6. Staff report - Rustic Roots Winery CUP PC 06.02.201
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TKDA
MEMORANDUM
To:
Copies To:
From:
Date:
SUBJECT:
444 Cedar Street, Suite 1500
Saint Paul, MN 55101
651.292.4400
tkda.com
Scandia Planning Commission
Ken Cammilleri, Administrator
Brenda Eklund, Clerk
Greg and Andrea Sandager, applicant
Merritt Clapp -Smith, City Planner
May 29, 2020
MEETING DATE:
LOCATION:
Reference: Rustic Roots CUP for a winery/cidery
Proj. No.: 17722.000
Routing:
Rustic Roots request for a Conditional Use Permit (CUP) to establish winery/cidery
June 2, 2020
20168 St. Croix Trail North [PIDs 24.032.20.41.0001; 24.032.20.44.0002;
24.032.20.44.0001)
APPLICANTS: Andrea and Greg Sandager
12693 Riverview Trail
Stillwater, MN 55082
OWNERS: Andrea and Greg Sandager
ZONING: Agriculture Preserve, with conversion to Agricultural Core pending
60 -DAY PERIOD: July 13, 2020 (120 -day period ends on September 11, 2020)
ITEMS REVIEWED: Application and Plans received May 14, 2020
BRIEF DESCRIPTION OF THE REQUEST:
The Applicants are requesting a Conditional Use Permit (CUP) to establish a winery/cidery on 80 acres
overlooking the St. Croix River Valley. The property has an existing residential structure, which will be
converted for visitors to the winery/cidery. The applicants have already secured variance approval from the
city for an entry sign to the property and have applied to shift the property out of the Agricultural Preserves
program, which does not allow a winery use. Land removed from the Ag Preserves program, automatically
converts to the Agricultural Core District.
An employee -owned company promoting affirmative action and equal opportunity.
Rustic Roots Winery/Cidery CUP
Scandia Planning Commission Page 2 June 2, 2020
PROPERTY INFORMATION:
The property for consideration is 80 acres,
with a mix of wooded areas and open
fields, sloping from the west blufftop down
to the east. The applicants cleared a large
area of woods on the southern portion of
the property for grape crops in 2020. The
northern portion of the site remains
wooded.
BRIEF DESCRIPTION OF THE PROPOSALS ^ "
The application includes a description of ,
the planned farm winery. Highlights
include:
• On site grape cultivation andA61•.
processing _"`"' oa 11 L N
• Selling and serving wine, beer and
limited food
• Future rural event facility, if approved `',•�
under a separate CUP application
• About 20 employees
• Up to 150 visitors at a time
• 210 parking spaces (130 in gravel lot with 80 overflow spaces on grassy area
• Business Hours: M -Th 11 a.m.-7:00 p.m.; Fri -Sat 11:00 a.m. — 8:00 p.m.; Sunday 11:00 — 6:00 p.m.
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Rustic Roots Winery/Cidery CUP
Scandia Planning Commission Page 3 June 2, 2020
CRITERIA FOR GRANTING A CONDITIONAL USE PERMIT (CUP)
The City's Development Code identifies the general and specific criteria that should be considered for
evaluating a CUP request and granting a CUP or amendment. The Code indicates that the criteria that the
Planning Commission shall consider:
• Compliance with the Comprehensive Plan.
• Compliance with the Development Code.
• Compliance with the required criteria for issuance of a Conditional Use Permit. However, the
Development Code does not include specific standards for a 'Winery/Cidery, Craft' use.
EVALUATION OF COMPREHENSIVE PLAN COMPLIANCE:
Comprehensive Plan
The Agricultural Core District was established to preserve land for long-term agricultural production and to
preserve the rural character of the City. The proposed winery uses the land for agricultural production and
retained woodlands and preserves the rural character. The use is also consistent with an Economic
Competitiveness goal of Chapter 5 — "Goal: Actively support the retention and expansion of Scandia
community -scale agricultural operations." The proposal for the property is consistent with the policies of the
Comprehensive Plan.
EVALUATION OF DEVELOPMENT CODE COMPLIANCE:
Lot Size and Frontage
The minimum lot size in the Agricultural Core District is 2.0 acres and the minimum frontage is 160 feet. This
property is 80 acres, with over 1,300 feet of frontage on Oakhill Road North. The request meets the lot size
and frontage requirements.
