HomeMy WebLinkAbout05-13-2002 Planning Commission PacketCITY OF
LAKE
ELMO
City of Lake Elmo
Phone: 651-777-5510
Fax: 651-777-9615
3800 Laverne Avenue North / Lake Elmo, Minnesota 55042
The Lake Elmo Planning Commission will meet
MONDAY, MAY 13, 2002, at 7:00 a.m.
In The Council Chambers of City Hall, 3800 Laverne Avenue North,
Lake Elmo, Minnesota
1. AGENDA
2. MINUTES: April 22, 2002
3. PUBLIC HEARING: EN Properties/Laidlaw Transit, Amend CUP for Non -
Agricultural Low Impact Use
4. Section 520 Site Plan — Carriage Station Professional Park
5. PUBLIC HEARING: Zoning Map Amendment — HB to GB
6. Other
7. Adjourn
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Pr
nted on recycled paper
LAKE ELMO PLANNING COMMISSION MINUTES
APRIL 22, 2002
Planning Commission Chairman Tom Armstrong called the Planning Commission
meeting to order at 7:00 p.m. in the Council chambers. PRESENT: Armstrong, Taylor,
Deziel, Bunn, Berg, Sessing, Sedro, Helwig, Ptacek, Herber (arrived at 7:02).
1. AGENDA
M/S/P Helwig/Sedro — to approve the April 22, 2002 Planning Commission agenda, as
presented. (Motion passed 9-0).
2. MINUTES: April 8, 2002
M/S/P Armstrong/Berg — to approve the April 8, 2002 Planning Commission minutes, as
amended. (Motion passed 9-0).
3. PUBLIC HEARING: Comprehensive Plan Amendment
Nass/Buberl/Bidon — Amend RAD to C
Planner Dillerud presented a summary of his review, dated April 17, 2002, provided in
the Planning Commission packet.
... ................
Neal Blanchette, Larkin, Hoffman, Daly & Lindgren, representing Mr. Nass stated Mr.
Buberl to the east and Mr. Bidon, who owns property between the two parcels Mr. Nass
owns, have joined in the application. Mr. Blanchette stated the easements and terrain of
the site makes Rural Agricultural Development infeasible. The properties slope toward
Highway 36, and that, combined with the power line easement, would force residents
intending to be rural too close to a major highway; or, would force oversize lots that
would idle most of the property. Mr .Blanchette stated that he didn't think large lot
residences would want to be next to a freeway scale road.
Commissioner Sessg asked what Mr. Blanchette was talking about as far as large
Iots...5 or 10 acre lots. Mr. Sessing used Prairie Hamlet OP, at the southwest corner of
Keats Avenue and Highway 36 as an example of how the power line easement can be
addressed through RAD based land development. He noted that a portion of the required
Preserved Open Space was that land subject also to the power line easement in Prairie
Hamlet, and could be with this site.
Commissioner Sedro stated that with the applicant's site there are trees that would make a
buffer. She observed that Prairie Hamlet lots sold, and they didn't even have trees.
Planner Dillerud asked Mr. Blanchette his opinion as to which City would drive land use
where land use philosophies differ between the cities. Mr. Blanchette responded that
commercial development is the best use to develop per input from professional planners.
It maximizes the benefit of the Freeway.
LAKE ELMO PLANNING COMMISSION APRIL 22, 2002 1
Chairman Armstrong opened up the public hearing at 7:30 p.m.
Ken Hauth stated he has lived there 13 years and described this area as completely
wooded with rolling hills and would be against commercial development. Mrs. Hauth
stated there is no reason why this couldn't be developed as residential.
Jane Longacre stated she saw this property as suitable for residential development. The
development north and south has been residential.
Carol Plamquist Eihlers stated that this site has wildlife and is the last zone for wildlife in
the area. She noted that there is a DNR protected pond on one side; and another pond that
flows into Long Lake. Since Buberl has leveled the hill, they now have Highway 36
noise. This land would be suitable for multiple homesites.
Chairman Armstrong closed the public hearing at 7:37 p.m.
Commissioner Sedro asked if this area feeds into the watershed that 'has" ;water problems?
Commissioner Berg, who works for the Washington County S WD, stated it doesn't
contribute to our downstream VBWD, but does continue to contribute to the Browns
Creek Watershed, including an existing trout stream
Commissioner Deziel stated that he wouldn't mind seeing some commercial, but not
when it wrecks the land and buffer zone. He also observed that this is a very peaceful
area; and be a good piece of land for mixed use.
M/S/P Sessing/Ptacek — to recommend denial of the application of Nass, Buberl, and
Bidon for a Comprehensive Plan Amendment to reclassify approximately 49 acres;
located in Section 6, from Rural Agricultural Development (RAD) to Commercial based
on the Findings contained in the April 17, 2002 Planning Staff Report. (Motion passed 8-
0-1:Abstain:Deziel)
4. Hiner Site Plan
Planner Dillerud reported the <City Council has approved the following applications
regarding this site:
1. Minor Subdivision to create the site of approximately 40 acres.
2. Comprehensive Plan Amendment from RED to RAD.
3. Rezoning from RR to AG.
4. Conditional Use Permit for a Golf Practice Facility as Commercial
Recreation.
Planner Dillerud stated the site plan has a putting practice course and asked if this is
another name for mini golf. Dillerud explained that the City engineer has noted there is
excess material to leave this site. The City does not allow mining and will be watching
carefully what will be done with the material, since it is commercial grade sand and
gravel.
LAKE ELMO PLANNING COMMISSION APRIL 22, 2002 2
Mr. Hiner stated he knows he has to comply with the architectural standards of the City,
and the building will be stone, brick and cedar. (Per the drawing, the cream part of the
building is stucco and the rust part would be stone or brick. There is no metal roof.) He
said he wasn't thinking about asphalting all the parking spaces, but would utilize a new
product called Netlawn on the 40 space overflow parking area. This product allows air to
infiltrate into the soils, and not compress the grass. Hiner provided pictures showing the
difference between a putting course and mini golf course.
M/S/P Armstrong/Sessing - to approve the Section 520 Site Plan for the Hiner
Development to construct a Golf Practice Facility on a 40 acre site north of Hudson Blvd.
and west of Keats Avenue based on the recommendation of the City Planner, subject to
the conditions listed in the April 18, 2002 Planning Staff Report with amending condition
#2 Construction of 40 parking spaces shall be natural turf of a new product, Netlawn, and
that there no decorative mini golf structures (Motion passed 9-0).
5. Daniel Rude Variances
Planner Dillerud reported that Mr. Rude requested this application be placed on this
Planning Commission agenda for further commission consideration. Mr. Rude noted that
the lot is the same size as Peterson's lot to the north and, larger than the other lots in the
neighborhood. He said he has an approved septic system design for the site, and wants to
preserve the trees.
Commissioner Berg stated that he wanted to take a cautious approach. He said that the
Commission will be looking at the lots in the Old Village with forthcoming studies, and
depending on what the study reveals, this may be the size of a lot that is buildable. Based
on the issue of health, safety and welfare, he would recommend keeping City owned
properties for common wastewater treatment uses if emergencies arise.
Commissioner Bunn stated she can't perceive the study would go in this area unless there
is a technical issue for septic systems. She stated she is in favor of infilling because this
saves land in other areas of the city.
Commissioner Ptacek pointed out staff recommended denial of a variance for a home site
on Stillwater Blvd. The City cannot continue to allow exceptions, but should proceed
with developing the Old Village plan and let the outcomes develop.
