Loading...
05.a CUP at 20440 Olinda Trl N Doyle 1 | P a g e Date of Meeting: August 4, 2026 To: Chair Loeffler and Planning Commission Members From: TJ Hofer, Consultant City Planner Greenlee Dahle, Consultant City Planner Re: Conditional Use Permit for Additional Accessory Structure Square Footage at 20440 Olinda Trail North Applicant: Patrick Doyle Zoning: RR-G Owners: Patrick & Ashley Doyle Future Land Use: General Rural Location: 20440 Olinda Trl N PID 2203220410004 Review Deadline November 1, 2026 SUMMARY The applicant is requesting approval for a Conditional Use Permit (CUP) to allow for up to 25% additional accessory structure square footage allowed by Section 153.200.030 Subd. 6 (A) II. The relevant standards are:  Table 153.200.030-020 – Accessory Structure Dimensional and Size Standards  Sec. 153.200.030 Subd. 6. (A) II. – Residential Accessory Structure Flexibility with CUP The Planning Commission is asked to hold a public hearing and make a recommendation to the City Council. Staff recommend approval of the requested CUP with conditions. BACKGROUND The property is zoned Rural Residential General (RR-G) and is guided as General Rural on the Future Land Use map. The applicant is seeking a CUP to allow an expansion to an existing accessory structure on the residential property that would exceed the total allowed accessory structure square footage. 2 | P a g e EVALUATION OF REQUEST Existing Conditions The existing parcel is a conforming lot in the RR-G zoning district. The existing lot and principal structure meet the zoning standards for a single-family dwelling. Lot standards are detailed below with the existing and proposed conditions. There is a wetland on the western portion of the property and a wetland located off site to the south. Staff contacted the Washington Conservation District to provide estimated wetland boundaries and determine the management classifications, but the existing structures appear to be conforming. Two existing accessory structures are located on the property. The attached residential garage is 816 sq. ft. based on Washington County records and the detached structure is 2,052 sq. ft. Proposed Conditions The applicant proposes to expand an existing accessory structure on the lot. The proposed addition would be a 48 ft. by 60 ft. expansion to the existing detached accessory structure. The total proposed square footage of accessory structures on the lot is 4,932, which would exceed the total allowed accessory structure square footage on the lot. Lot standards are detailed below with the proposed conditions of the lot. Standard RR-G Existing Conditions Proposed Conditions Minimum Lot Size (sq. ft.) (Existing Lot of Record) 2.0 5.81 5.81 Buildable Area (ac.) 1.00 Unknown Unknown Lot Frontage (ft.) 300 329.76 329.76 Minimum Structure Setbacks (ft.) Front 40 ~68.0 ~68.0 Side 20 ~53.0 ~53.0 ~65.5 ~65.5 Rear 50 ~670.0 ~616.1 3 | P a g e Standard RR-G Existing Conditions Proposed Conditions Wetland (Manage 1) 75 ~360.0 ~305.0 Wetland (Manage 2) 50 ~168.0 ~146.0 Maximum Lot Coverage 25% ~6% ~6% There is one wetland on the property and one to the south off site, but the proposed accessory structure addition is significantly further from the wetlands than the required setbacks. Wetland boundaries and setbacks will be verified at the time of building permit review. Building Length (ft.) Width (ft.) Area (sq. ft.) Number Attached Garage (excepted) Unknown Unknown 816 1 Detached Garage/Shed 57 36 2,052 1 Proposed Structure 60 48 2,880 1 Total 5,748 3 Garage Exception (-816) (-1) Net Total 4,932 2 CUP Maximum 5,000 3 The UDC provides an exception to the number and square footage of accessory structures for a garage on a residential property. One residential garage is excepted towards the total number of structures and up to 1,200 sq. ft. of square footage is excepted, on lots larger than three acres. This exception is applied to the attached garage, which is 816 sq. ft. The remainder of the 1,200 sq. ft. cannot be counted towards other structures. Lots that are between five and nine acres in size are allowed up to 4,000 sq. ft. The UDC allows a CUP to grant up to one additional structure and 25% additional square footage, based on the maximum allowed. The proposed plan would exceed the maximum allowed square footage by 932 sq. ft. The CUP can allow up to 5,000 sq. ft. where the applicant is proposing 4,932 sq. ft. Conditional Use Permit Section 153.500.060 Subd. 1.