HomeMy WebLinkAboutPZ Agenda Packet 10-14-13
3800 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, October 14, 2013 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. September 23, 2013
4. Presentations
a. Manning Avenue (CSAH 15) Study-Washington County. Washington County
will present recent finding from the Manning Ave. Corridor Study.
5. Public Hearings
a. ZONING TEXT AMENDMENT – VILAGE MIXED USE (VMX) ZONING
DISTRICT (CONT.). The Planning Commission will continue a public hearing
to consider a proposed Zoning Text amendment that would create a new mixed
use zoning district within a large portion of the Village Planning area.
6. Business Items
a. Design Standards Manual. The Planning Commission will review a draft of the
Lake Elmo Design Standards Manual.
7. Updates
a. City Council Updates
i. Comprehensive Plan Amendment for Landucci property approved by City
Council contingent upon Met Council approval on 10/1/13.
ii. The Landucci Sketch Plan was reviewed by the City Council on 10/1/13.
iii. Variance - 09.029.21.22.0025 (Hill Trail North) was postponed to the
October 15, 2013 City Council meeting.
b. Staff Updates
i. Upcoming Meetings:
• October 28, 2013
• November 13, 2013
c. Commission Concerns
8. Adjourn
City of Lake Elmo
Planning Commission Meeting
Minutes of September 23, 2013
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Williams, Dorschner, Dodson, Kreimer, Lundgren, Morreale
and Haggard;
COMMISSIONERS ABSENT: Larson; and
STAFF PRESENT: Planning Director Klatt, City Planner Johnson & City Administrator
Zuleger.
Approve Agenda:
The Planning Commission accepted the agenda as presented.
Approve Minutes: September 9, 2013
M/S/P: Dodson/Lundgren, move to accept the minutes of September 9, 2013 as
presented, Vote: 7-0, Motion Carried.
Public Hearing: Variance (Cont.) – 09.029.21.22.0025 (Hill Trail N)
Johnson presented the updated information submitted by the applicant, including an
updated site plan and a proposed septic system design. The septic system does comply
with Washington County regulations concerning subsurface sewage treatment systems.
Johnson reviewed the updated site plan and noted that impervious surface coverage
had been reduced from the previous plan. Moving on, Johnson noted that staff had
performed an analysis at the request of the Planning Commission of the size and
location of lots within the Hill Trail North area. He briefly discussed the City zoning
regulations concerning substandard lots and situations in which a property owner owns
several lots next to each other. Johnson reviewed comments and letters received and
noted that staff is recommending approval of the variance with two conditions of
approval.
Dorschner asked when the homes south of the applicant’s site were constructed.
Johnson replied that staff does not have this information on hand, but he did note that
they had to have been built prior to the 1979 Code adoption, or received a variance.
Lake Elmo Planning Commission Minutes; 9-23-13
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Nancy Hanson, 8024 Hill Trail N., noted that her family has been maintaining and
improving the lot for many years. They decided not to build a home of their own on the
lot due to their age.
Paul Hanson, 8024 Hill Trail N., noted that he and his wife currently own the property.
He noted that they have been taking care of the lot and that it would be a very nice lot
for a new home.
Gale Dworak, 12325 Upper Heather Ave., noted that she and her husband are the
applicants and are asking the Planning Commission to take action based on meeting the
Code requirements.
Dean Dworak, 12325 Upper Heather Ave., stated that 11 of the 14 people notified for
this variance offered no objection. He believes that the people objecting to the variance
are doing so in part because they have enjoyed a vacant lot next to their home for many
years. The staff states that all of the requirements are met.
Brad Gustafson, 8120 Hill Trail N., reviewed the variance requirements and feels that
the variance is in direct conflict with the intent of the Ordinance and does not meet the
required findings for a variance.
Kevin Clemmons, 7920 Hill Trail N., stated that he lives on Lake DeMontreville. He
shared his concern that people should make sure that the aquifer can support a new
home, and possibly more in the future.
Bonnie Weisbrod, 8111 Hill Trail N., lives across from this property. The City has dealt
with variances in the past for other lots in the area and previous requests were denied.
She stated that this is not a buildable lot and expressed concern regarding runoff from
the street to her lot.
Dick Nelson, 8123 Hill Trail N., lives across the street and built his home in 1973. The
City has criteria concerning what is considered a buildable lot; the City should follow
those rules.
Vickie Iverson, 8108 Hill Trail N., stated that her main concern is that the lake will turn
into a White Bear Lake and that the aquifer is going to be drained. We need to take care
of the lake and she doesn’t want all of the small lots to be built on.
Williams noted receipt of two written comments; one letter from an attorney
representing the Gustufson family, and another from Mr. Gordy Grundeen. Both letters
indicated opposition to the variance request.
Williams closed the Public Hearing at 7:39 p.m.
Lake Elmo Planning Commission Minutes; 9-23-13
3
Dodson asked questions about the aquifer and capacity in case another well is drilled.
Zuleger replied that Lake Elmo area aquifers have been studied as part of the City’s
water plan. He noted that the City has been assured that the aquifer intended to be
used for the municipal water system has substantial capacity. Dodson also asked if the
DNR commented on the population density for this area. Johnson stated that the DNR
looks at adherence to the shoreland ordinance. They look at the amount of impervious
surface, grading, erosion control and drainage. Based on what has been proposed, the
DNR has not offered any objection to the Variance request.
Haggard how does new development affect the County ground water plan. Zuleger
stated that the plan primarily deals with quantity.
Dorschner was wondering if the City has considered the domino effect. How many
more variances can be sustained? Klatt stated that in the mid 1980’s, the City passed a
restriction that before any of the lots in this area can be sold, the sale must be reviewed
& stamped by the City. This was done to ensure that these smaller lots can’t be split off
by an owner and considered buildable. It should also be noted that the variance
standards are more lenient now with the practical difficulties test as opposed to the
undue hardship test.
Kreimer asked if the concern regarding runoff is enough to require a rain garden.
Johnson stated that the proposed home is under the amount of impervious surface
allowed, therefore, a rain garden is not required.
Williams is concerned about the loss of the City’s rural character and thinks we should
maybe consider raising lot size requirements rather than lowering it. He suggested
looking at average lot size to determine whether or not to build on a piece of property.
Dodson is concerned with private property aspect of the rules and regulations. He does
not think that the proposed home will change the density of the area. In addition, he
felt that Tri-Lakes area should not be considered a rural area.
Haggard has concerns about aquifer, runoff to lake, etc. You can’t just look at one
home, but need to look at the whole area and the future potential for more homes.
She noted that the Ordinance is in place to protect aquifer and is concerned about
damaging the lakes.
The Planning Commission had a general discussion about the aquifers.
Zuleger noted that this summer there were discussions regarding bringing sewer to this
area when it would be feasible. There have been petitions in the past to try and serve
the peninsula with sewer. Dorschner stated that sewer would be a game changer, but
there is no guarantee that it will happen.
Lake Elmo Planning Commission Minutes; 9-23-13
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Morreale is concerned about the aquifer. One house may not seem like a big deal, but if
it opens the door to additional homes, it may add greater pressure. He feels that it is an
important consideration.
Haggard stated that she recommends denial based on water quality concerns – that the
request may negatively impact the essential character of the neighborhood.
Dorschner feels that lot was purchased with knowledge that it was unbuildable and they
are now asking for a variance. In his opinion, the variance request does not meet the
test for a unique circumstance.
Haggard feels that property at present is not buildable. Williams feels that the difficulty
is of the future property owner’s making.
Dodson stated that he doesn’t see any data to deny the variance based on water
quality. Kreimer agrees and also notes that all the lots in the area are of similar size.
Williams would like to add a finding that the proposed variance is not consistent with
the Comprehensive Plan. The Comprehensive Plan does not call for small lots in the
area and calls for this area to have on-site systems with private services. The Comp plan
also calls for the area to be rural which does not mean small lots. Haggard accepted the
amendment.
Recommend denial based on 3 findings – There is not unique circumstances, the
degradation of the aquifer and water quality would alter the essential character of the
neighborhood, and the variance is contra to the comprehensive plan.
M/S/P: Haggard/Morreale, move to deny Variance request at 09.029.21.22.0025 (Hill
Trail N) based on three findings: Vote: 5-2, Motion Carried, with Dodson and Kreimer
voting no.
Public Hearing: Comprehensive Plan Amendment – Landucci Property
Klatt explained that the request by Ryland homes is related to a Sketch Plan submittal of
50+ single family homes. The proposal would require a Comprehensive Plan
Amendment, as it is currently guided as Medium Density Residential in the Comp Plan.
Klatt moved on to provide a description of the existing surrounding land uses and
proposed land uses in the Comp Plan. In addition, he described the location of future
5th street minor collector road. This collector road is an important consideration for the
subject parcel and parcel to the north.
Moving forward, Klatt provided proposed finding of fact for approval of the request. He
noted three findings:
Lake Elmo Planning Commission Minutes; 9-23-13
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1. The parcel is relatively small and would not significantly impact the City’s ability
to meet the required growth forecasts as required by the MOU.
2. The marker it not favorable to medium density housing at this time. The change
would allow the city to hook up addition user to the planned utility projects,
providing cash flow for these major investments.
3. The City is continuing to work towards potential reductions in the 2030 growth
targets with the Metropolitan Council.
Klatt completed his presentation by noting that staff is recommending approval of the
Comprehensive Plan Amendment.
Haggard asked about the possibility of a single family parcel being located next to a high
density parcel. She would like to know who is responsible for screening. Dodson shared
this concern. Klatt said that at present they are not concerned with this because they
have been in discussions with property to the north and it looks like it will be similar
density and the location of the collector road serves as a natural buffer.
Dorschner stated that he is concerned that the Met Council will not approve our
request. He noted that we just started this process, and it seems unlikely that the Met
Council would accept this request. Klatt noted that based upon recent meetings with
Met Council, the City believes that the Met Council will be responsive to the request.
Dorschner asked if the lower density will create problems in paying for the
infrastructure. Zuleger stated that the project will help cash flow infrastructure sooner
rather than later. In addition, there is a strong signal from the Met Council that there is
a willingness to reduce our numbers in population and units to 2040. If we can come up
with a strong forecast that is agreeable to the Met Council, it is possible that the MOU
could go away completely.
Public Hearing opened at 8:49pm.
Steve Schoonmaker, 11490 Hudson Blvd., noted that the minor collector road runs right
through their property. He would like to see that road as close to the tree line to the
North. Williams stated that was not a topic for this particular public hearing.
Mark Sonstegard, Ryland Homes, noted that he appreciates the Planning Commission’s
review of the Comp Plan request. He stated that he is available for any questions.
Nicole Park submitted a letter stating her support for the Comprehensive Plan
Amendment.
Public Hearing closed at 8:53pm.
Lake Elmo Planning Commission Minutes; 9-23-13
6
M/S/P: Dorschner/Haggard, move to recommend approval of the Comprehensive Plan
Amendment on the Landucci property, Vote: 7-0, Motion Carried Unanimously.