Commissioner Taylor stated she didn't usually want to grant variances, but finds this to
be a perfect size lot for this area
MS/F Deziel/Taylor — to recommend approval of the zoning variances based on findings
in Mr. Rude's letter of March 11, 2002. (Motion failed 2-7)
LAKE ELMO PLANNING COMMISSION APRIL 22, 2002
M/S/P Armstrong/Ptacek - Based on the City Planner's recommendation, to recommend
the Council deny the zoning variances requested by Dan Rude. (Motion passed 7-
2:Deziel, Taylor).
6. Land Use/Water Quality Relationship: Presentation by Jeff Berg & Jay Michels.
No minutes were taken on the presentation.
The Commission adjourn the meeting at 9:52 p.m.
LAKE ELMO PLANNING COMMISSION APRIL 22, 2002 4
LAKE ELMO PLANNING COMMISSION
STAFF REPORT
Date: May 9, 2002 for the Meeting of May 13, 2002
Applicant: EN Properties/Laidlaw Transit
Location: Northwest Quadrant of Manning Avenue and Hudson Blvd.
Requested Action: Amend CUP for Non -Agricultural Low Impact Use
Land Use Plan Guiding: RAD
Existing Zoning: AG
Site History and Existing Conditions:
The City Council approved several separate, but related, actions in February and March, 2001 that
concluded on March 6, 2001 with the adoption of Resolution #2001-012, approving a Conditional
Use Permit to allow "...a contractor's office/shop/equipment storage facility..." as an Non -
Agricultural Low Impact Use on a 70 acre site at the described location. Subsequently, the City
Council approved a Section 520 Site Plan for the "CUP Area" (4%) of the site on May 1, 2001.
Construction of the site improvements is complete — but remain subject to the release of escrow
for site improvements and landscape materials survival — and the owner has occupied the site for
the purposes approved by the CUP. The owner has previously advised the City that the business
intending to occupy the site (contractor's office/shop/storage yard) has been terminated; and that a
new use would be solicited. Subsequently, the site owner proposed the use of the site as a school
bus terminal for the firm (Laidlaw Transit) that will be the Stillwater School District school bus
vendor for at least the next two years. The owner suggested that the school bus terminal use could
be substituted for the approved use without the need to amend the CUP; and, presented that
position to the City Council in April, 2002.
Upon the advice of the City Attorney, the City Council did not concur in the substitution of uses
without specific amendment to the CUP to that end. Any CUP amendment must be reviewed by
the same process as an initial CUP application — Hearing, Planning Commission recommendation,
and City Council Resolution. A Public Hearing Notice has been published regarding this proposed
CUP amendment, and adjacent property owners have been notified by letter. The Planning
Commission must conduct a Public Hearing.
The applicants have proposed no revisions to the approved Site Plan. It is assumed that the site
will remain physically exactly as depicted on the approved Site Plan.
Discussion and Analysis:
The applicants have submitted an April 22, 2002 letter describing the proposed bus terminal
operation, with hand written notes added later. Since no additional application documentation has
been submitted, it is our expectation that the applicants intend to abide by the conditions of
Resolution #2001-012 without exception.
As with any change of use (be it rezoning or CUP substitution), it becomes the task of the City to
determine the relative differences between the current approved use, and the proposed use, within
the context of the applicable Findings specified by the City Code. In the case of Conditional Use
Permits, those Findings are a part of Section 300.06 Subd. 4A, paraphrased as follows:
1. Effect on the public health, safety, morals, convenience and welfare.
2. Effect on traffic and parking in the vicinity.
3. Effect on public utilities and school capacity.
4. Effect on property values in the surrounding neighborhood.
5. Effect on the Comprehensive Plan.
In many respects, the proposed use differs little from the approved use of the site. We are still
dealing with offices/maintenance facilities/outside storage of vehicles of less than 26,000 pounds
tare weight. We are also still dealing with operations that are of a somewhat seasonal nature —
albeit reversed. While the approved use would result in operations during the construction season,
and mostly a storage function during the winter months; the bus operation would involve
operations during the school year, and mostly storage during the summer months.
Given the size of the site; the nature of development and land uses in this area of the City; and, the
lack of public utilities, we suggest that the proposed bus operations use of the site results in little
difference from the excavation contractor's use in the context of the Findings 3-5 noted above.
The usual bus terminal locational issues, such as idling motors and early morning activity, should
not be concerns over the brief time line that use of the site for this purpose is proposed. Once the
area does develop with other uses, however, issues could arise.
With nearly the entire bus "fleet" departing and returning daily during the operating period of the
year, there will be an increased traffic level at the site - with bus operations substituted for
excavation contractor operations. Will those increased comings and goings exceed the 210 vehicle
trips per day allowed on the Non -Agricultural Low Impact Use standards of the Code? (70 acres
times 3 trips per day per acre) With 70-80 buses operating from the facility (2 trips each per day) -
and two trips each for the drivers and office/maintenance staff - it appears that the 210 trips per
day would be significantly exceeded during school year operations.
If, however, the vehicle trips generated by the site are averaged over the entire calendar year — as
the applicant has suggested they be — the Code standard would likely be met. This approach to the
trip generation standard of the Code requires consideration of the intent of that trip generation
standard. That intent could be to limit the use of the adjacent public roadway to preserve the
physical integrity of the roadway, thereby preserving the public welfare by extending the useful
life of the roadway surface — a fiscal consideration.
It is more likely that the intent of the trip generation standard of the Code is to limit the perceived
site use intensity — as measured by "comings and goings". In this case, the strategy of averaging
vehicle trips over an entire calendar year would not meet the intent of the standard. For a bus
operation, the measurement of the probable compliance with the vehicle trip generation would be
— at a minimum — 4 trips per day per bus stored on site, plus 2 trips per day per non -bus -driver
employee on site. On that basis, the maximum number of buses stored on the site — and assuring
that the Code vehicle trip generation standard is maintained - would depend on the number of non-
driver employees on the site. The number of buses permitted to be stored on the site would then be
calculated using the 4 trips per day per bus model. Using this approach to maintaining the intent of
the vehicle trip generation standard, it is unlikely that more than 50 buses could be operated from
the site — probably even fewer.
We have not been provided information regarding how the outside bus storage would be
physically distributed on the portions of the site designed for outside storage. Would 50 (or 70 or
80) buses fit on the designated storage area east of the principal structure? How would the parking
of 50 (or 70 or 80) drivers' personal vehicles coordinate with the stored buses at the beginning and
end of the operating day, when most buses will depart on/return from their runs within a brief
window of time? At some point (or several points) during the operating day the site would have to
accommodate not only most of the 50 (or 70 or 80) buses, but most of the 50 (or 70 or 80) bus
drivers' personal vehicles — plus the shop/office employees' vehicles. We have no evidence that
the applicants have addressed that probability. As a result, we can not assure the Commission that
parking along Hudson Blvd. will or will not be the outcome.
While the City could easily post Hudson Blvd. for "No Parking Anytime" (and Hudson Blvd. will
become a City street yet in 2002 by turn back from MnDOT), that could easily result in little but a
"band aid"; and, endless difficulties for both the City (enforcement) and the applicants (employee
parking citations). In the end we could be right back before the Commission with either an action
to repeal the CUP based on non-compliance; or, the applicant will be back with some type of
amendment, and a sad story. We do not believe that favorable Findings can be made regarding
"vehicular traffic and parking", or the "the public welfare", without the applicants providing the
City with a detailed strategy addressing the trip generation and parking issues we have noted here.
