HomeMy WebLinkAboutFull Packet3880 Laverne Avenue North
Lake Elmo, MN 55042
(651) 747-3900
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday May 13th 2024
at 7:00 p.m.
AGENDA
1.Pledge of Allegiance
2.Approve Agenda
3.Approve Minutes of April 22nd 2024
4.Public Hearing
a)Bridgewater Village Zoning Text Amendment. Bridgewater Bancshares Inc has submitted
a zoning text amendment application to amend City Code Section 105.12.410 Table 5-2
to amend the minimum parking requirements for financial institutions.
5.New/Unfinished Business
a)N/A
6.Communications/Updates
a)City Council Updates – 5/7/2024
i.PF District Zoning Text Amendment
ii.Kramer Lake Overlook Comprehensive Plan Amendment
iii.Birth and Haven Comprehensive Plan Amendment and Zoning Text Amendment
iv.Chavez Property Comprehensive Plan Amendment and Zoning Map Amendment
b)Upcoming Meetings
i.May 28th 2024 – Tuesday - Canceled
ii.June 10th 2024
7.Adjourn
8.Planning Commission Training
a)Immediately after their regular meeting, the Planning Commission will move to the
Community Room for their annual commissioner training. The training is open to the
public.
***Note: Every effort will be made to accommodate person or persons that need special considerations
to attend this meeting due to a health condition or disability. Please contact the Lake Elmo City Clerk if
you are in need of special accommodations.
Lake Elmo Planning Commission Meeting Minutes 4-22-24
City of Lake Elmo Planning Commission
Meeting City Council Chambers – 3880 Laverne
Avenue North Minutes of Regular Meeting of
April 22, 2024
CALL TO ORDER: Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Risner, Bohlig, Dean, Rehkamp, Steil, Vrieze
COMMISSIONERS ABSENT: None
STAFF PRESENT: Community Development Director Jason Stopa, City Planner Sophia Jensen, Consulting Planner
Nathan Fuerst with Bolton & Menk
Pledge of Allegiance at 7:00 PM
Accept Commissioner Geffre’s resignation.
Approve Agenda:
M/S/P: Bohlig/ Vrieze made a motion to approve the amended agenda. Vote: 6-0, motion carried unanimously
Approve Minutes:
M/S/P: Vrieze / Rehkamp made a motion to approve the 4-8-24 meeting minutes. Vote: 6-0, motion carried
unanimously.
PUBLIC HEARING
a) Kramer Lake Comprehensive Plan Amendment. Tamarack Land Development has submitted a
comprehensive plan amendment to revise the MUSA Growth and Phasing Plan (Map 3-7) for PID
35.029.21.44.0012 and 35.029.21.43.0001 from the 2030-2040 (blue) phase to the 2020-2030
(pink) phase.
Consulting Planner, Nathan Fuerst with Bolton & Menk, gave presentation and answered questions.
Applicant Dan Willenbring, with Tarmarack Land Development, 400 Tangle Wood Lane, Marine on St Croix,
spoke and answered questions.
M/S/P: Steil / Bohlig moved to open the public hearing at 8:00 PM. Vote: 6-0, motion carried unanimously.
Public Comments:
Ann Bucheck, 2301 Legion Avenue N, Emailed public comment in favor of denying this project.
Susan Dunn, 11018 Upper 33rd Street N, is in favor of denying this project.
Ben Roth, 10819 3rd Street Place N, is in favor of denying this project.
M/S/P: Rehkamp / Vrieze moved to close the public hearing at 8:08 PM. Vote: 6-0, motion carried unanimously.
M/S/P: Vrieze / Steil moved to recommend the City Council deny the request of Tamarack Land Development for
a Comprehensive Plan amendment with the findings propose by the Planning Commission and condition
Lake Elmo Planning Commission Meeting Minutes 4-22-24
proposed by staff Vote: 6-0, motion carried unanimously.
New/Unfinished Business
N/A
Communications/Updates:
a) City Council Updates – 4/9/2024
a) Old Village Moratorium Workshop
b) Crosswalk Policy
b) City Council Updates – 4/16/2024
c) 10997 32nd Street Variances and Lot Division - Approved
d) Animal Inn CUP Amendment and Variance – Approved
c) Upcoming Meetings
i. May 13th 2024
ii. May 28th 2024 - Tuesday
Meeting adjourned at 8:17 PM.
Respectfully submitted
Diane Wendt
Permit Technician
1
STAFF REPORT
DATE:5/13/2024
Item#: 4a – Public Hearing
Motion
TO: Planning Commission
FROM: Nathan Fuerst, AICP, Consulting Planner
AGENDA ITEM: Public Hearing – Bridgwater Bank Zoning Text Amendment
REVIEWED BY: Jason Stopa, Community Development Director
Sophia Jensen, City Planner
BACKGROUND:
Bridgewater Bank (the “Applicant”), has recently received preliminary plat approval for its
proposed Bridgewater Village Development, along with a Conditional Use Permit for a drive
through associated with a financial institution. The development is currently in a final plat review.