Dodson asked about Met Council approval. Klatt explained that the action is contingent
upon Met Council approval.
Public Hearing: Zoning Text Amendment – Village Mixed Use (VMX) Zoning District
Staff will hold a workshop on October 7th to allow for members of the Village Work
Group to discuss the background of what went into the Comprehensive Plan
Amendment. Klatt is suggesting to open the public hearing and continue it to October
14th meeting.
Public Hearing opened at 8:59 p.m.
M/S/P: Haggard/Williams, move to postpone consideration until the next Planning
Commission meeting, October 14, 2013: Vote: 7-0, Motion Carried Unanimously.
Business Item: Sketch Plan Review – Landucci Property
Sketch Plan includes 51 single family lots on a 19.5 acre parcel. Klatt noted that Sketch
Plan review does not require formal action by the Planning Commission and Council.
Klatt described the key highlights of the Sketch Plan, including:
• The location of the minor collector road (5th Street)
• Considerations of secondary access
Klatt moved on to explain that the Development Review Committee provided review
found in the Staff Report.
Dodson asked about the required improvements at Lake Elmo Ave. Klatt noted that the
County will likely require additional turn lanes at the site of 5th Street minor collector
road.
Kreimer asked if the 5th Street collector road will include trails and sidewalks as similar
to other projects in the I-94 Corridor.
Haggard asked where the closest park is. Johnson stated that the closest park is the
Park Preserve. Johnson notes that in the park plan it indicates that this general area
needs a park. Smaller parcels have limited space to accommodate, so sometimes the
dedicated land is used to acquire land for the park.
Lake Elmo Planning Commission Minutes; 9-23-13
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Williams asked what the minimum spacing is on a minor collector. Johnson stated 660’
is the minimum requirement.
Dodson asked about the proposed storm water management. Klatt noted that the City
has its own storm water management ordinance.
Mark Sonstegard noted that Ryland has been working with the City Staff for some time.
He also provided background information about Ryland Homes. Ryland has been
working in the Twin Cities since 1995. They currently have 24 neighborhoods in the
Metro. He noted that Ryland would propose to build homes that are approximately 50’
in width on lots that are 72’ wide.
Jill Lundgren asked about the temporary access to Lake Elmo Ave. Sonstegard stated
that it would be a temporary access as the development is built. Dorschner asked about
the average square footage of the homes. Sonstegard noted that they are two-story
homes ranging in size from 2,200 to 3,000 square feet.
Williams asked if they intended to establish an HOA. Yes
Kreimer asked if they had any elevations to show the look and design of the proposed
homes. Sonstegard noted that many elevations are found on their website. He also
stated that they are constantly tweaking to meet consumer demand.
Haggard asked about the size of the garages. Sonstegard noted that the two-car garage
is 20’ in width. The 3 car garage is 30-32’ width. Haggard asked about rules about
requiring different elevations on adjacent lots.
Dodson asked about the projected build out of the neighborhood. Sonstegard noted
that he anticipated the final build out to be completed by 2017, with most of the activity
occurring in 2014 and 2015.
Williams asked about secondary access. Sonstegard mentioned that the trail could
provide emergency access. Klatt mentioned getting the Parks Commission to discuss
possibly looping the trails to Lake Elmo Ave.
Kreimer noted his concern about a lack of a tot lot or other park areas. Morreale &
Haggard also shared this concern.
Linda Anderson, 275 Lake Elmo Ave, noted that she shares some of the concerns of the
Planning Commission. She stated that Lake Elmo Ave. is challenging due to the gravel
shoulders. She also supports a signal at 5th Street and Lake Elmo Ave. She asked about
the speed limit of Lake Elmo Ave. In addition, she asked when the 5th Street minor
collector road would be built. Klatt stated that currently the trees are being cut to
Lake Elmo Planning Commission Minutes; 9-23-13
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accommodate for the sewer line and the part of 5th street that will serve this
development will be constructed in conjunction with this development.
Steve Schoonmaker, 11490 Hudson Blvd., noted that he supports the alignment of the
collector road. He asked that the collector be as far north to the Trans City property.
Williams asked if he has met with Landucci or the property to the north. He has not.
Haggard suggested that additional buffering be required for single family areas adjacent
to sewered areas. Johnson stated that those types of issues should be discussed at the
preliminary plat.
Morreale asked what the park dedication should be for this development. Klatt stated it
is 10% or approximately 2 acres. Morreale also asked about the common or recreations
areas in Cimarron Park. Klatt described some of the facilities and noted that these are
considered private at this time.
Dodson expressed concern about the lack of shoulders on Lake Elmo Avenue. He asked
how we facilitate a project like that with the County.
Updates and Concerns
Council Updates - None
Staff Updates
1. Planning Commission will have a workshop at 7:00 p.m. with the Village Work
Group.
2. Planning Commission meetings upcoming on October 14th and October 28th.
3. Planning Commission received hard copy books of Chapter 154 zoning code.
4. Staff attended the State Planning Conference in Rochester. They had the
opportunity to receive training and information and network with staff from
other Cities.
Commission Concerns –
Meeting adjourned at 9:55pm
Respectfully submitted,
Joan Ziertman
Planning Program Assistant
Lake Elmo Planning Commission Minutes; 9-23-13
Planning Commission
Date: 10/14/13
Public Hearing
Item: 5a
ITEM: Draft VMX Village Mixed Use Zoning District – Zoning Text and Map Amendments
REQUESTED BY: Planning Department
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Nick Johnson, City Planner
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to continue its prior discussion regarding a proposed Village
Mixed Use zoning district that has been drafted in order to implement the City’s land use plan for this
portion of the community. The Planning Commission reviewed the proposed ordinance at a workshop
meeting earlier this year and more recently spent time at the September 9, 2013 meeting and October 7,
2013 workshop discussing the ordinance. At its last regular meeting, the Planning Commission opened a
public hearing to consider public testimony concerning the ordinance amendment, and continued this
hearing until the October 14th meeting.
The new mixed-use district would be incorporated into Article 11 of the City’s revised Zoning Ordinance,
which is the section of the code that contains the standards for each of the City’s zoning districts. The
City has previously approved new urban residential zoning districts, revised the rural zoning districts to fit
the new format, and updated the general commercial zoning districts within Article 11.
ADDITIONAL INFORMATION
The most significant change to the ordinance from the Commission’s workshop meeting last week has
been the addition of the design standards section. This section now includes the design review
requirements that were previously drafted for Article 3, but have now been carried forward into the VMX
design standards section. Staff has also made other modifications to the draft ordinance at the direction
of the Planning Commission. Please note that the attached draft does not include some of the specific
performance standards, which are listed in the ordinance as placeholders for the time being. It is Staff’s
intent to bring these specific performance standards forward as part of a future zoning text amendment
and prior to any formal map amendments to rezone any existing parcels to the VMX District.
The Planning Commission is being asked to review a final draft of the City of Lake Elmo Design
Standards Manual as part of the October 14th Agenda. Because these design standards will be a critical
component of future development activity in the Village Planning Area, the Planning Commission should
take this document into account as it reviews the draft VMX District ordinance.
RECOMMENDATION:
Staff recommends that the Planning Commission review the proposed amendments to Article 11 – VMX
Village Mixed Use District and recommend approval of this amendment to the City Council as drafted.
ATTACHMENTS (1):
1. Draft Article 11 – VMX Village Mixed Use District Amendment
OCTOBER 2013 PRELIMINARY DRAFT
Article 11 – VILLAGE MIXED USE DISTRICT
§154.500 Purpose and District Description
§154.501 Permitted and Conditional Uses
§154.502 Lot Dimensions and Building Bulk Requirements
§154.503 Dimensional Requirements and Preservation of Open Space
§154.504 General Site Design Considerations – LMX District
§154.5054 Development Standards for Specific Uses
§154.5056 VMX District Design and Demolition Review
§154.506 VMX District Design Standards
§154.507 Accessory Uses and Structures
§154.508 Residential Accessory Structures
§154.509 Accessory Uses
§154.510 Accessory Uses and Structures Not Listed
§154.500 Purpose.
The purpose of the VMX district is to provide an area for compact, mixed use development made
mutually compatible through a combination of careful planning and urban design and coordinated
public and private investment. This district is intended to continue the traditional mixed use
development that has occurred in the Village area by allowing retail, service, office, civic and public
uses as well as residential units. The mixture of land uses within the district is essential to establishing
the level of vitality and intensity needed to support retail and service uses. The placement of building
edges and treatment of building, parking, landscaping, and pedestrian spaces is essential to creating
the pedestrian friendly environment envisioned for the VMX district. The standards in this chapter are
intended to implement and effectuate the principles and relationships established in the Village Master
Plan, which will be carried out through specific standards related to site planning, signage,
architecture, building materials, and landscaping. Renovation and infill of traditional storefront-type
buildings is encouraged, and parking standards may be waived to recognize the availability of on-street
and shared parking facilities.
§154.501 Permitted and Conditional Uses.
Table 11-1 lists all permitted and conditional uses allowed in the urban residential districts. “P”
indicates a permitted use, “C” a conditional use. Uses not so indicated shall be considered prohibited.
Cross-references listed in the table under “Standards” indicate the location within this Ordinance of
specific development standards that apply to the listed use.
A. Combinations of uses. The following use types may be combined on a single parcel:
1. Principal and accessory uses may be combined on a single parcel.
2. A principal and secondary dwelling unit may be combined according to the standards of
Section 155.137.
3. Single-family attached or multi-family complexes designed for rental or condominium
occupancy, since these typically include multiple units and buildings on a single parcel.
4. Other permitted or conditional uses allowed within the district may be combined on a
single parcel, provided that a unified and integrated site plan is approved. The entire
development must be approved as a conditional use.
5. A mixed-use building that combines permitted or conditionally permitted residential,
service, retail and civic uses may be developed meeting the form standards of this Article.
Office or studio uses on upper stories are encouraged.
