Plan identifies the extent and location of the resources within the City. The City utilizes an
Aggregate Mining Overlay District within its zoning ordinance to oversee aggregate extraction
operations. Plan goal and policy statements call for preservation of sensitive resource areas, allowance
for the safe and orderly extraction of aggregate resources prior to transitions to other uses of other
areas where viable resources are present, and restoration with native vegetation following resource
extraction.
Historic Preservation
Reviewer: Corrin Wendell, AICP, CD – Local Planning Assistance (651-602-1832)
The Plan appropriately addresses historic preservation within the City. The Plan preserves and
augments the community character and history in the community as well as identifies that the City will
continue to review and modify, as necessary, the ordinances as they relate to the preservation of
significant historic resources.
Plan Implementation
Reviewer: Corrin Wendell, AICP, CD – Local Planning Assistance (651-602-1832)
The Plan includes a description of and schedule for any necessary changes to the capital improvement
program, the zoning code, the subdivision code, the SSTS code, and the housing implementation
program.
The Plan, with supplemental materials, describes the official controls and fiscal devices that the City will
employ to implement the Plan. Specific implementation strategies are contained in individual chapters
of the Plan, with capital improvements planning detailed in the appendix.
Compatibility with Plans of Adjacent Governmental Units and Plans of
Affected Special Districts and School Districts
The proposed Plan is compatible with the plans of adjacent jurisdictions. No compatibility issues with
plans of adjacent governmental units and plans of affected special districts and school districts were
identified.
Documents Submitted for Review
In response to the 2015 System Statement, the City submitted the following documents for review:
• June 14, 2018: Scandia 2040 Preliminary Plan
• December 26, 2018: Scandia 2040 Comprehensive Plan
• February 26, 2019: Revisions to surface water management plan, wastewater, land use,
housing, and parks and trails
• May 13, 2019: Revisions to land use and wastewater
• June 4, 2019: Revisions to land use
• June 24, 2019: Revisions to land use
• July 1, 2019: Revisions to land use and wastewater
• July 22, 2019: Revisions to land use
Attachments
Figure 1: Location Map with Regional Systems
Figure 2: Thrive MSP 2040 Community Designations
Figure 3: Proposed Community Designations
Figure 4: Existing Land Use
Figure 5: 2040 Planned Land Use
Page - 7 | METROPOLITAN COUNCIL
Figure 1. Location Map with Regional Systems
Page - 8 | METROPOLITAN COUNCIL
Figure 2. Thrive MSP 2040 Community Designations
Page - 9 | METROPOLITAN COUNCIL
Figure 3. Proposed Community Designations
Source: Bolton & Menk
Page - 10 | METROPOLITAN COUNCIL
Figure 4. Existing Land Use
Page - 11 | METROPOLITAN COUNCIL
Figure 5. 2040 Planned Land Use
LAND USE POLICIES BY COMMUNITY DESIGNATION
161
RURAL CENTERS: Serving the rural areas as small town
centers of commerce
Rural Centers are local commercial, employment, and residential activity centers serving
rural areas in the region. These small towns are surrounded by agricultural lands and serve
as centers of commerce to those surrounding farm lands and the accompanying population.
Although smaller in scale than urbanized communities, Rural Centers provide similar
development patterns and locally accessible commercial services for the surrounding area.
Orderly and Efficient Land Use
COUNCIL ROLE
• Partner with local jurisdictions to work toward
the orderly expansion of Rural Centers in a
manner that efficiently uses infrastructure and
guides growth where infrastructure capacity
exists while preserving prime agricultural soils
and surrounding low-density residential uses.
• Consider long range potential for
improvements to regional infrastructure
to support expected growth at average
residential densities of at least 3-5 units per
acre or more.
• Encourage innovative approaches to
development where existing infrastructure
and capacity are able to support increased
residential densities.
• Attain a balance of urban and rural uses to
retain the viability of the agricultural economy
and direct growth towards Rural Centers as
is appropriate.