In our brief meeting with Laidlaw representatives prior to the April City Council discussion we
suggested to them that, in addition to the trip generation and parking issues, we had at least the
following concerns regarding the proposed use substitution:
1. No storage of anv tune is permitted west of the principal structure. Were they aware of
that? It appeared as if Laidlaw was not aware of that at the time.
2. Were they aware that no lighting is approved for the outside storage area; and, that exterior
lighting is a closely regulated matter in Lake Elmo? It appeared as though Laidlaw was not
aware of either fact; and, that lighting could become an issue as their drivers arrive early
on a winter morning to begin their duties — and perhaps be a site security issue as well.
Neither issue was of particular concern for an excavation contractor.
3. We inquired as to whether Laidlaw would be fueling the buses at this location. It appeared
that such would be their intention. No fueling facilities have been approved for the site.
4. We advised Mr. Emerson that a condition of Resolution #2001-012 required "clean up" of
his 10th Street North site within 1 year of the approval of the original CUP (by March 6,
2002). That condition has not been met to date. Mr. Emerson reported progress on the
clean up.
We had assumed that Laidlaw/Emerson would address these issues/needs with the CUP
amendment application.
Findings and Recommendations:
Staff does not believe that enough information regarding the bus operation use has been provided
to enable the complete affirmative Findings required by the City Code for any new or amended
Conditional Use Permit. Therefore we are not in a position to provide the Commission a
recommendation at this time.
We suggest, however, that the Commission conduct the Public Hearing, and discuss the issues we
have raised — and other issues that may surface at the Hearing or from Commissioners — with the
applicants. Perhaps, as the result of this Report, the applicants will be prepared to fully address the
issues raised here.
We have attached a copy of Resolution #2001-012, as well as a copy of the Code regarding Non -
Agricultural Low Impact CUP's — as it reads following 2001 amendments. Should the
Commission decide to render a recommendation on May 13, the existing Resolution will be the
point of departure.
Planning Commission Actions Requested:
None specific at this time. This application may require tabling pending receipt of additional
documentation from the applicants regarding issues that have not as yet been addressed.
�.G
s E. Dillerud, City Planner
Attachments:
1. Resolution #2001-012
2. Section 300.06 Subdivision A
3. Applicants' Documentation
City of Lake Elmo
Washington County, Minnesota
Resolution 2001- 0 f
A RESOLUTON GRANTING A CONDITIONAL USE PERMIT FOR A NON-
AGRICULTURAL LOW IMPACT USE FOR E & H PROPERTIES, LLC
WHEREAS, E&E Properties, LLD (herein applicant) and E&N Properties, LLC herein fee owner)
of approximately 70 acres of land (herein applicant property) located in the City of Lake Elmo, is
illustrated on "Exhibit A" attached is legally described as follows:
That part of the South Half of the Southeast Quarter of Section 36, Township 29 North,
Range 21 West, Washington County, Minnesota lying easterly of the West 33.00 feet (2 rods)
thereof, EXCEPT that part designated as parcel 44 on Minnesota Department of
Transportation Right of Way Plat No. 82-35, State Project No. 8292 (94-392) 904, recorded
as Document No. 424557 in the office of the County Recorder, Washington County,
Minnesota.
Subject to highway easements in favor of Washington County as described in Book 258 of
Deeds, page 91, and Book 309 of Deeds, page 831, or record, and on file in said office of the
County Recorder.
Also subject to highway easements in favor of the State of Minnesota as described on Book
109 of Deeds, page 622, Book 109 of Deeds, page 638 and Book 220 of Deeds, page 11, of
record and on file in said office of the County Recorder.
WHEREAS, the Conditional Use Permit would allow applicant its successors and assigns to
utilize the CUP Area for certain Non -Agricultural Low Impact Uses, subject to the City's
Regulations, and subject to the conditions attached to the City's approval.
WHEREAS, the Lake Elmo Planning Commission held a Public Hearing on January 8 and
January 22, 2001, and reviewed and recommended approval of the Conditional Use Permit.
WHEREAS, the Lake Elmo City Council on February 6 and March 6, 2001, reviewed the
application and the recommendation of the Planning Commission.
NOW, THEREFORE, BE IT RESOLVED by the Lake Elmo City Council, that a
Conditional Use Permit is hereby approved for E & E Properties, LLC, to locate a contractor's
office/shop/equipment storage facility subject to the following conditions:
1. The permitted uses within the CUP Area shall be as follows:
a. A contractor's office, shop and equipment storage facility.
Resolution 2001-
E&H Earthmovers
Page 2
2. The area where the Non -Agricultural Low Impact use is located shall be legally
defined and is hereafter known as the "CUP Area". The Cup Area shall not
exceed 4% of the property owner's contiguous agricultural zoned area.
3. The impervious surface within the CUP Area not exceeding 1.5% of the
applicants' property.
4. The water fun -off from any existing or proposed buildings in the CUP Area shall
meet the 1 % rules as to rate and volume, as determined by the City Engineer.
5. The Conditional Use authorized shall comply with all State and Federal pollution
and hazardous materials statutes and regulations.
6. Buildings within the CUP Area shall be located in accordance with the approved
site plan attached as Exhibit "A".
7. The applicant will submit for approval by the City Council a commercial Site
Plan responsive to Section 520 of the City Code.
8. Security lights may be installed in the CUP Area in accordance with the City's
lighting regulations.
9. Any outside storage of vehicles, equipment or goods shall be screened from
adjacent property and public rights -of -way. Screening shall include berming and
landscaping shown in a landscape plan prepared approved by the City Council.
10. The site may not generate more than 3.0 SAC units per 3.5 acres or 235 gallons
per day per net acre of land based upon design capacity of the facility, whichever
is more restrictive.
11. All of the applicant's property shall remain in an Agricultural Zone as long as this
Conditional Use Permit remains in effect.
12. In the event that the applicant, or their successors or assigns, initiate a
Comprehensive Plan Amendment and Rezoning of any of the property from
Agriculture to a more intensive use, the CUP Area shall terminate and all non-
conforming structures shall be removed within one year from the date of the
City Council's adoption of the Comprehensive Plan Amendment and Rezoning.
This condition shall not apply if the City initiates rezoning or if the landowners
are forced to transfer title to any part of the property due to Eminent Domain.
13. The City recognizes that the Non -Agricultural Low Impact Use permitted by this
resolution allows the applicants the economic means to preserve and maintain
approximately 67 acres of agriculturally zoned land. If the City, without the
property owners concurrence, should take any action to make this a legal non-
conforming use under the zoning ordinance, the City hereby agrees to allow the
Resolution 2001-
E&H Earthmovers
Page 3
reconstruction of any non -conforming structures in the CUP Area that may
become damaged beyond 50% of their replacement cost, so long as all other
conditions of this resolution are in compliance.
14. It is expressly understood by the applicants that any hazard to the health or
welfare of the City could and would be grounds for revocation of this permit.
BE IT FURTHER RESOLVED that:
1. All buildings, equipment, trailers, machinery and unspecified material relative to
the business shall be removed from the current location of E&H Earthmovers
located at the corner of County Road 15 and County Road 10 within one year of
the date of approval of this CUP.
Adopted by the Lake Elmo City Council this 6th day of March 2001.