After the preliminary plat approval, the Applicant contacted the City to identify a request to build
fewer parking stalls than are currently required for a financial institution. The rationale for the
request was that modern banks need fewer stalls to fully park the use.
The Applicant is seeking to reduce the overall number of stalls required from 1 space per 100
square feet, to 1 space per 200 square feet. Instead of a variance, Staff identified a zoning text
amendment which would reduce the requirement for any current or future bank built in the City.
ISSUE BEFORE THE PLANNING COMMISSION:
The Planning Commission is being asked to hold a public hearing and make a recommendation to
the City Council on the proposed Zoning Text Amendments.
GENERAL INFORMATION:
Applicant: Jerry Baack, Bridgewater Bank
Property Owner: Bridgewater Bancshares
PID#s: 1202921440023 and 1202921440024
Current Zoning: Village Medium Density Residential (V-MDR), Commercial (C)
Deadline: Application Complete – 4/11/24
60 Day Deadline – 6/10/24
Extension Letter – n/a
120 Day Deadline – n/a
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PROPOSAL ANALYSIS:
Land Use Review
The Applicant is proposing to amend Table 5-2 of LEC 105.12.410 to change the ratio of stalls
required for a Financial Institution. Financial Institutions are defined in City Code as follows:
Financial institution means provision of financial and banking services to consumers or
clients. Walk-in and drive-in services are generally provided on site. Typical uses include
banks, savings and loan associations, savings banks, credit unions, lending establishments,
and drive-up automatic teller machines (ATMs).
Although the code is periodically updated, it has likely been years since the specific parking
requirements for financial institutions were revisited. In the last decade, the industry has changed
greatly in terms of how services are delivered. Many bank customers utilize digital services across
a variety of different devices to replace the need to physically visit a bank, and banks have reduced
the number of employees on site as a result. This trend is not expected to stop given recent
advances in self service ATMs and other digital assistance technologies.
Current code requirement: 1 space per 100 sq ft of usable floor area
Applicant proposed code revision: 1 space per 200 sq ft of usable floor area
Staff proposed code revision: 1 space per 200 sq ft of gross floor area
Example proposed: 6000 sq ft bank building (staff estimate <15 full time employees)
• Current Code parking requirement – 60 stalls
• Proposed Code parking requirement – 30 stalls
Other Area Municipal Ordinances
• Stillwater – 1 stall per 200 sq ft floor area
• Woodbury – 1 stall per 200 sq ft floor area (offices)
• Cottage Grove – 1 stall per 250 sq ft floor area
• Forest Lake – 1 stall per 200 sq ft floor area (offices/retail)
• Blaine – 1 stall per 400 sq ft floor area
• Hugo – 1 stall per 250 sq ft gross floor area
Information provided by Bridgwater Bank:
3
PROPOSED TEXT AMENDMENT LANGUAGE:
The City must determine whether the proposed reduction in parking for any current and future
Financial Institution is warranted. Staff are supportive of the request given the information
presented above in this report. Staff propose a change to gross floor area due to the ease of
interpretation, and consistency with other retail or service uses found in City Code.
The Applicant’s narrative and request are found in the attachment to this report, however, staff are
proposing to modify those requests to better fit with the City’s ordinance. Table 5-2 in its entirety,
with the proposed revisions, is attached to this report.
Changes to LEC 105.12.410, Table 5-2 are proposed by staff as follows. Text with red
strikethrough text is to be deleted, text with blue underlined text is to be added:
Use Minimum Parking Requirement Notes
Financial Institution 1 space per 100 200 square feet of
usable gross floor area
FINDINGS AND CONDITIONS:
This is a legislative decision, and the City has the most discretion in amending its comprehensive
plan and zoning ordinance. The Planning Commission should think broadly about the
implications of changing the Zoning Ordinance. Discussion should focus on other current financial
intuitions or future proposals for such development.
Zoning Text Amendment Findings:
In order for the zoning text amendment to be approved, the City must find:
1. The proposed change is consistent with standards found in the City’s zoning ordinance for
areas where financial institutions are permitted; and
2. The proposed change is consistent with the City’s Comprehensive Plan.
Zoning Text Amendment Condition(s):
Not suggested.
PUBLIC HEARING:
A public hearing was sent to surrounding property owners on April 29, 2024 and published in the
City’s official newspaper shortly thereafter. No public comment had been received at the time this
report was written.
FISCAL IMPACT:
There is no fiscal impact to the City at this time. Parking will become less expensive for
developers.
OPTIONS:
• Recommend approval of the proposed amendments.
• Recommend changes to the proposed amendments.
