HomeMy WebLinkAboutItem 19 - Design Standards Manual STANDARDSDES GN ,
THE CITY OF
LAKE ELMO
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2 CITY OF LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
TABLE OF CONTENTS
Chapter 1: Chapter 3: Chapter 5:
Introduction..................................................5 Commercial Development...................... 13 Mixed Use Development.......................... 25
Intent and Purpose A. Site Design ......................................................13 A. Site Design ......................................................25
Areas of Growth Building Placement Building Placement
Structure of the Standards Streetscape Streetscape
Compliance Landscaping Landscaping
Parking Parking
Chapter 2: Delivery, Service, Storage and Utility Areas Delivery, Service, Storage and Utility Areas
High Density Residential Development ...7 B. Building Design...............................................15 B. Building Design...............................................27
A. Site Design 7 Form and Facade Form and Facade
Building Placement Building Materials Building Materials
Streetscape Scale and Mass Scale and Mass
Landscaping Roof Design Roof Design
Parking Entries Entries
Delivery, Service, Storage and Utility Areas Lighting Lighting
B. Building Design 9 Signage Signage
Form and Facade
Building Materials Chapter 4:
Scale and Mass Business Park Development................... 19
Roof Design A. Site Design ......................................................19
Entries Building Placement
Lighting Streetscape
Signage Landscaping
Parking
Delivery, Service, Storage and Utility Areas
B. Building Design...............................................21
Form and Facade
Building Materials
Scale and Mass
Roof Design
Entries
Lighting
Signage
CITY of LAKE ELMo - DESIGN STANDARDS- DRAFT 10-30-13 3
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4 CITY OF LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
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Intent and Purpose 5. To encourage site design that is mindful and highway-oriented by nature, offering good opportu-
conscientious of the existing landscape and nities for higher density and commercial develop-
The City of Lake Elmo is currently preparing for topography ment. In addition,the City has envisioned this area
a significant amount of growth and development 6. To foster connections between the new to provide increased employment opportunities in
in two areas of the city: the 1-94 Corridor and Old and existing areas of Lake Elmo through Lake Elmo.
Village. To ensure that growth is carried out in a consistent standards and theming, resulting
manner reflective of the goals and principles of in an identity that is unique to this community Old Village. The Old Village is located in the heart
Lake Elmo, measures are being taken to ensure of Lake Elmo, centered along State Highway 5 and
development outcomes of a high quality. Included The two areas guided for sewered residential and bordered to the east by CR-15 (Manning Ave.) and
in these measures is the creation of design stan- commercial development in Lake Elmo are the 1-94 to the south by 30th St. As the historic center of
dards, establishing requirements and guidelines Corridor and Old Village. While both of these ar- Lake Elmo, the Old Village is guided for residen-
related to site design and building form. The pur- eas are guided for future growth and have ample tial and mixed-use development types, which are
pose of these standards is to incorporate the fol- greenfield development opportunity, it is important consistent with historic downtown areas. In order
lowing principles in residential and commercial de- to recognize the differences between these dis- to reinforce the identity of the Old Village as a des-
velopment outcomes in the 1-94 Corridor and Old tricts as they pertain to geography and character. tination, it is the City's goal to emphasize a posi-
Village: These differences will play a major role in the types tive pedestrian environment, consistent with main
of development that are realized in each area. street character. Given this vision and the historic
1. To ensure high quality site design and context, the Old Village will most likely attract dif-
building materials, supporting both function Areas of Growth ferent development types than the 1-94 Corridor.
and form
2. To provide open space in future areas of -94 Corridor. The I-94 Corridor is geographically Considering the character, geography, and visions
growth areas, it is unreasonable
growth, building off of Lake Elmo's existing bounded by CR-10 (10th St.) and 1-94 from north for these two g
character and environment to south and CR-15 (Manning Ave.) to CR-13 (In- to expect that the development types will be the
3. To accommodate automobile traffic in a wood Ave.) from east to west. The City has guided same. However, in order to establish standards for
quality h
manner that respects the pedestrian this corridor for residential development of vari- high q y sites and buildings in Lake Elmo, the
environment design standards laid out in this manual will be ap-
ousdensities, as well as commercial and business plicable to development within both the I-94 Cor-
4. To utilize natural and ecological systems into park development. Given its location and high
ublic and private development, articular) ridor and Old Village.
p p p � particularly level of access, the vision for this corridor is more
in the realm of storm water management
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 5
INTRODUCTION
Structure of the Standards Compliance Bards within the manual, it is the responsibility of
The standards contained within this manual are As part of the City's development review process, the applicant to demonstrate why a specific stan-
structured in a manner that establishes standards any new development, redevelopment, or major dard presents an unreasonable burden in the con-
and desired outcomes for private development renovation within the 1-94 Corridor and Old Village text of the proposed site or project.
sites within four land use types guided for the 1-94 will be reviewed for compliance to the standards
Corridor and Old Village. The four land use types, contained within this manual. Design review will be
or development types, addressed in this manual completed within the established review process
are as follows: at the stage of final development or building ap-
t. High Density Residential; proval. This review will be conducted by the indi-
2. Commercial; vidual or body authorizing the permit or certificate.
3. Business Park; and Exceptions to the standards contained within the
4. Mixed-Use. manual may be granted by the Review Authority
under at least one of, but not limited to,the follow-
In addition to land use types, the standards are ing circumstances:
organized into two primary categories: Site Design
and Building Design. The standards contained • The proposed project is found to be of an archi-
within these categories are organized using the tectural value above and beyond the accepted
following sub-categories: standard and therefore a community asset.
1. Site Design • The proposed project demonstrates a commit-
• Building Placement ment to theming elements and open-space
• Streetscape character, thereby supporting Lake Elmo's
• Landscaping unique identity.
• Parking • The proposed project is found to prioritize
• Delivery, Service, Storage and Utility Areas pedestrian circulation and safety, including
streetscape treatments above the minimum
2. Building Design standards that contribute to a positive pedes-
• Form and Facade trian environment.
• Building Materials • The proposed project demonstrates a signifi-
• Scale and Mass cant commitment to natural storm water man-
• Roof Design agement practices.
• Entries • The proposed project includes a significant
• Signage commitment to sustainable building practices,
• Lighting similar to the standards required for LEED cer-
These categories and respective sub-categories tification.
are intended to organize the specific standards In order to receive relief or exception to the Stan-
within each land use or development type.
6 CITY OF LAKE ELMO- DESIGN STANDARDS - DRAFT 10-30-13
2a� I
Applicable Zoning Districts:
• Urban Medium Density Residential (MDR) • Urban High Density Residential (HDR)
Both the 1-94 Corridor and Old Village are expected
to experience growth in the form of high density
residential development. This growth will be com-
prised of single-family attached (townhome) devel-
opment and multi-family residential development,
including apartments and condominiums. For •
residential development, the intent of the design `
standards is to provide housing of a high aesthetic - I)
quality with open or recreational spaces integrated
directly into the site.
r ,
A. Site Design
k �
Common open or recreation spaces should be located to j
Building Placement the interior or rear of the site.
