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