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7b. PC Staff Report Rustic Roots TKDA | 444 Cedar Street Suite 1500 | Saint Paul, MN 55101 651.292.4400 • tkda.com An employee-owned company promoting affirmative action and equal opportunity. Memorandum To: Scandia Planning Commission Reference: Rustic Roots Applications Copies To: Brenda Eklund, Clerk Ken Cammilleri, City Administrator Andrea and Greg Sandager, Applicants Project No.: 18108.000 Rustic Roots From: Evan Monson, Planner Routing: Date: March 31, 2021 SUBJECT: Conditional Use Permit for a Rural Event Facility, amending the Future Land Use Map of the 2040 Comprehensive Plan, and adding ‘Rural Event Facility ’ as a use permitted in t he Rural Commercial zoning district MEETING DATE: April 6, 2021 LOCATION: 20168 St Croix Trail North, PIDs 24.032.20.41.0001; 24.032.20.44.0002; & 24.032.20.44.0001 APPLICANT: Greg and Andrea Sandager ZONING: Agriculture Core (AG C) REVIEW PERIOD: May 6, 2021, 120-day July 5, 2021 ITEMS REVIEWED: Application and plans received March 7, 2021 DESCRIPTION OF THE REQUEST S The applicant is looking to operate a Rural Event Facility at their existing winery location. The winery was approved and opened last year. As part of their review process last year, the parcel was removed from the Agricultural Preserves program, and is now zoned AG C. A Rural Event Facility requires a Conditional Use Permit be acquired. The land use is currently only permitted in the AG C and General Rural (GR) zoning districts. The applicant would like to eventually rezone the property to match the zoning of their adjacent parce l, which is partly zoned Rural Commercial (R COMM), and for a potential brewery in the future. Since the Rural Event Facility use is not permitted in the R COMM zoning district, the use needs to be added as a permitted us e (likely through a CUP like the AG C and GR districts) or else it would be nonconforming. The process to rezone a parcel is technically a zoning map amendment. Prior to rezoning the parcels, the future land use designation for the property must line up with what the requested rezoning is. The parcel currently is designated as Agricultural Core and Agricultural Preserves in the Future Land Use Map of the 2040 Comprehensive Plan. The designations in the future land use Rustic Roots Staff Report April 6 , 2021 Scandia Planning Commission Page 2 map help guide rezoning requests. In order to change the future land use designation to Rural Commercial (which would allow for a rezoning to R COMM), the future land use map must be amended. This process starts with the City, but ultimately must also be reviewed by the Metropolitan Council. PROPERTY INFORMATION Parcel description: 20168 St Croix Trail North is located near the intersection of Oakhill Road/County Road 52 and St Croix Trail North/State Highway 95. Despite the address, t he lot currently fronts Oakhill Road. The large parcel with the winery on it is approximately 57 acres in size, while two other adjacent parcels (PIDs 24.032.20.44.0002 & 24.032.20.44.0001) total approximately 22 acres . The property in total is approximately 80 acres. The land consists of wooded areas, open fields, and the vineyards for the winery . Zoning: Agriculture Core (AG C) Land use: Winery EVALUATION OF REQUESTS Applicant’s Explanation of the Requests “We are requesting a Conditional Use Permit to operate a Rural Event venue at Rustic Roots Winery. We are planning to build a wedding venue/event space to the west of the current tasting room on the winery property. The venue will accommodate up to approximately 290 guests, with the average event size expected to be around 150 guest s. W e plan on hosting between 70 and 100 events per year. Being located on almost 80 acres of rural land, with the closest neighboring home over 1,300 feet away, and no neighboring homes within line of sight of the proposed location, we feel this private location is ideal for such a venue. We also request to rezone the property to the Rural Commercial zoning district as that classification better fits the current and future needs and use of the winery business. W e request that the Rural Event Facility and Brewery uses be added to the Development Code for Rural Commercial. The change to Rural Commercial is fitting as the adjoining land at Abrahamson Nurseries and the nearby land at Crabtrees is already Rural Commercial.” Staff Comments on the Requests Engineer The City Engineer had not yet provided comments at the time of this staff report. During review of the winery CUP, there were no issues identified with traffic to and from the winery by the MnDOT. I have reached out to the area representative to confirm if that would remain the case. Watershed The Carnelian Marine St. Croix Watershed District had not yet provided comments at the time of this staff report. Development Code Requirements for each request Adding Rural Event Facilities to the R COMM zoning district Chapter One, Section 5.0 covers the process to amend the Development Code and amend the text or map in the Comprehensive Plan. Amendment request to the Code require review by the Planning Rustic Roots Staff Report April 6 , 2021 Scandia Planning Commission Page 3 Commission, with final approval needed by 2/3 of the City Council. In Section 5.1(5), the Planning Commission is tasked with considering the possible effects of the proposed amendment. The following factors are to be considered: 1. The proposed action shall be considered in relation to the specific policies and provisions of and shall be consistent with the City Co mprehensive Plan, including public facilities and capital improvement plans. 