Goal:Structures should be located and oriented in a entryways, landscaping, porches, patios and
manner that allows for pedestrian accessibility and other amenities that may be utilized by resi-
provides visual interest from the public right of way. dents and provide visual interest or a sense
of place.
a. Buildings are encouraged to be located as d. Recreational and common spaces should be
close to the public street as possible while still located at the interior or rear of the site to pro-
meeting the setback requirement. In addition, mote access and safety for residents. Keep-
the setbacks of adjacent residential buildings ing these spaces out of the front of the sitee
are encouraged to be varied slightly to contrib- also helps maintain visual interest and attrac-
ute to an interesting streetscape, avoiding mo- tive sight lines.
notonous facade or wall depth. e. Some provision of open or common space on
b. Buildings should be easily accessed from the the site is required to maintain Lake Elmo's -- - _
street, particularly near commercial or mixed- open space character. This provision can
use development. be found in §154.454 of the Lake Elmo City
Buildings are encouraged to l sited closer to public streets
c. The area fronting the main public street, or Code.
front-yard setback area, should be utilized for to promote access and visual interest.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 7
HIGH DENSITY RESIDENTIAL DEVELOPMENT
Landscaping
Goal: To enhance the visual aesthetic of the built
environment and reduce impervious surface,
thereby aiding storm water management practice.
r �►..� 9 �� a. Shade and ornamental trees and other plant
�A material should be installed within the front
r setback area.
I
b. Bare soils should be planted or mulched with
�� ( bark, stone or other suitable material to avoid
=ice♦, "' ., �- ,; .; 'r unnecessary runoff.
c. Plant species are encouraged to be native, low-
" maintenance and suitable to the Lake Elmo cli-
mate.
d. Making use of similar plant materials as adja-
cent properties and public spaces is encour-
Decorative fencing provides a nice transition from the public right of way to the entryway. aged to create continuity.
e. Mature trees located on building sites should
a. Sidewalks shall be provided parallel to public be retained whenever possible.
streets in order to ensure pedestrian accessi- f. Service, storage, utility and parking areas
bilit and circulation.
Y should be buffered by plantings to reduce vi-
!' 3 b. Sidewalk materials should be attractive and
sual impact.
low-maintenance, such as concrete or decora- g. Parking areas should include landscaped is-
.. tive pavers. lands or plant beds to reduce the visual im-
c. Boulevard areas should planted with turf grass pact, break up monotonous hardscape and
and/or other attractive, low-maintenance retain storm water.
ground cover. In addition, boulevard trees h. The installation of rain gardens is encouraged
should be provided in regular intervals. to improve on-site storm water infiltration.
d. Site furnishings such as benches, pedestrian-
scaled lighting,decorative fencing,trash recep-
At left:Pedestrian amenities contribute to an inviting and tacles and other amenities are recommended.
functional streetscape.
Applicants are encouraged to utilize design el-
StreetsCape ements and site amenities from the Lake Elmo
Goal: Residential streetscapes should provide for
pedestrian accessibility and safety while offering Branding&Theming Study.
aesthetically pleasing environments. e. Paths and access points/entryways should be
clearly visible and well lit at night.
8 CITY OF LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
HIGH DENSITY RESIDENTIAL DEVELOPMENT
d. Access to parking areas should be designed in B. Building Design
a way that does not impede pedestrian traffic.
e. Parking should be screened from adjacent Form and Facade
structures with landscaping strips not exceed- Goal: Standards are intended to ensure high qual-
ing 4 feet in height in order to ensure pedes- ity design, encourage creativity and promote visu-
trian safety. ally appealing development, thereby cultivating a
f. Lighting must be provided in parking areas sense of place and identity.
at night for safety purposes. However, direct
glare, spillover or other forms of light pollution a. No blank facades without windows and doors
directed at adjacent properties are prohibited. are allowed. All sides of the structures shall
g. The installation of rain gardens within parking have architectural treatments.
areas is encouraged for storm water infiltration b. Window and door styles should reflect the pre-
purposes. vailing architectural style of the structure.
�? h. Parking facilities must be ADA compliant when c. Window sills and trim are required for all exte-
Lighting should be down-cast and shielded to prevent glare deemed necessary. rior windows.
or spill-over onto adjacent properties. d. Flat panel exterior and garage doors are dis-
Delivery, Service, Storage and Utility Areas couraged.
Parking Goal: To minimize the visual impact of storage and e. Garages should be recessed from the facade
mannerr that reduces visual impact, supports pe-
Goal: accommodate automobile parking in a utility areas within residential developments. of the principal structure whenever possible to
destridraw visual attention away from parking areas.
along the
e public right of way,circulation and maintains good sight lines a. Exterior storage and utility areas should be f. If there are multiple garages within a struc-
long th located in low trafficked areas and screened ture, they should be varied in their location to
from adjacent properties. minimize the visual impact of a row of garage
a. Parking areas should be located to the rear,side b. Trash enclosures should be located so that doors.
or within primary buildings whenever possible. noise and odor do not affect nearby residents
b. Structured or underground parking is encour-
oradjacent properties.
aged. c. Screening of storage and utility areas may in-
c. The linear measurement of surface parking ar- clude landscaping and architectural features r
eas parallel to the public street may not exceed A A n
that match the primary structure. ■ �
more than 50% of primary street frontages. d. Storage areas should match the architectural
Sites or projects that are unable to meet this design of the primary structure. I� y
requirement will be required to install berms e. Utilize directional signage for storage and trash _
and/or additional landscaping to buffer areas areas when appropriate. -
of surface parking adjacent to the primary -street frontage.
Attached units on a public street benefit from individual
entries.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 9
HIGH DENSITY RESIDENTIAL DEVELOPMENT
g. Detached garages shall be architecturally con- as they are balanced and consistent. that provide variation and identity.
sistent with the principal structure. e. Primary building materials for residential struc- b. Mass should be reduced through facade artic-
h. Finished exterior materials shall be applied tures should include brick, finished wood, ulation, breaking up the wall area into smaller
to all wall facades above 18 inches from the stone, quality metals, glass, cast-stone, or pre- sections.
finished grade line, where unfinished exterior cast concrete panels with aggregate, banding, c. Architectural elements,such as dormers,deco-
foundation may be visible. testuring, or other similar decorative finish. rative windows and trim, porch details, decora-
i. Ground level of multi-family structures should f. Exposed exterior building materials such as tive shutters, and wainscoting, can reduce the
be distinguished architecturally from upper brick, stone, wood, or stucco should be au- appearance of bulk and mass by providing vi-
levels to provide human-scale elements for pe- thentic. Simulated materials may also be used sual interest.
destrians. if demonstrated to be of high quality and ap- d. Building mass should be broken up with mul-
j. Living space below the main building level, proved by the City. tiple roof and ridgelines perpendicular with one
such as a walkout structure, may not be visible g. Materials which are prohibited as the primary another.
from the front side of the structure facing the facade material include the following: e. Structures of two-stories or higher should have
main public street. • Vinyl siding articulated facades to minimize the appear-
k. Split entry type structures are discouraged. • Unpainted galvanized metal ance of mass, as well as multiple roof lines
I. Where individual units face a public street, • Corrugated metal, plastic, or fiberglass with corresponding gables.
each unit should be designed with a walkway • Plain, unpainted, or painted concrete f. Scale should be reduced by utilizing "step-
from the sidewalk to the front entry feature. block down" methods towards the public street.
m. Entryways to individual units should contain an • Prefabricated concrete panels Porches, entries, window-bays or bump-out are
entryway feature, such as a porch or portico. h. Roofing materials should consist of composition effective in this regard.
shingles, wood shakes, or clay or stone tiles.