September 2013 – Draft 11-1 Village Mixed Use District
Table 11-1: Permitted and Conditional Uses, VMX Districts
VM
X
Standard
Residential Uses
Household Living
Single-family detached dwelling P* * See Restrictions in 155.504.A
Two-family dwelling P * See Restrictions in 155.504.A
Single-family attached dwelling C 154.505.B
Multifamily dwelling C 154.505.C
Secondary dwelling C 154.505.D
Live-work unit P 155.505.J
Group Living
Group Home P 155.102.C
Group Residential Facility C 155.102.D
Halfway House - 155.102.D
Congregate Housing C 155.102.E
Semi-Transient Accommodations C 155.102.F
Public and Civic Uses
Community Services P 155.103.C
Day Care Center P 155.103.D
Public Assembly C 155.505.M
Religious Institutions C 155.505.N
Schools, Public and Private C 155.505.O
Services
Business Services P
Business Center P
Offices P
Communications Services P
Education Services P
Financial Institution P 155.505.P
Funeral Home C
Lodging C 155.505.Q
Medical Facility C 155.505.R
Membership Organization C 155.505.N
Nursing and Personal Care C 155.104.C
Personal Services P
Repair and Maintenance Shop C 155.505.E
Trade Shop C 155.505.F
Veterinary Services C 154.505.G
October 2013 – Draft 11-2 Village Mixed Use District
Food Services
Standard Restaurant P 155.505.S
Restaurant with Drive-through C 155.505.S
Drinking and Entertainment P 155.505.S
Sales of Merchandise
Retail Trade 1 P 155.505.T
Farmer’s Market C 155.505.AA
Garden Center C 155.505.U
Neighborhood Convenience Store P 155.505.V
Shopping Center C 155.505.W
Wayside Stand P
Wholesaling -
Automotive/Vehicular Uses
Automobile Maintenance Service C 155.505.X
Automobile Parts/Supply P 155.505.X
Car Wash -
Gasoline Station C 155.505.X
Parking Facility C 155.505.X
Sales and Storage Lots C 155.505.X
Outdoor Recreation
Outdoor Recreation Facility CP 155.505.Y
Parks and Open Areas P
Indoor Recreation/Entertainment
Indoor Athletic Facility C 155.505.Z
Indoor Recreation C 155.505.Z
Transportation and Communications
Broadcasting or Communications Facility C 155.110.B
Accessory Uses
Home Occupation P 155.111.A,B
Bed and Breakfast C 155.111.C
Domestic Pets P
Family Day Care P 155.111.G
Group Family Day Care C 155.111.G
Temporary Sales P 155.107.B
Parking Facility P
Solar Equipment P 155.111.I
Swimming Pools, Hot Tubs, Etc. P 155.111.J
October 2013 – Draft 11-3 Village Mixed Use District
Note: Standards listed in Table 11-1 are listed by Article, Section and Subsection.
1 Retail Trade in the VMX District includes all uses and activities defined as Retail Trade in §155.507.B.5
with the exception of building supplies sales and warehouse club sales.
§154.502 Lot dimensions and building bulk requirements.
Lot area and setback requirements shall be as specified in Table 11-2, Lot Dimension and Setback
Requirements.
Table 11-2: Lot Dimension and Setback Requirements, VMX District
VMX
Minimum Lot Area (sq. ft.) a
Non-Residential Use None
Single Family Detached Dwelling 5,000
Two-Family Dwelling (per unit) b 3,000
Single-Family Attached (per unit) c 2,500
Multi-Family Dwelling (per unit) 1,800
Secondary Dwelling See 154.454.C
Live-Work Unit 3,000
Congregate Housing See 155.102
Other Structures 3,500
Maximum Lot Area (acres)
Residential Structures N/A
Other Structures 5
Minimum Lot Width (feet)
Single Family Detached Dwelling 50
Two-Family Dwelling (per unit) b 30
Single-Family Attached (per unit)c 25
Multi-Family Dwelling (per building) 75
Live-Work Unit 25
Maximum Height (feet/stories) 35/3 d
Other Structures Typically Incidental and
Clearly Subordinate to Permitted Uses P
Formatted Table
October 2013 – Draft 11-4 Village Mixed Use District
Maximum Impervious Coverage
Residential Structures 75%
Other Structures No Limit
Minimum Building Setbacks (feet)
Front Yard e See 155.506
Interior Side Yard f 10
Corner Side Yard g 0
Rear Yard 10
Notes to VMX District Table
a. No development may exceed the residential density range as specified in the Comprehensive
Plan for the Village Mixed Use land use category.
b. Two-family units may be side-by-side with a party wall between them (“twin”) or located on
separate floors in a building on a single lot (“duplex”). The per-unit measurements in this table
apply to “twin” units, whether on a single lot or separate lots. The standards for single-family
detached dwelling shall apply to a “duplex” containing two vertically-separated units on a
single lot.
c. In the case of single-family attached dwellings that are not situated on individual lots,
minimum lot size shall be applied to each unit as a measure of density; i.e. 1 unit per 2,500
square feet. This standard is also used for multifamily dwellings.
d. Buildings up to 45 feet in height may be permitted as part of a PUD.
e. The front yard setback for single family homes shall be 25 feet.
f. Side yard setbacks in the VMX District apply only along lot lines abutting residentially zoned
parcels or those parcels with residential uses as the sole use.
g. Corner properties: the side yard façade of a corner building adjoining a public street shall
maintain the front setback of the adjacent property fronting upon the same public street, or
the required front yard setback, whichever is less. If no structure exists on the adjacent
property, the setback shall be shown in the table.
§154.503 Dimensional Requirements and Preservation of Open Space
A. Averaging of Lot Area. When lots are clustered within a development to provide common open
space, the open space may be used to calculate an average density per lot to determine
compliance with the individual lot area requirements.
B. Lot Dimension Reductions. Other reductions in dimensional standards may be considered as
part of a Planned Unit Development if these reductions provide for common open space within
a development.
§154.504 General Site Design Considerations VMX District
October 2013 – Draft 11-5 Village Mixed Use District
Development of land within the VMX District shall follow established standards for traffic circulation,
landscape design, and other considerations as specified in Articles 5, 6 and 7.
A. Circulation. New access points to State Highway 5 may be refused or restricted to right-in
right-out movement if alternatives exist. Internal connections shall be provided between
parking areas on adjacent properties wherever feasible.
1. The number and width of curb-cuts shall be minimized. To promote pedestrian circulation,
existing continuous curb-cuts shall be reduced to widths necessary for vehicular traffic, and
unnecessary or abandoned curb cuts shall be removed as parcels are developed.
B. Fencing and screening. Fencing and screening walls visible from the public right-of-way shall be
constructed of materials compatible with the principal structure.
C. Lighting design. Lighting shall be integrated into the exterior design of new or renovated
structures to create a greater sense of activity, security, and interest to the pedestrian, and
shall comply with §150.035-150.038 Lighting, Glare Control, and Exterior Lighting Standards.
D. Exterior Storage. Exterior materials storage must be screened from view from adjacent public
streets and adjacent residential properties, by a wing of the principal structure or a screen
wall constructed of the same materials as the principal structure. Height of the structure or
screen wall must be sufficient to completely conceal the stored materials from view at eye
level (measured at six feet above ground level) on the adjacent street or property.
D.E. Screening of Existing Residential Structures. When a new development is proposed adjacent to
an existing single family residential structure, screening shall be provided in accordance with
§154.258.F. The City may require buffering or screening above and beyond this section in cases
where the required screening will not provide an adequate separation between incompatible
uses.
§154.505 Development Standards for Specific Uses
Development of land within the VMX District shall follow established standards for traffic circulation,
landscape design, parking, signs and other considerations as specified in Articles 5, 6 and 7. The
following standards apply to specific uses; other standards related to design and building type may be
found at §154.506.
A. Single-Family and Two-Family Dwellings.
1. Single-Family Dwellings are limited to those existing at the time of adoption of this
Ordinance. Existing single-family dwellings shall be considered permitted uses, rather than
nonconforming uses.
2. Unless otherwise specified in this Article, Single and Two Family dwellings in the VMX
district shall adhere to the MDR district setbacks as specified in §154.452
B. Single-Family Attached Dwellings.
1. A maximum of eight (8) units shall be permitted within a single building.
2. Townhouse dwellings shall be located on lots in such a way that each individual unit has a
minimum of twenty-five (25) feet of public street frontage. No parking shall be located in
the front yard or between the front façade and the street.
3. The primary entrance to each unit shall be located on the façade fronting a public street;
an additional entrance may be provided on the rear or side façade.
4. Common open space for use by all residents or private open space adjacent to each unit
shall be provided. Such open space shall comprise a minimum of three hundred (300)
square feet per unit.
Formatted: Font: Not Italic
October 2013 – Draft 11-6 Village Mixed Use District
C. Multi-Family Dwelling Units. Dwelling units (both condominium and rental) are restricted to
the upper floors or rear or side ground floors of a mixed-use building.
1. No parking shall be located in the front yard or between the front façade and the street
D. Secondary Dwellings. Restricted to lots occupied by single-family dwellings, and must meet
the standards for secondary dwellings in residential districts, §154.134.C.
E. Repair and Maintenance Shop. No outdoor storage is permitted unless fully screened from
public view.
F. Trade Shop. Exterior materials storage must be totally screened from view from adjacent
public streets and adjacent residential properties by a wall of the principal structure or a
screen wall constructed of the same materials as the principal structure.
G. Veterinary Services. All activities must be conducted within an enclosed building.
H. Garden Center.
1. The storage or display of any materials or products shall meet all setback requirements of a
structure, and shall be maintained in an orderly manner. Screening along the boundaries
of adjacent residential properties may be required, meeting the standards of Article 6,
Section 155.89.F.
2. All loading and parking shall be provided off-street.
3. The storage of any soil, fertilizer or other loose, unpackaged materials shall be contained
so as to prevent any effects on adjacent uses.
I. Automobile Maintenance Service and Automobile Parts/Supply.
1. All vehicle repairs shall be conducted in a completely enclosed building.
2. The storage or display of inoperable or unlicensed vehicles or other equipment shall meet
all setback requirements of a structure, and shall be totally screened from view from
adjacent public streets and adjacent residential properties.
J. Live-Work Unit. The purpose of a live-work unit is to provide a transitional use type between a
home occupation and a larger commercial enterprise, and to provide neighborhood-oriented
commercial services, while maintaining a generally residential character in which the work
space is subordinate to the residential use.
1. The work space component shall be located on the first floor or basement of the building.
2. The dwelling unit component shall maintain a separate entrance located on the front or
side facade and accessible from the primary abutting public street.
3. The work space component of the unit shall not exceed thirty (30) percent of the total
gross floor area of the unit.
4. A total of two (2) off-street parking spaces shall be provided for a live-work unit, located
to the rear of the unit, or underground/enclosed.
5. The size and nature of the work space shall be limited so that the building type may be
governed by residential building codes. An increase in size or intensity beyond the
specified limit on floor area would require the building to be classified as a mixed-use
building.
6. The business component of the building may include offices, small service establishments,
home crafts which are typically considered accessory to a dwelling unit, or limited retailing
(by appointment only) associated with fine arts, crafts, or personal services. It may not
include a wholesale business, a manufacturing business, a commercial food service
requiring a license, a limousine business or auto service or repair for any vehicles other
than those registered to residents of the property.
October 2013 – Draft 11-7 Village Mixed Use District
7. The business of the live-work unit must be conducted by a person who resides on the same
lot. The business shall not employ more than two (2) workers on-site at any one time who
live outside of the live-work unit.
K. Parking Facility. Structured parking is permitted as a ground floor use within a mixed-use
building, provided that it is located on side or rear facades, not facing the primary abutting
street. The primary street-facing façade shall be designed for retail, office or residential use.
The primary street façade may include an entrance into the parking facility.