• Partner with local communities to improve
land use patterns to reduce carbon emissions.
COMMUNITY ROLE
• Plan for forecasted population and household
growth at overall average densities of at least
3-5 units per acre.
• Strive for higher-density commercial uses
and compatible higher-density residential
land uses in the commercial core of the
community to ensure efficient uses of existing
infrastructure investments.
• Work with adjacent jurisdictions to execute
orderly annexation agreements where
forecasted growth exceeds land capacity
within existing city boundaries.
• Work to focus forecasted growth in areas
with existing infrastructure capacity to protect
existing farm land and prime agricultural soils
for the long term.
• Adopt ordinances that coordinate
development with infrastructure availability.
• Identify areas that will accommodate post-
2040 growth forecasts and implement
strategies to preserve these areas for
future growth. Plan for necessary
infrastructure improvements.
THRIVE MSP 2040 LAND USE POLICIES BY COMMUNITY DESIGNATION
162
RURAL CENTERS
Natural Resources Protection
COUNCIL ROLE
See policy discussion on Natural Resources
Protection in the “Land Use Policy” section.
COMMUNITY ROLE
See policy discussion on Natural Resources
Protection in the “Land Use Policy” section.
Housing Affordability and Choice
COUNCIL ROLE
See policy discussion on Housing Affordability and Choice in the “Land Use Policy” section.
COMMUNITY ROLE
• Designate land in the comprehensive plan to support household growth forecasts and address the community’s share of the region’s affordable housing need through development and redevelopment at a range of densities.• Use state, regional, and federal sources of funding and/or financing and development tools allowed by state law to facilitate the development of new lifecycle and affordable housing.• Plan for future staged growth through 2040 and beyond to accommodate a variety of housing choices based on local needs.
LAND USE POLICIES BY COMMUNITY DESIGNATION
163
RURAL CENTERS
Water Sustainability
COUNCIL ROLE
See policy discussion on Water Sustainability in the “Land Use Policy” section.
COMMUNITY ROLE
See policy discussion on Water Sustainability in the “Land Use Policy” section.
Access, Mobility, and Transportation Choice
COUNCIL ROLE
• Plan regional infrastructure consistent with a rural level of service. • Explore transit links to urban areas based on demand and the availability of resources.• Plan transit facilities to better incorporate alternative mode connections for facilities serving locations where commuters have to travel greater distances to complete their trip.
COMMUNITY ROLE
• Plan for and construct an interconnected system of local streets, pedestrian facilities, and bicycle facilities.• Plan and develop local trail connections to the regional parks and trails system where appropriate.
THRIVE MSP 2040 LAND USE POLICIES BY COMMUNITY DESIGNATION
164
RURAL CENTERS
Economic Competitiveness
COUNCIL ROLE
• Encourage communities to support a range of
housing opportunities for those interested in a
more rural lifestyle.
• Support the development of workforce
housing to provide nearby housing options for
employees of local employers.
• Convene interested partners to further strategies
toward increasing regional competitiveness
and include discussion of how Rural Center
communities can contribute to the region’s
overall economic growth.
COMMUNITY ROLE
• Consider best practices for providing housing
opportunities to support local employment
and community needs.
• Consider identifying key intersections that
accommodate connections between rail and
highway infrastructure that could serve an
intermodal purpose.
• Consider how land uses adjacent to
key intersections could provide access
for trucking, freight, barge, shipping, or
warehousing purposes that may strengthen or
bolster the local economy.
• Consider how local efforts to focus economic
development strategies along existing
commercial centers (historic downtowns or
commercial corridors) can contribute to the
region’s overall economic competitiveness
through enhanced integration of local and
regional planning efforts.
• Identify important multimodal intersections,
alternative freight routes, key intersections,
and other existing opportunities that may
contribute to local and regional
economic competitiveness.