Lee Hunt, Mayor
Attest:
City A . strator
Lake Elmo Municipal Code
Chapter 3 — Zoning
Section 300 — Zoning Ordinance
i. Each dwelling unit shall be located on a separate parcel of record in the office of
the county recorder and/or County Auditor; the separate parcel shall be at least
one and one-half (1 1/2) and not more than two (2) acres in size, except the
remaining large lot.
d. Any land which is to be set aside as an out lot shall be clearly identified as such on
the plat, and shall be dedicated as permanent open space in a manner approved by
the City Attorney and City Council.
6. Non -Agricultural Low Impact Use Standards.' The City desires to maintain and
preserve open space and agricultural land within the City. The City recognizes the
monetary regards that may be enjoyed by a farmer or larger property owner who sells
their land for development. The City further recognizes that allowing non-agricultural
low impact uses, strictly controlled and regulated by conditional use permit, might allow
a fanner or large property owner an economical use of their property that is zoned for
agriculture. The following standards shall apply to these types of uses.
2It is also the intent of the City to preserve the appearance of rural character within the
community be establishing standards for the setback and screening from adiacent
property and public roadways by natural features of any open storage as may be
associated with the Non -Agricultural Use.
a. All of the property owner's real estate that is contiguous to the non- agricultural low
impact use must be zoned Agricultural and remain so zoned while the Conditional
Use Permit is in effect.
b. The area where the non-agricultural low impact use is located shall be legally defined
and is hereafter known as the "CUP Area. The CUP Area shall not exceed 4% of the
property owner's contiguous agricultural zone area. The CUP Area impervious
surface coverage shall not exceed 1 .5% of the property owner's contiguous
agricultural zoned area.
c. Non agricultural low impact uses shall only be allowed on a parcel of a nominal 40
acres or larger.
d. Non-agricultural low impact uses shall not generate, on the average, more than three
vehicle trips per day per acre of contiguous agriculturally zoned area.
e. Any uses under this section involving the outside storage of vehicles, equipment, or
goods shall be located a minimum of 200 feet from any public roadway or adjacent
landowner's boundary,3 except that the setback from the I-94 frontage road shall be
not less than 50 feet. Tk:✓ai 1l'ti.1 I c landacapcd, b., ed ana/or screened from
.aiew ity a lat-tiocape plan approved by the City Council. In addition. any such outside
storage shall be screened from view from adiacent property and the public roadway
by berms and landscaping. A plan for such screening shall be submitted with the
.application for the Conditional Use Pennit which shall clearly demonstrate by view
cross sections. that said screening will be effective immediately. and in all seasons.
Degradation of such screening by loss of landscape materials. outdoor storage of
items that exceed the screened height or for any other reason shall be grounds for
rescinding the outdoor storage portion of the Conditional Use Permit.
f. Non-agricultural low impact uses may not generate more than 3.0 SAC units per 3.5
acres or 235 gallons per day per net acre of land based upon design capacity of
facilities, whichever is more restrictive.
' Adopted Ordinance 97-57 on 07-18-00
2 Amended Ordinance 97-76 on 3-06-01
3 Amended Ordinance 97-71 on 3-06-01
300-21
2/18/97
Lake Elmo Municipal Code
Chapter 3 - Zoning
Section 300 - Zoning Ordinance
g. The property owner shall maintain the remaining land or farm outside of the
CUP Area in accordance with the permitted uses of the Agricultural zoning
district and the required practices of the Soil and Water Conservation
District.
h. All lighting shall comply with the City's Regulations.
i. All signs shall comply with the City's Regulations.
j.
Rate and volume of runoff from the CUP shall not exceed the once percent
rule and shall be verified by the City Engineer.
k. In the event that the property owner, or future property owner, initiates a
Comprehensive Plan Amendment and Rezoning of any or all of the
contiguous real estate from Agriculture to a more intensive use, the
Conditional Use Permit shall terminate and all non -conforming structures
sh211 be removed from the site within one year from the date of the City
Council's adoption of the Comprehensive Plan Amendment and rezoning,
unless the City agrees otherwise. This section shall not apply if the City
initiates rezoning or if property owner is forced to transfer title to any part of
the contiguous real estate due to Eminent Domain
1. All Conditional Use Permits granted to a non-agricultural low impact use shall
be reviewed on an annual basis, and may be rescinded, after a two week
notice and a public hearing, if the Council finds that the public health, safety,
or welfare is jeopardized.
m. The standards for buildings or structures, as listed in the minimum District
Requirements of the Agricultural Zone, shall not apply to structures built
prior to the effective date of this ordinance.
(300.07Subd.4.) B. RR - Rural Residential.
1. Permitted Uses and Structures.
a.. One family residential dwellings; (Also see Section 300.13, Su&r 2 and Subd 16)
b. Farm, suburban or rural within the limits defined in the performance
standards for livestock;
c. t v�so;a v_rmir,si h y c. condition..'
300-21A
z Repealed by Ordinance 97-40 on 12-1-98
2/18/97
qp,. "22MaY . ', , 20025 3:04PMon 612-436-2068-E-H-EARTH-MOVERS 4°2a44'ie�c
No.1306 P. 2
1
1
April 22, 2002
Page 1
Transit, Inc.
Midwest Area Office
April 22, 2002
Planning Commission and City of Lake Elmo
Planning Commission
3800 Laverne Avenue North
Lake Elmo, MN 55042-9629
Dear Members of the Planning Commission:
71911 ChampInt Dnve, Chavbs, MN 55316
(763) 427-5785 Fav - (763) 421-5915
For this year, the School District is presently using 80 buses on a regular basis
but plans next year to be using TO buses. Therefore, during school days the operations
will generally be as follows:
1, The buses will leave the facility between 6-7;00 a.m. and return to the
facility between 8:15-9:45 a.m.
2. There may be limited noon bus routes between 10:00 a.m. and 1:30 p.m.
3. Buses will leave the facility between 1:30-2:30 p.m. and return between
3:45-5:00 p.m.
4. it is possible that during the school week that up to 5 buses may be
needed on a specific night for taking athletes or other students to and from
school activities, say twice a week.
5. We anticipate that at most on a Saturday or Sunday very infrequently
there may be one to two buses that need to be used for student/school
events.
6. We use an outside towing service for the few times we ever need to tow a
bus into the facility.
We will provide routine maintenance checks
Rpr z211/1av 7. 2002.F 3:04PMo 612-436-2068-E-H-EARTH-MOVERS icc 1\1o.1306 P 3
April 22, 2002
Page 2
8. We would use 3 or 4 stalls within the building for maintenance and
estimate that 14 of the buses would also be stored inside on a regular
basis. The remaining buses would be stored on the existing gravel
parking lot that was approved previously for this facility.
9. The only signage we would use is one on the building so that when
people arrive at the facility they know that they have arrived at the correct
location.
10. Typically the schools operate 175 days a year,
Our Corporate philosophy is to be a team of caring people who enjoy the work that
we do. We are accountable for providing safe, quality services that are responsive to the
communities we serve. As recipients of the public's trust, we will act ethically and
responsibly in everything we do.
o
V24-7- •
High Regards,
ZjAe
Don Dilks, Area Manager of Maintenance
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SITE PLAN
Grading and Drainage Plan
E & H EARTH MOVERS, INC.
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Folz, Freeman, Dupay & Associates, Inc.