• Recommend denial of the proposed amendments.
4
RECCOMENDATION:
The Planning Commission should hold a public hearing and discuss the Applicant’s request.
Staff suggest the Planning Commission recommend approval of the zoning text amendment, with
any modifications, to the City Council.
Example Motion:
“Move to recommend approval of the zoning text amendments requested by Bridgewater Bank
as proposed by City Staff”
ATTACHMENTS:
• Application Materials
• Table 5-2
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
1
BRIDGEWATER BANK – LAKE ELMO BRANCH:
ZONING TEXT AMENDMENT NARRATIVE &
DOCUMENTATION
ATTENTION:
Sophia Jensen, City Planner, The City of Lake Elmo
CC: Nathan Fuerst, Consultant Planner, Bolton & Menk, Inc.
DATE OF APPLICATION: April 11, 2024
APPLICANT:
Jerry Baack, Bridgewater Bancshares
4450 Excelsior Blvd, Ste 100 Saint Louis Park, MN 55416
952-893-6866
jerry.baack@bwbmn.com
ARCHITECT:
Jeff Wrede, Momentum Design Group
755 Prior Ave North, Ste 301A Saint Paul, MN 55104
612-554-9992
jeff@mdgarchitects.com
Matthew Haller (primary contact), Momentum Design Group
755 Prior Ave N, Ste 301A Saint Paul, MN 55104
612-799-1791
matt@mdgarchitects.com
PARCEL ID NUMBER: 1202921440023
LEGAL DESCRIPTION: THAT PART OF THE EAST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF
SECTION 12, TOWNSHIP 29 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, WHICH LIES
SOUTHEASTERLY OF MINNESOTA STATE HIGHWAY NO. 5, AND WHICH LIES SOUTHWESTERLY OF COUNTY STATE
AID HIGHWAY NO. 14 AND 15 (WASHINGTON COUNTY HIGHWAY PLAT NO. 33) AND THAT PART OF THE WEST
HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 29 NORTH, RANGE 21 WEST,
WASHINGTON COUNTY, MINNESOTA, AND WHICH LIES SOUTHEASTERLY OF STATE HIGHWAY NO. 5; TOGETHER
WITH THAT PART OF THE NORTH 50 RODS OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF
SECTION 13, TOWNSHIP 29 NORTH, RANGE 21 WEST, WASHINGTON COUNTY, MINNESOTA, WHICH LIES
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
2
WESTERLY OF COUNTY STATE AID HIGHWAY NO. 15 (WASHINGTON COUNTY HIGHWAY PLAT NO. 33), AND
WHICH LIES NORTHERLY OF PARCEL 8 OF WASHINGTON HIGHWAY RIGHT OF WAY PLAT NO. 178, RECORDED AS
DOCUMENT NO. 4120980 IN THE RECORDER'S OFFICE OF WASHINGTON COUNTY, MINNESOTA SECTION 12
TOWNSHIP 29 RANGE 21
PROPOSED LANGUAGE FOR ORDINANCE AMENDMENT:
Original Zoning Ordinance for reference: Section 105.12.410(f) Table 5-2: Specific Minimum Off-Street Parking
Requirements, Row 28, Columns 1 & 2 “Financial Institution – 1 space per 100 square feet of usable floor area.”
We request that Section 105.12.410(f) Table 5-2: Specific Minimum Off-Street Parking Requirements, Row 28,
Columns 1 & 2 should be revised to read “Financial Institution – 1 space per 200 square feet of usable floor
area.”
NARRATIVE DESCRIBING REASON FOR REQUESTED ZONING AMENDMENT:
Advances in online banking technology have allowed banks to have a smaller physical footprint and require
fewer people, both clients and employees, to be present in person to provide and receive services. This results
in fewer parking spaces required and at existing banks more spaces consistently being unused. It would be a
better use of resources to reduce the amount of excess impervious surfaces and instead increase the amount of
green space allowing for the property to be more attractive, to provide better drainage, and to aid in aquifer
recharge with this increase in pervious site surface area.
The ratio proposed in our text amendment is supported by parking data from Bridgewater Bank’s other
branches, from MDG’s investigations of other local banks, and from the codes of other municipalities in the
surrounding area. Representatives from Bridgewater Bank have supplied the parking data and indicated that the
amount of parking provided at each of these locations is more than enough currently and is anticipated to be
reduced even more in the future as online banking technology continues to advance.