Building Materials Metal used as a roofing material must incorpo-
Goal:To offer variety of attractive and quality build- rate ribs or standing seams to be acceptable.
ing materials that will shape the identity and visual i. Samples of facade and roof materials must be
interest of residential development in Lake Elmo. submitted to the City prior to the approval of
the building permit.
a. All structure facades should utilize multiple
building materials. Scale and Mass .
b. Changes in facade building materials should Goal: To establish parameters for building horizon-
occur at clean horizontal and vertical separa- tally and vertically with a human scale in mind.
tions,such as at building levels or architectural , i
features. a. Building volume should be broken up with re-
c. Siding materials should emphasize horizontal lines cesses and projections such as balconies, bay Building Mass is reduced by breaking the building up into
to reduce the appearance of height and mass. smaller sections and"stepping-back"levels above the
d. Multiple facade colors are encouraged as long windows,dormers, porches,and other features ground floor.Source:www.minnpost.com
10 CITY of LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
HIGH DENSITY RESIDENTIAL DEVELOPMENT
Roof Design are encouraged to include porches, covered Signage
Goal: To break up monotonous roof lines, add ar- recesses or covered stoops. Goal: Residential signage should be subtle in na-
chitectural detail and screen rooftop equipment. e. Ground floor residences that adjoin a public ture and utilized to promote building identity and to
street or open space shall have direct access properly direct automobile and pedestrian traffic.
a. All rooftop equipment and must be screened to the public street or open space.
using materials consistent with the overall ar- f. For units with individual exterior entries, small, a. Signs shall be consistent with the architectural
chitecture, particularly on roofs that are visible landscaped private entry yards afford an at- style of the building on which they are placed, in-
from adjacent buildings. tractive appearance on the street side and al- cluding scale, lighting levels, color and material.
b. Multiple peaks and ridgelines are encouraged low residents to take pride in these areas. b. Signs shall be constructed of quality materials.
to promote greater visual interest. c. All signage should be illuminated and clearly
c. Dormers are encouraged to break up continu- Lighting visible after dark.
ous rooftop. Goal: To provide for safety and visual interest, d. Signs are encouraged to be creative in the use
d. Providing architectural detail on soffits and fas- while respecting the City's dark sky ordinance. of two and three-dimensional forms, lighting
cias are encouraged. and graphic design, and use of color, patterns,
a. Lighting should be provided in all common ar- typography, and materials.
Entries eas, including parking, vehicular and pedes- e. Interior vehicle and pedestrian routes should
Goal: To encourage entryways of high architectural trian entries, walkways and common facilities be clearly marked.
quality that emphasize access, safety, and a hu- (mailboxes, pools, etc.). f. All buildings are encouraged to incorporate el-
man scale. b. Lighting height shall be consistent with the ements of community theming in appropriate
City's exterior lighting standards. signage, supporting district and city identity.
a. Primary building entries shall be visible and c. Service area lightingshall be confined within the
connected to the street sidewalk by the most service yard boundaries and enclosure walls.
direct route practical. However, some cur- d. Spill-over light from storage or service areas
vature in design for aesthetic purposes is al- is not allowed. Lights at service or exit doors
lowed. shall be limited to low wattage, downcast or
b. Each building should have one or more clear- low cut-off fixtures that remain on throughout
ly identifiable "front doors" that address the the night.
street and include signage denoting property e. Accent lighting should be used to draw interest
address. to architectural features or entryways and not
c. Building entries should incorporate design ele- to exhibit or advertise buildings. Architectural
ments or architectural treatments, such as aw- lighting must be downcast and shielded to pre-
nings, columns or cornices to emphasize the vent light pollution.
primary entryway. f. Bare bulb or exposed neon lighting is not al-
d. Primary communal entryways are encouraged lowed for accentuating building form.
to be recessed to offer shelter from inclement
weather. Units with individual exterior entries
CITY OF LAKE ELMo - DESIGN STANDARDS- DRAFT 10-30-13 11
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12 CITY OF LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
Applicable Zoning Districts:
• Commercial (C) • Convenience Commercial (CC)
The future commercial areas within the 1-94 Corri-
dor and Old Village will include a variety of service,
office, retail and other uses that will serve exist-
ing and future Lake Elmo residents and beyond.
While the differences in character and geography
of these two growth areas may attract different
types of commercial uses, it is important to es-
tablish standards that will ensure quality devel-
opment outcomes regardless of location and use ,-
classification. In the commercial districts, quality ,
development outcomes consist of buildings of high `-
architectural quality and sites that function well for
all users, both drivers and pedestrians.
-
- s ...lN�f-
A. Site Design
Building Placement
Goal: To ensure access and circulation for all us-
ers in a manner that minimizes traffic disruption
and safety concerns, as well as maintains good
sightlines from the public street.
Landscaped gathering spaces provide a distinctive and welcoming space for visitors.
a. Buildings must be setback at least 30 feet c. Buildings should be oriented parallel or per- e. Shared access points from the public ROW are
from the public right of way. Buildings are en- pendicular to the street they front, promoting encouraged.Vehicular access points should be
couraged to be located as close to the public continuity of design. limited to minimize traffic disruption.
street as possible while still meeting the set- d. Buildings should be arranged to provide conve- f. For master planned development, the provi-
back requirement. nient access to entrances and efficient on-site sion of landscaped open or gathering spaces is
b. The orientation of multiple buildings on one circulation for vehicles and pedestrians. encouraged within commercial developments.
site must be clearly coordinated.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 13
COMMERCIAL DEVELOPMENT
surface at commercial sites.
a. Parking, public and streetscape areas should
- " utilize trees, plant beds, and potted plants to
add visual interest and break up continuous
_ hardscape.
- b. Parking, service, storage and utility areas
should be buffered by plantings. Near areas
of pedestrian circulation,these plantings shall
not exceed 4 feet in height for safety purposes.
c. Hardy and native plant materials that are re-
Fencing around outdoor dining areas helps delineate pedes- Streetscapes should include plant beds with trees to provide sistant to the climate, disease and salt are en-
trian walkways and patio space. shade and add aesthetic value along sidewalks. couraged.
d. Making use of similar plant materials as adja-
a. Sidewalks are required along primary street cent properties and public spaces is encour-
r 1 frontages, unless a suitable alternative that aged to create continuity.
I promotes pedestrian access safety is approved. e. Mature trees located on building sites should
In addition, pedestrian access to the building be retained whenever possible.
from the public street shall be provided. f. Bare soils should be planted or mulched with
- b. Street trees shall be installed at regular inter- bark, stone or other suitable material to avoid
i vats along the public right of way. unnecessary runoff.