L. Outdoor Dining Accessory to Food Services. Outdoor dining is allowed as an accessory use in
the commercial districts, provided that tables do not block the sidewalk. A minimum of five
(5) feet of sidewalk must remain open.
M. Public Assembly
N. Religious Institutions and Membership Organization.
O. Schools, Public and Private
P. Financial Institution
Q. Lodging
R. Medical Facility.
S. Food Services.
T. Retail Trade.
U. Garden Center.
V. Neighborhood Convenience Store
W. Shopping Center
X. Automotive/Vehicular Uses.
Y. Outdoor Recreation Facility.
Z. Indoor Recreation/Entertainment
AA. Farmer’s Market.
§154.506 VMX District Design Review and Demolition Review
A. Design Review Process. All development activity within the VMX District shall be reviewed for
compliance with the standards in §154.506 and §154.507 and for consistency with the Lake
Elmo Design Standards Manual. Design review shall occur concurrently with the review of site
and building plans by the Zoning Administrator or Planning Commission.Review of Design or
Demolition. For certain development activity as specified in the Lake Elmo Design Standards
Manual, design review is required as part of the approval process for a permit or certificate
under this Ordinance. All projects subject to design review shall be reviewed for conformance
with the Lake Elmo Design Standards Manual. Demolition review is also required prior to the
demolition of structures in the VMX District as provided for in §154.506.B. A separate process
for design review or demolition review is not established.
1. Review Authority. Design review or demolition review shall be the responsibility of the
individual or body authorizing the permit or certificate and shall be incorporated in the
established review of the applicable permit or certificate. For those applications under
this Ordinance that require review by the Planning Commission, the Planning Commission
shall consider the standards in the Lake Elmo Design Standards Manual as part of its
recommendation to the City Council.
2. Review by Professional. The authorizing body may request review by a design professional
of the proposed design or demolition. The cost of review by such design professional shall
October 2013 – Draft 11-8 Village Mixed Use District
be charged to the applicant, and shall not exceed $1,000 unless otherwise agreed to by the
applicant.
3. Development Activity Defined. Development Activity includes remodeling, altering, or
repairing a structure in any manner that will change the exterior appearance of said
structure. Development activity also includes the construction of new parking lots and
installation of signage.
a. Exempt Activities. The following activities shall be exempt from review under this
Section:
i. Ordinary repairs and maintenance that will not change the exterior appearance of
a structure;
ii. Removal of existing signage without replacement unless said signs are an integral
part of the building;
iii. Emergency repairs ordered by the Director of Planning in order to protect public
health and safety;
iv. Exterior alteration, addition, or repair of a structure used as a single-family
residence.
v. Temporary signage, installed in accordance with §154.212 of this Ordinance, or
during which time an application for permanent signage is pending under this
Ordinance;
vi. Maintenance of existing signage advertising an on-site business;
1. Alterations only to the interior of a structure.
A. Demolition Review Process. Applications for demolition of structures within the VMX District
shall be reviewed by the Planning Commission for compliance with the following standards.
A. Demolition Review. The Planning Commission shall review any application for the demolition
of structure within the VMX Village Mixed Use District in accordance with the following
standards. No demolition permits shall be issued in the VMX District until this review has been
completed.
1. Demolition Defined. The demolition review process shall be required for any work that
requires a demolition permit in accordance with Section 155.34 (A) of this Chapter.
Demolition does not include the removal of non-structural components of a building,
including, but not limited to, ornamental features, staircases, decks, balconies, and other
features.
2. No application to demolish any structure more than fifty (50) years old shall be approved
unless the applicant demonstrates:
a. That the rehabilitation of a structure or construction of a new structure will have a
greater positive impact upon the District’s economic vitality and appearance than the
preservation of the structure proposed to be demolished and the rehabilitation of the
structure or the construction of the new structure would not be possible or
economically feasible without the demolition of the structure proposed to be
demolished; or
b. That the applicant cannot obtain a reasonable economic return from the property or
structure unless the structure is demolished; or
c. That the structure has serious structural defects and represents a threat to public
health and safety, and that it is not economically feasible to repair these defects in a
manner consistent with this Ordinance.
Formatted: Indent: Left: 1", Hanging: 0.25", Tab stops:
1.25", List tab
Formatted: Normal, Space Before: 6 pt
October 2013 – Draft 11-9 Village Mixed Use District
3. No application for demolition shall be approved without concurrent approval of a plan for
construction of a new structure to replace the demolished structure that shall reinforce
and enhance the character of the District.
§154.507 VMX District Design Standards
Design standards within the VMX District are based on the recommendations of the Lake Elmo Design
Standards Manual, which shall be used as a reference for new development or rehabilitation of all
buildings within the district.
A. Building Placement and Design
B. Parking and Loading Requirements
C. Building Type Standards
D. Site Design
(TO BE COMPLETED)
§154.508§154.507 Accessory Uses and Structures.
Accessory uses are listed in the VMX District Use Table as permitted or conditional accessory uses.
Accessory uses and structures in the VMX District shall comply with the following standards and all
other applicable regulations of this ordinance:
A. Phasing. No accessory use or structure shall be constructed or established on any lot prior to
the time of construction of the principal use to which it is accessory.
B. Incidental to Principal Use. The accessory use or structure shall be incidental to and
customarily associated with the principal use or structure served.
C. Subordinate to Principal Use. The accessory use or structure shall be subordinate in area,
extent, and purpose to the principal use or structure served.
D. Function. The accessory use or structure shall contribute to the comfort, convenience, or
necessity of the occupants of the principal use or structure served.
E. Location. The accessory use or structure shall be located on the same zoning lot as the
principal use or structure.
§154.509§154.508 Residential Accessory Structures.
On parcels used for residential structures within the VMX District, the design and construction of any
garage, carport, or storage building shall be similar to or compatible with the design and construction
of the main building. The exterior building materials, roof style, and colors shall be similar to or
compatible with the main building or shall be commonly associated with residential construction.
A. Attached structures. An accessory structure shall be considered attached, and an integral part
of, the principal structure when it is connected by an enclosed passageway. All attached
accessory structures shall be subject to the following requirements:
1. The structure shall meet the required yard setbacks for a principal structure, as
established for the zoning district in which it is located.
2. The structure shall not exceed the height of the principal building to which it is attached.
B. Attached Garages.
1. Attached garages are encouraged to be side or rear loaded. If facing the primary street,
garages shall be designed using one of the following techniques, unless specific physical
conditions on the lot in question require a different approach:
a. The front of the garage is recessed at least four (4) feet behind the plane of the
primary façade; or
October 2013 – Draft 11-10 Village Mixed Use District
b. The front of the garage is recessed at least four (4) feet behind a porch if the garage is
even with the primary façade; or
c. The width of the attached garage shall not exceed 40% of the width of the entire
principal building façade (including garage) fronting the primary street.
2. Attached garages shall not exceed one thousand (1,000) square feet in area at the ground
floor level except by conditional use permit.
3. Garage doors or openings shall not exceed fourteen (14) feet in height.
C. Detached structures. Detached accessory structures for permitted residential structures in the
VMX District accordance with the following requirements:
1. Detached accessory structures shall be located to the side or rear of the principal building,
and are not permitted within the required front yard or within a side yard abutting a
street.
2. Detached garages shall not exceed one thousand (1,000) square feet at ground floor level
and shall not exceed a height of twenty-two (22) feet or the height of the principal
structure, whichever is higher. The maximum size and height may be increased upon
approval of a conditional use permit, provided that lot coverage requirements are
satisfied.
3. Pole barns, as defined herein, shall be prohibited.
4. No more than thirty (30) percent of the rear yard area may be covered by accessory
structures.
5. Garage doors or openings shall not exceed fourteen (14) feet in height.
§154.510§154.509 Accessory Uses.
A. Exterior Storage on Residential Parcels. All materials and equipment shall be stored within a
building or be fully screened so as not to be visible from adjoining properties, except for the
following:
1. Laundry drying,
2. Construction and landscaping materials and equipment currently being used on the
premises. Materials kept on the premises for a period exceeding six (6) months shall be
screened or stored out of view of the primary street on which the house fronts.
3. Agricultural equipment and materials, if these are used or intended for use on the
premises.
4. Off-street parking and storage of vehicles and accessory equipment, as regulated in Article
5, Section 155.67.
5. Storage of firewood shall be kept at least ten (10) feet from any habitable structure and
screened from view from adjacent properties.
6. Outdoor parking.
B. Temporary Sales. Temporary sales, also known as yard or garage sales, are permitted in all
residential districts, limited to two (2) per calendar year per residence, not to exceed four (4)
days in length for each event.
§154.511§154.510 Accessory Uses and Structures Not Listed.
Standards for accessory uses and structures that are permitted in all districts, or in all residential
buildings in any district, are listed in Article 7, Specific Development Standards. These include uses
such as family and group family day care, bed and breakfast facilities, and home occupations, and
structures such as swimming pools and solar equipment.
October 2013 – Draft 11-11 Village Mixed Use District
October 2013 – Draft 11-12 Village Mixed Use District
Planning Commission
Date: 10/14/13
Item: 6a
Business
ITEM: Lake Elmo Design Standards Manual
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Planning Director
______________________________________
SUMMARY AND ACTION REQUESTED:
The City of Lake Elmo has been working towards developing a comprehensive design
standards manual that addresses elements of architectural and site design for future
development in Lake Elmo. Staff has now completed the first draft of the document and
is seeking input and feedback from the Planning Commission.
BACKGROUND INFORMATION:
As part of a continuing effort to prepare the community for future growth and
development, the City has been researching different policy tools to promote and
encourage high quality development outcomes. Positive development outcomes are
based in quality site and architectural design. Some of these aspects of development are
addressed in various zoning ordinances. However, zoning ordinance are sometimes not
the best tool when attempting to provide guidance in the areas of building and site design.
Therefore, many cities have taken the steps to develop standards or guidelines that better
communicate the City’s vision with regards to development outcomes. These standards
are typically organized into a manual that communicate the City’s desires and
expectations to the private development community.
As the City set out to draft a design standards manual, staff researched standards and
guidelines from around the state of Minnesota, as well as other communities around the
United States. Based upon best practices from other communities that fit the vision for
future development in Lake Emo, staff completed multiple drafts of the text of the
document. As part of the process of refining the text of the document has unfolded, staff
has presented the text to the Planning Commission on multiple occasions. In addition,
staff held a Stakeholder Workshop on 10/29/2012, inviting members of the development
community and others to provide input on the document. Based upon the feedback at
these meetings, staff has refined the document and feel comfortable that we are nearly the
BUSINESS ITEM 6a
2
final draft. Staff is requesting that the Planning Commission provide additional feedback
as the document inches closer to final form.
There are a few areas of the document that are in need of additional input from the
Planning Commission. These items include the following:
• Building Materials. For each section or development type, building materials
that will not be permitted as the primary building material are listed. The City’s
current standards list a hard number of 70% of the building must be brick, stone,
stucco, etc. The Planning Commission should consider if they feel a base
percentage of quality building materials is required, or if using “primary” building
materials is sufficient.
