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6.a 2. Land Use►A Goal: Allow for the safe and orderly extraction of aggregate resources now and in the future while protecting sensitive resources on or near those properties and providing for transitions to other uses when resource extraction is complete. Objectives: • Implement performance standards for the management of existing mining operations in order to minimize or prevent negative impacts to resources and nearby land uses. B. Community Designation According to the Metropolitan Council, Scandia is designated as Diversified Rural in the Metropolitan Area. Communities that are part of this designation contain a variety of agricultural and non-agricultural land uses. These areas both protect rural, agricultural lands while offering potential for future development. On average, development density in Diversified Rural areas average to 4 units/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 expiation of the wastewater system from the Metropolitan Council, but Scandia is not within that extension. Figure II -A - Community Designation Map Community Designations Outside Council planning authority Emerging Sub,rban Edge Agncuaural Suburban Edge Rural Residential Subwban D.enidi.d R-1 Urban Ravel Center Urban Center Qcounp Bourmeres City and T1110V Bo�ndares L... and Ma;.r R.— Source: Metropolitan Council DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 8 While the Diversified Rural designation accurately describes the character and future vision for much of the city, it does not meet all of Scandia's needs or goals. Since the adoption of the last Comprehensive Plan, it has become evident there is a need and desire to focus development in specific areas of the city to both preserve agricultural and open spaces while fostering a sense of community and supporting both residential and commercial/economic development. To achieve this, two areas of the City of Scandia have been proposed to be designated as Rural Centers. These locations are shown in Figure II -B. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 9 C d O1 UJ � L � Y Q � O U p� O � O � N @ m u Va V) v LL c 0 a Population growth in Scandia has gradually slowed in more recent decades. From 1990 to 2000, the population in Scandia grew 15% and only grew 6.5% from 2000 to 2010. Population projections continue growth into 2040; the City of Scandia is anticipated to add about 1,000 more residents by 2040. Likewise, the number of anticipated households is anticipated to grow, but at a much lower rate than previously experienced. However, this will be influenced by the average number of persons per household, which has been decreasing region wide. While population and household saw the most growth between 1970 and 1980, employment in Scandia saw major growth between 1980 and 1990. Employment projections through 2040 show an average growth rate of 11% per decade, keeping pace with modest population projections. The ability of the City of Scandia to accommodate more employment will depend on the availability of services, expansion of mixed uses and commercial zoning areas, and flexible use of agricultural land to meet future market demands. D. Demographics 1. Age Figure II -C shows the population of Scandia in 2015 separated by sex and age cohorts. The population of Scandia trends to be considerably older than the region. The dominant age groups within Scandia are 55 to 59 years olds at roughly 13% of the population and 60 to 64 year olds at 12% of the population. The number of youth in Scandia (under 20 years old) is also low, representing about 21% of the total population. Figure II -D details the age distribution of Scandia residents in 2015. II -C - Population by Flee and Sex Scandia Population Estimates by Age and Gender, 2015 Over 85 80 to 84 75 to 79 [ 70 to 74 65 to 69 60 to 64 55 to 59 50 to 54 45 to 49 40 to 44 35 to 39 30 to 34 �- 25 to 29 �- 20 to 24 15 to 19 10 to 14 5to9 Under5 8% 6% 4% 2% 0% 2% 4% 6% 8% Source: 2011-2015 American Community Survey ■ Female ■ Male DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 12 Figure II -D - Age Distribution Source: 2011-2015 American Community Survey Comparing the median age in Scandia to surrounding municipalities and the State, Scandia is considerably older with a median age of 51.7 years. Median ages of nearby municipalities can be seen in Table II -C. The only community near Scandia with a similar age distribution and median age is Marine on St. Croix. Stillwater has a median age 11.2 years younger and Forest Lake 14.5 years younger. Washington County as well has a younger median average by 12.8 years and Minnesota as a whole is lower by 14 years. Table 11-C Municipality — Median Age Comparison Median Age Age Distribution, 2015 Scandia 14% - Marine on St. Croix 51.5 0.2 Stillwater 12.8% 11.2 Forest Lake 37.2 12.1% Washington County 12% 12.8 Minnesota 37.7 14.0 Source: 2011-2015 American Community Survey. 9.9% 10% 8% 7.6% 6.6% 6.8% 6% _.. 4.5% 4.7`X' 4.9% 4.0% 3. 