Building in Resilience
COUNCIL ROLE
See policy discussion on Building-in Resilience in the “Land Use Policy” section.
COMMUNITY ROLE
See policy discussion on Building in Resilience in the “Land Use Policy” section.
City of Scandia, MN
CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC)
SECTION 153.300 ALLOWED USES 153.300
Adopted 09.20.2022, Last Amended 11.18.2025 (Ordinance No. 2025-15) page-9
OVERLAY DISTRICT
SCRD-O SM-O AM-O FW-O1 FF-O2 SES-O Use Specific Regulations Section Reference
Solar Energy Systems – Distribution Scale (Distribution
SES) CUP 153.300.030 Subd. 1. (II)
1The Floodway District includes those areas shown on the Flood Insurance Rate Map (FIRM) on file at the City Hall as being within Zone AE and are at orbelow the
ordinary high water level.
2The Flood Fringe District includes those areas shown on the FIRM as being within Zone AE thatare above the ordinary high waterlevel. Anyareaswithin the General
Flood Plain District as shown on the FIRMmust have a determination made that such land wouldmeet the definition ofFlood Fringe to develop withany permitted or
conditionally permitted use noted withinthe Flood Fringe Overlay District.
153.300.030 USE SPECIFIC REGULATIONS
Subd. 1. Summary. The follow performance standards are established and must be met to obtain the applicable
permit as identified on Table 2. Table of Uses by Base Zoning District. The standards which follow are the
minimum required standards, and if listed as a conditional use, additional standards or reasonable conditions may
be placed on any approved permit for the requested use. All uses shall comply with the rules and regulations of the
Base Zoning District, Special District and Overlay Districts where applicable. Any use must also meet the rules and
regulations any other applicable agencies with jurisdiction of the subject use including Local, State and Federal
agencies.
A) Accessory Dwelling Unit. An Accessory Dwelling unit (ADU) shall comply with all the following standards:
I. No more than one ADU is permitted on a lot.
II. The ADU must be owned by the same owner or owners of the principal residential or commercial
structure.
III. No separate curb cut is permitted for the ADU.
IV. The ADU must be connected to an approved on-site waste disposal system that is sized adequately
to support the new ADU and the existing Principal Structure.
V. The ADU is subject to the same zoning dimensional setbacks and height standards identified in the
Base Zoning District.
VI. When calculating density an ADU is not counted as a density unit.
VII. Administrative Permit Requirements:
a. Recorded Covenant Required. Prior to issuance of the City’s Administrative Permit
authorizing an ADU, the owner(s) must file with Washington County Recorder’s Office a
covenant running from the owner(s) to the City of Scandia acknowledging the owner’s
agreement to restrict use of the principal and ADU in compliance with the requirements of
this UDC.
b. Covenant Requirements. The covenant must run with the land and is binding upon the
property owner, their heirs and assigns, and upon any parties subsequently acquiring any
right, title or interest in the property. The covenant must be in a form prescribed by the
Zoning Administrator and must include the legal description for the lot. The property
owner(s) must return the original covenant with the recording stamp to the Zoning
Administrator before the permit for the ADU is issued.
c. Application. The owner must make a complete Application to the Zoning Administrator as
described in Section [153.500.050 and 153.500.060] of this UDC.
d. Notification. Upon the determination that a complete application has been submitted that the
property is eligible to receive the required permit, the City will notify all property owners
City of Scandia, MN
CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC)
SECTION 153.300 ALLOWED USES 153.300
Adopted 09.20.2022, Last Amended 11.18.2025 (Ordinance No. 2025-15) page-10
adjacent to the lot where the ADU is proposed in writing of the application, and adjacent
property owners will have seven (7) days in which to submit comments or concerns about the
application.
e. Revocation. If a permitted ADU or the property for which a permit has been issued fails to
meet the requirements of the permit, or if a property for which a permit has been issued
becomes ineligible for such permit, the permit may be revoked upon the determination by the
Zoning Administrator that the noncompliance and/or ineligibility issues cannot or have not
been resolved. If a permit is revoked, occupation of the unit by a person or persons other
than the family occupying the principal dwelling unit shall cease within 60 days of the date of
the revocation.
f. Appeals. Determinations pertaining to the continuing compliance and/or eligibility of a
permit or property for an ADU permit are subject to appeal to the City Council.