• Board of Review. In terms of the party that reviews each building or site at the
time of various approval, the document is currently vague in who specifically is
responsible to review the design of the site and building. Staff has previously
proposed that the party responsible to review the application’s design would
depend on the type of approval being sought. For example, if the application was
at the stage of final development approval, which is subject to Planning
Commission recommendation and City Council decision, both bodies could
review the proposed development according to the design. Alternatively, if the
approval was only seeking a building permit, which is only reviewed by staff,
than any design related considerations would solely be reviewed by staff. In
thinking about how this process should best unfold, it is important to consider
operational efficiency.
• Permissive vs. Mandatory Language. There are many instances in the document
where certain standards are encouraged rather than required. Staff recommends
that the document balances permissive vs. mandatory effectively. While it is
important to give concrete guidance for development, it is also important to not
make the standards so inflexible that builders cannot be creative and arrive at
different designs. Just as it is important to call for high quality design, it is also
important that not all development in the community looks the same. It is asked
that the Planning Commission provide input in this area as well.
These are the main considerations where staff is seeking input. As part of the
presentation, staff will provide more background about the structure and standards within
the document, as well as how it would be applied in the future.
RECCOMENDATION:
No formal action is required at this time.
ATTACHMENTS:
1. Lake Elmo Design Standards Manual – Draft 10/14/13
BUSINESS ITEM 6a
3
ORDER OF BUSINESS:
- Introduction ...................................................................................Planning Staff
- Report by Staff ..............................................................................Planning Staff
- Questions from the Commission ....................... Chair & Commission Members
- Discussion by the Commission ......................... Chair & Commission Members
BUSINESS ITEM 6a
1City of Lake eLmo - Design stanDarDs - Draft 10-14-13
DRAFT
City of Lake Elmo
DESIGN STANDARDS MANUAL
2 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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3City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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Chapter 1:
Introduction ..................................................5
Intent and Purpose
Areas of Growth
Structure of the Standards
Compliance
Chapter 2:
High Density Residential Development ...7
A. Site Design ........................................................7
Building Placement
Streetscape
Landscaping
Parking
Delivery, Service, Storage and Utility Areas
B. Building Design .................................................9
Form and Facade
Building Materials
Scale and Mass
Roof Design
Entries
Lighting
Signage
Chapter 3:
Commercial Development ......................13
A. Site Design ......................................................13
Building Placement
Streetscape
Landscaping
Parking
Delivery, Service, Storage and Utility Areas
B. Building Design ...............................................15
Form and Facade
Building Materials
Scale and Mass
Roof Design
Entries
Lighting
Signage
Chapter 4:
Business Park Development ...................19
A. Site Design ......................................................19
Building Placement
Streetscape
Landscaping
Parking
Delivery, Service, Storage and Utility Areas
B. Building Design ...............................................21
Form and Facade
Building Materials
Scale and Mass
Roof Design
Entries
Lighting
Signage
Chapter 5:
Mixed Use Development ..........................25
A. Site Design ......................................................25
Building Placement
Streetscape
Landscaping
Parking
Delivery, Service, Storage and Utility Areas
B. Building Design ...............................................27
Form and Facade
Building Materials
Scale and Mass
Roof Design
Entries
Lighting
Signage
Table of ConTenTs
4 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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5City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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Introduction1
Intent and Purpose
The City of Lake Elmo is currently preparing for
a significant amount of growth and development
in two areas of the city: the I-94 Corridor and Old
Village. To ensure that growth is carried out in a
manner reflective of the goals and principles of
Lake Elmo, measures are being taken to ensure
development outcomes of a high quality. Included
in these measures is the creation of design stan-
dards, establishing requirements and guidelines
related to site design and building form. The pur-
pose of these standards is to incorporate the fol-
lowing principles in residential and commercial de-
velopment outcomes in the I-94 Corridor and Old
Village:
1. To ensure high quality site design and
building materials, supporting both function
and form;
2. To provide open space in future areas of
growth, building off of Lake Elmo’s existing
character and environment;
3. To accommodate automobile traffic in a
manner that respects the pedestrian
environment;
4. To utilize natural and ecological systems into
public and private development, particularly
in the realm of storm water management;
5. To encourage site design that is mindful and
conscientious of the existing landscape and
topography; and
6. To foster connections between the new
and existing areas of Lake Elmo through
consistent standards and theming, resulting
in an identity that is unique to this community.
The two areas guided for sewered residential and
commercial development in Lake Elmo are the I-94
Corridor and Old Village. While both of these ar-
eas are guided for future growth and have ample
greenfield development opportunity, it is important
to recognize the differences between these dis-
tricts as they pertain to geography and character.
These differences will play a major role in the types
of development that are realized in each area.
Areas of Growth
I-94 Corridor. The I-94 Corridor is geographically
bounded by CR-10 (10th St.) and I-94 from north
to south and CR-15 (Manning Ave.) to CR-13 (In-
wood Ave.) from east to west. The City has guided
this corridor for residential development of vari-
ous densities, as well as commercial and business
park development. Given its location and high
level of access, the vision for this corridor is more
highway-oriented by nature, offering good opportu-
nities for higher density and commercial develop-
ment. In addition, the City has envisioned this area
to provide increased employment opportunities in
Lake Elmo.
Old Village. The Old Village is located in the heart
of Lake Elmo, centered along State Highway 5 and
bordered to the east by CR-15 (Manning Ave.) and
to the south by 30th St. As the historic center of
Lake Elmo, the Old Village is guided for residen-
tial and mixed-use development types, which are
consistent with historic downtown areas. In order
to reinforce the identity of the Old Village as a des-
tination, it is the City’s goal to emphasize a posi-
tive pedestrian environment, consistent with main
street character. Given this vision and the historic
context, the Old Village will most likely attract dif-
ferent development types than the I-94 Corridor.
Considering the character, geography, and visions
for these two growth areas, it is unreasonable
to expect that the development types will be the
same. However, in order to establish standards for
high quality sites and buildings in Lake Elmo, the
design standards laid out in this manual will be ap-
plicable to development within both the I-94 Cor-
ridor and Old Village.
6 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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InTroduCTIon
Structure of the Standards
The standards contained within this manual are
structured in a manner that establishes standards
and desired outcomes for private development
sites within four land use types guided for the I-94
Corridor and Old Village. The four land use types,
or development types, addressed in this manual
are as follows:
1. High Density Residential;
2. Commercial;
3. Business Park; and
4. Mixed-Use.
In addition to land use types, the standards are
organized into two primary categories: Site Design
and Building Design. The standards contained
within these categories are organized using the
following sub-categories:
1. Site Design
• Building Placement
• Streetscape
• Landscaping
• Parking
• Delivery, Service, Storage and Utility Areas
2. Building Design
• Form and Facade
• Building Materials
• Scale and Mass
• Roof Design
• Entries
• Signage
• Lighting
These categories and respective sub-categories
are intended to organize the specific standards
within each land use or development type.
Compliance
As part of the City’s development review process,
any new development or redevelopment within the
I-94 Corridor and Old Village will be reviewed for
compliance to the standards contained within this
manual. Exceptions to the standards contained
within the manual may be granted by the Board of
Review under but not limited to the following cir-
cumstances:
• The proposed project is found to be of an archi-
tectural value above and beyond the accepted
standard and therefore a community asset;
• The proposed project demonstrates a commit-
ment to theming elements and open-space
character, thereby supporting Lake Elmo’s
unique identity;
• The proposed project is found to prioritize
pedestrian circulation and safety, including
streetscape treatments above the minimum
standards that contribute to a positive pedes-
trian environment;
• The proposed project demonstrates a signifi-
cant commitment to natural storm water man-
agement practices; or
• The proposed project includes a significant
commitment to sustainable building practices,
similar to the standards required for LEED cer-
tification.
In order to receive relief or exception to the stan-
dards within the manual, it is the responsibility of
the applicant to demonstrate why a specific stan-
dard presents an unreasonable burden in the con-
text of the proposed site or project.
7City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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High Density Residential Development2
Both the I-94 Corridor and Old Village are expected
to experience growth in the form of high density
residential development. This growth will be com-
prised of single-family attached (townhome) devel-
opment and multi-family residential development,
including apartments and condominiums. For
residential development, the intent of the design
standards is to provide housing of a high aesthetic
quality with open or recreational spaces integrated
directly into the site.
A. Site Design
Building Placement
Goal: Structures should be located and oriented in a
manner that allows for pedestrian accessibility and
provides visual interest from the public right of way.
a. Buildings must be setback at least 20 feet
from the public right of way. Buildings are en-
couraged to be located as close to the public
street as possible while still meeting the set-
back requirement.
b. The setbacks of adjacent residential buildings
should be varied to contribute to an interesting
streetscape, avoiding monotonous facade or
wall depth.
c. Buildings should be easily accessed from the
street, particularly near commercial or mixed-
use development.
d. The area fronting the main public street, or
front-yard setback area, should be utilized for
entryways, landscaping, porches, patios and
other amenities that may be utilized by resi-
dents and provide visual interest or a sense
of place.
e. Recreational and common spaces should be
located at the interior or rear of the site to pro-
mote access and safety for residents. Keep-
ing these spaces out of the front of the site
also helps maintain visual interest and attrac-
tive sight lines.
f. Some provision of open or common space on
the site is required to maintain Lake Elmo’s
open space character. This provision can be
found in §154.454 of the Lake Elmo City Code.
Applicable Zoning Districts:
• Urban Medium Density Residential (MDR) • Urban High Density Residential (HDR)
Common open or recreation spaces should be located to
the interior or rear of the site.
Buildings are encouraged to be sited closer to public streets
to promote access and visual interest.
8 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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HIgH densIT y resIdenTIal developmenT
Streetscape
Goal: Residential streetscapes should provide for
pedestrian accessibility and safety while offering
aesthetically pleasing environments.
a. Sidewalks shall be provided parallel to public
streets in order to ensure pedestrian accessi-
bility and circulation.
b. Sidewalk materials should be attractive and
low-maintenance, such as concrete or decora-
tive pavers.
c. Boulevard areas should planted with turf grass
and/or other attractive, low-maintenance
ground cover. In addition, boulevard trees
should be provided in regular intervals.
d. Site furnishings such as benches, pedestrian-
scaled lighting, trash receptacles and other
amenities are encouraged.
e. Paths and access points/entryways should be
clearly visible and well lit at night.