9% 4% 3.3% 3.5% 2.2% 2% 1.4% 0.4% . ' 01 0 44 9 0 ae�y yw�o1 xPtib ti�yq ti�~b ti�10 �o'�` a�•�� ti w�1` a +cP� a�10 � a ti�Aq �a9P e�0 ,yo 'h a a 4 Jo yp ,yh "� ,,h o4 oy by roh A A4 ?P Source: 2011-2015 American Community Survey Comparing the median age in Scandia to surrounding municipalities and the State, Scandia is considerably older with a median age of 51.7 years. Median ages of nearby municipalities can be seen in Table II -C. The only community near Scandia with a similar age distribution and median age is Marine on St. Croix. Stillwater has a median age 11.2 years younger and Forest Lake 14.5 years younger. Washington County as well has a younger median average by 12.8 years and Minnesota as a whole is lower by 14 years. Table 11-C Municipality — Median Age Comparison Median Age Difference from Scandia Scandia 51.7 - Marine on St. Croix 51.5 0.2 Stillwater 40.5 11.2 Forest Lake 37.2 14.5 Washington County 38.9 12.8 Minnesota 37.7 14.0 Source: 2011-2015 American Community Survey. 2. Housing Tenure Scandia residents have a history of living in the community for several years. In 2015, over 62% of residents lived in their homes for more than 15 years. The largest group of householders had lived in their house for 6 to 15 years (about 32% of all householders). Scandia has higher proportions of residents living in their home for over 15 years, compared to the average for Washington County, shown in Table II -D. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 13 Table 11-13 — Years Householder .. Years in Unit Scandia Washington County 1-5 years 6.3% 16.3% 6-15 years 31.8% 43.1% 16-25 years 25.3% 21.5% 26-35 years 19.2% 9.4% 36 years + 17.5% 9.7% Source: 2011-2015 American Community Survey 3. Household Size and Number AL As shown in Table II -A — Forecasted Population, Housing, & Employment, there were approximately 1,476 households in Scandia in 2015. The number of household is projected to increase into 2040. The number of households in Scandia has increased at a rate greater than the population for the last 45 years. This is due in part to the gradual decrease in the average number of persons per household, which is noted in Table II -E. The average number of persons per household is also influenced by age and general socio-economic status of Scandia residents. Household Size and Year 1970 1980 1990 Number 2000 2010 2015 Number of Households 408 851 1,060 1,294 1,498 1,476 Persons per Household 3.87 3.36 3.02 2.84 2.61 2.61 Household type also influences the average number of persons per household. In 2015, the majority of households in Scandia consisted of families without children, shown in Figure II -E. Approximately 20% of all households in Scandia have children, which aligns with Community Survey responses (See Appendix A). The large percentage of families without children is atypical; about 36% of households in Washington County are families without children. Figure II -E — Household Types in Scandia Household Type in Scandia, 2015 3% ■ Families without children ■ Lived alone ■ Married families with children ■ Non -family households ■ Unmarried families with children Source: Metropolitan Council Tabulation of 2011-2015 American Community Survey DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 14 4. Race/Ethnicity of Population Table II -F shows the racial composition of Scandia residents in 2015. About 97% of Scandia's population identified as "White alone," with all other racial groups made up the remaining 3% of the population. About 8% of the city's population identified as Hispanic or Latino. American Community Survey data for 2011-2015 are estimates, meaning the margin of error, especially for small sample sizes, is high. As a comparison, only 1% of the city's population identified as Hispanic or Latino in the 2010 census. Table II -F— Race of Scandia Race Residents in 2015 Percent of Population White 97.2% Black 0.7% American Indian/Alaskan Native 0.9% Asian 0% Native Hawaiian/Pacific Islander 0% Some Other Race 0.4% Two or More Races 0.8% Source: American Community Survey, 2011-2015 5. Education Scandia residents are becoming increasingly educated. Since 2000, the number of Scandia residents age 25 and older with some level of college education has increased while the number of residents with a high school education or less has decreased. Highest Level of Education Obtained in Scandia Graduate/professional degree � 0 8% ° Bachelor degree20 /o o 23% Associate degree MMEM89 13 0 Some college, no degree 24% 24% High school graduate 28% 32/ I Did not graduate high school 3"1% 0% 5% 10% 15% 20% 25% 30% 35% ■ 2015 ■ 2000 Summary 0 Scandia has an older population than the rest of Washington County. The ability of the city and the County to provide services will impact the ability of residents to age in place. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 15 z�e {oz FW vE i mod D::fE: d V a c J 10 N r. Table II -H identifies the number of existing housing units in each land use category. Source: https://metrocouncil.org/Handbook/Files/Resources/Fact-Sheet/LAND-USE/Net-Residential-Density.aspx Scandia's zoning code specifies maximum density for various residential development. Based on these requirements, Table II -I shows the number of housing units per acre that can be developed under current zoning regulations. Most large lot residential zoning districts require lots to be a minimum of two acres, and all zoning districts have a maximum lot coverage of 25%. Bonus densities in the Village Neighborhood District allow up to one dwelling unit per acre. This is done to make efficient use of existing resources in Village Neighborhood and to guide residential development to these areas to help preserve agricultural lands and open spaces from development. Table 11-1 — Residential Allowed Land Use Category Table 11-H — Existing Net Residential Density 4/40 General Rural District 1/10 Single Multi- Village Mixed Use A District Acres Development Village Mixed Use B District 1/2.5 Family Family Acres Constraints Net Net Density Land Use Number Number Gross (wetlands, parks, Residential Units/Acre of Units of Units Residential ROW, etc.) Acres A B C D H=C -D (A+B)/H Agricultural Core 210 0 6,925 670 6,255 0.03 General Rural 875 30 9,705 1,172 8,533 0.11 St. Croix River 60 0 759.87 114 646 0.09 Corridor Village 268 0 1,921 163 1,758 0.15 Neighborhood Village Mixed Use 65 0 313 18 295 0.22 Recreation Area 10 0 1,887 702 1,185 0.01 Protected Total 1 1,488 30 21,510 2,838 18,671 0.08 Source: https://metrocouncil.org/Handbook/Files/Resources/Fact-Sheet/LAND-USE/Net-Residential-Density.aspx Scandia's zoning code specifies maximum density for various residential development. Based on these requirements, Table II -I shows the number of housing units per acre that can be developed under current zoning regulations. Most large lot residential zoning districts require lots to be a minimum of two acres, and all zoning districts have a maximum lot coverage of 25%. Bonus densities in the Village Neighborhood District allow up to one dwelling unit per acre. This is done to make efficient use of existing resources in Village Neighborhood and to guide residential development to these areas to help preserve agricultural lands and open spaces from development. Table 11-1 — Residential Allowed Land Use Category Density Ranges Units/Acres (Ordinance Standards) St. Croix River Corridor Area 4/40 Agriculture Core District 4/40 General Rural District 1/10 Village Neighborhood District 1/2.5 Village Mixed Use A District 1/2.5 Village Mixed Use B District 1/2.5 The zoning code for the City of Scandia provides a maximum lot coverage for commercial and industrial development. The Metropolitan Council has provided estimates for the number of employees per square feet in various employment types; rates range from 556 square feet per job at the low end (medical clinics) to 2,500 square feet per job at the high end (hotels). Using the city's lot coverage allowance as guidance, an estimate of jobs/square foot can be estimated to project future employment based on future land use designations and planned development. The Village Mixed Use A District allows a maximum lot coverage of 80%. The Rural Commercial District, Village Mixed Use B District, and Industrial Park District all allow a maximum lot coverage of 65%. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 18 Future land use designations were determined by a variety of factors, including an analysis of existing land use, the current land use plan, and development constraints. Factors impacting development include: • Existing regional parks, Wildlife Management Areas, and Scenic and Natural Areas; • Steep slopes; • Wetlands and waterbodies; • Roads, railroads, and the Regional Bike Trail Network; • Shoreland and flood plain; • Agricultural Preserves; and • Prime farmland. Figure II -I maps development constraints in the City of Scandia. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 21 4J C L 41 N C 0 U 4-L C a) E 0 d a) d Vo ii OZ - Oz mad n� O E Table II -K summarizes the developable land available by decade in future land uses classifications. Non -developable land includes areas that cannot be developed, such as wetlands, steep slopes, and the road right-of-way, as well as existing development. Development is forecasted for each decade at existing land use densities, adding to the amount of non -developable land in each land use. Forecasted development is based on projected housing and employment needs (as projected in Table 11-13, Forecasted Population, Households and Employment), minimum lot sizes by each land use district and an anticipated allocation of the projected housing development between each of the land use districts. The planned future land uses shown on this map reflect previous community planning efforts as well as desired updates identified as part of the 2040 Comprehensive Plan Update process. To meet projected housing needs, it is anticipated homes will be developed in the following percentages in each respective land use district. Table 11-L — Planned Land Use Land Use Characteristics Percent of Anticipated Housing Units Guided. Use Acres General Rural 15% 2015 (Current) 2020 2030 2040 Village Mixed Use 5% 2? M Land Use Category CL o c 0. 