Setbacks
Structure setback requirements in the AG -C District are:
• front yard — 40 feet
• side yard - 20 feet
• rear yard - 50 feet
The proposed visitor building is 600 feet from the nearest property line and meets the structure setback
requirements.
Septic tanks must be 50 feet from adjacent property lines. The submitted plans show a proposed area for the
septic that is at least 200 feet from the nearest property line and meets the requirements.
Accessory Structures
The Development Code permits one accessory structure per parcel for commercial uses, provided it is used for
storage related to the principal use on the property. The accessory building must be placed to the rear of the
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Rustic Roots Winery/Cidery CUP
Scandia Planning Commission Page 4
June 2, 2020
primary structure and may not exceed 35 feet in height. The plans show reuse of two existing buildings on the
property. The residential structure will be used for visitors to the winery and the existing garage will be used as
the future production building. No additional structures are proposed at this time. The plans do not show the
addition of accessory buildings at this time.
Lot Coverage
The maximum allowable lot coverage is 25% in the AG -C District. The existing structures, new parking areas
and access road will cover less than 2.5 acres out of 80 acres, much less than 25% lot coverage. The proposed
impervious cover meets the ordinance requirement.
Access and Traffic
The proposed project will use an existing driveway onto Highway 95. The estimated number of trips per day is
not certain at this time. Given the level of traffic already using Highway 95, it is not anticipated that the volume
of trips added to Highway 95 for the sole purpose of visiting the winery will be noticeable. The traffic impact
relates to ingress and egress and if that can be done safely with the existing infrastructure.
At the recommendation of City Engineer Ryan Goodman, I contacted the area representative from MnDOT to
ask if they had any concerns about or requirements for the traffic to and from the winery. The MnDOT staff
person said that they do not require or recommend installation of turn lanes in anticipation of a project.
Instead, they respond to any concerns that may arise in the future and can require a turn lane at any time, if
needed.
There are no conditions or reauirements for accommodating the winery trios at this time.
Parking and Loading
The Development Code requires four (4) spaces for each 1,000 square feet of gross floor area. The plan
proposes 99 parking spaces in the main lot and 70 overflow spaces on the grass. The grassy area for 70 spaces
will be upgraded if the demand for parking based on use exceeds 99 spaces. Four (4) of the official parking
spots will meet ADA guidelines for size and design. ADA guidelines require four (4) spaces for lots with
between 75-100 vehicles.
The existing two buildings to be used for the business total around 6,000 square feet, which would require 24
parking spaces under the retail parking standard. The proposed number of parking spaces meets and exceeds
the requirements.
Two loading areas are planned off the kitchen area in the main building and off the winery production building.
Paving, curb and gutter are required for the primary parking area. All parking and loading areas shall meet the
requirements in Development Code Chapter 2, Section 3.1 (5) Design and Maintenance of Off -Street Parking
and Loading Areas.
Lighting
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Rustic Roots Winery/Cidery CUP
Scandia Planning Commission Page 5 June 2, 2020
The proposed lighting as described and shown in the application meets City lighting standards. All future
lighting at the site shall meet the lighting standards identified in Development Code, Chapter 2, Section 3.9.
Building Standards
There are two existing buildings on the site and they both meet the development code standards for
structures. Each building is be repurposed for a new use — the residence as a visitor building and the garage for
wine production. The buildings shall be improved in accordance with all local, county and state codes for the
intended building uses.
Landscaping and Screening
A detailed landscaping plan shows the location and type of all proposed vegetation and sidewalks. The plans
meet city development standards.
Wastewater Treatment
An upgraded septic system will be required to support more intensive use of the property. The area for the
future drain field is indicated on the map and meets setback requirements from buildings, the well and
property lines. The applicant must receive a Septic Permit from Washington County before any city permits for
grading and construction are issued.
Land Alteration, Grading, and Stormwater Management
The applicant shall apply for a grading and erosion control plan for future work on the parking areas and
landscaping activity. Grading and erosion control for the new driveway were addressed when it was installed in
2019. The applicant and watershed district have been in communication about the planned activities on the
site. Mike Isensee, the Watershed Administrator communicated to the Planner that they do not anticipate any
issues on the site and at this time do not plan to require a watershed permit.