Bridgewater Bank Locations Parking Data:
Name Address Number of
Parking Spaces
Number of
Employees
Approx. Number
of Square Feet
Approx. Parking
Space to SF Ratio
Bridgewater Bank –
Greenwood Branch
21500 MN-7
Shorewood, MN 55331
28 13 Full Time 5,640 SF 1 space/201 SF
Bridgewater Bank –
Orono Branch
2445 Shadywood Road
Orono, MN 55331
19 7 Full Time 4,100 SF 1 space/215 SF
Bridgewater Bank –
Uptown Branch
3100 Hennepin Ave
Minneapolis, MN 55408
18 11 Full Time 4,500 SF 1 space/250 SF
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
3
Other Local Bank Locations Parking Data (estimated):
Name Address Number of
Parking Spaces
Number of
Employees
Approx. Number
of Square Feet
Approx. Parking
Space to SF Ratio
Wings Credit Union -
Woodbury
660 Woodbury Dr.
Woodbury, MN 55125
26 7,507 SF* 1 space/288 SF
Bremer Bank – South
St. Paul
633 Concord St. S South
St. Paul, MN 55075
29 7,500 SF 1 space/259 SF
North American
Banking Company -
Roseville
2230 Albert St. N
Roseville, MN 55113
35 9,500 SF* 1 space/271 SF
*Square foot estimation based on Google Earth aerial measurements
Example Parking requirements for Banks in other municipalities:
Minneapolis, MN - library.municode.com/mn/minneapolis/codes
Table 541-1 Specific Off-Street Parking Requirements
“Bank or Financial Institution
Minimum: 1 space per 500 sq. ft. of GFA in excess of 4,000 sq. ft.
Maximum: 1 space per 200 sq.ft. of GFA”
St. Louis Park, MN - stlouisparkmn.gov/home/showpublisheddocument
Article V. Special Provisions, Sec. 36-361., Table 36-361 (a)
“Bank
One space per each 250 square feet floor area”
Maple Grove, MN - library.municode.com/mn/maple_grove/codes
Maple Grove Code of Ordinances, Article IX. Sec. 36-868.
“(16) Retail stores and service establishments: At least one off-street parking space for each 200 square
feet of floor area.”
Stillwater, MN - library.municode.com/mn/stillwater/codes
Stillwater Code of Ordinances, Article V. Sec. 28-349.
“Banks
One for each 200 square feet of floor area”
White Bear Lake, MN – whitebearlake.org/sites/default/files
White Bear Lake Code of Ordinances, Sec. 1302.050. Subd. 8.
“q) Retail Store and Service Establishment. At least one (1) off-street parking space for each two
hundred (200) square feet of floor area.”
The Prior Works Building 755 Prior Avenue North Suite #301A St. Paul, Minnesota 55104 952.583.9788
www.mdgarchitects.com
4
As you can see, the request to lessen the parking requirement to 1 space per 200 square feet of usable floor
area is keeping with current banking practices and other city parking requirements for financial institutions in
the metro area.
Thank you for the opportunity to present our findings and we look forward to working with you.
Sincerely,
Momentum Design Group, LLC.
Jeff Wrede, Architect
Partner
Table 5-2: Specific Minimum Off-Street Parking Requirements
Use Minimum Parking Requirement Notes
Residential Uses
Household Living
Single-family detached
dwelling 2 spaces per dwelling unit
Two-family dwelling
1 space per 1-bedroom unit two spaces per 2-bedroom or larger
unit. Single-family attached dwellings shall provide an additional
ten percent of parking spaces for visitor parking. Multifamily
dwellings shall also provide one visitor space per four units
Single-family attached
dwelling
Multifamily dwelling No fee shall be charged for required spaces
Senior (elderly) housing 1 space per dwelling unit
If senior housing may be converted to general
housing in the future, proof of additional parking
shall be required
Secondary dwelling 1 space per secondary dwelling unit
Live-work unit 2 spaces per dwelling unit At least one of the required spaces shall be
accessible for client parking
Mobile home park
2 spaces per dwelling unit
Group Living
Group home, group
residential facility, halfway
house, congregate housing
1 space per employee on the largest shift plus one visitor space for
every four residents based on capacity
Semi-transient
accommodations
1 space per bedroom, plus one space for each full-time staff
equivalent Parking study required
Public and Civic Uses
Cemetery As determined by the planning director
College or university, other
adult learning center To be determined by the planning director based on parking study Parking study required
Community services Parking equal to 30 percent of the capacity of persons or as
determined by the planning director based on parking study
Day care center (see under
accessory uses for family
day care)
1 space per employee on largest shift plus one space per seven
students based on capacity; or one space per ten students if an off-
street drop-off and pick-up space is provided
School, public or private 1 space per staff member plus one space per five students of legal
driving age based on design capacity
Existing schools not meeting this standard may be
required to develop a parking management plan, but
shall not be required to add the minimum number of
spaces
Public assembly 1 space per each four seats based on design capacity
Religious institution, place
of worship
1 space per each six seats or ten feet of pews in the main assembly
hall
Existing institutions not meeting this standard may
be required to develop a parking management plan,
but shall not be required to add the minimum
number of spaces
Services
Business center Total of parking requirements for individual uses, excepting any
that meet the shared parking requirements in LEC 105.12.410(g)
Commercial kennel,
commercial stable
1 space per employee on the largest shift plus one space per six