2. Whether the proposed action meets the purpose and intent of this Chapter or in the case of a map amendment, it meets the purpose and intent of the individual district In the application, the applicants noted adding two land uses, Brewery and Rural Event Facility , to the permitted uses in the Rural Commercial (R COMM) zoning district. There is already a brewery land use permitted in the Rural Commercial zone, so that is a moot point. The Rural Event Facility is currently only permitted in the AG C and GR zones. The use itself would appear to be appropriate in R COMM district, as it is a commercial use that is intended to “support the rural and historic character of the City ” and “shall be designed and operated in a manner that is compatible with Scandia’s rural and small-town character”. The R COMM zoning district is meant to s upport commercial development in places of historic commercial activity. The 2040 Comprehensive Plan supports expansion and retention of local businesses in existing Rural Commercial districts, as well as supporting community scale agricultural operations. Adding the Rural Event Facility use to the R COMM district would not appear to prevent the City from meeting those goals of the Comprehensive Plan. There is a limited amount of land zoned R COMM, so adding this use to it would not open up much m ore of the city to be used for Rural Event Facilities. To be consistent with the current standards, Staff would recommend the use be permitted through a CUP in the R COMM district. Amending the Future Land Use Map of the 2040 Comprehensive Plan An amendment to the Comprehensive Plan follows a similar process as amending the Development Code. For this request, the proposed change would be to have the Future Land Use Map designate the winery parcels as ‘Rural Commercial’, so that a rezoning of the parcel s would be in line with the future land use designation in the Comprehensive Plan. The Comprehensive Plan describes the Rural Commercial future land use designation as: “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 property is next to the intersection of Oak hill Road and St Croix Trail North. The Abrahamson Nurseries area is on the east end of the intersection , which is called out in the description of the Rural Commercial future land use designation. It is designated as both Rural Commercial and Agricultural Core on the future land us e map. The property is currently designated Agricultural Preserves and Agricultural Core in the future land use map. The property was withdrawn from the Ag Preserves program during the review process for the winery, and is currently zoned AG C, which matches the future land use designation of Agricultural Core. Rustic Roots Staff Report April 6 , 2021 Scandia Planning Commission Page 4 This property is in close proximity to a historic hub of commercial activity ; changing the designation to Rural Commercial would not be ‘out of left field’. The proposed and current uses would not be in conflict with adjacent uses or rural character, and through t he requirements of the Development Code and the Design standards would reflect the history and character of Scandia. If the City approves of changing the designation, it would then be required to be reviewed by the Metropolit an Council for “conformance, consistency, and compatibility” with the regional plan. CUP for the Rural Event Facility Chapter Two, Section 4.33 outlines the requirements for a Rural Event Facility. The following standards , in italics , are to be complied with. 1. Rural Event Facilities shall be located on a site of at least 20 acres in size in the Agricultural Core (AG C) and General Rural (GR) Districts. The site exceeds 20 acres in size, and is zoned AG C. 2. Events shall be limited to a maximum of 300 Rural Event Center guests per day, provided maximum building capacities are not exceeded. No more than four events shall be scheduled per calendar day. The applicant has indicated having a maximum of 290 guests, with the average expected to be closer to 150. Depending on the attendance at each event, the applicant could have up to four events per day, provided the 300 guests per day threshold is not exceeded. 3. Adequate utilities, including sewage disposal, must be available on the site. The facility may utilize permanent or portable facilities, or a combination of permanent and portable facilities. Any on-site sewage treatment facilities needed shall be installed under a permit issued by Washington County. The facility shall also provide supplemental portable septic and water facilities for events as required by the City. New or upgraded septic systems would be reviewed and approved by the County. 4. The Rural Event Facility shall have direct access from a public roadway. The facility would utilize the existing accesses used for the winery . 5. The Rural Event Facility shall provide on-site parking, sufficient to handle all guest, staff, vendor, and owner vehicles. No parking for the Rural Event Facility shall be permitted on public streets. The site currently has parking on-site as part of the winery . W ith the addition of the Rural Event Center, the parking on-site would be modified to have 140 gravel parking spots, and 50 hard - surfaced spots located near the winery. The total number of spots would be 190. 6. Outdoor sound amplification of ceremonies only is permitted. Ceremonies include formal acts or observances that are part of an event, such as a wedding ceremo ny, awards presentation, acknowledgment of a significant event, or similar observance. Outdoor sound amplification of ceremonies may include amplification of voices and music that are specifically scheduled as part of the ceremony. No other outdoor sounds associated with an event, such as parties or celebrations associated with, preceding or following the ceremony, may be amplified. Events shall comply with the City’s Noise Ordinance (Ordinance 65 and its amendments). 7. The rural event activity area shall be located at least 100 feet from the boundaries of adjoining properties. The City may require screening of activity areas. If the facility may hold events where alcoholic beverages are served, that the consumption of alcohol shall be restricted to the Rural Rustic Roots Staff Report April 6 , 2021 Scandia Planning Commission Page 5 Event Activity Area excluding the parking lots, and must meet the 100-foot setback requirement. Security staff shall be provided at events if alcoholic beverages are served. The activity area would be over 100 feet from nearby property lines . The closest property line would be to the parcel to the south, PID 24.032.20.44.0002, which is used as vineyards for the winery. There would be screening placed along the west end of the event center building, to help reduce any views of the facility from the west. Existing wooded areas and the vineyards would screen views from other directions. 