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CITY OF LAKE ELMO COUNTY OF WASHINGTON STATE OF MINNESOTA ORDINANCE NO. 08-250 AN ORDINANCE AMENDING THE LAKE ELMO CITY CODE OF ORDINANCES BY AMENDING THE CITY ZONING ORDINANCE TO INCLUDE THE LAKE ELMO AIRPORT ZONING ORDINANCE BY REFERENCE AS ADOPTED BY THE LAKE ELMO AIRPORT JAZB
SECTION 1. The City Council of the City of Lake Elmo hereby amends Title XV: Land
Usage; Chapter 154: Zoning Regulations by adding a new Section 154.920 to read as follows:
§ 154.90 LAKE ELMO AIRPORT OVERLAY DISTRICT.
Section 154.920 Airport Overlay District
(1) Applicability. The airport overlay district applies to land near the Lake Elmo General Aviation Airport. The specific regulations in this district are in addition to, rather than in lieu of, regulations imposed by any other zoning classification for the same land.
(2) Regulations. Properties and uses within this overlay district are regulated in accordance with the City of Lake Elmo Zoning Ordinance and also must abide by the Lake Elmo Airport Zoning Ordinance. In the event of a conflict between the City of Lake Elmo Zoning Ordinance and the Lake Elmo Airport Zoning Ordinance, the more stringent limitation or requirement shall govern and prevail. A copy of the Lake Elmo Airport Zoning Ordinance is available at the Lake Elmo City Hall, as well as with the
Metropolitan Airports Commission.
SECTION 2. Effective Date. This ordinance shall become effective immediately upon adoption
and publication in the official newspaper of the City of Lake Elmo.
SECTION 3. Adoption Date. This Ordinance 08-250 was adopted on this ______ day of ___ 2021, by a vote of ___ Ayes and ___ Nays.
LAKE ELMO CITY COUNCIL
________________________________
Charles Cadenhead, Mayor
2
ATTEST:
________________________________
Julie Johnson, City Clerk
This Ordinance 08-250 was published on the ____ day of ___________________, 2021
Lake Elmo irport
Zoning Ordinance
Adopted February 10, 2021
Adopted by the
Lake Elmo Airport Joint Airport Zoning Board
Contact Person:
Lake Elmo Joint Airport Zoning Board
c/o JAZB Secretary
Metropolitan Airports Commission
6040 28th Avenue South
Minneapolis, Minnesota 55450
Table of Contents
SECTION I. PURPOSE AND AUTHORFTY.............................................................................1
SECTION II. TITLE AND SHORT TITLE................................................................................2
SECTION III. DEFINITIONS AND RULES OF CONSTRUCTION ................................................2
SECTION IV. AIRSPACE OBSTRUCTION ZONING ..................................................................6
SECTION V. LAND USE SAFETY ZONING.............................................................................9
SECTION VII. NONCONFORMING USES...............................................................................10
SECTION VIII. AIRPORT ZONING PERMITS ..........................................................................11
SECTION IX. VARIANCES .................................................................................................13
SECTION X. HAZARD MARKING AND LIGHTING................................................................14
SECTION XL ZONING ADMINISTRATOR.............................................................................14
SECTION XII. BOARD OF ADJUSTMENT ..............................................................................15
SECTION XIII. APPEALS ......................................................................................................16
SECTION XIV. JUDICIAL REVIEW ........................................................................................17
SECTION XV. PENALTIES AND OTHER REMEDIES................................................................18
SECTION XVI. RELATION TO OTHER LAWS, REGULATIONS, AND RULES................................ 18
SECTION XVII. SEVERABILITl^..............................................................................................19
SECTION XVIII. EFFECTIVE DATE ..........................................................................................19
EXHIBFT A - AIRPORT BOUNDARY............................................................................................21
EXHIBFTB-JAZBSAFF^ ZONE 1............................................................................................22
EXHIBFT C - JAZB SAFETY ZONE 2............................................................................................23
EXHIBFT D - AIRPORT BOUNDARY AND AIRSPACE ZONING LIMFTS............................................24
EXHIBFT E - AIRPORT BOUNDARY AND AIRSPACE CONTOURS...................................................25
EXHIBFT F - AIRPORT BOUNDARY AND SAFETY ZONING LIMFTS................................................26
AIRSPACE ZONES, INDEX SHEFT AND PLATES A -A2TO A - F6..................................................27
MAXIMUM CONSTRUCTION HEIGHTS WITHOUT PERMFT, INDEX SHEET AND PLATES MCH - A2
TO MCH-F6............................................................................................................................62
SAFFTY ZONES, INDEX SHEET AND PLATES SZ - A2 TO SZ - F6..................................................97
Lake Elmo Airport Zoning Ordinance Page i
LAKE ELMO AIRPORT
ZONING ORDINANCE
ADOPTED BY THE
LAKE ELMO AIRPORT JOINT AIRPORT ZONING BOARD
AN ORDINANCE REGULATING AND RESTRICTING THE HEIGHT OF STRUCTURES AND OBJECTS OF
NATURAL GROWTH, AND OTHERWISE REGULATING THE USE OF PROPERTY, IN THE VICINHY OF
THE LAKE ELMO AIRPORT BY CREATING THE APPROPRIATE ZONES AND ESTABLISHING THE
BOUNDARIES THEREOF; PROVIDING FOR CHANGES IN THE RESTRICTIONS AND BOUNDARIES OF
SUCH ZONES; DEFINING CERTAIN TERMS; REFERRING TO THE LAKE ELMO AIRPORT ZONING MAP;
PROVIDING FOR ENFORCEMENT; ESTABLISHING A BOARD OF ADJUSTMENT; AND IMPOSING
PENALTIES.