• LAND SURVEYING • LAND PLANNING
•-•' 1815 N0R11-8ES1ERN AVENUE • STRIVIATER, MINNESOTA 552
(612) 439-8833
VICINITY MAP
SEC. 36 729N, R21W
Frontage Rood
Trunk Hiqm.0
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Scrapper 631E 14%-t"
Scrapper 627F 17-2"
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Depicting Typical Line Of Site Across Gravel Area
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Denotes Proposed Droinage Direction
Denotes Proposed Evergreen Tree
Denotes Proposed Diciduious Tree
. 474191.40nrj ..CIZT FOWL',
TOTAL AREA OF PARCEL = 70 ACRES (PARCEL ID #36.029.21.43.0001)
IMPERVIOUS SURFACE = 0.64 ACRES = 0.9%
SITE AREA = 2.76 ACRES = 3.94%
November 28, 2000
Revised December 79, 2000
Revised December 29, 2000
Revised January 17, 2001
Revised January 23. 2001 (add pine trees • seale)
\-51/e CORNER OF SEC. 38, T29N. R2114
1 HEREBY CERTIFY THAI SURVEY OR PLAN WAS PREPARED DV tiE
OR UNDER MY DIRECT SUPERVISON AND I AM A DULY UCENSED
LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA.
TIMOTHY J. FREEMAN MINNESOTA LICENSE NO. 169E49 DATE
DAVID L. DUPAY litiNNESOTA LICENSE NO. 17252
LAKE ELMO PLANNING COMMISSION
STAFF REPORT
Date: May 9, 2002 for the Meeting of May 13, 2002
Applicant: Marquess Development Corporation
Location: State Highway 5 and 55th Street North
Requested Action: Section 520 Site Plan
Land Use Plan Guiding: LB (Limited Business)
Existing Zoning: LB (Limited Business)/ PUD Overlay
Site History and Existing Conditions:
The City Council approved a PUD Plan Amendment and overall Site Plan for 4 office buildings
on Lot 15, Block 1 Carriage Station by Resolution # 2001-042 on June 19, 2001. While the June,
2001 Site Plan approval included the site layout/landscape/exterior lighting of the entire site,
architectural elevations were submitted and approved for only one of the four proposed structures
at that time. It was understood that additional Section 520 Site Plan review would be required at
such time as the architectural details of the remaining 3 buildings were completed.
This abbreviated Site Plan application and review covers the fourth (and last) building, to be
located on Lot 3 of the site — the southeast building of the approved plan. The PUD Plan schedules
that building to be of 4,846 square feet area in a single story configuration.
Discussion and Analysis:
With the structure footprint, location, landscaping, setbacks, and related site matters already
established by the previously approved "Master" Site Plan for the entire 4 building configuration,
the single remaining review issue is that of exterior surfacing/appearance of this fourth proposed
structure. We have attached a reduction of all elevations proposed by the applicant. The applicant
has also submitted full-scale drawings of all elevations.
The three previously approved structures on this site were each approved responsive to the "or
equivalent" terms of the LB Performance Standards regarding the exterior surfacing materials of
structures in the district. The resulting exterior surfaces of those three first structures are varying
percentages of glass, stone, and wood; and the hip roofs are surfaced with asphalt shingles. The
City Council adopted the new LB (and other commercial district's) performance standards —
essentially unchanged from the Commission's recommendations) - on May 7, 2002. Since this
Section 520 Site Plan application is dated April 15, 2002, it pre -dates the Council's action of this
week; but, could be considered to have fallen into the void that was created by the earlier deletion
of "or equivalent" as well.
Considering the foregoing, and the fact that an exterior design theme that has been established by
the prior three structures on this site by previous City Site Plan approvals, it seems reasonable to
accord this application the same latitude accorded the prior three reviews with respect to exterior
surfacing materials. Having suggested that strategy, we also have reviewed the drawings submitted
as to compliance with the new standards — just to see how close the plans actually come to those
standards.
Even considering the extensive wood surfacing on one end of the structure and the end caps of the
hip roof, the combination of brick and glass proposed for the structure covers approximately 65%
of the exterior of the structure (new standard is at least 70%); and, a qualifying accent material
(wood) covers the 35% balance (new standard is up to 30%, with only wood qualifying for the
entire 30% allocation). The major conflict of this structure with the new standards would be the
asphalt shingles on a roof visible to the Public — shakes, tile, slate, or standing seam metal would
be required under the new standards. The three existing structures have asphalt shingles. To now
insist on something else for the final structure would likely make it visually out of context.
Findings and Recommendations:
Staff finds that the structure proposed for Lot 3, Block 1 Carriage Station Professional Park is in
compliance with the approved PUD Plan for the site; and the reasonably applicable requirements
and performance standards of the City Code. We recommend approval of the Section 520 Site
Plan subject to the following condition:
1. Compliance with all applicable conditions of City Council Resolution # 2000-40
approving the PUD Plan and Master Site Plan for Carriage Station Professional Park.
Planning Commission Actions Requested:
Motion to recommend approval of the Section 520 Site Plan for Lot 3, Block 1 Carriage Station
Professional Park subject to the following condition:
1. Compliance with all applicable conditions of City Council Resolution # 2000-40
approving the PUD Plan and Master Site Plan for Carriage Station Professional Park.
Charles E. Dillerud, City Planner
Attachments:
1. City Council Resolution #2000-40
2. Approved Master Site Plan
3. Elevations of Proposed Lot 3 Structure
(9) &OLAFi.ANE SPIREA
\ (41) EXISTING
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INFORMATION
LOT BIZ., 198925 SO. FT (436 ACRES)
PERVIOUS, 1296TI 50. FT. (66%)
IMPERVIOUS 68,44851. FT. (54%)
TOTAL BUILDING, 24,999 SR. FT.
PARKINB,
STALL SIZE
TOTAL PARKIN& STALLS
MAXIMIM2
PLO' X I&-0'
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aRcHNET
THE ARCHTECIURAL »ORK, NC
ARCHITECTURE * PLANNING*
INTERIOR DESIGN * CONSTRUCTION MANAGEMENT
- 1961 GREELEY STREET SOUTH
- GREELEY SOUARE
STILLWATER, MN 55082
PHONE 651/430-0606
FAX 651/430-0180
fl ARRIAG.
HOMES, IX
8750 S ILLWATER BLVD. NO.
STLLLNAT&R, MINNESOTA 55082
(851) 439-2414
Project :
CARRIAGE STATION
PROPESSIONA. PARK
LAKE ELMO, MN.
OPTION R1
Project No :
00-122
Drawn By :
.JH
Checked By :
MH
Date :
8111/01
Revisions :
Item Date
hereby certify that this pion,
specification or report was prepared
by me or under my direct
supervision and that I am a duly
Licensed Architect
under the lows of the State of
MINNESOTA
Sanctum:
Name: MICHAEL G. HOEFLER
Date: Reg. Nc.:,24210
Sheet Title :
AROAITECRIRAL
611E/ 1.4NOW4PING
PILAW
Sheet Number :
II 1111 din.
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ARCHNET
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ARCHOTECIURE * PLANNING*
INTERIOR DESIGN * CONSTRUCf10N MANAGEMENT
1961 GREELEY STREET SOUTH
OREEIEY SQUARE
STILLWATER, MN 55082
PHONE 651/430-0606
FAX 651/430-0180
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HO MES,.