8. Events may not begin before 9 AM and shall cease by 10 PM. All amplified sound shall conclude by 10 PM. All guests shall be off the site by 10:30 PM. 9. No more than four events shall be scheduled on any calendar date. 10. Permanent signs for the Rural Event Facility shall conform to the Development Code requirements. 11. The Rural Event Facility must comply with all rules and regulations of Federal, State, County and Local agencies. Facility must also pass inspection by the Building Official and Fire Inspector. 12. The City may impose condit ions related to landscaping, access, security, sanitary sewer, liability or other insurance requirements, and other conditions as deemed necessary. If the Planning Commission identifies any potential issues with the request, conditions mitigating those issues can be added. 13. The CUP shall terminate with a change in ownership of the property where the Rural Event Facility is loc ated. 14. The City may inspect the Rural Event Facility at any time in response to complaints or to verify compliance with these standards. Chapter One, Section 8.4 lists the criteria to meet to grant a CUP. They are listed below in italics . 1. 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. Rural Event Facilities are meant to help preserve and showcase the rural character of Scandia, and through the requirements of the Development Code and the design standards would reflect the rural character of the city . By meeting the specific requirements of the Rural Event Facility land use as outlined in the Development Code, this conditional use would be in complia nce with and not having a negative effect on the Comprehensive Plan. 2. 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 pub lic health, safety, morals or comfort. The CUP would be to add an additional use to onto a site used for an existing winery facility. The proposed use would complement , and not be in conflict, with the current use of the property. The proposed use of a Rural Event Facility would be contained within the property away from neighboring properties and uses, and sho uld not be detrimental to the public welfare. Rustic Roots Staff Report April 6 , 2021 Scandia Planning Commission Page 6 3. The conditional use will not be injurious to the use an d enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values or scenic views. Utilizing the same site as the winery will help prevent any potential negative impact to the use or enjoyment of property in the immediate vicinity. Screening and setbacks from property lines will prevent potential conflict or issues to other properties in the area. 4. The establishment of the conditional use will not impede the normal and orderly developme nt and improvement of surrounding property for uses permitted in the district. The addition of a Rural Event Facility on this site should not impeded development of adjacent property for uses permitted in zoning districts around this property. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the use which is proposed. The site already has access to required facilities and services. 6. The conditional use shall conform to the ap plicable regulations of the district in which it is located and all other applicable standards of this Chapter. By meeting the specific requirements of the Rural Event Facility land use as outlined in the Development Code, this conditional use would conform to the applicable regulations of the AG C zoning district and the other applicable requirem ents of the Development Code. 7. The conditional use complies with the general and specific performance standards as specified by this Section and this Chapter. By meeting the specific requirements of the Rural Event Facility land use as outlined in the Development Code, this conditional use would comply with the standards of conditional uses. ACTIONS REQUESTED There are multiple items as part of this request: 1. A CUP for a Rural Event Facility 2. Amending the Development Code to allow for ‘Rural Event Facility ’ land use in R COMM 3. Amending the Future Land Use Map of the 2040 Comprehensive Plan to designate this property as ‘Rural Commercial’ For each request, the Planning Commission can recommend to the Scandia City Council one of the following: 1. Approve 2. Approve with conditions 3. Deny with findings 4. Table the request Rustic Roots Staff Report April 6 , 2021 Scandia Planning Commission Page 7 PLANNING STAFF RECOMMENDATIONS If deemed appropriate by the Planning Commission, the requested amendment to the Development Code can be recommended to the Council for approval. If deemed appropriate by the Planning Commission, the requested amendment to the Future Land Use Map can be recommended to the Council for approval. If the Planning Commission finds the proposed Rural Event Facility meets the requirements of the Development Code, the Planner recommends that the Planning Commission recommend to the City Council approval of a Conditional Use Permit at 20168 St Croix Trail North for a Rural Event Facility . The following conditions for the CUP are recommended: 1. The applicant shall comply with all local, state, and federal permits and requirements for the Rural Event Facility , including but not limited to: a. Documented County approval for any new or modifications to the existing well. b. Documented County approval for any new or modifications to the existing 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 site. f. A City approved sign permit for any permanent signage. 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. 3. The City will not issue a Certificate of Occupancy for the Rural Event Facility venue until all requirements and permits listed in #1 above are complete. 4. The applicant shall pay all fees and escrow costs related to the application.