THEREFORE, IT IS HEREBY ORDAINED BY THE LAKE ELMO AIRPORT JOINT AIRPORT ZONING
BOARD PURSUANT TO THE AUTHORHY CONFERRED BY MINNESOTA STATUTES §§ 360.061 -
360.074, THAT THE LAKE ELMO AIRPORT ZONING ORDINANCE BE EFFECTIVE AS FOLLOWS:
SECTION I. PURPOSE AND AUTHORITY
The LAKE ELMO Airport Joint Airport Zoning Board, created and established by joint action of the
Metropolitan Airports Commission and the Cities of Lake Elmo and Oak Park Heights, Baytown
Township, and West Lakeland Township, pursuant to the provisions and authority of Minnesota
Statutes § 360.063, hereby finds and declares that:
A. An Airport Hazard endangers the lives and property of users of the Airport and property
or occupants of land in its vicinity, and also, if of the obstructive type, in effect reduces
the size of the area available for the landing, takeoff, and maneuvering of aircraft, thus
tending to destroy or impair the utility of the Airport and the public investment therein.
B. The creation or establishment of an Airport Hazard is a public nuisance and an injury
to the region served by the Airport.
C. For the protection of the public health, safety, order, convenience, prosperity, and
general welfare, and for the promotion of the most appropriate use of land, it is
necessary to prevent the creation or establishment of Airport Hazards.
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D. The prevention of these Airport Hazards should be accomplished, to the extent legally
possible, by the exercise of police power without compensation.
E. The elimination or removal of existing land uses or their designation as nonconforming
uses is not in the public interest and should be avoided whenever possible, consistent
with reasonable standards of safety.
F. In addition, the social and economic costs of disrupting land uses around the Airport
often outweigh the benefits of a reduction in Airport Hazards, requiring a balance
between the social and economic costs to surrounding communities and the benefits
of regulation.
G. Preventing the creation or establishment of Airport Hazards and eliminating, removing,
altering, mitigating, or marking and lighting of existing Airport Hazards are public
purposes for which political subdivisions may raise and expend public funds, levy
assessments against land, and acquire land and property interests therein.
SECTION II. TITLE AND SHORT TFTLE
This ordinance shall be known as the "Lake Elmo Airport Zoning Ordinance."
SECTION III. DEFINITIONS AND RULES OF CONSTRUCTION
A. Definitions. As used in this Lake Elmo Airport Zoning Ordinance, unless otherwise
expressly stated, or unless the context clearly indicates a different meaning, the words
and phrases in the following list of definitions shall have the meanings indicated. All
words and phrases not defined shall have their common meaning.
1. Airport. "Airport" means Lake Elmo Airport located in Washington County,
Minnesota.
2. Airport Boundary. "Airport Boundary" means the boundary shown on
Exhibit A - Air ort Bounda , attached hereto and made a part hereof.
3. Airport Hazard. "Airport Hazard" means any Structure, Tree, or use of land
that obstructs the airspace required for, or is otherwise hazardous to, the flight
of aircraft in landing or taking off at the Airport; and, any use of land that is
hazardous to Persons or property because of its proximity to the Airport.
4. Airport Zoning Permit. "Airport Zoning Permit" means zoning permits as
required under Section VIII.
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5. Airspace Surfaces. "Airspace Surfaces" means the suri'aces established in
Section IV.A.
6. Airspace Zones. "Airspace Zones" means the land use zones established in
Section IV.A.
7. Board of Adjustment. "Board of Adjustment" means the body established
in Section XII.
8. Commissioner. "Commissioner" means the Commissioner of the Minnesota
Department of Transportation or, if either the position of Commissioner or the
Minnesota Department of Transportation shall no longer exist or serve its
present functions, such successor state official or officials or entity or entities
as shall either singularly or collectively perform or serve such functions.
9. Effective Date. "Effective Date" means the effective date set forth in
Section XVIII.
10. FAA. "FAA" means the Federal Aviation Administration or, if the Federal
Aviation Administration shall no longer exist or serve its present functions, such
successor federal entity or entities as shall either singularly or collectively
perform or serve such functions.
11. FAA 7460 Obstruction Evaluation. Established FAA process for conducting
aeronautical studies conducted under the provisions of Title 14 CFR, Part 77
(for proposed construction or alteration) or Federal Aviation Act of 1958 (for
existing structures), or any successor to this process.
12. Lake Elmo Airport Zoning Map. "Lake Elmo Airport Zoning Map" means
the Lake Elmo Airport Zoning Map as defined in Section VI.C.
13. Lot. "Lot" means a designated parcel, tract, or area of land established by
plat or subdivision, or otherwise permitted by law.
14. Noncon forming Structure. "Nonconforming Structure" means any Structure
in existence in any Airspace Zone or Safety Zone but not conforming to the
provisions of this Lake Elmo Airport Zoning Ordinance on the Effective Date.
15. Nonconformlng Use. "Nonconforming Use" means any use of land in
existence in any Airspace Zone or Safety Zone but not conforming to the
provisions of this Lake Elmo Airport Zoning Ordinance on the Effective Date.
16. Person. "Person" means any individual, firm, partnership, corporation,
company, association, joint stock association, or body politic, and includes a
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trustee, receiver, assignee, administrator, executor, guardian, or other
representative.
17. Planned. "Planned" means proposed future Airport developments and
improvements indicated on a planning document having the approval of the
FAA, the Minnesota Department of Transportation, Office of Aeronautics, and
the Metropolitan Airports Commission.
