HomeMy WebLinkAbout#18 - Lake Elmo Inn Parking Lot CUP1
STAFF REPORT
DATE: 2/20/18
REGULAR
ITEM #: 18
MOTION
TO: Council
FROM: Emily Becker, Planning Director
AGENDA ITEM: Lake Elmo Inn Parking Lot Conditional Use Permit
REVIEWED BY: Ben Prchal, City Planner
BACKGROUND:
The City has received a request from Lake Elmo Inn, Inc. for a conditional use permit for a parking
facility as a principal use for the property located at 3504 Lake Elmo Avenue North.
Existing Vacant Lot
Land Use:
Existing Zoning: VMX – Village Mixed Use
Surrounding Single family homes to the North (VMX – Village Mixed Use) and West (RS –
Use/Zoning: Rural Single Family); Commercial (VMX – Village Mixed Use) to the South and
West.
Comprehensive VMX – Village Mixed Use
Plan:
History: The site has long been a vacant lot and is currently being used for parking for the
Lake Elmo Inn restaurant. There is no parking lot currently at the site, however.
Deadline Application Complete – 12/18/17
for Action: 60 Day Deadline – 2/16/18
Extension Letter Mailed – Yes
120 Day Deadline – 4/17/18
Applicable §154.500 VMX – Village Center District
Regulations: § 154.106 – Conditional Use Permits
§ 154.210 – Off-street Parking
ISSUE BEFORE COUNCIL:
The Council is being asked to review the request for a Conditional Use Permit for a parking facility as a
principal use on the property located at 3504 Lake Elmo Avenue North.
PROPOSAL DETAILS/ANALYSIS:
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Purpose for Parking Facility. Lake Elmo Inn has expressed the need for more parking for their restaurant.
The applicant had stated Washington County Old Village of Lake Elmo: Street and Utility Improvement
Project (Phase 2) had brought about some on-street parking challenges. The applicant has also stated that
the Lake Elmo Inn has been using the subject property located at 3504 Lake Elmo Avenue North, which is
not paved for a parking lot, for a number of years now for parking. This is not allowed per ordinance,
however, as the City’s off-street parking requirements mandate that in all residential, commercial and mixed
use districts, all areas intended to be utilized for parking space for five or more vehicles and associated
driveways shall be paved with a durable surface including, but not limited to, hot asphalt, bituminous, or
concrete. In addition to parking on the subject property, the Inn has also used parking within the right-of-
way for valet parking.
Current Available Parking for the Lake Elmo Inn. The City’s off-street parking requirements mandate
that a standard restaurant provide at least one space per 3 customer seats or each 100 square feet of interior
space. The Lake Elmo Inn is currently served with approximately 9 parking spaces on the parcel on which
the restaurant is located. Additionally, the Inn appears to utilize a parcel to the north for some parking,
which appears to provide approximately 12 spaces. The Inn also works with a property owner to the east
who provides shared parking. Parking standards for a standard restaurant require one space per 100 square
feet or one space per three customers. The Inn’s site plan indicates 2609 square feet, and so the parking that
would be required if the site plan for the restaurant were being reviewed today would be 26 spaces.
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2 handicap
2 regular
5 in back
Lake Elmo Inn
Approximately 12 spaces
Parcel to the north of Lake
Elmo Inn
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Conditional Use Permit Required for Parking Facility in VMX District. The property is located within
the VMX zoning district, and a conditional use permit for a parking facility in the VMX District is required.
Parking Lot Design.
• Access. The applicant is proposing access off of 34th Street North via a driveway.
• Number. The applicant is proposing a total of 54 spaces for the parking lot.
• Proposed Paving in the Right-of-Way. These 54 spaces, however, include proposed pavement in
the right-of-way. This is not allowed. All improvements must be contained within the site. This
will result in at least 11 spaces from the proposed plan needing to be removed.
• Size. The drawing that the applicant has provided is not scalable, and therefore Staff does not know
if the proposed size of the stalls is adequate. The stalls will need to be at least 9 feet in width, 8’6”
in depth, and aisles will need to be at least 22 feet wide in order to allow two-way access.