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Checked By :
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Dote :
Revisions :
Item Date
I hereby certify that the plan,
specification or report loos prepared
by me or under ne direct
supervision Lkensed Arc r nd that lama duty
odor the tan of the Stag of
MNNESGTA
Signature
Nona MIOWEL C. NDEFIER
Data Reg. No424Z10
Sheet RAM PLAN
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ARCHITECTURE * PLANNING*
INTERIOR DESIGN t CONSTRUCTION MANACAIENT
1961 GREELEY STREET SOUTH
GREE1EY SQUARE
STILLWATER, MN 55082
PHONE 651/430-0606
FAX 651/430-0180
rARRIAGE
HOMES, Inc.
8750 smarms ffiADL NO.
seuveza, NOINEEIDIA 6600E
(651) 4.90-2414
Project :
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Project No :
DI-145
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Drawn By :
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Checked By :
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Date :
Revisions :
Item Date
I hereby certify that this pion,
p•dtbo6oa or report woe prepared
try me or under my direct
supervision and that1am0dub,
under Sur la•e of the State of
WM4ESOTA
Mature:
Name: I0ICHAi . G. HOMER
Oats 10/9/01 Req. No.:34210
Sheet Title :
WinIO* L VATION8
Sheet Number :
Kra
ALL EXTERIOR PM TOP OP ACORNS
ELEVATIONS SWILL x •E'T-4• MESS
NOTID Oni:RY49E.
0 8011114 EXTERIOR ELEVATION
A2
02002 The Architectural Network. Inc.
THE A% IIECIVRAL NETWORK, INC
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ARCHITECTURE ' PLANNING.
INTERIOR DESIGN * CONSTRICTION MANAGEMENT
1961 GREY STREET SOUTH
GREELEY SQUARE
STILLWATER, MN 55082
PHONE 651/430-0606
FAX 651/430-0180
rARRIAGE
HOMES, Inc.
6750 SEIN&T BLV W.
l mama, lt* 66062
(051) 480-E414
Project :
GARRIA6I PATION
OB L AMR
0436 613114ir
LA1CO &MO, MN 66042
SAWS WILMS 03
Project No :
0 -145
Drown By :
J. HAMILTON
Checked By :
M. HOEFLEIR
Date :
Revisions
Item Dote
I hereby certify that tile Plan.
imeeifioation or report woe
Pied
by me or undr my directsupervision and that
tic Architect
lam 0 duty
andr the lap of the Stab of
MIN ESOTA
Nanw AIX:M L C. HOEFLER
Date:1 D/9/OT Reg. No.124210
Sheet Title :
OCT/RIOR LVATIGN6
Sheet Number :
A3
02002 The Architectural Network. Inc.
MEMO
(May 7, 2002 for the Meeting of May 13, 2002)
To: Lake Elmo Planning Commission
From: Chuck Dillerud
Subject: Zoning Map Amendment — HB to GB
The Planning Commission has previously recommended to the City Council that the HB
(Highway Business) zoning district be repealed. That recommendation was adopted by
the Commission in 2001. Since then, one of the 4 HB sites addressed by the Planning
Commission in 2001 has already been rezoned to Limited Business as the result of an
unrelated application (conversion of the motel use on Hudson Blvd.). The remaining
three sites have not, as yet, been addressed by the Planning Commission and City Council
from a zoning map perspective.
The repeal of HB zoning (text only) was presented to the City Council at its April 16,
2001 meeting. At the advice of the City Attorney, the Council postponed action until the
zoning map amendments could be considered concurrently.
A Notice of Public Hearing regarding the rezoning of the 3 remaining HB sites (6
separate tax parcels) has been published, as required by the City Code; and, each of the
property owners has been contacted by mail as well. As this is written, two of those
property owners (Cenex and Lake Elmo Oil) have contacted staff for information
regarding the potential impact of the rezoning on their property and businesses. We have
advised them that existing "C Store" and automobile services are both permitted uses in
the GB zone; and, that it is not the intent of the City to impose additional regulation by
the rezoning — only to "housekeep" the City Code.
While preparing the graphics for this Memo I have discovered that the third HB site (the
motorized hang glider facility on Hudson Blvd.) presents some special problems that
require additional attention and a modified approach from that first assumed - and
assumed by the text of the Hearing Notice. The Notice properly notes that only a portion
(2.75 acres) of the 31.5 acre Dale Properties tax parcel referenced by the Hearing Notice
is currently zoned HB. That alone is not a problem, but the text of the Notice and letter to
the property owner also state (as with the other HB sites) that the new zoning will be GB.
That zoning (GB) would, of course, be inconsistent with the Land Use Plan guiding for
the site - LB (Limited Business).
A more appropriate zoning map action would be to rezone the entire portion of the tax
parcel classified LB by the Land Use Plan from HB (the undivided 2.75 acre portion),
and RR (20 acres), to LB. The remaining 11.5 acres of the tax parcel would continue to
be zoned RR — consistent with the RAD Land Use Plan classification of that portion of
the parcel. That would make the zoning of the entire parcel consistent with both the 1997
and 2000 Land Use Plans — which it must be within 9 months of adoption of the Land
Use Plan, anyway. Leaving this HB site to be accounted for with the forthcoming general
City-wide zoning map adjustment (for compliance with the Land Use Plan) may not be
wise, given the mostly vacant status of the site. It would be better for staff to again Notice
the zoning map amendment for this site — but this time for 20 acres of the tax parcel; and,
from HB and RR to LB.
I have attached the full text of the (to be repealed) HB district; and, of the GB district to
allow Commission comparison of the standards of the respective districts. As you can
see, with GB zoning the motorized glider operation on Hudson Blvd. would become non -
forming, but the remaining sites would continue to be conforming to GB zoning.
Staff recommends the Planning Commission adopt a recommendation to the City Council
to rezone the Lake Elmo Oil and Cenex sites (only) - now zoned HB to GB - based the
repeal of the HB zoning district, and conformity with the Land Use Element of the
Comprehensive Plan. Staff will then again Notice actions regarding the third site,
consistent with the above discussion.
100.00
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(Lake Elmo Oil)
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Vicinity Map
0 107
Scale in Feet
I., dm, le the mull of comp/Mon
e.w..w�ulo ccounn Moe,.
meermine emw ce wee for reference
rocnon.ml."%r, inn° moles mm,
Sourer VI aohloplonounW Burvee, Moe.
Phone .(55)) 1365975
Par, ello booed on A8800 Waugh' r" e" eercn 31. TOM n
11225
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OIR LINE OF NORTH 100 RODS
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\Washington County Ag Society
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e WASH CO HWY R/W PLAT NO 33
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Vicinity Map
0 284
Scale in Feet
Tilla eu .,l.m.,..a.<..«mp..1me
and imicoeuction at appear M Banana Was May
shington mourns
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Phone meT.zaews
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Prime
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M. 2002
N,ee,iM.e Hoy a.2
1997/
LUmited Busi less (LB)
Location Map
R21W R2OW R19W
T32N T32N
T31N T31N
T3ON ' T3ON
i � r
T29N Yov ARE.IIBRRE 29N
T28N T28N
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Vicinity Map
0 1117
Scale in Feet
This drawing is the result of a compilation
and reproduction of land records as they
appear in venous Washington County offices.
The drawing should be used for reference
purposes only. Washington County Is not
responsible for any inaccuracies.
Source: Washington County Surveyors Office.