18. Runway. "Runway" means any existing or planned paved surface of the
Airport which is specifically designated and used or planned to be used for the
landing and/or taking off of aircraft. The individual Runways at the Airport are
defined in this Lake Elmo Airport Zoning Ordinance based on the compass
heading of landing aircraft.
19. Runway 14-32. "Runway 14-32" means the planned 3,500-foot non-
precision primary runway. Both the Runway 14 and 32 ends are within Baytown
Township.
20. Runway 04-22. "Runway 04-22" means the planned 2,750-foot non-
precision crosswind runway. Both the Runway 04 and 22 ends are within
Baytown Township.
21. Runway Protection Zone. "Runway Protection Zone" means a zone
mandated by FAA regulations that is longitudinally centered on the extended
centerline at each end of Runways 14-32 and 04/22, whose inner edge is at
the same width and elevation as, and coincides with, the end of the Primary
Surfaces (250 feet) for Runways 14-32 and 04-22; and that extends outward
a horizontal distance of 1,000 feet, expanding uniformly to a width of 450 feet
for Runways 14-32 and 04-22,
22. Safety Zones. "Safety Zones" means the land use zones established in
Section V.A.
23. School. "School" means any private or public educational institution for
people in kindergarten through grade 12 and any private or public day care or
pre-school facility that enrolls more than 50 children.
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24. Slope. "Slope" means an incline from the horizontal expressed in an arithmetic
ratio of horizontal magnitude to vertical magnitude.
lope = 3:1 = 3ft. horizontal to 1 ft. vertical
25. Structure. "Structure" means anything anchored, attached, built,
constructed, erected, gathered, located, placed, or piled on the ground or in
or over a water body, whether temporary or permanent, moveable or
immovable, including antennae, buildings, canopies, cranes, decks, derricks,
docks, edifices, equipment, fences, overhead transmission lines, patios, piers,
piles, ponds, posts, roadways, signs, smokestacks, towers, utility poles, wires,
and anything attached to any of the foregoing either temporarily or
permanently.
26. Tree. "Tree" means any object of natural growth.
27. Zoning Administrator. "Zoning Administrator" means the public official in
each affected municipality and at the Metropolitan Airports Commission as set
forth in Section XI.B.
B. Rules Of Construction. In the construction of this Lake Elmo Airport Zoning
Ordinance, the following rules shall be observed and applied, except where the context
clearly indicates otherwise.
1. Computing Time. In computing the period of time within which an act may
or must be done, the first calendar day from which the designated period of
time begins to run shall not be included. The last day of the period shall be
included, unless it is a Saturday, a Sunday, or a legal holiday, in which case the
period shall run until the end of the next day which is not a Saturday, Sunday,
or legal holiday.
2. Conflicts Between Ordinance Provisions. If a provision of this Lake Elmo
Airport Zoning Ordinance conflicts with any other provision of this Lake Elmo
Airport Zoning Ordinance, the more restrictive provision shall prevail.
3. Height. "Height" shall be expressed as elevation in feet above Mean Sea
Level, Nort:h American Vertical Datum, 1988 Adjustment, except in reference
to maximum construction height without an Airport Zoning Permit when it shall
be expressed as distance in feet above ground shown on the Maximum
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Construction Hei hts Without Permit Plates in the Lake Elmo Airport Zoning
Map.
4. Including^ Not Limited To. The word "including" means including but not
limited to.
5. Land To Include Water Surfaces And Bodies. The word "land" shall
include water bodies and surfaces for the purpose of establishing Airspace
Zones and Safety Zones.
6. May, Permissive. The word "may" is permissive.
7. Shall^ Mandatory. The word "shall" is mandatory and not discretionary.
8. Singular And Plural. The singular shall include the plural, and the plural the
singular.
9. Tense. The present tense shall include the future.
SECTION IV. AIRSPACE OBSTRUCTION ZONING
A. Airspace Surfaces And Zones. In order to carry out the purpose of this Lake Elmo
Airport Zoning Ordinance as set forth in Section I., the following Airspace Surfaces and
Airspace Zones are hereby established, subject to the airspace zoning limits in
Section VI.A.
1. Primary Surface. An imaginary surface longitudinally centered on each
Runway extending 200 feet beyond each end of Runways 14-32 and 04-22 and
having a width of 500 feet. The elevation of any point on the Primary Surface
is the same as the elevation of the nearest point on the Runway centerline.
2. Primary Zone. All that land which lies directly under a Primary Surface.
3. Horizontal Surface. An imaginary surface that is 1,083 feet above mean sea
level, the perimeter of which is constructed by swinging arcs of specified radii
from the center of each end of the Primary Surface of each Runway and
connecting the adjacent arcs by lines tangent to those arcs. The radius of each
arc is 5,000 feet for Runways 14-32 and 04-22.
4. Horizontal Zone. All that land which lies directly under the Horizontal
Surface.
5. Conical Surface. An imaginary surface extending upward and outward from
the periphery of the Horizontal Surface at a Slope of 20 to 1 for a horizontal
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distance of 4,000 feet as measured radially outward from the periphery of the
Horizontal Surface.
6. Conical Zone. All that land which lies directly under the Conical Surface.
7. Approach Surface. An imaginary surface longitudinally centered on the
extended centerline at each end of Runways 14-32 and 04-22. The inner edge
of this surface is at the same width and elevation as, and coincides with, the
end of the Primary Surface. For Runways 14-32 and 04-22, this surface inclines
upward and outward at a Slope of 20 to 1 for a horizontal distance of 5,000
feet expanding uniformly to a width of 2,000 feet.