- c. Ornamental or bollard lighting is encouraged to g. The installation of rain gardens is encouraged
increase safety, as well as add visual interest. to increase on-site
JNL d. Fencing shall be installed around outdoor din- storm water infiltra-
ing areas that are adjacent to pedestrian areas tion, particularly in y*
or streets. parking areas.
/ e. Site furnishings such as decorative fencing,
trash receptacles, planters, bicycle racks, and Parking
benches are recommended. Applicants are Goal: To provide parking
Bollards are an effective tool in delineating the pedstrian encouraged to utilize design elements and facilities that adequately
space. This style of bollard is drawn from the Lake Elmo site amenities from the Lake Elmo Branding& serve the needs of com-
Branding and Theming study. Theming Study. mercial properties, while
Streetscape ensuring pedestrian safe-
Goal: To create safe, pleasant and functional pe- Landscaping ty and maintaining a posi- Sidewalks within larger
destrian spaces within commercial development, Goal: To ensure development of a high aesthetic tive visual aesthetic from parking lots improve
pedestrian circulation and
improving access and district identity. quality, and to reduce the amount of impervious the public right of way. safety.
14 CITY OF LAKE ELMO- DESIGN STANDARDS - DRAFT 10-30-13
COMMERCIAL DEVELOPMENT
mary building. should not interfere with other automobile or
f. Parking areas should be screened from view pedestrian circulation.
r of public streets by means of grading and/or d. Storage and delivery areas should be hard sur-
I landscaping. face, minimizing the dispersal of dust.
g. Parking areas should be screened from adja-
' AP cent structures with landscaping strips not ex-
B. Building Design
ceeding 4 feet in height in order to ensure pe-
destrian safety.
Form and Facade
h. Landscaped islands should be installed within
surface parking areas to break up continuous Goal: To ensure structures of high architectural
5 �•� hardscape and reduce concentration of imper- quality that promote visual interest, thereby sup-
` vious surface. porting district identity.
i. The installation of rain gardens within parking a. No blank facades without windows and doors
Landscaping strips along public streets add a visual separa- areas is encouraged for storm water infiltration are allowed.All sides of structures should have
tion between parking areas and the public right-of-way. architectural treamtent.Variety and creativity in
purposes. building facade is encouraged through changes
j. Lighting must be provided in parking areas in building materials, fenestration height, and
a. The linear measurement of surface parking ar- at night for safety purposes. However, direct
eas parallel to the public street may not exceed glare, spillover or other forms of light pollution roof lines, especially on primary facades that
face the public right of way.
more than 60% of primary street frontages. directed at adjacent properties are prohibited.
Sites or projects that are unable to meet this k. Parking facilities must be ADA compliant when
requirement will be required to install berms deemed necessary.
and/or additional landscaping along areas of
surface parking adjacent to the primary street Delivery, Service, Storage and Utility Areas
frontage. Goal: To provide physical and visual separation
b. The entrance to parking facilities should be to between delivery, service and storage areas and
cated on secondary streets when possible. areas of pedestrian and automobile circulation. v
c. Shared parking facilities between adjacent
uses or businesses are strongly encouraged a. Service, storage, maintenance or trash collec- Ih
when possible to avoid excessive amounts of tion areas should be located out of the view t' i
parking. from the public right of way, or significantly
d. Structure parking is encouraged, and should
screened through landscaping or architectural
be located behind or beneath primary build- features.
ings when possible. b. Service, storage and trash collection areas are
e. Structure parking or parking areas located be- not allowed in the setback areas.
neath the primary structure should be screened c. The location of delivery,storage and service ar-
Facade articulation and windows with architectural detail
with architectural elements that match the pri- eas should be clearly marked with signage and add visual interest and break up long expanses of continu-
ous fagade.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 15
COMMERCIAL DEVELOPMENT
Building Materials Scale and Mass
Goal: To promote quality development through du- Goal: To establish standards for building with a hu-
rability and visual aesthetics, thereby supporting man scale in mind.
district identity.
a. Buildings should be broken down into smaller
a. High-quality and durable materials should be parts to avoid monotonous or continuous de-
used in street facing facades. sign and the appearance of mass.
b. Primary building materials for commercial b. Exterior design that provides the appearance
-1 structures should include brick, finished wood, of multiple structures is encouraged to reduce
stone, cast stone, or pre-cast concrete panels scale and minimize mass.
with exposed aggregate, banding, texturing, or c. Building mass should be broken up with mul-
other similar decorative finish treatment. tiple roof and ridgelines perpendicular with one
High quality and durable building materials add aesthetic c. High quality synthetic materials that adequate- another.
value and create a more attractive environment. ly duplicate natural materials may be accept- d. Structures of two-stories or higher should have
able if approved by the City.
b. Window and door styles shall reflect the pre- d. The following building materials are not allowed
vailing architectural style of the structure. to be used as the primary facade for commer-
cial development:
c. Ground level retail and commercial uses = y
should employ a significant amount of trans- Unpainted galvanized metal '
parent glass in the form of windows and doors, Unfinished "green-treated" lumber
particularly near pedestrian entrances. Unfinished wood
d. Minimizing continuous expanses of wall Plain or unpainted concrete
through facade articulation, recession and pro- Cast-in-place concrete �+
jection is encouraged. "Tilt-up" concrete panels -
e. Structures that are oriented towards the public Painted concrete block may be used on
street are encouraged to provide multiple ac- the rear of the building or sides not visible
cess points or entrances if the parking area is from the public right of way.
located to the rear of the structure. Vinyl siding Parapets of varying heights add architectural interest and
f. Architects and builders are encouraged to in-
e. Facade colors should reflect subtle earth accentuate building entries.
corporate topographical features into the form tones. However, other primary facade colors
of the structure when possible, utilizing natural will be considered by the Review Authority. Ac-
grades to create unique design. cent materials should complement the colors
of the primary facade.
f. Samples of facade and roof materials shall be
submitted to the City prior to the approval of
the building permit.
16 CITY of LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
COMMERCIAL DEVELOPMENT
articulated facades to minimize the appear- cles, benches, or lighted bollards are encour- Signage
ance of mass, as well as multiple roof lines aged near entryways to commercial buildings. Goal: To provide signage that clearly identifies
with corresponding gables. businesses within the Commercial district, while
e. Scale should be reduced by utilizing "step- Lighting promoting quality and consistency in terms of de-
down" methods towards the public street. En- Goal: To ensure safety of patrons, employees, pe- sign and materials.
tries and other bump out features are effective destrians and automobiles, as well as providing
in this regard. visual interest and aesthetic value to a site, while a. Building signage should be complementary
Roof Design limiting light polution of the night sky to the best to the architecture of the structure, as well as
Goal: To ensure architectural consideration and extent possible. consistent with the style of the surrounding
consistency in roof design in relation to the struc- buildings or district.
ture, and to reduce the visual impact of rooftop a. Lighting must be provided in entryways, park- b. Sign elements that will be evaluated for consis-
equipment. ing areas, pedestrian ways, storage and ser- tency include scale, color, lighting and materi-
vice areas, and other locations that require ad- als.
a. The design of the roof must be consistent with ditional safety lighting. c. Signs must be constructed of high-quality, du-
the overall architecture or design of the structure. b. Lighting height shall be consistent with the rable materials.
b. Parapets of varying heights are required for City's exterior lighting standards. d. Directional signage to delivery, service and
large commercial buildings with flat roofs. c. Lighting styles should be complementary to storage areas is required.
c. Rooftop equipment, particularly on flat roofs, the architectural style of the building. e. Two and three-dimensional signs are encour-
must be screened by the parapet or other ar- d. Lighting of architectural features should be aged to promote creativity and district identity.
chitectural features. used to provide accent and interest, as well f. All buildings are encouraged to incorporate el-
as identify the building entryway. Architectural ements of community theming in appropriate
Entries lighting must be downcast and shielded to pre- signage, supporting district and city identity.