Landscaping
Goal: To enhance the visual aesthetic of the built
environment and reduce impervious surface,
thereby aiding storm water management practice.
a. Shade and ornamental trees and other plant
material should be installed within the front
setback area.
b. Bare soils should be planted or mulched with
bark, stone or other suitable material to avoid
unnecessary runoff.
c. Plant species are encouraged to be native, low-
maintenance and suitable to the Lake Elmo cli-
mate.
d. Making use of similar plant materials as adja-
cent properties and public spaces is encour-
aged to create continuity.
e. Mature trees located on building sites should
be retained whenever possible.
f. Service, storage, utility and parking areas
should be buffered by plantings to reduce vi-
sual impact.
g. Parking areas should include landscaped is-
lands or plant beds to reduce the visual im-
pact, break up monotonous hardscape and
retain storm water.
h. The installation of rain gardens is encouraged
to improve on-site storm water infiltration.
At left: Pedestrian amenities contribute to an inviting and
functional streetscape.
9City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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HIgH densIT y resIdenTIal developmenT
Parking
Goal: To accommodate automobile parking in a
manner that reduces visual impact, supports pe-
destrian circulation and maintains good sight lines
along the public right of way.
a. Parking areas should be located to the rear, side
or within primary buildings whenever possible.
b. Structured or underground parking is encour-
aged.
c. The linear measurement of surface parking ar-
eas parallel to the public street may not exceed
more than 50% of primary street frontages.
Sites or projects that are unable to meet this
requirement will be required to install berms
and/or additional landscaping to buffer areas
of surface parking adjacent to the primary
street frontage.
d. Access to parking areas should be designed in
a way that does not impede pedestrian traffic.
e. Parking should be screened from adjacent
structures with landscaping strips not exceed-
ing 4 feet in height in order to ensure pedes-
trian safety.
f. Lighting must be provided in parking areas
at night for safety purposes. However, direct
glare, spillover or other forms of light pollution
directed at adjacent properties are prohibited.
g. The installation of rain gardens within parking
areas is encouraged for storm water infiltration
purposes.
h. Parking facilities must be ADA compliant when
deemed necessary.
Delivery, Service, Storage and Utility Areas
Goal: To minimize the visual impact of storage and
utility areas within residential developments.
a. Exterior storage and utility areas should be
located in low trafficked areas and screened
from adjacent properties.
b. Trash enclosures should be located so that
noise and odor do not affect nearby residents
or adjacent properties.
c. Screening of storage and utility areas may in-
clude landscaping and architectural features
that match the primary structure.
d. Storage areas should match the architectural
design of the primary structure.
e. Utilize directional signage for storage and trash
areas when appropriate.
B. Building Design
Form and Facade
Goal: Standards are intended to ensure high qual-
ity design, encourage creativity and promote visu-
ally appealing development, thereby cultivating a
sense of place and identity.
a. No blank facades without windows and doors
are allowed. All sides of the structures shall
have architectural treatments.
b. Window and door styles should reflect the pre-
vailing architectural style of the structure.
c. Window sills and trim are required for all exte-
rior windows.
d. Flat panel exterior and garage doors are dis-
couraged.
e. Garages should be recessed from the facade
of the principal structure whenever possible to
draw visual attention away from parking areas.
f. If there are multiple garages within a struc-
ture, they should be varied in their location to
minimize the visual impact of a row of garage
doors.
Lighting should be down-cast and shielded to prevent glare
or spill-over onto adjacent properties.
Attached units on a public street benefit from individual
entries.
10 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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HIgH densIT y resIdenTIal developmenT
g. Detached garages shall be architecturally con-
sistent with the principal structure.
h. Finished exterior materials shall be applied
to all wall facades above 18 inches from the
finished grade line, where unfinished exterior
foundation may be visible.
i. Ground level of multi-family structures should
be distinguished architecturally from upper
levels to provide human-scale elements for pe-
destrians.
j. Living space below the main building level,
such as a walkout structure, may not be visible
from the front side of the structure facing the
main public street.
k. Split entr y type structures are discouraged.
l. Where individual units face a public street,
each unit should be designed with a walkway
from the sidewalk to the front entry feature.
m. Entryways to individual units should contain an
entryway feature, such as a porch or portico.
Building Materials
Goal: To offer a variety of attractive and quality build-
ing materials that will shape the identity and visual
interest of residential development in Lake Elmo.
a. All structure facades should utilize multiple
building materials, including translucent glass.
Changes in facade building materials should
occur at clean horizontal and vertical separa-
tions, such as at building levels or architectural
features.
b. Multiple facade colors are encouraged as long
as they are complementary.
c. Siding materials should emphasize horizontal
lines to reduce the appearance of height and
mass.
d. Exposed exterior building materials such as
brick, stone, wood, or stucco should be au-
thentic. Simulated materials may also be used
if demonstrated to be of high quality and ap-
proved by the City.
e. Materials which are prohibited as the primary
facade material include the following:
• Vinyl siding
• Unpainted galvanized metal
• Corrugated metal, plastic, or fiberglass
• Plain, unpainted, or painted concrete
block
• Prefabricated concrete panels
f. Roofing materials should consist of composition
shingles, wood shakes, or clay or stone tiles.
Metal used as a roofing material must incorpo-
rate ribs or standing seams to be acceptable.
g. Samples of facade and roof materials must be
submitted to the City prior to the approval of
the building permit.
Scale and Mass
Goal: To establish parameters for building horizon-
tally and vertically with a human scale in mind.
a. Building volume should be broken up with re-
cesses and projections such as balconies, bay
windows, dormers, porches, and other features
that provide variation and identity.
b. Mass should be reduced through facade artic-
ulation, breaking up the wall area into smaller
sections.
c. Architectural elements, such as dormers, deco-
rative windows and trim, porch details, decora-
tive shutters, and wainscoting, can reduce the
appearance of bulk and mass by providing vi-
sual interest.
d. Building mass should be broken up with mul-
tiple roof and ridgelines perpendicular with one
another.
e. Structures of two-stories or higher should have
articulated facades to minimize the appear-
ance of mass, as well as multiple roof lines
with corresponding gables.
f. Scale should be reduced by utilizing “step-
down” methods towards the public street.
Porches, entries, window-bays or bump-out are
effective in this regard.
The appearance of building mass is reduced by breaking
the building up into smaller sections with the use of building
materials and other methods.
11City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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HIgH densIT y resIdenTIal developmenT
Roof Design
Goal: To break up monotonous roof lines, add ar-
chitectural detail and screen rooftop equipment.
a. All rooftop equipment and must be screened
using materials consistent with the overall ar-
chitecture, particularly on roofs that are visible
from adjacent buildings.
b. Multiple peaks and ridgelines are encouraged
to promote greater visual interest.
c. Dormers are encouraged to break up continu-
ous rooftop.
d. Providing architectural detail on soffits and fas-
cias are encouraged.
Entries
Goal: To encourage entryways of high architectural
quality that emphasize access, safety, and a hu-
man scale.
a. Primar y building entries shall be visible and
connected to the street sidewalk by the most
direct route practical. However, some cur-
vature in design for aesthetic purposes is al-
lowed.
b. Each building should have one or more clear-
ly identifiable “front doors” that address the
street and include signage denoting property
address.
c. Building entries should incorporate design ele-
ments or architectural treatments, such as aw-
nings, columns or cornices to emphasize the
primary entryway.
d. Primar y communal entryways are encouraged
to be recessed to offer shelter from inclement
weather. Units with individual exterior entries
are encouraged to include porches, covered
recesses or covered stoops.
e. Ground floor residences that adjoin a public
street or open space shall have direct access
to the public street or open space.
f. For units with individual exterior entries, small,
landscaped private entry yards afford an at-
tractive appearance on the street side and al-
low residents to take pride in these areas.
Lighting
Goal: To provide for safety and visual interest,
while respecting the City’s dark sky ordinance.
a. Lighting should be provided in all common ar-
eas, including parking, vehicular and pedes-
trian entries, walkways and common facilities
(mailboxes, pools, etc.).
b. The maximum height of lighting is the following:
• Ornamental pedestrian lighting: 12 feet •
Bollard or ground-level lighting: 4 feet
• Parking area lighting: 14 feet
c. Service area lighting shall be confined within the
service yard boundaries and enclosure walls.
d. Spill-over light from storage or service areas
is not allowed. Lights at service or exit doors
shall be limited to low wattage, downcast or
low cut-off fixtures that remain on throughout
the night.
e. Accent lighting should be used to draw interest
to architectural features or entryways and not
to exhibit or advertise buildings. Architectural
lighting must be downcast and shielded to pre-
vent light pollution.
f. Bare bulb or exposed neon lighting is not al-
lowed for accentuating building form.
Signage
Goal: Residential signage should be subtle in na-
ture and utilized to promote building identity and to
properly direct automobile and pedestrian traffic.
a. Signs shall be consistent with the architectural
style of the building on which they are placed, in-
cluding scale, lighting levels, color and material.
b. Signs shall be constructed of quality materials.
c. All signage should be illuminated and clearly
visible after dark.
d. Signs are encouraged to be creative in the use
of two and three-dimensional forms, lighting
and graphic design, and use of color, patterns,
typography, and materials.
e. Interior vehicle and pedestrian routes should
be clearly marked.
f. All buildings are encouraged to incorporate el-
ements of community theming in appropriate
signage, supporting district and city identity.
12 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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13City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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ParkingCommercial Development3
The future commercial areas within the I-94 Corri-
dor and Old Village will include a variety of service,
office, retail and other uses that will serve exist-
ing and future Lake Elmo residents and beyond.
While the differences in character and geography
of these two growth areas may attract different
types of commercial uses, it is important to es-
tablish standards that will ensure quality devel-
opment outcomes regardless of location and use
classification. In the commercial districts, quality
development outcomes consist of buildings of high
architectural quality and sites that function well for
all users, both drivers and pedestrians.
A. Site Design
Building Placement
Goal: To ensure access and circulation for all us-
ers in a manner that minimizes traffic disruption
and safety concerns, as well as maintains good
sightlines from the public street.
a. Buildings must be setback at least 30 feet
from the public right of way. Buildings are en-
couraged to be located as close to the public
street as possible while still meeting the set-
back requirement.
b. The orientation of multiple buildings on one
site must be clearly coordinated.
c. Buildings should be oriented parallel or per-
pendicular to the street they front, promoting
continuity of design.
d. Buildings should be arranged to provide conve-
nient access to entrances and efficient on-site
circulation for vehicles and pedestrians.
e. Shared access points from the public ROW are
encouraged. Vehicular access points should be
limited to minimize traffic disruption.
f. For master planned development, the provi-
sion of landscaped open or gathering spaces is
encouraged within commercial developments.
Applicable Zoning Districts:
• Commercial (C) • Convenience Commercial (CC)
Landscaped gathering spaces provide a distinctive and welcoming space for visitors.
14 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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CommerCIal developmenT
Streetscape
Goal: To create safe, pleasant and functional pe-
destrian spaces within commercial development,
improving access and district identity.
a. Sidewalks are required along primary street
frontages, unless a suitable alternative that
promotes pedestrian access safety is approved.
In addition, pedestrian access to the building
from the public street shall be provided.
b. Street trees shall be installed at regular inter-
vals along the public right of way.
c. Ornamental or bollard lighting is encouraged to
increase safety, as well as add visual interest.
d. Fencing shall be installed around outdoor din-
ing areas that are adjacent to pedestrian areas
or streets.
e. Site furnishings such as decorative trash re-
ceptacles and benches are encouraged.