8. Approach Zone. All that land which lies directly under an Approach Surface.
9. Transitional Surface. An imaginary surface extending upward and outward
at right angles to the centerline and extended centerline of Runways 14-32
and 04-22 at a Slope of 7 to 1 from both sides of each Primary Surface and
from both sides of each Approach Surface of Runway 14-32 and 04-22 until it
intersects the Horizontal Surface or the Conical Surface.
10. Transitional Zone. All that land which lies directly under a Transitional
Surface.
B. Height Restrictions. Except as otherwise provided in this Lake Elmo Airport Zoning
Ordinance, and except as necessary and incidental to Airport operations, the following
height restrictions shall apply. Where a Lot is beneath more than one Airspace Surface,
the height of the more restrictive (lower) Airspace Surface shall control.
1. Structures. No new Structure shall be constructed or established; and no
existing Structure shall be altered, changed, rebuilt, repaired, or replaced in
any Airspace Zone so as to project above any Airspace Surface. Nor shall any
equipment used to accomplish any of the foregoing activities be allowed to
project above any Airspace Surface.
2. Trees. No Tree shall be allowed to grow or be altered, repaired, replaced, or
replanted in any Airspace Zone so as to project above any Airspace Surface.
Nor shall any equipment used to accomplish any of the foregoing activities be
allowed to project above any Airspace Surface.
a. Public Nuisance; Order. If the whole or any part of any Tree shall be
determined to be an Airport Hazard by the FAA, or any successor
entity, after proper investigation, the Metropolitan Airports
Lake Elmo Airport Zoning Ordinance Page?
Commission may issue an order in writing for the owner or owners,
agent or occupant of the property upon which such hazardous tree is
located, to forthwith cause such hazardous tree, or portion thereof if
the removal of a portion will remove the hazard, to be taken down
and removed.
Notice. Said order is to be mailed to the last known address of the
owner, agent or occupant and shall be accompanied by a notice
setting forth the authority to remove such hazardous Tree at such
owner's, agent's or occupant's expense in the event such owner,
agent or occupant fails to comply with or file a notice of appeal from
said order within 10 days of mailing. The notice shall include
instructions for filing a notice of appeal from said order.
Removal. If within 10 days after said order has been mailed, as above
provided for, the owner or owners, agent or occupant of the property
upon which such hazardous Tree is located neglects or refuses to
comply with said order, or has failed to file a notice of appeal from
said order with the Metropolitan Airports Commission, then the
Commission or its designee(s) may enter upon said premises and take
down or remove said tree or portion thereof declared to be
hazardous, and to do any and all things which in his opinion may be
necessary for the protection of life, limb or property.
Assessment of Expense. If, after the notice hereinbefore provided for
has been given, the owner, agent or occupant has failed to remove
such hazardous tree or portion thereof, and it becomes necessary for
the MetroDolitan Airoorts Commission to remove same, the
Commission or its designee shall mail a statement of the expense of
such removal to the owner, agent or occupant of the property from
which such tree or portion thereof has been removed, and if within
30 days therefrom the owner, agent or occupant has not remitted to
the Commission for the expense incurred by the Commission in said
removal, the Commission or its designee may forthwith recover the
amount of such expense from the owner or owners of said property
Lake Elmo Airport Zoning Ordinance PageS
in any civil court of competent jurisdiction, in the manner provided by
law.
C. FAA 7460 Obstruction Evaluation. All construction of new Structures or alteration
of existing Structures in an Airspace Zone shall comply with the requirements for filing
notice to the FAA under the FAA 7460 Obstruction Evaluation process.
SECTION V. LAND USE SAFETY ZONING
A. Safety Zones. In order to carry out the purpose of this Lake Elmo Airport Zoning
Ordinance, as set forth in Section I., the following Safety Zones are hereby established,
subject to the safety zoning limits in Section VI.B.
1. Safety Zone 1. Designated land, the extents of which are shown in Exhibit
B. Safety Zone 1 overlies the Runway Protection Zones.
2. Safety Zone 2. Alt land enclosed within the perimeter of the Horizontal Zone,
as shown in Exhibit C except that land within Safety Zone 1.
B. Land Use Restrictions.
1. General Restrictions. Subject at all times to the height restrictions set forth
in Section IV.B., no use shall be made of any land in any of the Safety Zones
that creates or causes interference with the operations of radio or electronic
facilities at the Airport or with radio or electronic communications between
Airport and aircraft, makes it difficult for pilots to distinguish between Airport
lights and other lights, results in glare in the eyes of pilots using the Airport,
impairs visibility in the vicinity of the Airport, is deemed a "hazard" to air
navigation by FAA or MNDOT as part of an FAA 7460 Obstruction Evaluation,
or otherwise endangers the landing, taking off, or maneuvering of aircraft.
2. Safety Zone 1 Restrictions. Subject at all times to the height restrictions
set forth in Section IV.B. and to the general restrictions contained in
Section V.B. 1., areas designated as Safety Zone 1 for each end of Runways 14-
32 and 04-22 shall contain no buildings, exposed high-voltage transmission
lines, or other similar land use structural hazards, and shall be restricted to
those uses which will not create, attract, or bring together an assembly of
persons thereon. Allowed uses may include, but are not limited to, such uses
as agriculture (seasonal crops), horticulture, animal husbandry, wildlife habitat,
light outdoor recreation (non-spectator, including trails), cemeteries, roadways
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3.
and vehicle parking, railroads, and other approved aeronautical uses. Where
Safety Zone 1 overlies the Runway Protection Zone, land uses and Structures
within the Runway Protection Zone will be governed by Federal laws and
regulations or by FAA advisory circulars, orders, or guidance.