animals
Communication services 1 space per 400 square feet of gross floor area, plus one space per
company vehicle stored on the site
Educational services 1 space per staff member plus one space per five students of legal
driving age based on design capacity
Financial institution 1 space per 100 200 square feet of usable gross floor area
Funeral home 1 space per 100 square feet of floor area in the main assembly
room plus one space per staff member
Transient accommodations,
lodging
1 space per guest room, plus additional space for meeting or
restaurant facilities
Meeting and restaurant facilities may require
additional parking, based on square footage of each
use as defined in this table
Medical facilities 5 spaces per medical professional, or one space per 200 square
feet of gross floor area
Membership organization
(clubs, lodges, etc.) 1 space per 300 square feet of gross floor area
Nursing and personal care 1 space for each four beds, plus one space per employee on the
largest work shift
Offices 3 spaces per 1,000 square feet of gross floor area
Personal services 1 space per 300 square feet of gross floor area
Repair and maintenance
shop 1 space per 400 square feet of gross floor area
Self-service storage facility 1 space per 300 square feet of office or sales area The apron in front of the storage units shall be wide
enough for two cars to pass
Trade shop 1 space per 300 square feet of office or sales area, plus one space
per 3,000 square feet of storage area
Transportation services 1 space per 300 square feet of office or sales area, plus one space
per vehicle kept on premises
Veterinary service 3 spaces per veterinarian, or one space per 200 square feet of gross
floor area
Food Services
Drinking and entertainment
1 space per three customer seats or each 100 square feet of interior
space (the greater), plus one space per 200 square feet exterior
seating area.
Drive-in restaurant, fast food
restaurant, standard
restaurant
1 space per three customer seats or each 100 square feet of interior
space (the greater), plus one space per 200 square feet exterior
seating area. Drive-throughs shall provide queuing space for at
least three vehicles in advance of the menu board and three
vehicles between the menu board and pick-up window
Sales of Merchandise
Garden center, building
supplies sales
1 space per 250 square feet of gross floor area plus one space per
2,000 square feet of outside sales or display area
Furniture and appliance sales 1 space per 800 square feet of gross floor area
General retail 1 space per 250 square feet of gross floor area Includes any retail uses not specifically listed in this
table
Shopping center 1 space per 250 square feet of gross floor area Shared parking provisions (LEC 105.12.410(g)) are
encouraged to be used where applicable
Wayside stand 1 space per 400 square feet sales area
Spaces need not be paved, but shall be adequately
separated and screened from the street and adjacent
properties, as determined by the planning director
Wholesaling 1 space per 250 square feet of indoor sales area plus one space per
2,000 square feet of storage area
Automobile/Vehicular Uses
Automobile maintenance
services, commercial vehicle
repair, gas station
1 space per 250 square feet of gross floor area used for sales or
customer service plus two spaces per service bay Service bay shall not be counted as a parking space
Automobile parts/supply 1 space per 250 square feet of indoor sales area plus one space per
2,000 square feet of storage area
Automobile rental 1 space per 250 square feet of gross floor area plus adequate
storage space for rental vehicles maintained on site
Car wash 1.5 spaces per bay, plus four stacking spaces per bay, plus one
space per employee on the largest shift
Vehicle sales and storage
lots
1 space per 250 square feet of indoor sales area plus one space per
2,000 square feet of outside sales or display area and one space
per 2,000 square feet of storage area
Outdoor Recreation Uses
Campgrounds and trailering 1 space per site, plus spaces required for other uses
Golf course 5 spaces per hole plus additional space for meeting or restaurant
facilities
Marina As determined by the planning director Parking study may be required for large or multiple-
use facilities
Outdoor entertainment As determined by the planning director
Outdoor recreation facility
1 space per three persons based on maximum occupancy load,
plus one space per employee on the largest shift or as determined
by parking study
Parking study may be required for large or multiple-
use facilities
Parks and open areas No requirement
Restricted recreation As determined by the planning director Parking study may be required
Swimming pool 1 space per 150 square feet of pool area
Indoor Recreation/Entertainment
Adult establishment 1 space per 250 square feet of gross floor area
Indoor athletic facility
1 space per 250 square feet floor area plus two spaces per tennis or
racquet games court and one space per 150 square feet of pool
area
Indoor recreation Bowling alleys: five spaces per lane. Other facilities: one space
per three persons based on maximum capacity
Agricultural and Related Uses
Agricultural production and
services No requirement
Agricultural support
1 space per 300 square feet of indoor sales or office area plus one
space per 1,000 square feet of outside sales or display area and
one space per 2,000 square feet of storage area
Forestry operations As determined by the planning director