VIII. A lifetime, non-transferrable Accessory Dwelling Unit Occupancy Permit shall be required from the
Zoning Administrator to allow an ADU to be rented. For purposes of this provision, a “rented”
ADU is one that is being occupied by a person or persons other than the family occupying the
principal dwelling unit. Each property owner seeking to rent an ADU or occupy an ADU while
renting the principal dwelling unit, shall apply for a new Occupancy Permit.
a. Conditions. The City may impose conditions on the issuance of an ADU occupancy permit.
Such conditions shall be directly related to, and shall bear a rough proportionality to, potential
impacts of the ADU.
IX. ADUs internal to Principal Structure. Accessory Dwelling Units that are internal to a principal
structure shall comply with the following requirements:
a. ADUs that are internal to a principal structure are permitted in all Zoning Districts.
b. Internal ADUs are limited to 1,500 square feet in floor area. In no case shall the floor area of
the internal ADU exceed the floor area of the first floor of the primary structure or accessory
structure.
c. The creation of the ADU must not create additional entrances facing the public street on the
primary structure.
d. The appearance or character of the principal building may not be significantly altered to
create the ADU so that its appearance is no longer that of a single-family dwelling or
principal use.
e. The primary exterior materials of the ADU must match the primary exterior materials of the
principal structure, unless it is located within an existing structure that does not match the
primary structure.
f. The ADU must abide by the primary structure setbacks.
X. Detached ADUs. Accessory Dwelling Units that are detached from the principal structure shall
comply with the following requirements:
a. ADUs that are located within a detached accessory buildings are permitted in all zoning
districts.
b. The footprint of the ground floor of a detached ADU must not exceed 1,000 square feet, and
the total floor area of the ADUS may not exceed 1,500 square feet. When a lot includes a
detached ADU, the combined floor area of the footprint of the detached ADU, and all other
accessory structures on the lot must be consistent with the number and size of accessory
structures permitted by Section [153.200.030].
City of Scandia, MN
CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC)
SECTION 153.300 ALLOWED USES 153.300
Adopted 09.20.2022, Last Amended 11.18.2025 (Ordinance No. 2025-15) page-11
c. The detached ADU must be sited in the rear or side yard of the primary residence, and may
not be located closer to the road right-of-way than the principal structure without a variance
unless the following conditions are met:
i. The ADU must be consistent with Architectural Standards identified in Section
153.400.040].
ii. The ADU is at least 200 feet from the road right-of-way on lots of five (5) acres or
more; and
iii. All setbacks are met.
iv. Design Standards shall not apply to a unit that is located within a barn, silo, or historic
structure.
d. Design Standards for detached ADUs on lot sizes of 4 acres or less:
i. The exterior finish material must match in type, size, and placement, to the exterior
finish material of the principal building.
ii. The ADU must be consistent with Architectural Standards identified in Section
153.400.040].
iii. The roof pitch shall match the predominant roof pitch of the principal building.
iv. Design Standards shall not apply to a unit that is located within a barn, silo, or historic
structure.
B) Agricultural Business- Seasonal. Seasonal agricultural businesses must comply with all of the following
standards.
I. The product sold on the property must be grown, raised, or sourced on the property. No sale of
product is permitted on any road right-of-way.
II. Any temporary structure placed on the property for such sales must be removed at the end of the
selling season. The size of the temporary structure may not exceed 120 square feet.
III. If deemed necessary by the Zoning Administrator, off-street parking may be required.
IV. All structures, including temporary structures, must meet the minimum setback requirements of the
zone in which they are located.