• Accessibility Parking. At least one accessible parking space will be required if the site has 1 to 25
parking spaces, and 26 to 50 parking spaces will require an additional accessible parking space. At
least one of the accessible parking spaces must be van-accessible.
• Required Setback from Residential Properties. The City’s requirements mandate that off-street
parking containing more than four parking spaces shall be located a minimum of twenty (20) feet
from the boundary of any adjacent lot zoned or used for residential purposes. The property to the
north is used for residential purposes, and the property to the west is zoned for residential purposes,
and therefore the parking lot must be setback 20 feet from these properties.
• Marking of Parking Spaces. The proposed site plan shows that parking spaces will be marked.
Marking of spaces with painted lines at least four inches in width is a requirement for parking lots
with five or more spaces.
• Curbing. The City’s off-street parking facilities require that open off-street parking areas designed
to have head-in parking along the property line shall provide a bumper curb not less than five (5)
feet from the side property line or a barrier of normal bumper height not less than three (3) feet
from the side property line.
• Landscaping. The applicant has not submitted a landscaping plan for the parking lot. The parking
lot application will need to include a landscape plan that includes the following:
o Interior Parking Lot Landscaping. At least 5% of the interior area of parking lots with
more than 30 spaces is to be devoted to landscaping planning areas in islands or corner
beds. Because the proposed number of spaces is over 30, this will be a requirement.
Additionally, at least one tree per ten spaces or fraction thereof must be provided.
o Perimeter Parking Lot Landscaping. A landscaped frontage strip at least five feet wide
needs to be provided between parking areas and public streets, sidewalks or paths and
include screening consisting of either a masonry wall, fence, berm, or hedge or
combination that forms a screen 3.5-4 feet in height. Additionally, screening 4-6 feet in
height along the north and west sides of the parcel (sides abutting residential properties)
shall be provided along with at least one deciduous or coniferous tree every forty feet (this
Shared Parking
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will require at least 4 along the northern property line and at least two along the western
property line).
Engineering Review. At this time, the Applicant has not submitted construction plans for the parking lot.
The Applicant will be required to submit a parking lot permit application approved by the City Engineer.
Valley Branch Watershed District. Because the proposed increase of impervious surface on the site will
be more than 6,000 square feet, the Applicant will be required to obtain a Valley Branch Watershed District
permit.
Planning Commission Review. The Planning Commission held a public hearing and considered the
request for a parking facility for the property located at 3504 Lake Elmo Avenue North on February 12,
2018. One comment from the public was received prior to the meeting expressing desire that the property
be used for a public parking facility rather than solely for the restaurant and that it be paved. One neighbor
had concern about lighting. Another resident expressed excitement about the parking lot, reiterating the
need for additional parking for the restaurant.
The Planning Commission discussed the following in regards to the proposed parking facility:
• Lighting. There was discussion about parking lot lighting timers to prevent light pollution on
adjacent residential properties during hours that the restaurant is closed.
• Landscaping. As mentioned in this report the Commission had concern that the screening
requirements along the public street would inhibit visibility and pose safety risks. They
recommended amending the condition by removing the requirement that such landscaping be
installed.
The parking lot must adhere to all screening and landscaping requirements as outlined
in the Staff Report to the Planning Commission dated 2/12/2018 except for the
requirement that landscape screening be required along Lake Elmo Avenue and 34th
Street North.
• Crosswalk at Intersection of 34th Street North and Lake Elmo Avenue. The Commission
also made comment on the removal of the crosswalk across Lake Elmo Avenue at the
intersection of 34th Street North and Lake Elmo Avenue. The Commission sees a need for
that crosswalk to be replaced, as they have seen some safety issues with its removal. This has
no bearing on the subject request, but the Planning Commission would like this
communicated to Council and to the County.
The Planning Commission recommended approval of the proposed conditional use permit for a
parking lot facility with a vote of 7-0.
Recommended Findings. Staff recommends the following required findings for allowing a conditional
use:
1. The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The proposed use will pave
an area that has already been used as parking for a significant period of time, bringing
the property in to compliance with City Code.