Safety Zone 2 Restrictions. No land use in Safety Zone 2 shall violate the
height restrictions set forth in Section IV.B. or the general restrictions
contained in Section V.B.l.
SECTION VI. AIRPORT ZONING LIMITS AND LAKE ELMO AIRPORT ZONING MAP
A. Airspace Zoning Limits. Exhibit D - Air ort Bounda and Airs ace Zonin Limits
and Exhibit E - Air art Bounda and Airs ace Contours, attached hereto and made a
part hereof, show these limits.
B. Safety Zoning Limits. Exhibit F - Air ort Bounda and Safe Zonin Limits
attached hereto and made a part hereof, shows these limits.
C. Lake Elmo Airport Zoning Map. The locations and boundaries of the Airspace
Surfaces, Airspace Zones, Safety Zones, and the Maximum Construction Heights
without an Airport Zoning Permit established by this Lake Elmo Airport Zoning
Ordinance are set forth on the Lake Elmo Airport Zoning Map consisting of 102 plates
- Airs ace Zones Plates A-A2 to A-F6; Maximum Construction Hei hts Without
Permit Plates MCH-A2 to MCH-F6; and Safe Zones Plates SZ-A2 to SZ-F6 prepared
by the Metropolitan Airports Commission, attached hereto and made a part hereof.
These plates, together with such amendments thereto as may from time to time be
made, and all notations, references, elevations, heights, data, surface and zone
boundaries, and other information thereon, shall be and the same are hereby adopted
as part of this Lake Elmo Zoning Ordinance.
SECTION VII. NONCONFORMING USES
A. Lake Elmo Airport Zoning Ordinance. The provisions of this Lake Elmo Airport
Zoning Ordinance shall not be construed to require the removal, lowering, other
change, or alteration of any Nonconforming Structure or Tree, or otherwise interfere
with the continuance of any Nonconforming Use. Nonconforming Structures and
Nonconforming Uses are permitted under this Lake Elmo Airport Zoning Ordinance,
subject to the provisions in Section VIII. (Airport Zoning Permits) and Section IX.
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(Variances). Nothing herein contained shall require any change in the construction,
alteration, or intended use of any Structure, the construction or alteration of which
was begun prior to the Effective Date, and was diligently prosecuted and completed
within 2 years of the Effective Date.
SECTION VIII. AIRPORT ZONING PERMITS
A. Permit Required. The following activities shall not take place on a Lot in any
Airspace Zone or Safety Zone unless an Airport Zoning Permit shall have been granted
therefore by the Zoning Administrator for the jurisdiction in which the Lot is located.
1. Existing Structures. Except as specifically provided in Section VIII.B., no
existing Structure shall be altered, changed, rebuilt, repaired, or replaced.
2. New Structures. Except as specifically provided in Section VIII.B., no
Structure shall be newly constructed or otherwise established.
3. Noncon forming Structures. No Nonconforming Structure shall be replaced,
substantially altered or repaired, or rebuilt.
B. Exception To Permit Requirement.
1. Maximum Construction Height Without A Permit. No Airport Zoning
Permit shall be required for an existing Structure to be altered, changed,
rebuilt, repaired, or replaced on a Lot, or for a new Structure to be constructed
or otherwise established on a Lot, if the highest point on the Structure or on
any equipment used to accomplish any of the foregoing activities, whichever
is higher (measured in feet from curb level or from natural grade at a point 10
feet away from the front center of the Structure, whichever is lower) does not
exceed the "maximum construction height above ground without an Airport
Zoning Permit" shown for the Lot on the applicable Maximum Construction
Hei hts Without Permit Plate in the Lake Elmo Airport Zoning Map. The
permitting process will require an FAA 7460 Obstruction Evaluation for all
structures with proposed heights in excess of the maximum allowable
construction height without a permit.
2. No Violation Of Height Or Land Use Restriction Permitted. Nothing in
this Section VIII.B. shall be construed as permitting or intending to permit a
violation or a greater violation of any provision of this Lake Elmo Airport Zoning
Ordinance.
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C. Permit Application. An Airport Zoning Permit application for activities on a Lot shall
be made in the manner and on the form established by the Zoning Administrator of
the jurisdiction in which the Lot is located as designated in Section XI.B.
D. Permit Standard. An Airport Zoning Permit shall be granted unless the Zoning
Administrator determines that granting the permit (1) would allow a conforming
Structure or use to violate any provision of this Lake Elmo Airport Zoning Ordinance
or (2) would permit a Nonconforming Structure or a Nonconforming Use to become a
greater violation of any provision of this Lake Elmo Airport Zoning Ordinance. Any
Airport Zoning Permit may be granted subject to any reasonable conditions that the
Zoning Administrator may deem necessary to effectuate the purpose of this Lake Elmo
Airport Zoning Ordinance. In making any determination, the Zoning Administrator
need not give public notice of, or hold a public hearing on, the Airport Zoning Permit
application or the determination.