(C)(I) of the Unified Development Code (UDC) lists the general standards to meet to grant a CUP or IUP. The standards are listed below in italics, followed by staff’s findings: a. The proposed use shall be in compliance with the Comprehensive Plan, and shall not negatively impact public facilities and capital improvement plans. Objectives of the Comprehensive Plan include encouraging respecting the rural character and for residential buildings to be designed to meet the needs of current and future owners. The additional accessory structure square footage is consistent with the 4 | P a g e Comprehensive Plan and will have no impact on public facilities or capital improvement plans. b. The establishment, maintenance or operation of the proposed use will promote and enhance the general public welfare and will not be detrimental to or endanger public health, safety, or comfort. The proposed use is permitted within the base zoning district. The proposed 25% additional accessory structure square footage is allowed by the Unified Development Code (UDC). The additional accessory structure area will not negatively impact the existing use of a single-family dwelling, or the general public welfare, and will not be detrimental to or endanger the public health, safety, or comfort. Reasonable conditions of approval can be added if the City Council determines that it is necessary for the proposed use. c. The proposed use will not be injurious to the use and enjoyment of other property in the immediate vicinity for purposes already permitted, nor substantially diminish and impair property values or scenic views. The proposed accessory structure would 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. d. The establishment of the proposed use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the proposed use will not impede development or improvement of surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. The proposed use will not require connections to city-owned public facilities, utilities, or services. f. The proposed use shall conform to the applicable regulations of the district in which it is located and all other applicable standards of this Chapter. The proposed use is consistent with the applicable regulations of the RR-G district and is consistent with the requirements of the UDC. g. The proposed use complies with the general and specific performance standards as specified by this Chapter. The requested Conditional Use Permit meets the general and specific performance standards of the UDC. As required by Sec. 153.200.030 Subd. 6 (A) (II) of the UDC, all other standards and regulations of the RR-G base zoning district are met. 5 | P a g e ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Carnelian-Marine-St. Croix Watershed District CMSCWD staff provided the following comments: The site is not within the shoreland overlay but it does have mgmt. 1 wetland onsite and a manage 2 off site wetland in which it drains too. It is also within a landlocked area with limited outlet and infiltration capacity, therefore, on-site management is important to reduce downstream impacts. With CUP approval and presumed development of the addition, the District stormwater mgmt. rule would only apply to any new or reconstructed impervious surfaces. If the City should seek to add conditions, it should consider greater stormwater management above District requirements (i.e. stormwater plan for entire site). Additionally, the City should also consider conditions to protect existing wetland setback vegetation around the on-site wetland. As it relates to District rules, informing the applicant that there will be the need for a District stormwater management and erosion and sediment control permit would be appreciated. Given the proposed size and extent of the potential addition, the required stormwater practice is not insignificant in size or resources to construct. Ensuring it can be constructed outside of wetland setbacks would be important for natural resource protections. City staff informed the applicant that a CMSCWD permit is required. The proposed structure does not encroach on any known wetland setbacks. Staff discussed the proposed project with the City Engineer regarding stormwater management. Department of Natural Resources The DNR Area Hydrologist provided no comment. Engineering Department The City Engineer stated that a grading permit would not be required for the project and did not make any recommendations for further stormwater management. Fire Department The Fire Chief provided no comment. Public Works Department The Public Works Director provided no comment. 6 | P a g e Washington County SSTS Washington County SSTS staff provided the following comments: We have reviewed the plans. The location of the septic system is accurate and it was recently inspected and determined compliance by Zierke Soil Testing (2023). We do not have comments regarding the application. Washington County Public Works Washington County Public Works has reviewed the request and does not have concerns with the Conditional Use Permit from a transportation or access standpoint, provided that the existing access location remains unchanged. The County's support is based on the understanding that the proposal does not include a new access point, relocation of the existing access, expansion of access, or a change in access operations onto the County roadway. Washington County would not support any additional access point to the County roadway as part of this request or through future site modifications. Any future change to the access location, design, use, or traffic characteristics would require additional County review and approval, including any applicable right-of-way or access permits. The