C) Agriculture, Commercial Outdoor Cannabis. As a principal or accessory use, commercial outdoor cannabis
is allowed, subject to the following standards:
I. Must be licensed by the State of Minnesota and in compliance with the standards set by the Office
of Cannabis Management.
II. The use shall comply with the standards in Section [153.300.030 Subd. 1 (H) Cannabis Businesses
and Hemp Businesses].
III. Any area used to cultivate or grow cannabis must meet the following setbacks:
Horizontal Setbacks (Minimum)
Any property line 50 feet
Minor Arterial Street 150 Feet from centerline, or 75 Feet from ROW,
whichever is greater
Major or Minor Collector Street 100 Feet from centerline, or 50 Feet from ROW,
whichever is greater
Any other Public Street 40 Feet
City of Scandia, MN
CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC)
B) Purpose of Agricultural Core District (AG-C). Lands zoned Agricultural Core support, protect and preserve
land for agricultural production. The parcels and lots generally contain principal homestead or farmstead
uses with a mix of hobby farms, commercial production farms and other agricultural uses. The lands zoned
AG-C are guided Agricultural Core in the Comprehensive Plan.
I. Dimensional Standards. The following table is a summary of the Agricultural Core District -specific
dimensional standards for newly created lots or parcels with private well and septic systems.
Table 153.200.030-4. Agricultural Core (A G-C) Dimensional Standards — Density and Lot Size
QLot
Lot Dimensions (only for lots
Size (minimum)
Density (maximum)
d after the effective date of this UDC)
2.0 to 5.0 acres, OR 20.0 acres or greater
4 Dwelling Units per 40 Acres
Buildable Area (minimum) 1.0 Acres
Lot Frontage by Lot Size (minimum)
2.0 — 3.0 Acres 160 Feet
3.0 — 4.0 Acres 240 Feet
4.0 Acres or Greater 300 Feet
If on cul-de-sac 60 Feet at terminus
Figure 153.200.030-3. Agricultural Core Dimensional Standards — Density and Lot Size
LOT EXAMPLE:
0 4 Lots on 40 Acres,
5 Acre Lot.
0 Minimum of 1.0 Buildable Acres
outside all setbacks shown in
shaded area.
0 300 Feet of Lot Frontage shown.
Arterial Road Collector Road
AII Other Public Roads
STREET
SECTION 153.200 ZONING DISTRICTS 153.200
Adopted 09.20.2022, Last Amended 04.15.2025 (Ordinance No. 2025-05) page-6
City of Scandia, MN
CHAPTER 153: UNIFIED DEVELOPMENT CODE (UDC)
Table 153.200.030-5. Agricultural Core (AG-C) Dimensional Standards and Setbacks
PrincipalSetbacks
Q Front
Minor Arterial 150 Feet from centerline, or 75 Feet from ROW, whichever is greater
Major or Minor Collector 100 Feet from centerline, or 50 Feet from ROW, whichever is greater
Any other Public Street 40 Feet
Side 20 Feet
Q Rear 50 Feet
Q
StandardsAccessoryStructure
Location
based oi Acre Lot' Mhdj Behind
Principal Structure Size
1,000 SF Residential Accessory Structure Number
1 Residential Accessory Structure Impervious
Surface Coverage 25% Principal
structure height 35 Feet Accessory
structure height 35 Feet, but not taller than Principal Structure Principal &
Accessory Uses See Section 153.300.020 2 Table of Uses Character &
Development See Section 153.400 Accessory
Structure Standards identified based on Minimum Lot Size. Accessory Structure Standards can be found in Subd. 6 of
this Section. Figure
153.200.030-4. Agricultural Core Dimensional Standards and Setbacks dadalRo
adCo/%
lOrRoad
PublloRoad.
SrRFer1 SECTION
153.200 ZONING DISTRICTS 153.200 Adopted
09.20.2022, Last Amended 04.15.2025 (Ordinance No. 2025-05) page-7