Signage
The City approved a sign variance for signage at the entrance to the site. Final sign design shall be reviewed,
and a sign permit issued by the City, before signage is installed.
EVALUATION OF THE CUP CRITERIA
The general criteria for evaluating Conditional Use Permits are listed in italics and the Planner's evaluation of
the proposed use based on the conditions follows in standard text.
• The conditional use will be in compliance with and shall not have a negative effect upon the
Comprehensive Plan, including public facilities and capital improvement plans.
The Agricultural Core District was established to preserve land for long-term agricultural production
and to preserve the rural character of the City. The proposed winery uses the land for agricultural
production and retained woodlands and preserves the rural character. The use is also consistent with
an Economic Competitiveness goal of Chapter 5 — "Goal: Actively support the retention and expansion
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Rustic Roots Winery/Cidery CUP
Scandia Planning Commission Page 6 June 2, 2020
of Scandia community -scale agricultural operations." The proposal for the property is consistent with
the policies of the Comarehensive Plan.
• The establishment, maintenance or operation of the conditional use will promote and enhance the
general public welfare and will not be detrimental to or endanger the public health, safety, morals or
comfort.
The proposed winery is located near the middle of an 80 -acre property, with the closest nearby
property used for agricultural crops. Activities related to grape cultivation will be no more intensive or
intrusive to neighbors than other agricultural activities found around Scandia. Wine production and
food and beverage service will occur inside buildings and not create loud noise. Traffic will access the
site from Highway 95 and travel slowly along a driveway to the business. These proposed activities will
not create adverse impacts on the public health safety, morals, comfort or general welfare of the
public.
• The conditional use will not be injurious to the use and enjoyment of other property in the immediate
vicinity for the purposes already permitted, nor substantially diminish and impair property values or
scenic views.
See above for description of potential impacts. The proposed activities of growing grapes, processing
grapes and selling wine and limited food service within an 80 -acre property will not be injurious to the
use and enioyment of other property in the immediate vicinity, nor substantially diminish or impair
property values and scenic views.
• The establishment of the conditional use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district.
The proposed winery fits with the agricultural nature of the area and includes a low impact commercial
enterprise across the street from where another active business operates. The addition of the winery
will not impede development or improvement of surrounding properties.
• Adequate public facilities and services are available or can be reasonably provided to accommodate the
use which is proposed.
The winery will supply water, wastewater and sewer service as private infrastructure to support the
business and operations. Additional public facilities and services will not be required to serve the
property.
• The conditional 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 Agricultural Core District, as
outlined previously in this report.
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Rustic Roots Winery/Cidery CUP
Scandia Planning Commission Page 7 June 2, 2020
• The conditional use complies with the general and specific performance standards as specified by this
Section and this Chapter.
As outlined in this report and in the application, the conditional use meets the performance standards
of the Development Code.
ACTION REQUESTED:
The Planning Commission can recommend the following:
1. Approve the request.
2. Approve the request with conditions.
3. Deny the request with findings.
4. Table the request.
PLANNING STAFF RECOMMENDATION:
Recommend approval of a Conditional Use Permit for a winery at 20168 St. Croix Trail North, subject to the
following conditions:
1. The applicant shall comply with all local, state, and federal permits and requirements for the new uses
on the parcel, including but not limited to:
a. Documented County approval for the new well.
b. Documented County approval for the new septic system.
c. An approved permit from the local Watershed district for stormwater management, if required
by the Watershed district.
d. A City approved final Site Plan prepared by a Registered Engineer showing detailed parking lot
design and lighting.
e. A City approved grading and erosion control permit for construction activities on the parking
lot and landscape areas.
f. A City approved sign permit.
g. A City approved final Landscape Plan.
h. A City approved final Site Plan prepared by a Registered Engineer showing detailed parking lot
design and lighting.
2. The City will not issue a Certificate of Occupancy for the visitor building of the winery until all
requirements and permits listed in #1 above are complete.
3. The applicant shall not host any large events on the site unless a CUP for a Rural Event Facility is
approved by the City of Scandia.
4. The applicant shall pay all fees and escrow costs related to the application.
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