Phone (851) 430-8875
Parcel data based on AS400 information
went through: March 31, 2002
Map printed: May 9, 2002
H. GB - General Business.
1. Permitted Uses and Structures.
a. The Following Service/Office uses:
General Business
Accounting
Advertising
Alterations
Apparel Cleaning pick-up Stations
Apparel Repair and Alterations
Architectural
Art Gallery
Auditing
Bakeries
Barber Services
Beauty Shops
Bookkeeping
Business and Management Consultant Offices
Business Associations
Cafes and Restaurants
Charitable
Chiropractic
Civic. Social and Fraternal Association Offices
and Halls
Collection and Adjustment Services
Credit Reporting (Consumer and Mercantile)
Dental
Detective and Protective Agencies
Duplication
Educational
Employment Agencies
Engineering
Finance
Galleries
Governmental Offices
Insurance
Investment
Labor Unions
Legal
Libraries
Mailing
Medical
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
(Sign fabrication not a permitted use)
(with production of bakery goods limited to retail sales)
(Limited to full table service operations)
300-32
2/ 18/97
Medical Services:
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
General Business Permitted Service/Office Uses "(continued
The compounding, dispensing or retail sale of drugs.
prescription items, patient or proprietary medicine, sick room
supplies, prosthetic devices or items relating to any of the
foregoing when conducted in the building occupied primarily
by medical, dental, osteopathic, chiropractic or optometric
offices.
Optometric
Osteopathic
Photo Gallery
Professional Membership Organizations
Real •Estate
Religious
Scientific Research
Shore Repair
Stenographic Service
Welfare Offices
b. The Following Retail Uses:
Antiques and Second Hand Merchandise
Apparel and Related Accessories
Automobile. Repair and Services
Automobiles and Automobile Accessories
Bicycles
Books
Building Supplies
Cameras and Photographic Supplies
Cigars and Cigarettes
Drugs and Proprietary Items
Electrical Supplies
Flowers and Floral Accessories
Food and Grocery Products
Furniture
Gifts, Novelties and Souvenirs
Glass
Heating Equipment
Horne Furnishings and Related Equipment
Jewelry
Liquors
Marine Craft and Accessories
Newspapers and Magazines
(excluding laboratory facilities)
General Business
300-33
2/18/97
Nursery and Garden Supplies
Optical Goods
Paint,
Pets.
Plumbing Equipment
Sporting Goods
Stationery
Wallpaper
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
General Business
(Permitted Retail Uses con't)
c. The Following Renair/Service uses:
General Business
Clock Repair
Electrical Repair and Supplies
Equipment Rental and Leasing
Food Catering
Furniture Repair
Heating
Household Appliances
Jewelry Repair
Landscaping
Plumbing: Radio
Reupholstery
Television
Watch Repair.
d. The Following Office Uses: (excluding equipment storage).
General Business
Air Conditioning Contractor
Building Construction Contractor
Carpentry Contractor
Decorating Contractor
Hearing Contractor
Masonry Contractor
Painting Contractor'
Plastering Contractor
Plumbing Contractor
Roofing Contractor
Sheet Metal Contractor
300-34
2/18/97
Lake Elmo Municipal Code
Chapter 3 - Zoning
Section 300 - Zoning Ordinance
General Business
(Permitted Office Uses cont)
Stone Work Contractor
Tile Setting Contractor
Wallpaper Contractor
Water Well Drilling Contractor
Wood Flooring Contractor
e. Uses Permitted by Conditional Use Permit:
Bed and Breakfast Facility
Boarding Care Facility
Day Care Centers
Fitness Studios
Kennels
Nursing Care Facility
Open Sales Lots
Manufacturing
Veterinary Clinics2
1.
f. General Reauirements.
General Business
15 Beds Maximum
15 Residents Maximum
40 Children Maximum
Maximum floor area not to exceed 5,000 souare feet
15 Residents Maximum
Any industrial manufacturing operation in existence within the City
at the effective date of this section, including manufacture of wood
products and plastic products, may continue the use as a
conforming use without a conditional use permit. Nothing in this
provision shall otherwise be construed to require the City to
authorize any manufacturing use in the general business zone after
the effective date of this section.
i. All storage, services, repair or processing shall be conducted wholly within an
enclosed building or behind opaque fence or wall not less than six (6) feet high,
except the outdoor display of merchandise.
ii. Incineration of waste matter shall be conducted in approved equipment located
within the building wherein the permitted use is conducted.
iii. Where a proposed GB development abuts on RR, R-1, R-2, R-3, R-4, or RE
district other than at a public street line, buffer provision shall be
established. There shall be provided a protective strip of not less than
thirty-five (35) feet in width. The protective strip shall not be used for
parking, off-street loading or storage and shall be landscaped. The
protective strip must be approved by the Council as being in harmony with
the residential neighborhood and providing sufficient screening of the
commercial area.
s Added 97-86 on 10-2-01
2 Added 97-20 on 10-21-97
300-35
2/18/97
Lake Elmo Municipal Code
Chapter 3 — Zoning
Section 300 — Zoning Ordinance
iv. All lots must have at least one (1) acre of land suitable for septic drainfields
and area sufficient for two (2) separate and distinct drainfield sites. Placement
of the second required drainfield between the trenches of the first drainfield is
prohibited.
v. Must meet all requirements of Section 700, Sewer Systems.
2. Accessory Uses-aruetar-es.l
a. Uses which are clearly incidental and subordinate to the allowed
uses and structures_, and which meet ether cede requirements as specified in
30 \12, Cav& 2.2
3. Minimum District Reauirements
General Business
Lot Size
Lot Width
Building Setback from property Iines: (Also see
Section 300.11)
Front:
Side (Interior):
Side (Corner):
Rear
Building Height (Also see Section 300.12)
Maximum area to be covered by buildings, parking
lots, driveways and other hard surfaces:
Lot Size
Up to 4 acres
Larger than 4 acres to 8 acres
Larger than 8 acres
Lot Configuration
Off -Street Parking: (Also See Section 300.13, Subd.
6. and Subd. 7.)
Eating and Drinking Places
Automobile Service Stations
i Amended Ordinance 97-38 on 11-17-98
300-36
1 1/2 Acre (except as required by Interstate Corridor
Overlay District 300.07, Subd. 4(L)
150 Feet Minimum
10 Feet Minimum
20 Feet Minimum
50 Feet Minimum
50 Feet Minimum
35 Feet Maximum
Covered Area
45% of lot size
35% of lot size
25% of lot size
Maximum lot depth to width dimension ration shall be
no more than 3:1
One (1) space for every two (2) seats and one (1) space
for every two (2) employees on the average maximum
shift
Three (3) spaces for each enclosed bay plus one (1)
space for each day shift employee plus a minimum of
two (2) spaces for service vehicles and one (1)
additional space for each service vehicle over two (2) in
number
2/18/97
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
General Business
(Minimum : District Requirements can't)
Retail Stores .or Centers
Motels. and liotel"s
Medical arid 'Derifal Citnii s
Other Commercial Uses (exeli ding wholesale)
Maxi-Minh:Width ofDriveways
Sigiiace.":; ;.
•
Septic•Drainf eld'Regulation (Also see see:Jo '70o)
2/ 18/97
4. Performance Standards.
'Eleva?'(11) spaces for the first 1.000 square feet of
ss floor area or fraction of floor area: eight (8)
'spaces>for each 1:000 square feet of gross floor area in
excess af1,000-square feet, but not exceeding 15.000
'square feet: six (6) spaces for each 1.000 square feet of
grosifivor area in excess of 15.000 square feet of gross
floor aura` exceeding 30.000 square feet
hOnn(i9"space for each unit plus one (1) space for each
em,olooy'eeon any one shift
"Four (4) spaces for each doctor or dentist, plus one (1
space for every employee or one (1) for each one
iinire fifr"(150) square feet of gross floor area,
whichever requirement is greater.