review comments are provided as attachments to this report. Staff Analysis Staff find that the proposed plan is generally consistent with the UDC and Comprehensive Plan. The proposed accessory structure is consistent with the future land use shown in the 2040 Comprehensive Plan and the proposed use meets the intent of the RR-G zoning district. Staff have reviewed the site plan and application for consistency with the standards outlined for Conditional Use Permits and find that the request meets or exceeds the UDC criteria. Based on the review from the City Engineer, staff believe that the required stormwater management for compliance with the CMSCWD permit will meet or exceed any standards within the UDC. Staff have not identified a reasonable basis for additional conditions. 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. Staff recommend that the Planning Commission recommend approval of the requested Conditional Use Permit for additional accessory structure square footage. Staff have prepared the above findings and following conditions of approval for consideration: 7 | P a g e 1. The location and layout of structures on the lot shall be substantially consistent with the plans and setbacks submitted to the City and reviewed with this request. 2. The all accessory structures on the site shall not have a total square footage exceeding 4,932 square feet in size, as determined and calculated by Sec. 153.200.030 Subd. 6 of the Unified Development Code, and as shown on the plans submitted to the City and reviewed with this request. 3. Accessory structures on the site shall comply with the standards within the Unified Development Code. 4. The applicant shall secure all applicable and necessary permits from the watershed district and all other local, state, and federal entities prior to work commencing on the site. 5. The Conditional Use Permit shall expire without further action by the Planning Commission or the City Council, unless the applicant commences the authorized use within one year of the date of the Conditional Use Permit is issued or extended through the process described in Sec. 153.500.060 Subd. 1. (C) V. of the Unified Development Code. 6. The City may revoke the Conditional Use Permit for the site if all permits and required work to comply with approvals from other local, state, and federal entities is not completed. 7. The applicant shall pay all fees and escrows associated with this application. RECOMMENDATION Staff recommend that the Planning Commission open a public hearing and receive all comments regarding the CUP request. Staff recommend that the Planning Commission recommend approval of the proposed CUP. Motion to recommend approval of the attached resolution to approve a Conditional Use Permit to allow for up to 4,932 square feet of accessory structure footage at 20440 Olinda Trail North, with the conditions described by staff within the staff report. Attachments A. Draft Resolution No. 08-18-26-XX B. Location Map C. Application D. Site Plan E. CMSCWD Comments, dated July 27, 2026 F. Washington County PW Comments, dated July 30, 2026 G. Pages from Building Plans CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 08-18-26-XX APPROVING CONDITIONAL USE PERMIT FOR PID 2203220410004 LOCATED AT 20440 OLINDA TRAIL NORTH WHEREAS, Patrick and Ashley Doyle (the “applicants” and the “owners”) made an application for a Conditional Use Permit, to allow for an expansion to an existing accessory structure, with said accessory structure exceeding the total square footage requirements allowed by right by no more than 25%, located at 20440 Olinda Trail North and the property legally described as follows: Lot 2, Block 1, MARYDALE, Washington County, Minnesota; and WHEREAS, the City of Scandia allows for up to 25% additional total square footage of accessory structures; and, WHEREAS, 20440 Olinda Trail North is approximately 5.81 acres and is allowed up to 4,000 square feet of accessory structure by right and includes an exception of up to 1,200 square feet of one residential garage; and WHEREAS, 20440 Olinda Trail North currently contains one 816 square foot residential garage attached to the principal structure and one 2,052 square foot detached accessory structure; and WHEREAS, the applicant has proposed to expand an existing accessory structure totaling 5,748 square feet, where 816 square feet are allowed to be excepted, and where up to 5,000 total square feet of accessory structure may be allowed subject to a conditional use permit; and WHEREAS, the Planning Commission reviewed the request for the Conditional Use Permit (CUP) at a duly noticed Public Hearing on August 4, 2026, and recommended that the City Council approve the CUP, with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it approves of a Conditional Use Permit to allow for the expansion of an existing accessory structure, with said accessory structure exceeding the square footage requirements allowed by right by no more than 25%, located at 20440 Olinda Trail North, based on the following findings: 1. Objectives of the Comprehensive Plan include encouraging respecting the rural character and for residential buildings to be designed to meet the needs of current and future owners. The additional accessory structure square footage is consistent with the Comprehensive Plan and will have no impact on public facilities or capital improvement plans. 