Goal: To provide identifiable entryways that em- vent light pollution.
phasize access, pedestrian safety, architectural e. Bollard lighting is encouraged for pedestrian
quality and a human scale. areas.
f. Overhead lighting must be shielded to prevent _ -
a. Entryways to commercial structures should be light trespass and spill-over onto adjacent
accessible for pedestrians from the public right properties.
of way. Large retail sites in particular should g• Commercial uses near residential zones must '
consider installing a dedicated pedestrian way. utilize lighting that minimizes light trespass.
b. Architectural features should be incorporated h. Bare bulb and exposed neon lighting are not
into entryways, such as facade detailing or allowed.
prominent windows.
c. The use of canopies, awnings and other shel-
tering features are encouraged.
d. Pedestrian amenities such as trash recepta- Signage should complement the architectural style of the
building.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 17
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18 CITY OF LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
Applicable Zoning Districts:
• Business Park/Light Manufacturing(BP)
The intent of this zoning district is to provide oppor-
tunities for high quality business park development
for office, light manufacturing, and other non-retail "
uses. In terms of design, this manual establishes
consistent architectural standards between vari-
ous users in the BP district. These architectural
standards are intended to promote a coordinated N
identity and avoid mismatched design. In addition,
the manual ensures the installation of open-space ` Q
character within business park development i —
through effective Site design and landscaping. Street trees provide an attractive streetscape,as well as help
screen and provide shade within parking areas.
A. Site Design Streetscape
Building Placement Goal: To provide high quality landscaping in areas
visible from the public view, as well as promote pe-
destrian To establish standards for building location �=- --�''
connections in the BP district.
that ensure effective automobile and pedestrian Utilizing natural topography within business park develop-
circulation and promote coordination of buildings ment adds aesthetic value and reinforces Lake Elmo's open a. Street trees shall be installed at regular inter-
between adjacent sites and structures. space character. vals along the public right of way. Species of
street trees should be selected according to
a. Buildings must be setback at least 50 feet ible with adjacent structures and sites. root zone and salt tolerance.
from the public right of way. e. Utilizing the natural topography or features of b. Additional landscaping along public streets is
b. Buildings should be located in a manner that the site is encouraged to create unique land- encouraged. Landscape materials should be low-
allows for effective automobile and pedestrian scapes and add visual interest and value to the maintenance and native to ensure heartiness.
circulation. design. c. Sidewalks along the public right of way are
c. Shared access points from the public ROW are f. The provision of common and open spaces to encouraged to extend pedestrian connections
encouraged.Vehicular access points should be the rear of the site is encouraged for the use throughout the BP district.
limited to minimize traffic disruption. of employees and visitors, reinforcing Lake El- d. Utilizing site amenities as guided by Lake Elmo
d. The orientation of buildings should be compat- mo's open-space character. Theming Study is encouraged.
CITY of LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 19
BUSINESS PARK DEVELOPMENT
Landscaping d. Structure parking is encouraged, and should
Goal: To reduce continuous hardscape and imper- be located behind or beneath primary build-
vious surface, as well as ensure development of a ings when possible.
high visual quality. p e. Structure parking or parking areas located be-
neath the primarystructure should be screened
a. Trees, plant beds, and potted plants should _ with architectural elements that match the pri-
be installed in parking, sidewalk, and other mary building.
hard surfaced areas to add visual interest and — f. Parking areas should be screened from view
break up continuous impervious surface. of public streets by means of grading and/or
b. Parking, service, storage and utility areas landscaping.
should be buffered by plantings, particularly g. Parking areas should be screened from ad-
when in view of public streets. Near areas of jacent structures with landscaping strips not
pedestrian circulation, these plantings shall exceeding 4 feet in height in order to ensure
not exceed 4 feet in height for safety purposes. Landscape islands greatly improve that character of surface pedestrian safety.
c. Hardy and native plant materials that are re- parking lots. h. Landscaped islands should be installed within
sistant to the climate, disease and salt are en- Parking surface parking areas to break up continuous
couraged. Goal: To adequately serve the parking needs of hardscape and reduce concentration of imper-
d. Making use of similar plant materials as adja- businesses in the BP district, while ensuring pe- vious surface.
cent properties and public spaces is encour- destrian safety, reduced impervious surface, and i. The installation of rain gardens within parking
aged to create continuity. a high quality visual aesthetic and appearance. areas is encouraged for storm water infiltration
e. Mature trees located on building sites should purposes.
be retained whenever possible. a. The linear measurement of surface parking ar- j• Lighting must be provided in parking areas
f. Bare soils should be planted or mulched with eas parallel to the public street may not exceed at night for safety purposes. However, direct
bark, stone or other suitable material to avoid more than 75% of primary street frontages. glare, spillover or other forms of light pollution
unnecessary runoff. Sites or projects that are unable to meet this directed at adjacent properties are prohibited.
g. The installation of rain gardens is encouraged requirement will be required to install berms k. Parking facilities must be ADA compliant when
to increase on-site storm water infiltration, par- and/or additional landscaping to buffer areas deemed necessary.
ticularly in parking areas. of surface parking adjacent to the primary
street frontage.
b. The entrance to parking facilities should be lo- Delivery, Service, Storage and Utility Areas
cated on secondary streets when possible. Goal: To provide physical and visual separation of
c. Shared parking facilities between adjacent delivery, service, storage and utility areas from the
uses or businesses are strongly encouraged public right of way and areas of automobile and
when possible to avoid excessive amounts of pedestrian circulation.
parking.
20 CITY of LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
BUSINESS PARK DEVELOPMENT
Building Materials
a. Delivery,service,storage,maintenance ortrash a. No blank facades without windows and doors Goal: To promote quality development through du-
collection areas should be located out of the are allowed. All sides of the structures should rability and visual aesthetics, thereby supporting
view from the public right of way,or significantly have architectural treatments. district identity.
screened through landscaping or architectural b. Window and door styles should reflect the pre-
features that match the primary structure. vailing architectural style of the structure. a. High-quality and durable materials should be
b. Service, storage and trash collection areas are c. Variety and creativity in building facade is en- used in street facing facades.
not allowed in the setback areas. couraged through changes in building materi- b. Primary building materials for structures in the
c. The location of delivery,storage and service ar- als,fenestration height,and roof lines. Primary BP district should include brick, stone, cast
eas should be clearly marked with signage and facades should not present a continuous wall stone, quality metals, glass, Exterior Insulation
should not interfere with other automobile or without architectural details that add visual in- Finish Systems (EFIS), or pre-cast concrete
pedestrian circulation. terest. panels with exposed aggregate, banding, tex-
d. Storage and delivery areas should be hard sur- d. Minimizing continuous expanses of wall turing or other similar decorative finish treat-
face, minimizing the dispersal of dust. through facade articulation, recession or pro- ment.
jection is encouraged. c. Synthetic materials that adequately duplicate
e. Architects and builders are encouraged to incor- natural materials may be acceptable.