2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The area
is guided for VMX – Village Mixed Use in the Land Use Guide of the Comprehensive
Plan. Parking facility is a conditional use in this district.
3. The use or development is compatible with the existing neighborhood. A parking facility
will alleviate parking needs for the Lake Elmo Inn.
4. The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. There are no specific development standards for a parking facility in
Article 7.
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5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is
located outside the 0.2% annual chance floodplain and is not within the shoreland area.
6. The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The property is already used for
parking. Paving a parking lot will not drastically change the existing or intended
character of the general vicinity or alter the essential character.
7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The proposed parking lot will potentially slightly
increase the number of cars that are able to park on the property than had been
parking there previously when the parking area was not paved, but paving the parking
lot will bring the property in to compliance with City standards.
8. The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
The proposed use will be adequately served by the aforementioned, provided a parking
lot application is submitted and approved, meeting City standards.
9. The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The proposed use will not create additional requirements or cost.
10. The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
use will not involve anything that would be detrimental.
11. Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The use will create little more
traffic congestion than already exists at the site.
12. The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
Recommended Conditions of Approval. If approved, Staff recommends the following conditions of
approval for the Conditional Use Permit allowing the use of a parking facility at 3504 Lake Elmo
Avenue North:
1. The Applicant shall submit and have approved a parking lot permit meeting all zoning,
engineering, and other applicable requirements.
2. The parking lot must adhere to all screening and landscaping requirements as outlined in the
Staff Report to the Planning Commission dated 2/12/2018 except for the requirement that
landscape screening be required along Lake Elmo Avenue and 34th Street North.
3. The applicant must obtain a permit from the Valley Branch Watershed District prior to the
issuance of a permit for construction, provide a copy of the permit to the City, and adhere to
all conditions of approval.
4. Lighting will need to comply with Section 150.035: Lighting, Glare Control, and Exterior
Lighting Standards of the City Code.
5. The parking lot shall not extend beyond property lines.
6. The Applicant shall not barricade public right-of-way for the use of valet parking or any
other purposes without issuance of a right-of-way obstruction permit by the City.
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FISCAL IMPACT:
Staff does not foresee fiscal impact.
OPTIONS:
The Council may:
• Adopt Resolution 2018-018 approving the requested Conditional Use Permit with recommended
conditions.
• Amend recommended conditions of approval and adopt Resolution 2018-018 approving the
requested Conditional Use Permit with conditions as amended.
• Direct Staff to prepare a Resolution denying the Conditional Use Permit.
RECOMMENDATION:
Staff and the Planning Commission recommend approval of the request for a Conditional Use Permit to
allow the use of a parking facility on the property located at 3504 Lake Elmo Avenue North.
“Move to recommend approval of a Conditional Use Permit for a parking facility on the property
located at 3504 Lake Elmo Avenue North, subject to recommended conditions of approval.”
ATTACHMENTS:
• Application
• Resolution 2018-018 approving the conditional use permit
Resolution 2018-018 1
CITY OF LAKE ELMO
WASHINGTON COUNTY
STATE OF MINNESOTA
RESOLUTION 2018-018
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A PARKING FACILITY
FOR THE PROPERTY LOCATED AT 3504 LAKE ELMO AVENUE NORTH
WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, Lake Elmo Inn, Inc., PO Box 182, Lake Elmo, MN 55042, (the
“Applicant”) has submitted an application to the City of Lake Elmo (the “City”) for a
Conditional Use Permit to allow a parking facility at the property located at 3504 Lake Elmo
Avenue North (the “Property”); and
WHEREAS, notice has been published, mailed and posted pursuant to the Lake Elmo
Zoning Ordinance, Section 154.102; and
WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter
on February 12, 2018; and
WHEREAS, the Lake Elmo Planning Commission has submitted its report dated
February 20, 2018 to the City Council; and
WHEREAS, the City Council considered said matter at its February 20, 2018 meeting.
NOW, THEREFORE, based on the testimony elicited and information received, the City
Council makes the following:
FINDINGS
1) That the procedures for obtaining said Conditional Use Permit are found in the Lake
Elmo Zoning Ordinance, Section 154.106.