Production, Processing and Storage
Non-production industrial,
light industrial, heavy
industrial
1 space per 1,000 square feet gross floor area up to 20,000 square
feet plus one space per 2,000 square feet in excess of 20,000
square feet, or per five regular employees, whichever is greater
Additional parking may also be required for office
or retail space, as specified in this table. Includes
other industrial uses largely carried on in enclosed
buildings and not individually listed
Motor freight and
warehousing
1 space per 300 square feet of office or sales area, plus one space
per 3,000 square feet of storage area
Landfill, resource extraction,
salvage/recyclable center
2 spaces per three employees on the largest shift, based on
maximum planned employment
Includes other industrial uses largely carried on
outdoors
Utilities, Transportation and Communications
Air transportation As determined by the planning director
Broadcasting or
communication tower No requirement
Essential services As determined by the planning director
Local transit, railroad
transportation
2 spaces per three employees on the largest shift, based on
maximum planned employment
Accessory uses
Animals, domestic No requirement
Home occupation No requirement unless specified in conditional use permit
Bed and breakfast 1 space per guest room in addition to dwelling unit requirements
Family day care, group
family day care
1 space per employee not residing on the premises plus one drop-
off space
Kennel, private; stable,
private No requirement
Interim Uses
Interim use As determined by the planning director
Https://boltonmenk-my.sharepoint.com/personal/nathan_fuerst_bolton-menk_com/Documents/Desktop/PC Training 2024/PC Training Staff Report.docx
MEMORANDUM
Meeting Date: May 13, 2024
To: Lake Elmo Planning Commission
From: Nathan Fuerst, AICP, Consulting Planner
Jenni Faulkner, Consulting Senior Planner
Subject: Planning Commission Training
Action Requested: Review the contents of this memo and come to the meeting prepared with any
questions.
Overview
The Planning Commission plays a key role in the governance of Lake Elmo. City community development
staff have held yearly trainings for the Planning Commission to help educate or refresh the commission
on its roles and responsibilities. Bolton and Menk staff have been asked to assist the City’s community
development department in this task.
Purpose
Commission members who are new, and even continuing members are well served by periodic training.
This is critical because a well-trained commission works more smoothly for the community, members
feel more fulfilled, and less risk is presented to the City as a result of land use decisions. It is common
practice to hold instruction for City Commissions and Councils on an annual basis. One way to do this is
with a League of Minnesota Cities training, which commissioners have been offered. In-person trainings
are often most desired to facilitate a back and forth discussion.
Content
This discussion will cover the basics of Community Planning, a discussion on the City’s zoning ordinance,
clarification on open meetings, and information commonly referenced by Planning Commissions. An
agenda is appended to this report.
Do you have a question or request for content? Please feel free to reach out to
Sophia Jensen, City Planner.
Next Steps
This is a training; no action is required by the Commission.
Https://boltonmenk-my.sharepoint.com/personal/nathan_fuerst_bolton-menk_com/Documents/Desktop/PC Training 2024/PC Traning Agenda City of Lake Elmo NF.docx
City of Lake Elmo
Planning Commission
Planning 101
May 13, 2024
AGENDA
1. Introductions
2. What is Planning (PowerPoint)
3. Lake Elmo Development Pressures
- Water
- Infrastructure
4. Open Meeting
5. LMC Handbook for MN Cities, Chapter 13 – Comprehensive Planning, Land Use, and City-Owned
Land (handout)
6. Questions? Call us.
Other Resources:
• LMC Planning Commissioner Training – Link Here
Bolton-Menk.com
Community Planning
A “How To” Guide
Bolton-Menk.com
Community Planning
Goal of planning: maximize health,
safety, and economic well-being of all
people in our communities. This
involves thinking about:
•How we can move around our
community
•How we can attract and retain
thriving businesses
•Where we want to live, and
opportunities for recreation
Also known as Urban Planning
Planning helps create communities
of lasting value.
Bolton-Menk.com
Community Planning
Planners work with residents and
elected officials to guide an entire
community or region’s layout. Planners
take a broad view and look at how the
pieces of a community fit together like
pieces of a puzzle.
Then, planners make recommendations
on how the community should
proceed.
One of the greatest challenges for planners
is to imagine what can and should happen
to a community:
•How it should grow and change
•What it should offer residents 10, 15, or
even 20 years into the future.
Source: American Planning Association
Bolton-Menk.com
Why is
Planning
Important?
Shaping a Community
Planning helps set policies and goals that foster a distinctive sense
of place.
Encouraging Public Dialogue
Provides a process for stakeholders to have their voices heard.
•Robust public input = a strong plan and public support
•Subsequent planning decisions that are consistent with an
approved plan’s policies are less likely to be controversial
Balancing Competing Interests
Planning can strike a balance between competing demands on land
by creating orderly and rational development patterns.