B. Building Design porate topographical features into the form of d. The following building materials are not al-
the structure when possible, utilizing natural lowed to be used as primary finished facade
Form and Facade grades to create unique design. material for business park development:
Goal: To promote buildings of high architectural Unpainted galvanized metal
ivality and creativity in desi n. •
Garbage collection areas should be located to the rear of the
site and screened using materials that match the principal Corner treatments to larger structures add visual interest Long expanses of wall can be broken up using windows and
and break up monotonous design. other treatments.
structure.
CITY of LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 21
BUSINESS PARK DEVELOPMENT
AL
I '
_ r
1 L_
I
High quality building materials are required for street-facing I "'
facades. - -_,I_� ■ _ __
Unfinished "green-treated" lumber
• Unfinished wood
• Plain or unpainted concrete f
• Cast-in-place concrete
• "Tilt-up" concrete panels
• Painted concrete block may be used on
the rear of the building or sides not visible Parapets of varying height provide additional architectural detail that add aesthetic value.
from the public right of way. a. Scale should be reduced by utilizing "step- impact of rooftop equipment.
g. Facade colors should reflect subtle earth down" methods, particularly near areas of pe-
tones. However, other primary facade colors destrian circulation. Entries and other bump a. The design of the roof must be consistent with
will be considered by the Review Authority. Ac- out features are effective in this regard. the overall architecture or design of the struc-
cent materials shall complement the colors of b. Structures of two-stories or higher should uti- ture.
the primary facade. lize facade treatments, such as multiple build- b. Parapets of varying heights are required for
h. Samples of facade and roof materials should ing materials or additional windows, to mini- buildings in the BP district with flat roofs.
be submitted to the City prior to the approval of mize the appearance of mass. c. Rooftop equipment, particularly on flat roofs,
the building permit. must be screened by the parapet or other ar-
chitectural features.
Scale and Mass Roof Design Entries
Goal: To reduce the appearance of mass in the BP Goal: To ensure architectural consideration and Goal: To provide identifiable entryways that em-
district. consistency in roof design in relation to the archi- phasize access, pedestrian safety, architectural
tecture of the building, and to reduce the visual quality and a human scale.
22 CITY OF LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
BUSINESS PARK DEVELOPMENT
Lighting Signage
Goal: To ensure safety of patrons, employees, pe- Goal: To provide signage that clearly identifies
destrians and automobiles, as well as providing businesses within the BP district, while promoting
visual interest and aesthetic value to a site, while quality and consistency in terms of design and ma-
Il , limiting light pollution of the night sky to the best terials.
y extent possible.
A� a. Building signage shall be complementary to
a. Lighting must be provided in entryways, park- the architecture of the structure, as well as
Y ing areas, pedestrian ways, storage and ser- consistent with the style of the surrounding
vice areas, and other locations that require ad- buildings or district as a whole.
ditional safety lighting. b. Sign elements that will be evaluated for consis-
b. Lighting height shall be consistent with City's tency include scale, color, lighting and materi-
0 exterior lighting standards. als.
c. Lighting styles should be complementary to c. Signs must be constructed of high quality, du-
the architectural style of the building. rable materials.
d. Lighting of architectural features should be d. Directional signage to delivery, service and
used to provide accent and interest, as well storage areas is required.
as identify the building entryway. Architectural e. Two and three-dimensional signs are encour-
Canopies and changes in building materials help accentuate lighting must be downcast and shielded to pre- aged to promote creativity and district identity.
entryways. vent light pollution. f. All buildings are encouraged to incorporate el-
e. Bollard lighting is encouraged for pedestrian ements of community theming in appropriate
areas. signage, supporting district and city identity.
a. Entryways to buildings in the BP district should f. Overhead lighting must be shielded to prevent
be accessible for pedestrians from the public light trespass and spill-over onto adjacent
right of way. properties.
b. Architectural features should be incorporated g. Buildings near residential zones must utilize
into entryways, such as facade detailing or lighting that minimizes light trespass. x -�
prominent windows. h. Bare bulb and exposed neon lighting are not —'
c. The use of canopies, awnings and other shel- allowed.
tering features are encouraged. ALLIA
d. Pedestrian amenities such as ornamental
trash receptacles, benches or lighted bollards
ell-
are encouraged near entryways to buildings in
the BP district. As
Two and three-dimensional signage provides creativity and
visual interest.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 23
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24 CITY OF LAKE ELMO - DESIGN STANDARDS - DRAFT 10-30-13
Applicable Zoning Districts:
• Village Mixed-Use
The Village Mixed-Use district is expected to de- ! Streetscape
velop as an extension of Lake Elmo's historic M ► r Goal: To provide a pleasing pedestrian environ-
downtown area on Lake Elmo Ave. south of State ment that promotes a vibrant and walkable down-
Highway 5. The downtown area of Lake Elmo rep- town area.
resents quintessential small-town charm. It is the
City's goal to build off this old, small-town charac- ;� '"`� A / a. Sidewalks are required parallel to public streets
ter to the best extent possible. The standards of _ r in the Mixed-Use district. Larger sidewalks are
the Mixed-Use district place a high emphasis on encouraged to support the amount of pedes-
walkability, streetscapes, and the overall pedestri- trian activity that is conducive to downtown
an environment. For this district to be successful, areas. The minimum sidewalk width in the
site design must be conducive to pedestrian clr- It is the goal of the mixed use development area to build off Mixed-Use district is 6 feet.
culation and safety. In addition, the development of the existing charm of Downtown Lake Elmo. b. Sidewalk materials should be attractive, du-
that occurs in the Mixed-Use district will serve an rable and low-maintenance, such as concrete
important function as a unique gathering place b. If buildings do not meet a zero lot line orienta- and pavers. Special paving materials are en-
in the community. For that reason, it is critical to tion, plazas, patios, outdoor dining areas and couraged to add visual interest and promote a
establish consistent and high quality architectural landscaped entries are encouraged in the set- unique identity.
standards that ensure creativity and an attractive back area. c. Pedestrian space may be maximized through
aesthetic. c. Buildings must be oriented either perpendicu- the use of perme-
lar or parallel to the street they front, with the able pavers or tree
A. Site Design primary facade being parallel to the sidewalk. grates at the base of
d. Gaps and openings between buildings should street trees.