Landscaping
Goal: To ensure development of a high aesthetic
quality, and to reduce the amount of impervious
surface at commercial sites.
a. Parking, public and streetscape areas should
utilize trees, plant beds, and potted plants to
add visual interest and break up continuous
hardscape.
b. Parking, service, storage and utility areas
should be buffered by plantings. Near areas
of pedestrian circulation, these plantings shall
not exceed 4 feet in height for safety purposes.
c. Hardy and native plant materials that are re-
sistant to the climate, disease and salt are en-
couraged.
d. Making use of similar plant materials as adja-
cent properties and public spaces is encour-
aged to create continuity.
e. Mature trees located on building sites should
be retained whenever possible.
f. Bare soils should be planted or mulched with
bark, stone or other suitable material to avoid
unnecessary runoff.
g. The installation of rain gardens is encouraged
to increase on-site storm water infiltration, par-
ticularly in parking areas.
Parking
Goal: To provide parking facilities that adequately
serve the needs of commercial properties, while
ensuring pedestrian safety and maintaining a pos-
itive visual aesthetic from the public right of way.
a. Parking areas must meet the following set-
backs:
• Front Yard: 15 feet
• Side Yard (Interior): 10 feet
• Side Yard (Corner): 15 feet
• Rear Yard: 10 feet
• Residential Zones: 35 feet
b. The linear measurement of surface parking
areas parallel to the public street may not ex-
ceed more than 60% of primary street front-
ages. Sites or projects that are unable to meet
this requirement will
be required to install
berms and/or ad-
ditional landscaping
along areas of sur-
face parking adjacent
to the primary street
frontage.
c. The entrance to park-
ing facilities should
be located on second-
ary streets when pos-
sible.
d. Shared parking facili-
Streetscapes should include plant beds with trees to provide
shade and add aesthetic value along sidewalks.
Sidewalks within larger
parking lots improve
pedestrian circulation and
safety.
Fencing around outdoor dining areas helps delineate pedes-
trian walkways and patio space.
15City of Lake eLmo - Design stanDarDs - Draft 10-14-13
DRAFT
CommerCIal developmenT
ties between adjacent uses or businesses are
strongly encouraged when possible to avoid ex-
cessive amounts of parking.
e. Structure parking is encouraged, and should
be located behind or beneath primary build-
ings when possible.
f. Structure parking or parking areas located be-
neath the primary structure should be screened
with architectural elements that match the pri-
mary building.
g. Parking areas should be screened from view
of public streets by means of grading and/or
landscaping.
h. Parking areas should be screened from adja-
cent structures with landscaping strips not ex-
ceeding 4 feet in height in order to ensure pe-
destrian safety.
i. Landscaped islands should be installed within
surface parking areas to break up continuous
hardscape and reduce concentration of imper-
vious surface.
j. The installation of rain gardens within parking
areas is encouraged for storm water infiltration
purposes.
k. Lighting must be provided in parking areas
at night for safety purposes. However, direct
glare, spillover or other forms of light pollution
directed at adjacent properties are prohibited.
l. Parking facilities must be ADA compliant when
deemed necessary.
Delivery, Service, Storage and Utility Areas
Goal: To provide physical and visual separation
between delivery, service and storage areas and
areas of pedestrian and automobile circulation.
a. Service, storage, maintenance or trash collec-
tion areas should be located out of the view
from the public right of way, or significantly
screened through landscaping or architectural
features.
b. Service, storage and trash collection areas are
not allowed in the setback areas.
c. The location of delivery, storage and service ar-
eas should be clearly marked with signage and
should not interfere with other automobile or
pedestrian circulation.
d. Storage and delivery areas should be hard sur-
face, minimizing the dispersal of dust.
B. Building Design
Form and Facade
Goal: To ensure structures of high architectural
quality that promote visual interest, thereby sup-
porting district identity.
a. Variety and creativity in building facade is en-
couraged through changes in building materials,
fenestration height, and roof lines. Primary fa-
cades should not present a continuous wall with-
out architectural details that add visual interest.
b. Window and door styles shall reflect the pre-
vailing architectural style of the structure.
c. Ground level retail and commercial uses
should employ a significant amount of trans-
parent glass in the form of windows and doors,
particularly near pedestrian entrances.
d. Minimizing continuous expanses of wall
through facade articulation, recession and pro-
jection is encouraged.
e. Structures that are oriented towards the public
street are encouraged to provide multiple ac-
cess points or entrances if the parking area is
located to the rear of the structure.
f. Architects and builders are encouraged to in-
corporate topographical features into the form
of the structure when possible, utilizing natural
grades to create unique design.
Landscaping strips along public streets add a visual separa-
tion between parking areas and the public right-of-way.
Facade articulation and windows with architectural detail
add visual interest and break up long expanses of continu-
ous façade.
16 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
DRAFT
CommerCIal developmenT
Building Materials
Goal: To promote quality development through du-
rability and visual aesthetics, thereby supporting
district identity.
a. High-quality and durable materials should be
used in street facing facades.
b. Primar y building materials for commercial
structures should include brick, finished wood,
stone, cast stone, or pre-cast concrete panels
with exposed aggregate, banding, texturing, or
other similar decorative finish treatment.
c. High quality synthetic materials that adequate-
ly duplicate natural materials may be accept-
able if approved by the City.
d. The following building materials are not allowed
to be used as the primary facade for commer-
cial development:
• Unpainted galvanized metal
• Unfinished “green-treated” lumber
• Unfinished wood
• Plain or unpainted concrete
• Cast-in-place concrete
• “Tilt-up” concrete panels
• Painted concrete block may be used on
the rear of the building or sides not visible
from the public right of way.
e. Facade colors should reflect subtle earth
tones. However, other primary facade colors
will be considered by the Board of Review. Ac-
cent materials should complement the colors
of the primary facade.
f. Samples of facade and roof materials should
be submitted to the City prior to the approval of
the building permit.
Scale and Mass
Goal: To establish standards for building with a hu-
man scale in mind.
a. Buildings should be broken down into smaller
parts to avoid monotonous or continuous de-
sign and the appearance of mass.
b. Exterior design that provides the appearance
of multiple structures is encouraged to reduce
scale and minimize mass.
c. Building mass should be broken up with mul-
tiple roof and ridgelines perpendicular with one
another.
d. Structures of two-stories or higher should have
articulated facades to minimize the appear-
ance of mass, as well as multiple roof lines
with corresponding gables.
e. Scale should be reduced by utilizing “step-
down” methods towards the public street. En-
tries and other bump out features are effective
in this regard.
Roof Design
Goal: To ensure architectural consideration and
consistency in roof design in relation to the struc-
ture, and to reduce the visual impact of rooftop
equipment.
a. The design of the roof must be consistent with
the overall architecture or design of the structure.
b. Parapets of varying heights are required for
large commercial buildings with flat roofs.
c. Rooftop equipment, particularly on flat roofs,
must be screened by the parapet or other ar-
chitectural features.
Parapets of varying heights add architectural interest and
accentuate building entries.
High quality and durable building materials add aesthetic
value and create a more attractive environment.
17City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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CommerCIal developmenT
Entries
Goal: To provide identifiable entryways that em-
phasize access, pedestrian safety, architectural
quality and a human scale.
a. Entryways to commercial structures should be
accessible for pedestrians from the public right
of way. Large retail sites in particular should
consider installing a dedicated pedestrian way.
b. Architectural features should be incorporated
into entryways, such as facade detailing or
prominent windows.
c. The use of canopies, awnings and other shel-
tering features are encouraged.
d. Pedestrian amenities such as trash recepta-
cles, benches, or lighted bollards are encour-
aged near entryways to commercial buildings.
Lighting
Goal: To ensure safety of patrons, employees, pe-
destrians and automobiles, in addition to providing
visual interest and aesthetic value to a site.
a. Lighting must be provided in entryways, park-
ing areas, pedestrian ways, storage and ser-
vice areas, and other locations that require ad-
ditional safety lighting.
b. Lighting styles should be complementary to
the architectural style of the building.
c. Lighting of architectural features should be
used to provide accent and interest, as well
as identify the building entryway. Architectural
lighting must be downcast and shielded to pre-
vent light pollution.
d. Bollard lighting is encouraged for pedestrian
areas.
e. Overhead lighting must be shielded to prevent
light trespass and spill-over onto adjacent
properties.
f. Commercial uses near residential zones must
utilize lighting that minimizes light trespass.
g. Bare bulb and exposed neon lighting are not
allowed.
Signage
Goal: To provide signage that clearly identifies
businesses within the Commercial district, while
promoting quality and consistency in terms of de-
sign and materials.
a. Building signage should be complementary
to the architecture of the structure, as well as
consistent with the style of the surrounding
buildings or district.
b. Sign elements that will be evaluated for consis-
tency include scale, color, lighting and materi-
als.
c. Signs must be constructed of high-quality, du-
rable materials.
d. Directional signage to delivery, service and
storage areas is required.
e. Two and three-dimensional signs are encour-
aged to promote creativity and district identity.
f. All buildings are encouraged to incorporate el-
ements of community theming in appropriate
signage, supporting district and city identity.
Signage should complement the architectural style of the
building.
18 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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19City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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Business Park Development4
The intent of this zoning district is to provide oppor-
tunities for high quality business park development
for office, light manufacturing, and other non-retail
uses. In terms of design, this manual establishes
consistent architectural standards between vari-
ous users in the BP district. These architectural
standards are intended to promote a coordinated
identity and avoid mismatched design. In addition,
the manual ensures the installation of open-space
character within business park development
through effective site design and landscaping.
A. Site Design
Building Placement
Goal: To establish standards for building location
that ensure effective automobile and pedestrian
circulation and promote coordination of buildings
between adjacent sites and structures.
a. Buildings must be setback at least 50 feet
from the public right of way.
b. Buildings should be located in a manner that
allows for effective automobile and pedestrian
circulation.
c. Shared access points from the public ROW are
encouraged. Vehicular access points should be
limited to minimize traffic disruption.
d. The orientation of buildings should be compat-
ible with adjacent structures and sites.
e. Utilizing the natural topography or features of
the site is encouraged to create unique land-
scapes and add visual interest and value to the
design.
f. The provision of common and open spaces to
the rear of the site is encouraged for the use
of employees and visitors, reinforcing Lake El-
mo’s open-space character.
Streetscape
Goal: To provide high quality landscaping in areas
visible from the public view, as well as promote pe-
destrian connections in the BP district.
a. Street trees shall be installed at regular inter-
vals along the public right of way.
b. Additional landscaping along public streets is
encouraged. Landscape materials should be
low-maintenance and native to ensure hearti-
ness.
c. Sidewalks along the public right of way are
encouraged to extend pedestrian connections
throughout the BP district.