E. Abandoned Or Deteriorated Nonconforming Uses. Whenever a Zoning
Administrator determines that a Nonconforming Structure, Nonconforming Use, or
Tree has been abandoned or more than 80% torn down, deteriorated, or decayed, no
Airport Zoning Permit shall be granted that would allow such Nonconforming Structure,
Nonconforming Use, or Tree to exceed the height restrictions of Section IV.B. or
otherwise violate any provision of this Lake Elmo Airport Zoning Ordinance. Whether
application is made for an Airport Zoning Permit or not, a Zoning Administrator may
order the owner of the abandoned, torn down, deteriorated, or decayed
Nonconforming Structure, Nonconforming Use, or Tree at the owner's expense, to
lower, remove, reconstruct, or equip the same in the manner necessary to conform to
the provisions of this Lake Elmo Airport Zoning Ordinance. In the event the owner
shall neglect or refuse to comply with such order for 10 days after receipt of written
notice of such order, the Zoning Administrator may, by appropriate legal action,
proceed to have the Nonconforming Structure, Nonconforming Use, or Tree lowered,
removed, reconstructed, or equipped and assess the cost and expense thereof against
the land on which the Nonconforming Structure, Nonconforming Use, or Tree is, or
was, located. Unless such an assessment is paid within 90 days from the service of
notice thereof on the owner of the land, the sum shall bear interest at the rate of 8%
per annum from the date the cost and expense is incurred until paid, and shall be
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collected in the same manner as are general taxes, all as authorized by Minnesota
Statutes § 360.067.
SECTION IX. VARIANCES
A. Variance Application. Any Person desiring to use his or her property in violation of
any provision of this Lake Elmo Airport Zoning Ordinance, whether to construct or
establish a new Structure; to alter, change, rebuild, repair, or replace an existing
Structure; to allow a Tree to grow higher; to alter, repair, replace, or replant a Tree; or
to otherwise use his or her property in violation of any provision of this Lake Elmo
Airport Zoning Ordinance, may apply to the Board of Adjustment for a variance from
such provision. A variance application shall be made by sending the application on
the form provided by the Board of Adjustment by certified United States Mail to (1) the
members of the Board of Adjustment and (2) the Board of Adjustment at the mailing
address specified in Section XII.C. The applicant shall also mail a copy of the
application by regular United States Mail to the Zoning Administrator of the jurisdiction
in which the Structure or property is located, as designated in Section XI.B. The Board
of Adjustment may charge a fee for processing the application.
B. Failure Of Board To Act. If the Board of Adjustment fails to grant or deny the
variance within 4 months after the last Board member receives the variance
application, the variance shall be deemed to be granted by the Board of Adjustment,
but not yet effective. When the variance is granted by reason of the failure of the
Board of Adjustment to act on the variance, the Person receiving the variance shall
send notice that the variance has been granted by certified United States Mail to
(1) the Board of Adjustment at the mailing address specified in Section XII.C. and
(2) the Commissioner. The applicant shall include a copy of the original application
for the variance with the notice to the Commissioner. The variance shall be effective
60 days after this notice is received by the Commissioner, subject to any action taken
by the Commissioner pursuant to Minnesota Statutes § 360.063, subd. 6.a.
C. Variance Standard. A variance shall be granted where it is found that a literal
application or enforcement of the provisions of this Lake Elmo Airport Zoning
Ordinance would result in practical difficulty or unnecessary hardship and relief
granted would not be contrary to the public interest but do substantial justice and be
in accordance with the spirit of this Lake Elmo Airport Zoning Ordinance and Minnesota
Lake Elmo Airport Zoning Ordinance Page 13
Statutes Chapter 360. Any variance granted may be granted subject to any reasonable
conditions that the Board of Adjustment, or the Commissioner acting under
Section IX.B., may deem necessary to effectuate the purpose of this Lake Elmo Airport
Zoning Ordinance or Minnesota Statutes Chapter 360.
SECTION X. HAZARD MARKING AND LIGHTING
A. Nonconforming Structure. The Metropolitan Airports Commission may require the
owner of any Nonconforming Structure to permit the installation, operation, and
maintenance thereon of such markers and lights as shall be deemed necessary by the
Metropolitan Airports Commission to indicate the presence of the Structure to the
operators of aircraft in the vicinity of the Airport. Such markers and lights shall be
installed, operated, and maintained at the expense of the Metropolitan Airports
Commission.
B. Permits And Variances. Any Airport Zoning Permit or variance granted by a Zoning
Administrator or the Board of Adjustment may, if such action is deemed advisable to
effectuate the purpose of this Lake Elmo Airport Zoning Ordinance and be reasonable
in the circumstances, be granted subject to a condition that the owner of the Structure
in question permit the Metropolitan Airports Commission, at its expense, to install,
operate, and maintain thereon such markers and lights as may be necessary to indicate
to pilots the presence of an Airport Hazard.
SECTION XI. ZONING ADMINISTRATOR
A. Duties. It shall be the duty of each Zoning Administrator to administer and enforce
the provisions of this Lake Elmo Airport Zoning Ordinance. Applications for Airport
Zoning Permits shall be made to a Zoning Administrator as provided herein. A Zoning
Administrator may charge a fee for processing the application. Airport Zoning Permit
applications shall be considered and acted upon by the Zoning Administrator in
accordance with the provisions of this Lake Elmo Airport Zoning Ordinance and within
the timelines established by Minnesota Statutes § 15.99, as it may be amended. The
Zoning Administrator shall remind each applicant that it is the responsibility of the
applicant to record any conditions of an Airport Zoning Permit, if required by law.
B. Designated Zoning Administrators. For the purpose of this Lake Elmo Airport
Zoning Ordinance, the Zoning Administrator shall be the official entitled as follows: the
Lake Elmo Airport Zoning Ordinance Page 14
Lake Elmo Zoning Administrator for lands located in the City of Lake Elmo; the Oak
Park Heights Zoning Administrator for lands located in the City of Oak Park Heights;
the Baytown Township Zoning Administrator for lands located in Baytown Township;
and the West Lakeland Township Zoning Administrator for lands located in West
Lakeland Township. In the event that 1 or more of the above described Zoning
Administrators does not administer or enforce this Lake Elmo Airport Zoning
Ordinance, the Lake Elmo Airport Joint Airport Zoning Board hereby appoints the
Metropolitan Airports Commission to administer or enforce this Lake Elmo Airport
Zoning Ordinance in the municipality or municipalities. If any official position
designated above as a Zoning Administrator ceases to exist or to perform or serve its
present function, the successor position as designated by the applicable entity shall
become the Zoning Administrator for that entity and shall perform or serve such
functions.