Protecting Public Investments
Planning is a good way to avoid digging up last’s years new road for
this year’s new sewer pipe.
Supporting and Justifying Decisions
The product of good planning provides a factual and objective
basis to support zoning and land use decisions and can be used to
defend decisions if challenged in court.
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Who Plans?
Public Officials – Council, Mayor, City Clerk, Planning Director, City
Administration, Planning Commission, EDA, Park Board/ Department,
Fire/Police, Public Works, Library, School Board, DNR, DOT, etc.
Developers – are happy to figure out land use and transportation
issues for their project, but may not have the whole city in mind
Planning Professionals – Seek out open-minded professionals who
can look over your shoulders and point out unintended
consequences
Public – the best way to serve the residents of the city is to involve
them in planning for their city
•Stakeholders – people who have a stake in city can include;
major businesses, utility companies, other organizations
•Youth – They have the most to gain or lose in the future.
What do they want in 5-10 years?
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Questions?
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What types
of plans?
Long Range Planning – land use + Comprehensive
Plans
Redevelopment – strategic redevelopment plans
Master Planning – Downtowns + Campus Areas +
Recreational Areas
Housing Studies – housing needs and analysis
Small Area Plans – Neighborhoods + Sites
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A Comprehensive Plan
The PLAN can guide the future actions of a
community by providing a vision for the future
with long-range goals and objectives.
It’s comprehensive in:
•Geography – Covering the entire city and
beyond (extended into future urban
service areas)
•Subject Matter – Covering all subjects
related to the physical development of
community: population and job growth,
land use, transportation, utilities, parks,
environmental, public facilities, schools,
etc.
•Time Horizon – Most plans are written to
provide direction for future activities over
a 10-20 year period
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Implementing Your Comprehensive Plan
Support/deny development proposals
Support/deny zoning code and changes
Guide public investments in infrastructure, public
property, city services, etc.
•Roadways, sidewalks, bike facilities, etc.
•Parks and open space
•Community facilities and public buildings
•Public health and safety programs
•Other city programs and initiatives
Form the basis for grant applications
Guide other plans
•CIP, Parks Master Plans, Preservation Plan
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Basis For
Planning
Authority in
Minnesota
•State and local authority defined by
supreme court case law:
•Village of Euclid v. Ambler Realty
•Local authority in Minnesota is granted
by the State
•County Enabling Legislation
•MN Statutes 394.21-394.37
•City Enabling Legislation
•MN Statutes 462.351-462.365
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Planning Tools Pyramid of Discretion
Source: League of Minnesota Cities
Administrative
Legislative
Quasi-Judicial
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Questions?
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Administrative Decisions
Building Permits
•New Homes
•New Construction
•Additions and Decks
Zoning Permits
•Tree Removal Permits
•Fence Permits
Application
Submittal
City Staff
Review
Action
Examples:
•Decks
•Lil’ Explorers Daycare Site
Plan Review
Examples:
•Sheds
•Fences
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Land Use Permits
•Variances
•Conditional Use Permits
•Interim Use Permits
Subdivision and Development
•Planned Unit Developments
•Preliminary and Final Plat
•Site Plan Review
Application
Submittal
City Staff Review
Planning
Commission Review
City Council Review
Action
Quasi-Judicial Decisions
Examples:
•Shoreland Variances
•Bridgewater Bank Drive-Thru
CUP
Examples:
•Frisbee Minor Subdivision
•Bridgewater Village Subdivision
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Zoning/Ordinance Amendments
•Map
•Text
•Interim Use Permits
Comprehensive Plan Amendments
•Text
•Charts and Data
•MUSA
•Future Land Use Map
Application
Submittal or City
Initiated
City Staff Review
Planning
Commission Review
City Council Review
Action
Legislative Decisions
Examples:
•Birth and Haven
•Process
Improvement/Housekeeping
Amendments
•Top Soil Requirements
Examples:
•North Star Subdivision
(Schiltgen farmstead)
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Development Review: what actually might happen
Developer
identifies
opportunity
Correspondence/
Planning staff pre
app meeting
Sketch Plan
Received and
Routed Internally
Sketch Plan Routed
to Partner Agencies
Pre-App Meeting
with Partner
Agencies (if
necessary)
Application Application
Incomplete Resubmittal City Staff Review
Planning
Commission Review
& Hearing
Revisions City Council
Review/Action Final Plan Revisions
Agreements
Finalized,
Approved,
Recorded
Notice to Proceed
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Questions?
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Variances
What Staff focuses on:
•Statutory “practical difficulties” test
•Review for potential Ordinance Changes
•Anticipate questions and need for information
•Recommend mitigating conditions
What the Commission should focus on:
•Findings of fact!