2. The proposed use is permitted within the base zoning district. The proposed 25% additional accessory structure square footage is allowed by the Unified Development Code (UDC). The additional accessory structure area will not negatively impact the existing use of a single-family dwelling, or the general public welfare, and will not be detrimental to or endanger the public health, safety, or comfort. Reasonable conditions of approval can be added if the City Council determines that it is necessary for the proposed use. 3. The proposed accessory structure would 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. 4. The establishment of the proposed use will not impede development or improvement of surrounding properties. 5. The proposed use will not require connections to city-owned public facilities, utilities, or services. 6. The proposed use is consistent with the applicable regulations of the RR-G district and is consistent with the requirements of the UDC. 7. The requested Conditional Use Permit meets the general and specific performance standards of the UDC. As required by Sec. 153.200.030 Subd. 6 (A) (II) of the UDC, all other standards and regulations of the RR-G base zoning district are met. 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 and setbacks submitted to the City and reviewed with this request. 2. The all accessory structures on the site shall not have a total square footage exceeding 4,932 square feet in size, as determined and calculated by Sec. 153.200.030 Subd. 6 of the Unified Development Code, and as shown on the plans submitted to the City and reviewed with this request. 3. Accessory structures on the site shall comply with the standards within the Unified Development Code. 4. The applicant shall secure all applicable and necessary permits from the watershed district and all other local, state, and federal entities prior to work commencing on the site. 5. The Conditional Use Permit shall expire without further action by the Planning Commission or the City Council, unless the applicant commences the authorized use within one year of the date of the Conditional Use Permit is issued or extended through the process described in Sec. 153.500.060 Subd. 1. (C) V. of the Unified Development Code. 6. The City may revoke the Conditional Use Permit for the site if all permits and required work to comply with approvals from other local, state, and federal entities is not completed. 7. The applicant shall pay all fees and escrows associated with this application. Whereupon, said Resolution is hereby declared adopted on this 18th day of August 2026. Steve Kronmiller, Mayor Patrick Doyle, Owner Ashley Doyle, Owner ATTEST: Kyle Morell, City Administrator 71 4.3 © Bolton & Menk, Inc - Web GIS 0 20440 Olinda Trail North 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: 7/21/2026 10:38 AM 500 Feet North Shop | 11660 Myeron Road North | Stillwater, MN 55082-9537 P: 651-430-4300 | F: 651-430-4350 | TTY: 651-430-6246 www.washingtoncountymn.gov Washington County is an equal opportunity organization and employer July 30, 2026 City of Scandia Attn: Greenlee Dahle, Community Planning 14727 209th St N D Scandia, MN 55073 Dear Ms. Greenlee: Thank you for the opportunity to review and comment on the Conditional Use Permit application for the property located at 20440 Olinda Trail North in the City of Scandia. Washington County Public Works has reviewed the request and does not have concerns with the Conditional Use Permit from a transportation or access standpoint, provided that the existing access location remains unchanged. The County's support is based on the understanding that the proposal does not include a new access point, relocation of the existing access, expansion of access, or a change in access operations onto the County roadway. Washington County would not support any additional access point to the County roadway as part of this request or through future site modifications. Any future change to the access location, design, use, or traffic characteristics would require additional County review and approval, including any applicable right-of-way or access permits. Washington County appreciates the City’s coordination on this request and looks forward to continued collaboration as the project moves forward. Please feel free to contact me at 651-430-430 or daniel.elder@washingtoncountymn.gov. Sincerely, Daniel Elder Planner Washington County Public Works Cc (email only): Wayne Sandberg, Public Works Director/County Engineer Frank Ticknor, Deputy Director of Public Works Lyssa Leitner, Public Works Planning Director Kevin Peterson, Public Works Design Engineer Joe Gustafson, Public Works Traffic Engineer PUBLIC WORKS Wayne Sandberg, P.E., Director, County Engineer Frank D. Ticknor, P.E., Deputy Director