Building Placement
be minimized in order to preserve a compact d. Street or boulevard
- _
Goal: To promote compact development that i pedestrian environment. trees should bes e. Off-street parking areas should be located to planted at regular
consistent with Lake Elmo's vision for a pedestri- the rear or side of buildings in the Mixed-Use intervals. Species of
an-oriented downtown. district and accessed from secondary streets or street trees should
parking alleys. On-street parking may be avail- be selected accord-
zero Buildings in the Mixed-Use district may meet a able on public streets in the front of buildings. ing to root zone and
zero lot line setback, but may not be setback Tree gates help maximize
f. Ground floor uses of structures in the Mixed-Use salt tolerance. pedestrian space in areas of
further than 20 feet from the public right of way. district should encourage pedestrian activity. high pedestrian activity.
CITY of LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 25
MIXED-USE DEVELOPMENT
1� utilize trees, plant b. Structured parking located to the side, rear
beds, and potted or beneath the building is encouraged in the
plants to add visual Mixed-Use district.
interest and break c. Structure parking should be screened with ar-
up continuous hard- chitectural elements that match the primary
scape. building.
- b. Parking, service, d. The entrance to parking facilities should be lo-
__ storage and utility cated on secondary streets when possible.
areas should be buff- e. Shared parking facilities between adjacent
ered by plantings.
Near areas of pe-
destrian circulation, a —
"` - these plantings shall
Creating inviting pedestrian spaces increases pedestrian Seasonal planters attract more not exceed 4 feet In
traffic and activity. activity to mixed-use areas by height for safety pur-
e. Planting beds and other type of street land- creating a pleasant pedestrian
space. poses.
scaping are encouraged as long as they do not c. Hardy and native
conflict with pedestrian circulation. plant materials that are resistant to the climate,
f. Benches, bicycle racks, ornamental trash re- disease and salt are encouraged.
ceptacles and other site furnishings are en- d. Making use of similar plant materials as adjacent
couraged. Applicants are encouraged to utilize properties and public spaces is encouraged to
design elements and site amenities from the Create Cont Parking is encouraged in the rear of the site to accentuate
lnulty.Lake Elmo Branding&Theming Study. e. Mature trees should be retained when pos-
front building elevations.
g. Pedestrian scaled lighting in the form of bollard sible.
or ornamental lighting promotes district iden- f. Bare soils should be planted or mulched with
tity and pedestrian safety.
bark, stone or other suitable material to avoid
h. Ornamental fencing shall be installed around unnecessary runoff.
outdoor dining areas to provide separation g. The installation of rain gardens is encouraged 11 '
from pedestrian routes. to increase on-site storm water infiltration, par-
ticularly in parking areas. _
Landscaping rs
Goal: To promote an aesthetically pleasing pedes- Parking
trian environment through landscaping, as well as a. Off-street surface parking is not allowed in front
reduce the amount of impervious surface in the of the building along the primary street front-
Mixed-Use district. age. However, opportunities for on-street park- Angled parking promotes traditional main-street character
ing on the public street should be available. and provides a greater buffer between pedestrian and auto-
a. Parking, public and streetscape areas should mobile areas.
26 CITY OF LAKE ELMO- DESIGN STANDARDS - DRAFT 10-30-13
MIXED-USE DEVELOPMENT
uses or businesses are strongly encouraged a. Service, storage, maintenance or trash collec- signage when appropriate.
when possible to avoid excessive amounts of tion areas should be located out of the view f. Delivery, storage and trash collection areas
parking. from the public right of way, or significantly should be hard surface, minimizing the disper-
f. Surface parking areas should be screened screened through landscaping or architectural sal of dust.
from view of public streets by means of grading features.
and/or landscaping. b. Delivery areas should be located in the rear of B. Building Design
g. Landscaped islands should be installed within the building whenever possible.
surface parking areas to break up continuous c. Service, storage and trash collection areas are Form and Facade
hardscape and reduce concentration of imper- not allowed in the setback areas. Goal: To promote buildings of high architectural
vious surface. d. Delivery, service, storage, maintenance and quality and old-town character that are oriented to-
h. The installation of rain gardens within parking utilities should be located in a way that does wards the primary street frontage and pedestrian
areas is encouraged for storm water infiltration not interfere with pedestrian circulation. environment.
purposes. e. These areas should be marked with directional
i. Lighting must be provided in parking areas
at night for safety purposes. However, direct
glare, spillover or other forms of light pollution
directed at adjacent properties are prohibited.
j. Parking facilities must be ADA compliant when
deemed necessary.
Delivery, Service, Storage and Utility Areas
Goal: To provide physical and visual separation
between delivery, service and storage areas and
areas of pedestrian circulation.
LA
ram• ..�
Trash and utility areas should be located out of the view of
the right-of-way and screened using materials that match the ~
principal structure. Canopies, windows,lighting and high-quality building materials all provide architectural detail at the pedestrian level.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 27
MIXED-USE DEVELOPMENT
a. No blank facades without windows and doors a. Buildings should be broken down into smaller
are allowed. All sides of the structures should \ parts to avoid monotonous or continuous Be-
have architectural treatments. , , IR sign and the appearance of mass.
b. Variety and creativity in building facade is en- , m� b. Exterior design that provides the appearance
couraged through changes in building materi ! of multiple structures is encouraged to reduce
- -� � s
als,fenestration height, and roof lines. _ _ -� � , ; - scale and minimize mass.
c. Minimizing continuous expanses of wall �' t c. Scale should be reduced by utilizing "step-
through facade articulation, recession or pro-
down" methods towards the public street. En-
jection is encouraged. tries and other bump out features are effective
d. Window and door styles should reflect the pre- — in this regard.
vailing architectural style of the structure. d. Structures of two-stories or higher should have
e. Architecture should be conscious of the design Brick is a high quality material that is consistent with an old articulated facades to minimize the appear-
of surrounding structures and overall district downtown mixed-use area. ance of mass.
identity, including facade treatments,windows, natural materials may be acceptable pending e. Building mass should be broken up by multiple
building materials and entries. approval of the City of Lake Elmo. roof and ridgelines perpendicular with one an-
f. Buildings should be designed to provide hu- d. The following building materials are not al- other.
man scale. lowed to be used as the primary facade for de-
g. The highest level of architectural detail should velopment in the Mixed-Use district: Roof Design
occur adjacent to areas of pedestrian activity. ' Unpainted galvanized metal Goal: To encourage creativity and architectural
h. Auto-oriented uses, such as garages, delivery ' Unfinished "green-treated" lumber treatments in roof design, and to reduce the visual
areas or bay should be oriented away from the ' Unfinished wood impact of rooftop equipment.
primary street frontage. • Concrete block (painted or unpainted)
• Cast-in-place concrete 0
Building Materials • "Tilt-up" concrete panels
Goal: To promote quality development through du- e. Facade colors should reflect muted earth
tones. However, other primary facade colors -
rability and visual aesthetics, thereby supporting 1
will be considered by the Review Authority. Ac- "
district identity. cent materials should complement the colors
a. High quality and durable materials should be of the primary facade. f4
used on all facades. f. Samples of facade and roof materials shall be
b. Primary building materials for commercial struc-
submitted to the City prior to building permit ,
approval.
tures should include brick,finished wood,glass,
stone, cast stone, or pre-cast concrete panels
with exposed aggregate, banding, texturing, or Mass and Scale
Goal: To establish Standards for building with a hu- Step-down techniques and variation in building materials help
other similar decorative finish treatment. reduce the scale of the building and accentuate the street/
c. Synthetic materials that adequately duplicate man scale in mind.
pedestrian area.