On("1), e space for each two hundred (200) square feet of
grass floor area.
See --Section 1405.07
See Section 53 5
A1. newly subdivided lots shall have a minimum of
20.001}_sq f , of.land to.be dedicated for septic system
`use and'suttable for that.use. This tand may comprise
up to two• separate areas each of which is contiguous to
the1.25 acre building site or contained within it and
each of which contains at least 10.000 contiguous
square rest.
Placement of,trie second required drainfield between the
trenches of the first drainfteld is prohibited.
a. Minimum Architectural St 4 rds.. It is in the best interest of the City to
promote ;:high• standards:of::.architectural design. New building proposals shall
incl ,de architectural and site plans, prepared by registered architect and shall show
the following as a minimum:
• i. Elevations of all sides of the buildings,
ii. Type and color of exterior building materials,
iii. Typical general floor plans,
iv. Dimensions of all structures.
v. Location of trash containers, heating, cooling and ventilation equipment and
systems.
300-37
Lake Elmo Municipal Code
Chapter 3 — Zoning
Section 300 — Zoning Ordinance
(300.07 Sub. 4.H.4.a.vii.)
vi. Description of unique architectural features specific to the particular request.
vii. The exterior surfaces of all buildings shall be faced with brick, stone, or glass.'
The City may allow architecturally enhanced and integrally colored block, in all
cases examples of the proposed finish are to be submitted for review by the
Planning Commission. No building shall be constructed with a main exterior
surface of sheet aluminum, steel corrugated aluminum, or similar products; these
materials are acceptable only as trim. Non-structural metal standing seam roofing
is permitted. No accessory building shall exceed the height of a principal
building. All exterior equipment and trash and recycling storage areas and dock
areas shall be screened with materials used in the principal structure. Low profile,
self-contained HVAC units which blend in with the building architecture are
exempt from the screening requirement Underground utilities shall be provided
for all structures.
b. Landscaning„ All yard area shall either be landscaped green areas or open and left
in a natural state. Yards to be landscaped shall be landscaped attractively with lawn,
trees and shrubs in accordance with a plan prepared by a landscape architect. Areas
left in a natural state shall be kept free of litter, debris and noxious weeds. Yards
adjoining any residential zone shall contain a buffer area consisting of berming,
landscaping and/or fencing for the purpose of screening noise, sight, sound and
glare. A reasonable attempt shall be made to preserve as many existing trees as is
practical and to incorporate them into the site plan. Where areas abut residential
districts, a buffer area of a minimum depth of 100 feet will be required. The buffer
area shall be completely defined and designed, and approved by the City prior to all
final City inspections for construction on site. Prior to the issuance of a building
permit or commencement of any improvements on site, the owner shall provide the
City with a financial security for a minimum of 24 months, approved by the City
Attorney, to assure construction of the buffer area. All landscaping shall comply
with Section 520.01.
I. HB - Highwav Business.
1. Permitted Uses and Structures.
Highway Business
Automobile Service
Hotels
Motels
Restaurants
Other Highway Business Uses Similar to above
Recreational Vehicle Sales (including motorized hang gliders)
' Amended Ordinance 97-92 10-16-01
300-38
Lake Elmo Municipal Code
Chapter 3 — Zoning
Section 300 — Zoning Ordinance
2. Accessory Uses-and-Struetures.1
a. Uses and structurca which are dearly incidental and subordinate to the permitted
uses and atructurca.2
3. Minimum District Requirements.
Highway Business
Lot Size
Lot Width:
Building setback from property line: (Also .see Section
300.11)
Front
Side (Interior)
Side (Corner)
Rear
Arterial Street
Primary Building Height (Also See Section 300.12)
Accessory Buildings and Structures
Accessory Buildings and Structures Height (Also see
Section 300.12)
Off-street Parking (Also see Section 300.13, Subd. 6)
Septic Drainfield Requirements (Also see Section 700)
Maximum Widths of Driveways
Signage
I 1 Amended Ordinance 97-38 on 11-17-98
2 Amended Ordinance 97-38 on 11-17-98
300-39
1 1/2 acre without sanitary sewer and water, N/A with
municipal sewer and water
150 Feet
50 Feet
20 Feet
50 Feet
50 Feet
50 Feet
35 Feet
See Section 300.13, Subd. 3 and Subd. 4.
14 Feet
Eating and drinking places: one (1) space for every two (2)
seats, and one (1) space for every two (2) employees on the
average maximum shift. (Parking spaces for "drive-in"
customers shall not be credited as a part of the off-street
parking area needed to serve the sales operation conducted
within the buildings.)
Automobile service stations: three (3) spaces for each
endosed bay plus one (1) space for each day shift employee
plus a minimum of two (2) spaces for service vehicles and
one (1) additional space for each service vehicle over two (2)
in number.
Motel and hotels: one (1) space for each unit plus one (1)
space for each employee on any one shift.
All lots must have at least one (1) acre of land suitable for
septic drainf+elds and area sufficient for two separate and
distinct drainfield sites. Placement of the second required
drainfield between the trenches of the first drainfield is
prohibited.
See Section 1405.07
See Section 535
2/18/97
Lake Elmo Municipal Code
Chapter 3 -Zoning
Section 300 -Zoning Ordinance
4. Special Reouirements.
a. All storage, service, repair or processing shall be conducted wholly within an
enclosed building or behind an opaque fence or wall not less than six (6) feet
high, except the outdoor display of merchandise.
b. Incineration of waste material shall be conducted in approved equipment located
within the building wherein the allowed use is conducted.
c. Where a proposed HB development abuts an RR. R-1, R R-3. R-4. RE. or OP
district other than at a public street line, buffer provision shall be established.
There shall be provided a protective strip of not less than thirry-five (35) feet in
width. The protective strip shall not be used for parking, driveways, off-street
loading or storage and shall be landscaped. The landscape treatment shall contain
shrubs, hedges, trees, or other natural material. The protective strip must be
approved by the Council as being in harmony with the residential neighborhood
and providing sufficient screening of the commercial area.
5. Minimum Architectural Standards. It is in the best interest of the City to promote
high standards of architectural design. New building proposals shall include
architectural and site plans prepared by registered architect and shall show the
following as a minimum:
a. Elevations of all sides of the buildings,
b. Type and color of exterior building materials.
c. Typical general floor plans,
d. Dimensions of all structureg-,
e. Location of trash containers, heating. cooling and ventilation equipment and
systems,
f. Description of unique architectural features specific to the panicular request.
€.
2/18/97
The exterior surfaces of all buildings shall be faced with brick. stone, glass or
equivalent. The City may allow architecturally enhanced and integrally colored
block, in all cases examples of the proposed finish are to be submitted for review
by the Planning Commission. No building shall be constructed with a main
exterior surface of sheet aluminum. steel corrugated aluminum, or similar
products; these materials are acceptable only as trim. Non-structural metal
standing seam roofing is permitted. No accessory building shall exceed the height
of a principal building. All exterior equipment and trash and recycling storage
areas and dock areas shall be screened with materials used in the principal
structure. Low profile. self-contained HVAC units which blend in with the
building architecture are exempt from the screening requirement. Underground
utilities shall be provided for all structures.
300-40