SECTION XII. BOARD OF ADJUSTMENT
A. Establishment Of Board And Selection Of Chair. There is hereby established a
Board of Adjustment that shall consist of 5 members appointed by the Metropolitan
Airports Commission, and each shall serve for a term of 3 years and until a successor
is duly appointed and qualified. Of the members first appointed, 1 shall be appointed
for a term of 1 year, 2 for a term of 2 years, and 2 for a term of 3 years. Upon their
appointment, the members shall select a chair to act at the pleasure of the Board of
Adjustment. Members shall be removable by the Metropolitan Airports Commission
for cause, upon written charges, after a public hearing.
B. Board Powers. The Board of Adjustment shall have the power to hear and decide
appeals from any order, requirement, decision, or determination made by any Zoning
Administrator or the Metropolitan Airports Commission in the enforcement of this Lake
Elmo Airport Zoning Ordinance and to hear and grant or deny variances.
C. Board Procedures.
1. Rules' Meetings, And Records. The Board of Adjustment shall adopt rules
for its governance and procedure in harmony with the provisions of this Lake
Elmo Airport Zoning Ordinance. Meetings of the Board of Adjustment shall be
held at the call of the chair and at such other times as the Board of Adjustment
may determine. The chair, or in his or her absence the acting chair, may
Lake Elmo Airport Zoning Ordinance Page 15
administer oaths and compel the attendance of witnesses. All hearings of the
Board of Adjustment shall be public. The Board of Adjustment shall keep
minutes of its proceedings showing the vote of each member upon each
question or, if absent or failing to vote, indicating such fact, and shall keep
records of its examinations and other official actions, all of which shall
immediately be filed in the offices of the Metropolitan Airports Commission and
the Zoning Administrator of the jurisdiction in which the affected Structure or
Lot is located, and shall be a public record.
2. Written Findings And Conclusions. The Board of Adjustment shall make
written findings of fact and conclusions of law giving the facts upon which it
acted and its legal conclusions from such facts in affirming, modifying, or
reversing an order, requirement, decision, or determination of a Zoning
Administrator or the Metropolitan Airports Commission and in granting or
denying a variance.
3. Majority Vote Required. The concurring vote of a majority of the members
of the Board of Adjustment shall be sufficient to affirm, modify, or reverse an
order, requirement, decision, or determination of a Zoning Administrator or the
Metropolitan Airports Commission, to decide to grant or deny a variance, or to
act on any other matter upon which the Board of Adjustment is required to
pass under this Lake Elmo Zoning Ordinance.
4. Mailing Address. The mailing address for the Board of Adjustment is:
Lake Elmo Airport Zoning Ordinance Board of Adjustment
c/o Executive Director
Metropolitan Airports Commission
6040 28th Avenue South
Minneapolis, MN 55450
SECTION XIII. APPEALS
A. Who May Appeal. Any Person aggrieved, or any taxpayer affected by any order,
requirement, decision, or determination of a Zoning Administrator made in
administration of this Lake Elmo Airport Zoning Ordinance may appeal to the Board of
Adjustment. Such appeals may also be made by any governing body of a municipality
or county, or any joint airport zoning board, which is of the opinion that an order,
requirement, decision, or determination of a Zoning Administrator is an improper
Lake Elmo Airport Zoning Ordinance Page 16
application of this Lake Elmo Airport Zoning Ordinance as it concerns such governing
body or board.
B. Commencement Of Appeals. All appeals hereunder must be commenced within
30 days of a Zoning Administrator's decision by filing with the Zoning Administrator a
notice of appeal specifying the grounds thereof. The Zoning Administrator shall
forthwith transmit to the Board of Adjustment the notice of appeal and all papers
constituting the record upon which the order, requirement, decision, or determination
appealed from was taken.
C. Stay Of Proceedings. An appeal shall stay all proceedings in furtherance of the
order, requirement, decision, or determination appealed from, unless the Zoning
Administrator certifies to the Board of Adjustment, after the notice of appeal has been
filed with it, that by reason of the facts stated in the certificate a stay would, in the
Zoning Administrator's opinion, cause imminent peril to life or property. In such case,
proceedings shall not be stayed except by order of the Board of Adjustment on notice
to the Zoning Administrator and on due cause shown.
D. Appeal Procedures. The Board of Adjustment shall fix a reasonable time for hearing
an appeal, give public notice and due notice to the parties in interest, and decide the
same within a reasonable time. At the hearing, any party may appear in Person, by
agent, or by attorney.
E. Decision. The Board of Adjustment may, in conformity with the provisions of
Minnesota Statutes Chapter 360 and this Lake Elmo Airport Zoning Ordinance, affirm
or reverse, in whole or in part, or modify the order, requirement, decision, or
determination appealed from and may make such order, requirement, decision, or
determination, as may be appropriate under the circumstances and, to that end, shall
have all the powers of a Zoning Administrator.