0 0 a 0 c a 0 0 0_ 0 c n 0 0 Q 0 c Q 0 0 v Z a, z a, v z a, a, z v ami 0 ami 0 ami 0 ami 0 a', 0 ami 0 ami 0 aa) 0 Acre Acre Acre Acre Acre Acre Acre Acre Agricultural Core 5,808 1,116.6 5,728 1,196.6 5,628 1,296.6 5,518 1,406.6 General Rural 6,465 3,240 6,174 3,531 5,843.8 3,861 5,593.8 4,111 Mining 271.2 171.5 271 171.7 271 171.7 271 171.7 St. Croix River 438.8 321.1 368.8 391.1 258.8 501.1 148.8 611 Corridor Area Rural Commercial 49.3 25.8 47.5 27.5 45.9 29.1 45 30 Village Mixed Use 156.6 156.4 139.8 173.2 111.1 201.9 74 239 Village 1,397 523.2 1,064.8 855.7 699.8 1,220.7 377.3 1,543.2 Neighborhood Wetland, Water, 0 3,323 0 3,323 0 3,323 0 3,323 Slopes, etc. Major Road ROW 0 73 0 73 0 73 0 73 Total 14,710 10,713 13,836 11,587 12,900 12,522 12,070 13,353 To meet projected housing needs, it is anticipated homes will be developed in the following percentages in each respective land use district. Table 11-L — Planned Land Use Land Use Characteristics Percent of Anticipated Housing Units Agricultural Core 5% General Rural 15% St. Croix River District 5% Village Neighborhood 70% Village Mixed Use 5% DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 23 The following land use descriptions will be used for planning purposes and guiding future land use: a) Agricultural Core The Agricultural Core District is established to protect and preserve land for long-term agricultural production. Over time, the nature of agricultural production in Scandia will most likely change from traditional dairy farms to specialty agriculture and agriculture production for local/metropolitan markets. Residential development compatible with agriculture uses (4 per 40 density) and parks will be a secondary land use in this district. This designation corresponds with the Agricultural Core Area zoning district in the current zoning ordinance. b) General Rural The General Rural Area land use category is a residential area of mixed lot sizes. It recognizes areas of Scandia that have been developed in the past at densities of ten acre or less and areas that have larger parcels still used for agriculture. The area includes 10 - acre parcels, but also a number of existing smaller parcels and some parcels enrolled in the Agricultural Preserves Program. Single-family residential dwellings are the primary land use for the General Rural Area. Secondary land uses include agricultural production, including small-scale production, parks and recreation, and public and private institutions. Recreational commercial uses are allowed as a conditional use. This designation corresponds with the General Rural District in the current zoning ordinance. c) Village Center Mixed Use This land use category recognizes the significant contribution of the existing village center to the overall character of the community. New commercial, retail, and residential activity will be encouraged in order to develop and redevelop areas in the village center while maintaining the historic nature of the village center. Primary land uses in the Village Center Mixed Use Area include commercial, office, retail, public and private institutions, civic buildings, light industrial, and parks and recreation. Residential uses, including single family homes, townhouses and multi -family buildings, will be a secondary use. Multi -family buildings in the village center will achieve the goal of diversifying the housing options for younger families, seniors, and singles. Future lot sizes will be similar to the existing mix of lot sizes in the village center. In order to support these relatively small lot sizes, community sewer systems or connection to the regional sewer system, is anticipated. This designation corresponds with the Village Mixed Use A and B Districts in the current zoning ordinance. d) Village Neighborhood Area The Village Neighborhood Area is a planned extension of the Village Center, located adjacent to and north and west of the Village Center. This land use category designates growth areas surrounding the village and is intended to support single and multi -family residential uses on lot sizes reflective of the existing village lot sizes. This corresponds with the Village Neighborhood District in the current zoning ordinance. The primary land use for the Village Neighborhood Areas will be small -lot, single- family residential uses. Public and private institutions, civic buildings, and parks and recreation uses will also be allowed. Townhomes and multi -family units will be DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 24 allowed as an incentive for providing community value through agricultural land protection, life -cycle housing or natural resource protection. A community sewer system or connection to the regional sewer system may be necessary in order to allow for lot sizes similar to existing village lots. By concentrating development in the Village Neighborhood Area, the City of Scandia hopes to protect agricultural and natural resource areas from development pressure. e) St. Croix River Corridor Area The St. Croix River Corridor Area recognizes the unique historical and natural resource aspects of the floodplain and bluffs of the shoreland area of the St. Croix River. This area includes historic crossroad and resort communities, parkland, river access, and areas protected under scenic easements held by the National Park Service. The mapped area east of State Highway 95 corresponds to land areas protected under federal wild and scenic river designation. The future of this area includes limited residential development that protects the natural and scenic shoreland areas, and public and private protected lands. This corresponds with the