•Least discretionary based on well defined
conditions and reasonableness
•State Statue required “practical difficulties” test
•No precedent – it’s case by case(Quasi-Judicial)
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Conditional
Uses
What the Commission should focus on:
•Understand use is allowed, with conditions
•Public comments/hearing feedback
•Additional mitigating Conditions allowed
•Conditions must have a rational basis
•Consistency with Comp. Plan and Zoning
What Staff focuses on:
•Understanding the land use, reviewing similar uses
•Interagency review
•Review for potential adverse impacts
•Identify and recommend prescriptive conditions
•Anticipate enforcement challenges
(Quasi-Judicial)
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Subdivision
What Staff focuses on:
•Land use controls and guidance (including density)
•Environmental impacts
•Infrastructure needs
•Park dedication needs
•Development layout/configuration
•Inter/Intra agency coordination
What the Commission should focus on:
•Consistency with Comp. Plan and Zoning
•Understanding the bigger picture
•Public comments/hearing feedback
•Some discretion with conditions and modifications
•Need a rational basis!(Quasi-Judicial)
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Questions?
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Zoning
Ordinance What the Commission should focus on:
•What’s missing?
•Consistency w/ Comp Plan?
•Public hearing/comment
•What problem are we solving?
•What problems are we creating?
•What goal are we achieving?
What Staff focuses on:
•Consistency with Comprehensive Plan
•Compatibility/unanticipated consequences
•Legal implications (MN statutes, non-conformities)
•Coordination with other regulations (design standards)
•Coordination with levels of government (Met Council)
(Legislative)
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PUD’s
(via Zoning
Ordinance)
What Staff focuses on:
•Created via Ordinance
•Creation of rules for development and land uses
•Lots of decision-making authority
•What flexibility?
•What benefits above and beyond?
•What goal are we achieving?
•Consistency w/ Comp Plan?
What the Commission should focus on:
•Public hearing/comment
•What’s missing?
•Consistency w/ Comp Plan?
•What problem are we solving or creating?(Legislative)
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Comprehensive
Plan
What Staff focuses on:
•Facilitating a good planning process
•Understanding local, state, and regional plans and policies
•Anticipating decennial cycle and identifying study areas
•Coordination with adjacent/affected jurisdictions
•Connecting demographic and regulatory trends with City
plans and infrastructure investments
What the Commission should Focus on:
•Creation of community centered vision
•Being informed - understanding the bigger picture,
demographic, and regional trends
•Being inclusive - public comments/hearing feedback
•Asking questions where clarity is needed(Legislative)
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Questions?
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Overview: Commissioners’ Role
•Implement the Zoning Code & Comprehensive Plan
•Hold public hearings
•Make recommendations to the City Council
•Understand when role is quasi-judicial – need to be mindful of this
as recommendations are formulated
•Commissioners can bring ideas to the commission and staff for
formal consideration
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Overview: Commissioner Best Practices
•Make sure the public understands their role and influence
•Are the public’s concerns applicable & relevant to the request?
•Can the concerns be mitigated? If so, how? Be specific…
•Important the public trusts their government – staff, Commissions
and Councils should work together while understanding their unique
roles in the process
•Ask important questions ahead of time to make sure you get a
meaningful answer from staff
•Catching staff in a “gotcha” moment contributes to distrust in the
system
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Overview: Staff’s Role
•Staff doesn’t decide anything – only makes recommendations
•What does the Zoning Code say?
•What does the Comprehensive Plan say?
•Is there precedent to consider?
•Are there any special studies that may impact a recommendation?
•Recommendations are based on a set of facts & interpretation of
various codes and studies
•Interpretations are based on purpose & intent of code, relevant
studies, and how to mitigate real and/or perceived negative impacts
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Overview: Staff Best Practices
•Endeavor to bring only approvable applications forward (this starts
before the application is even submitted) – not always possible
•Be honest with applicants & property owners – no guarantees
•Uphold the strictest interpretation of the Zoning Code – allows
Commissions and Councils to provide relief verses additional restriction
•Make sure conditions of approval are practical & enforceable
•Create thoughtful findings of fact – both to approve and deny –
articulate the why as clearly as possible by citing code, precedent, other
relevant studies, and public comment
•Don’t be afraid to update ordinances!
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Other Roles
•Attorney
•Engineer
•Landscape Architect
•City Departments (Public Works, Building, Fire, etc.)
•Watershed
•County
•Met Council
•State of Minnesota
•DOT
•MPCA
•DNR
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Planning
for Success
•Questions on a Staff Report or issue? Ask us!
•Thorough discussions at the Planning Commission
•Staff support by providing good detail
•Commission findings of fact to support
recommendations for City Council
action
•Keep up to date on best practices for commissioners
and councilors (via resources like LMC)
•Next Steps – Yearly Work Plan Discussions
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Thank You
Jenni Faulkner + Nathan Fuerst, AICP
Urban Planners