2) That all the submission requirements of said Section 154.106 have been met by the
Applicant.
3) That the proposed Conditional Use Permit is to allow a parking facility on the property
located at 3504 Lake Elmo Avenue North.
4) That the Conditional Use Permit amendment is granted for the property legally described
as follows and commonly known as 11459 60th Street North:
COUNTY AUD PLAT NO 8 LAKE ELMO CITY SUBDIVISIONNAME COUNTY AUDITOR'S PLAT NO.8 LOT 7
SUBDIVISIONCD 37135
5) The proposed use will not be detrimental to or endanger the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. The proposed use will pave
Resolution 2018-018 2
an area that has already been used as parking for a significant period of time, bringing
the property in to compliance with City Code.
6) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The area
is guided for VMX – Village Mixed Use in the Land Use Guide of the Comprehensive
Plan. Parking facility is a conditional use in this district.
7) The use or development is compatible with the existing neighborhood. A parking facility
will alleviate parking needs for the Lake Elmo Inn.
8) The proposed use meets all specific development standards for such use listed in Article 7 of
this Chapter. There are no specific development standards for a parking facility in
Article 7.
9) If the proposed use is in a flood plain management or shoreland area, the proposed use meets
all the specific standards for such use listed in Chapter 150, §150.250 through 150.257
(Shoreland Regulations) and Chapter 152 (Flood Plain Management). The property is
located outside the 0.2% annual chance floodplain.
10) The proposed use will be designed, constructed, operated and maintained so as to be
compatible in appearance with the existing or intended character of the general vicinity and
will not change the essential character of that area. The property is already used for
parking. Paving a parking lot will not drastically change the existing or intended
character of the general vicinity or alter the essential character.
11) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to
existing or future neighboring structures. The proposed parking lot will potentially slightly
increase the number of cars that are able to park on the property than had been
parking there previously when the parking area was not paved, but paving the parking
lot will bring the property in to compliance with City standards.
12) The proposed use will be served adequately by essential public facilities and services,
including streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools or will be served adequately by such facilities and services
provided by the persons or agencies responsible for the establishment of the proposed use.
The proposed use will be adequately served by the aforementioned, provided a parking
lot application is submitted and approved, meeting City standards.
13) The proposed use will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the community.
The proposed use will not create additional requirements or cost.
14) The proposed use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. The
use will not involve anything that would be detrimental.
15) Vehicular approaches to the property, where present, will not create traffic congestion or
interfere with traffic on surrounding public thoroughfares. The use will create little more
traffic congestion than already exists at the site.
16) The proposed use will not result in the destruction, loss or damage of a natural or scenic
feature of major importance. N/A
Resolution 2018-018 3
CONCLUSIONS AND DECISION
Based on the foregoing, the Applicant’s application for a Conditional Use Permit to allow a
parking facility at the property located at 3504 Lake Elmo Avenue is granted, subject to the
following conditions:
1) The Applicant shall submit and have approved a parking lot permit meeting all zoning,
engineering, and other applicable requirements. The parking lot permit application shall be
reviewed by the City’s Engineering and Planning Department and Washington County and
any other applicable agencies.
2) The parking lot must adhere to all screening and landscaping requirements as outlined in the
Staff Report to the Planning Commission dated February 12, 2018 except for the requirement
that landscape screening be required along Lake Elmo Avenue and 34th Street North.
3) The applicant must obtain a permit from the Valley Branch Watershed District prior to the
issuance of a permit for construction, provide a copy of the permit to the City, and adhere to
all conditions of approval.
4) Lighting will need to comply with Section 150.035: Lighting, Glare Control, and Exterior
Lighting Standards of the City Code.
5) The parking lot shall not extend beyond property lines.
6) The Applicant shall not barricade public right-of-way for the use of valet parking or any
other purposes without issuance of a right-of-way obstruction permit by the City.
Passed and duly adopted this 20th day of February, 2018 by the City Council of the City of Lake
Elmo, Minnesota.
__________________________________
Michael Pearson, Mayor
ATTEST:
________________________________
Julie Johnson, City Clerk