SECTION XIV. JUDICIAL REVIEW
Any Person aggrieved, or any taxpayer affected, by any decision of the Board of Adjustment or any
action of the Commissioner taken under Minnesota Statutes 360.063, subd. 6 or 6a, or any governing
body of a municipality or county, or any joint airport zoning board, which is of the opinion that an
order, requirement, decision, or determination of the Board of Adjustment or action of the
Commissioner is illegal, may seek judicial review as provided in Minnesota Statutes § 360.072. The
Lake Elmo Airport Zoning Ordinance Page 17
petitioner must exhaust the remedies provided in this Lake Elmo Airport Zoning Ordinance before
availing himself or herself of the right to seek judicial review as provided by this Section XIV
SECTION XV. PENALTIES AND OTHER REMEDIES
Every Person who violates any provision of this Lake Elmo Airport Zoning Ordinance, any zoning
approval granted hereunder, any condition of any zoning approval granted hereunder, or any order,
requirement, decision, or determination of a Zoning Administrator or the Board of Adjustment shall
be guilty of a misdemeanor and shall be punished by a fine, imprisonme.nt, or both of not more than
the fine and imprisonment established for misdemeanors by state law. Each day a violation continues
to exist shall constitute a separate offense for the purpose of the penalties and remedies specified in
this section. This Lake Elmo Zoning Ordinance may also be enforced through such proceedings for
injunctive relief and other relief as may be proper under Minnesota Statutes § 360.073, as it may be
amended, and other applicable law.
SECTION XVI. RELATION TO OTHER LAWS, REGULATIONS, AND RULES
A. Compliance Required. In addition to the requirements of this Lake Elmo Airport
Zoning Ordinance, all Structures, Trees, and uses shall comply with all other applicable
city, local, regional, state, or federal laws, regulations, and rules, including Minnesota
Statutes §§ 360.81-360.91 - Regulation Of Structure Heights, Minnesota
Rules 8800.1100 - Regulation Of Structure Heights, and 14 Code of Federal
Regulations Part 77 - Objects Affecting Navigable Airspace.
B. Conflicts With Other Regulations. Where a conflict exists between any provision
of this Lake Elmo Airport Zoning Ordinance and any city, local, regional, state, or
federal law, regulation, or rule applicable to the same area, whether the conflict be
with respect to the height of Structures or Trees, the use of land, or any other matter,
the more stringent law, regulation, or rule shall govern and prevail.
C. Current Versions And Citations. All references to city, local, regional, state, and
federal laws, regulations, and rules in this Lake Elmo Airport Zoning Ordinance are
intended to refer to the most current version and citation. If such references are no
longer valid due to repeal or renumbering, the new laws, regulations, or rules intended
to replace those cited, regardless of the citation, shall govern.
Lake Elmo Airport Zoning Ordinance Page 18
SECTION XVII. SEVERABILITY
A. Effect Of Taking. In any case in which the provisions of this Lake Etmo Airport
Zoning Ordinance, although generally reasonable, are held by a court to interfere with
the use or enjoyment of a particular Structure, Lot, or Tree to such an extent, or to be
so onerous in their application to such a Structure, Lot, or Tree, as to constitute a
taking or deprivation of that property in violation of the constitution of this state or
the constitution of the United States, such holding shall not affect the application of
this Lake Elmd Airport Zoning Ordinance as to other Structures, Lots, and Trees, and,
to this end, the provisions of this Lake Elmo Airport Zoning Ordinance are declared to
be severable.
B. Validity Of Remaining Provisions. Should any section or provision of this Lake
Elmo Airport Zoning Ordinance be declared by the courts to be unconstitutional or
invalid, such decision shall not affect the validity of this Lake Elmo Airport Zoning
Ordinance as a whole or any part thereof other than the parts so declared to be
unconstitutional or invalid.
SECTION XVIII. EFFECTIVE DATE
This Lake Elmo Airport Zoning Ordinance shall take effect on the 1st day of May, 2021. Copies thereof
shall be filed with the Commissioner and the Registers of Deeds for Washington County, Minnesota.
Passed and adopted after public hearings by the Lake Elmo Airport Joint Airport Zoning Board this
10th day of February, 2021.
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I hereby certify that this is a complete, true, and correct copy of the Lake Elmo Airport Zoning Ordinance
as adopted by the Lake Elmo Airport Joint Airport Zoning Board on February 10, 2021.
.4, ^
Richard Weyrauch, Chair
Lake Elmo Airport Joint irport Zoning Board
Date:r^ /^ ^^
Kristin Berwald, Secretary
Lake Elmo Airport Joint Airport Zoning Board
Date:-?-/<$ - ^0^_
^hSubscribed and sworn to before me this iC/_ day of '?=z-L~Lta 2021 by Richard Weyrauch and
Kristin Berwald, Chair and Secretary respectively, of the Lake Elmo Airport Joint Airport Zoning Board.
^^t-
Notary Public
EVAN LANCE WILSON
, pubtic-Minnesota
'CommiWonE*P''e*JW31-202s
Lake Elmo Airport Zoning Ordinance Page 20
EXHIBFT A - AIRPORT BOUNDARY
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EXHIBTT D - AIRPORT BOUNDARY AND AIRSPACE ZONING UMFTS
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Lake Elmo Airport Zoning Ordinance Page 26
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ID Safety Zones
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I 21D Property
Future Improvements
RPZ
Airport Hazard Area
JAZB Zone 1
JAZB Zone 2
400 800
Feet
Lake Etmo Airport Zoning Ordinance Page 130
21D Safe Zones
SZ-F6
121D Property | | Airport Hazard Area
Future Improvements |_| JAZB Zone 1
RPZ I I JAZB Zone 2
400 800
Feet
Lake Elmo Airport Zoning Ordinance
F6
Page 131