Lower St. Croix River Corridor Overlay District in the current zoning ordinance. New development in the St. Croix River Corridor will be at a density of 4 units per 40 acres. Smaller lots may be permitted through the use of open space conservation subdivisions but may not exceed maximum densities. Viewsheds should be considered and protected in the siting of structures and driveways. f) Rural Commercial The Rural Commercial future land use area is intended to support commercial development in places of historic commercial activity. These areas are the only commercial areas anticipated outside of the Village Center and are intended to complement Village Center commercial uses. Rural Commercial areas are designated at the historic commercial nodes of the Big Marine Store, Copas/Abrahamson Nurseries, and the intersection of Highways 95 and 97. Commercial uses reflecting the historic nature of the community and compatible with the surrounding rural character will be allowed on lot sizes of at least 2 acres. Because this future land use area builds upon historic character, commercial building design standards shall reflect the historic nature of the community. This corresponds with the Rural Commercial District in the current zoning ordinance. g) Recreation Area Protected The Recreation Area — Protected land use category includes publicly owned lands permanently protected from development. This designation recognizes that these areas will continue to be used for recreation or open space only and not developed. If recreation facilities are developed within these areas, priority natural resource areas shall be protected. In addition, priority natural resources should be restored and enhanced wherever possible within protected recreation areas. This designation corresponds with the Agricultural Core Area, Agricultural Preserves and General Rural Districts in the zoning ordinance. h) Mining The Mining Area includes areas in the City of Scandia with active, permitted mining operations. Mining activity is anticipated to continue in these areas in the future. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 25 Mining uses must comply with local and state extractive use regulations and reclamation shall restore the topography and natural resources of the site to a level such that the land is suitable for the planned future land uses such as agriculture or residential. This corresponds with the Aggregate Mining Overlay District in the current zoning ordinance. The following overlay district will also guide land uses in specific, sensitive areas: • Agriculture Preserves Overlay District (AP) The Agricultural Preserves Overlay plans for the continuation of the Agricultural Preserves Program is Scandia. This overlay is intended to encourage the continuation of agriculture through ensuring the availability of the Program to qualifying agricultural landowners. The Agricultural Preserves Overlay lies over the primary agricultural future land use area, the Agricultural Core Area. The Agricultural Preserves Overlay allows individual property owners within Scandia to continue to participate in the Agricultural Preserves Program. This voluntary program for landowners within the seven county metropolitan area allows individuals to place their properties under a restrictive covenant committing their property to agricultural use in exchange for certain benefits. These benefits include a special tax rate calculated based on agricultural value rather than market value, a property tax credit, protection of normal farm practices, and protection against special assessments for public improvement projects. While the underlying zoning district (Agricultural Core Area) allows four dwellings per 40 acres, parcels enrolled in the Agricultural Preserves Program and located within the Agricultural Preserves Overlay shall be allowed only 1 unit per 40 acres per program requirements. Additional details on the corresponding zoning districts are included on Table XX in the Implementation chapter. 1. Density Calculations Based on the above future land use plan and land use calculations, residential and commercial land use requirements have been calculated to help Scandia plan for and meet Metropolitan Council projections for population, households, and employment. Residential calculations are detailed in Table II -M and commercial calculations are detailed in Table II - N. Residential To meet forecasted 2040 population and household projections, the City of Scandia will need to add 582 housing units by 2040. These calculations show the number of acres needed to accommodate all needed housing units in each zoning district. Residential development is anticipated to take place in all residential zoning districts in an orderly manner consistent with the staging plan, discussed below. These calculations do not include the density bonus available in the Village Neighborhood Zoning District. Actual acreage needed to accommodate future households and their locations will be influenced by market forces. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 26 Zoning Districts Permitting Residential Use Table 11-M — Residential Density (Units/Acre) Density Desired Distribution Calculations Number of Households Acres Needed Current (2015) Developable Acres Agricultural Core 4/40 5% 29 291 5,808 General Rural 1/10 15% 87 873 6,465 St. Croix River Corridor 4/40 5% 29 291 439 Village Neighborhood 1/2.5 70% 408 1,019 1,397 Village Mixed Use 1/2.5 5% 29 73 157 Total 100% 582 2,546 14,266 Commercial To meet forecasted 2040 employment projections, the City of Scandia will need to add 190 jobs by 2040. These calculations show the number of acres needed to accommodate all needed new jobs in each zoning district. Based on guided land use and available developable acres, Scandia has sufficient available vacant land to meet employment projections based on development in the Mixed Use (commercial/industrial) and Rural Commercial (commercial). Actual acreage needed to accommodate jobs will greatly depend on the types of businesses starting or expanding in Scandia. These calculations also do not include remote telecommuting, home occupations, or permitted employment opportunities in agricultural zoning districts, all of which will influence the number of acres needed to accommodate employment in Scandia. 2. Staged Development or Redevelopment The goal of the Staging Plan is to manage growth and guide the orderly and cost effective provision of infrastructure at a rate that is consistent with forecasted growth, at the same time responding appropriately to market conditions. The plan indicates the sequence of growth and anticipated timing. Table II -O shows the Staging Plan for the City of Scandia. One of the main desires of this comprehensive plan is to preserve and augment the community character and history in Scandia. To support the Village Center, the social and economic heart of the city, infill development will be encouraged in vacant or underutilized lots. This will help encourage a vibrant Village Center and surrounding residential neighborhoods while utilizing existing infrastructure, guiding development and redevelopment in an orderly manner. The expansion of Village Neighborhoods and Village Mixed Use zoning districts will occur as market conditions allow. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 27 Table 111-N — Commercial/industrial Density Calculations Density Range Current (2015) Zoning (Jobs/Acre) Desired Number Minimum Maximum Developable Districts Distribution of Jobs Acres Acres Minimum Maximum Acres Village 14 62.4 75% 143 2.3 10.2 157 Mixed Use Rural 11.4 50.7 25% 48 0.9 4.2 49 Commercial Total - - 100% 190 3.2 14.3 206 2. Staged Development or Redevelopment The goal of the Staging Plan is to manage growth and guide the orderly and cost effective provision of infrastructure at a rate that is consistent with forecasted growth, at the same time responding appropriately to market conditions. The plan indicates the sequence of growth and anticipated timing. Table II -O shows the Staging Plan for the City of Scandia. One of the main desires of this comprehensive plan is to preserve and augment the community character and history in Scandia. To support the Village Center, the social and economic heart of the city, infill development will be encouraged in vacant or underutilized lots. This will help encourage a vibrant Village Center and surrounding residential neighborhoods while utilizing existing infrastructure, guiding development and redevelopment in an orderly manner. The expansion of Village Neighborhoods and Village Mixed Use zoning districts will occur as market conditions allow. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 27 The creation of the Village Neighborhood zoning district west of Big Marine Lake will be contingent upon infrastructure repairs or upgrades. Most homes in this area are currently served by community sewer, which is aging and to the point of needing repairs. The City of Scandia is currently assessing options to best provide wastewater services to this portion of the city, discussed more in Chapter VI. Development in this area of the city should be aligned with future wastewater plans and investments. The City of Scandia will assess market conditions and land capacity to determine when the next staging area will be opened for development. The staging plan cannot force development to occur, but can be used as a tool to guide development appropriately. While there are legitimate reasons why cities should stage and time growth in an orderly and contiguous manner, there is nothing about adopting a staged growth plan that forces and private property owner to sell their land before they wish to do so. DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 28 Table • .. Outside Urban Service Area Average Density Range Housing Existing (2015) 2020 2030 2040 Residential Units/Acre Acres Units Acres Units Acres Units Acres Agricultural Core 0.1 5,808 8 80 10 100 11 110 General Rural 0.1 6,465 29 291 33 330 25 250 St. Croix River Corridor Area 0.1 439 7 70 11 110 11 110 Village Mixed Use 0.4 157 5 13 10 25 14 35 Village Neighborhood 0.4 1,397 133 333 146 365 129 323 Non -Residential Estimated Employment/Acre Acres Jobs Acres Jobs Acres Jobs Acres Village Mixed Use 14 62.4 125 60 4.3 52 3.7 30 2.14 Rural Commercial 11.4 50.7 32 20 1.8 18 1.6 10 0.9 DRAFT Scandia 2040 Comprehensive Plan Land Use Prepared by: Bolton & Menk, Inc. Page 28