28 CITY of LAKE ELMO- DESIGN STANDARDS - DRAFT 10-30-13
MIXED-USE DEVELOPMENT
a. The design of the roof must be consistent with destrians and automobiles, as well as providing c. Signs must be constructed of high-quality, du-
the overall architecture or design of the structure. visual interest and aesthetic value to a site, while rable materials.
b. Creativity and variety in roof design is encour- limiting light polution of the night sky to the best d. Directional signage to delivery, service and
aged in the Mixed-Use district to support dis- extent possible. storage areas is required.
trict identity. e. Two and three-dimensional signs are encour-
c. Flat roofs should include variation in parapet a. Lighting must be provided in entryways, park- aged to promote
height, materials, and architectural detailing to ing areas, pedestrian ways, storage and ser- creativity and dis- " `-
avoid monotonous roof lines. vice areas, and other locations that require ad- trict identity.
d. Rooftop equipment, particularly on flat roofs, ditional safety lighting. f. All buildings are
must be screened by the parapet or other ar- b. Lighting styles should be complementary to encouraged to
chitectural features. the architectural style of the building and sur- incorporate ele-
e. Rooftops that are visible from adjacent build- rounding district. ments of commu-
ings should minimize the visual impact of roof- c. Lighting of architectural features should be nity theming in ap-
top equipment and give consideration to roof- used to provide accent and interest, as well propriate signage,
top aesthetics. as identify the building entryway. Architectural supporting district
lighting must be downcast and shielded to pre- and city identity.
Entries vent light pollution.
Goal: To provide identifiable entryways that em- d. Bollard lighting is encouraged for pedestrian
phasize access, pedestrian safety, architectural areas. Directional signage helps
quality and a human scale. e. Overhead lighting must be shielded to prevent facilitate good traffic circulation
light trespass and spill-over onto adjacent and flow.
a. Entryways must be provided on the side of the properties.
building fronting the primary street. f. Bare bulb and exposed neon lighting are not
b. Entryways should receive the highest level of allowed.
architectural treatments. This may include fa-
cade treatments, prominent windows or other Signage
features. Goal: To provide durable, quality signage that iden- F —
c. The use of canopies, awnings and other shel- tifies businesses and supports district identity.
`
p g pp Y
tering features are encouraged. - ""r'°""L �
d. Pedestrian amenities such as ornamental a. Building signage must be complementary to 5
trash receptacles, benches, bicycle racks or the architecture of the structure, as well as
lighted bollards are encouraged near entry- consistent with the style of the surrounding -
ways of buildings in the Mixed-Use district. buildings or district. _J L _
Lighting b. Sign elements that will be evaluated for consis- Signage design should be complimentary to the materials of
Goal: To ensure safety of patrons, employees, pe- tency include scale, color, lighting and materials. the building.
CITY OF LAKE ELMO - DESIGN STANDARDS- DRAFT 10-30-13 29
Existing Commercial District Design Standards(to be replaced)
§ 154.555 COMMERCIAL DISTRICT DESIGN STANDARDS.
(A) Purpose and Intent. It is the purpose and intent of the city,by the adoption of the
performance standards of this article, to ensure commercial buildings constructed within the city
are of a high quality of exterior appearance and consistent with the Comprehensive Plan. These
standards shall apply to all commercial districts within the city.
(1) It is the finding of the city that a limited selection of primary exterior surfacing
materials meets this standard of quality.
(2) It is the further finding of the city that several specific exterior surfacing materials
are appropriate, and of sufficient quality, to be utilized only as accent materials in varying
percentages. The variations of percentage of specific accent materials relates to a finding by the
city as to the relative quality and rural character of those respective accent materials.
(B) Architectural and Site Plan Submittals. New building proposals shall include
architectural and site plans prepared by registered architect and shall show the following as a
minimum:
(1) Elevations of all sides of the buildings;
(2) Type and color of exterior building materials;
(3) Typical general floor plans;
(4) Dimensions of all structures; and
(5) Location of trash containers, heating, cooling and ventilation equipment and
systems.
(C) Applicability-Structure Additions and Renovation.
(1) Additions to existing structures resulting in an increase of gross floor area of the
structure of less than 100%; and/or installation of replacement exterior surfacing of any portion
of an existing structure shall be exempt from the standards of this division where it is found that
the new or replacement exterior surfacing proposed is identical to that of the existing structure.
(2) Where additions to an existing structure result in an increase in the gross floor area
of the existing structure of 100% or greater, the entire structure (existing structure and structure
addition) shall be subject to the standards of this section.
(D) Performance Standards -Primary Exterior Surfacing.
(1) The primary exterior surfacing of structures shall be limited to natural brick, stone,
or glass. Artificial or thin veneer brick or stone less than nominal 4 inches thick shall not qualify
as complying with this performance standard.
(2) Primary Exterior Surface shall be defined as not less than 70% of the sum of the area
of all exterior walls of a structure nominally perpendicular to the ground. All parapet or mansard
surfaces extending above the ceiling height of the structure shall be considered exterior surface
for the purposes of this division. Windows and glass doors shall be considered a primary surface,
but the sum area of this glass shall be deducted from the wall area for purposes of the 70%
primary/30% accent formulas of this chapter. Doors of any type of material, except glass, shall
not be considered a primary exterior surface.
(3) Each wall of the structure shall be calculated separately and, individually comply
with the 70/30 formula.
(E) Performance Standards -Exterior Surfacing Accents. Not more than 30% of the
exterior wall surfacing, as defined by division(D) of this section, may be of the following listed
accent materials, but no single accent material, except natural wood, may comprise more than
20% of the total of all accent materials; and, no combustible materials shall be used:
(1) Cedar, redwood, wood siding;
(2) Cement fiber board;
(3) Standing seam metal;
(4) Architectural metal;
(5) Stucco;
(6) Poured in place concrete (excluding "tilt-up"panels);
(7) Architectural metal panels; and
(8) Porcelain or ceramic tile.
(F) Performance Standard-Accessory Structures. All accessory structures shall comply
with the exterior surfacing requirements specified by division(D) of this section.
(G) Performance Standard-HVAC Units and Exterior Appurtenances. All exterior
equipment, HVAC and trash/recycling and dock areas shall be screened from view of the public
with the primary exterior materials used on the principal structure.
(H) Performance Standard- Visible Roofing Materials. Any roofing materials that are
visible from ground level shall be standing seam metal, fire-treated cedar shakes, ceramic tile,
clay tile, concrete or slate.
(I) Applicability-New Construction. The standards of this division shall be applicable to
all structures and buildings constructed in the city, on and after the effective date of this chapter.
The performance standards of this division shall not be in any manner minimized by subsequent
planned unit development plans or agreement.
(Ord. 2012-062, passed 9-18-2012)