Applicable Zoning Districts:
• Business Park/Light Manufacturing (BP)
Utilizing natural topography within business park develop-
ment adds aesthetic value and reinforces Lake Elmo’s open
space character.
Street trees provide an attractive streetscape, as well as help
screen and provide shade within parking areas.
20 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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busIness park developmenT
Landscaping
Goal: To reduce continuous hardscape and imper-
vious surface, as well as ensure development of a
high visual quality.
a. Trees, plant beds, and potted plants should
be installed in parking, sidewalk, and other
hard surfaced areas to add visual interest and
break up continuous impervious surface.
b. Parking, service, storage and utility areas
should be buffered by plantings, particularly
when in view of public streets. Near areas of
pedestrian circulation, these plantings shall
not exceed 4 feet in height for safety purposes.
c. Hardy and native plant materials that are re-
sistant to the climate, disease and salt are en-
couraged.
d. Making use of similar plant materials as adja-
cent properties and public spaces is encour-
aged to create continuity.
e. Mature trees located on building sites should
be retained whenever possible.
f. Bare soils should be planted or mulched with
bark, stone or other suitable material to avoid
unnecessary runoff.
g. The installation of rain gardens is encouraged
to increase on-site storm water infiltration, par-
ticularly in parking areas.
Parking
Goal: To adequately serve the parking needs of
businesses in the BP district, while ensuring pe-
destrian safety, reduced impervious surface, and
a high quality visual aesthetic and appearance.
a. Parking areas must meet the following setbacks:
• Front Yard: 30 feet
• Side Yard (Interior): 15 feet
• Side Yard (Corner): 30 feet
• Rear Yard:15 feet
• Residential Zones: 100 feet
b. The linear measurement of surface parking ar-
eas parallel to the public street may not exceed
more than 75% of primary street frontages.
Sites or projects that are unable to meet this
requirement will be required to install berms
and/or additional landscaping to buffer areas
of surface parking adjacent to the primary
street frontage.
c. The entrance to parking facilities should be lo-
cated on secondary streets when possible.
d. Shared parking facilities between adjacent
uses or businesses are strongly encouraged
when possible to avoid excessive amounts of
parking.
e. Structure parking is encouraged, and should
be located behind or beneath primary build-
ings when possible.
f. Structure parking or parking areas located be-
neath the primary structure should be screened
with architectural elements that match the pri-
mary building.
g. Parking areas should be screened from view
of public streets by means of grading and/or
landscaping.
h. Parking areas should be screened from ad-
jacent structures with landscaping strips not
exceeding 4 feet in height in order to ensure
pedestrian safety.
i. Landscaped islands should be installed within
surface parking areas to break up continuous
hardscape and reduce concentration of imper-
vious surface.
j. The installation of rain gardens within parking
areas is encouraged for storm water infiltration
purposes.
k. Lighting must be provided in parking areas
at night for safety purposes. However, direct
glare, spillover or other forms of light pollution
directed at adjacent properties are prohibited.
l. Parking facilities must be ADA compliant when
deemed necessary.
Landscape islands greatly improve that character of surface
parking lots.
21City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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busIness park developmenT
Delivery, Service, Storage and Utility Areas
Goal: To provide physical and visual separation of
delivery, service, storage and utility areas from the
public right of way and areas of automobile and
pedestrian circulation.
a. Delivery, service, storage, maintenance or trash
collection areas should be located out of the
view from the public right of way, or significantly
screened through landscaping or architectural
features that match the primary structure.
b. Ser vice, storage and trash collection areas are
not allowed in the setback areas.
c. The location of delivery, storage and service ar-
eas should be clearly marked with signage and
should not interfere with other automobile or
pedestrian circulation.
d. Storage and delivery areas should be hard sur-
face, minimizing the dispersal of dust.
B. Building Design
Form and Facade
Goal: To promote buildings of high architectural
quality and creativity in design.
a. No blank facades without windows and doors
are allowed. All sides of the structures should
have architectural treatments.
b. Window and door styles should reflect the pre-
vailing architectural style of the structure.
c. Variety and creativity in building facade is en-
couraged through changes in building materi-
als, fenestration height, and roof lines. Primary
facades should not present a continuous wall
without architectural details that add visual in-
terest.
d. Minimizing continuous expanses of wall
through facade articulation, recession or pro-
jection is encouraged.
e. Architects and builders are encouraged to incor-
porate topographical features into the form of
the structure when possible, utilizing natural
grades to create unique design.
Building Materials
Goal: To promote quality development through du-
rability and visual aesthetics, thereby supporting
district identity.
a. High-quality and durable materials should be
used in street facing facades.
b. Primary building materials for structures in the
BP district should include brick, stone, cast
stone, glass, Exterior Insulation Finish Sys-
tems (EFIS), or pre-cast concrete panels with
exposed aggregate, banding, texturing or other
similar decorative finish treatment.
c. Synthetic materials that adequately duplicate
natural materials may be acceptable.
Garbage collection areas should be located to the rear of the
site and screened using materials that match the principal
structure.
Corner treatments to larger structures add visual interest
and break up monotonous design.
Long expanses of wall can be broken up using windows and
other treatments.
22 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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busIness park developmenT
d. The following building materials are not al-
lowed to be used as primary finished facade
material for business park development:
• Unpainted galvanized metal
• Unfinished “green-treated” lumber
• Unfinished wood
• Plain or unpainted concrete
• Cast-in-place concrete
• “Tilt-up” concrete panels
• Painted concrete block may be used on
the rear of the building or sides not visible
from the public right of way.
g. Facade colors should reflect subtle earth
tones. However, other primary facade colors
will be considered by the Board of Review. Ac-
cent materials should complement the colors
of the primary facade.
h. Samples of facade and roof materials should
be submitted to the City prior to the approval of
the building permit.
Scale and Mass
Goal: To reduce the appearance of mass in the BP
district.
a. Scale should be reduced by utilizing “step-
down” methods, particularly near areas of pe-
destrian circulation. Entries and other bump
out features are effective in this regard.
b. Structures of two-stories or higher should uti-
lize facade treatments, such as multiple build-
ing materials or additional windows, to mini-
mize the appearance of mass.
Roof Design
Goal: To ensure architectural consideration and
consistency in roof design in relation to the archi-
tecture of the building, and to reduce the visual
impact of rooftop equipment.
a. The design of the roof must be consistent with
the overall architecture or design of the struc-
ture.
b. Parapets of varying heights are required for
buildings in the BP district with flat roofs.
c. Rooftop equipment, particularly on flat roofs,
must be screened by the parapet or other ar-
chitectural features.
Parapets of varying height provide additional architectural detail that add aesthetic value.
High quality building materials are required for street-facing
facades.
23City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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busIness park developmenT
Entries
Goal: To provide identifiable entryways that em-
phasize access, pedestrian safety, architectural
quality and a human scale.
a. Entryways to buildings in the BP district should
be accessible for pedestrians from the public
right of way.
b. Architectural features should be incorporated
into entryways, such as facade detailing or
prominent windows.
c. The use of canopies, awnings and other shel-
tering features are encouraged.
d. Pedestrian amenities such as ornamental
trash receptacles, benches or lighted bollards
are encouraged near entryways to buildings in
the BP district.
Lighting
Goal: To ensure safety of patrons, employees, pe-
destrians and automobiles, in addition to providing
visual interest and aesthetic value to a site.
a. Lighting must be provided in entryways, park-
ing areas, pedestrian ways, storage and ser-
vice areas, and other locations that require ad-
ditional safety lighting.
b. Lighting styles should be complementary to
the architectural style of the building.
c. Lighting of architectural features should be
used to provide accent and interest, as well
as identify the building entryway. Architectural
lighting must be downcast and shielded to pre-
vent light pollution.
d. Bollard lighting is encouraged for pedestrian
areas.
e. Overhead lighting must be shielded to prevent
light trespass and spill-over onto adjacent
properties.
f. Buildings near residential zones must utilize
lighting that minimizes light trespass.
g. Bare bulb and exposed neon lighting are not
allowed.
Signage
Goal: To provide signage that clearly identifies
businesses within the BP district, while promoting
quality and consistency in terms of design and ma-
terials.
a. Building signage should be complementary
to the architecture of the structure, as well as
consistent with the style of the surrounding
buildings or district as a whole.
b. Sign elements that will be evaluated for consis-
tency include scale, color, lighting and materi-
als.
c. Signs must be constructed of high quality, du-
rable materials.
d. Directional signage to delivery, service and
storage areas is required.
e. Two and three-dimensional signs are encour-
aged to promote creativity and district identity.
f. All buildings are encouraged to incorporate el-
ements of community theming in appropriate
signage, supporting district and city identity.
Canopies accentuate entryways and provide additional detail
and character.
Two and three-dimensional signage provides creativity and
visual interest.
24 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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25City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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Mixed-Use Development5
The Village Mixed-Use district is expected to develop
as an extension of Lake Elmo’s historic downtown
area on Lake Elmo Ave. south of State Highway 5.
In order to build off of the existing character and
charm of the Village, the standards of the Mixed-
Use district place a high emphasis on walkability,
streetscapes, and the overall pedestrian environ-
ment. For this district to be successful, site design
must be conducive to pedestrian circulation and
safety. In addition, the development that occurs in
the Mixed-Use district will serve an important func-
tion as a unique gathering place in the community.
For that reason, it is critical to establish consistent
and high quality architectural standards that en-
sure creativity and an attractive aesthetic.
A. Site Design
Building Placement
Goal: To promote compact development that is
consistent with Lake Elmo’s vision for a pedestri-
an-oriented downtown.
a. Buildings in the Mixed-Use district may meet a
zero lot line setback, but may not be setback
further than 20 feet from the public right of way.
b. If buildings do not meet a zero lot line orienta-
tion, plazas, patios, outdoor dining areas and
landscaped entries are encouraged in the set-
back area.
c. Buildings must be oriented either perpendicu-
lar or parallel to the street they front, with the
primary facade being parallel to the sidewalk.
d. Gaps and openings between buildings should
be minimized in order to preserve a compact
pedestrian environment.
e. Off-street parking areas should be located to
the rear or side of buildings in the Mixed-Use
district and accessed from secondary streets or
parking alleys. On-street parking may be avail-
able on public streets in the front of buildings.
f. Ground floor uses of structures in the Mixed-Use
district should encourage pedestrian activity.
Streetscape
Goal: To provide a pleasing pedestrian environ-
ment that promotes a vibrant and walkable down-
town area.
a. Sidewalks are required parallel to public streets
in the Mixed-Use district. Larger sidewalks are
encouraged to support the amount of pedes-
trian activity that is conducive to downtown
areas. The minimum sidewalk width in the
Mixed-Use district is 6 feet.
b. Sidewalk materials should be attractive, du-
rable and low-maintenance, such as concrete
and pavers. Special paving materials are en-
couraged to add visual interest and promote a
unique identity.
c. Pedestrian space
may be maximized
through the use of
permeable pavers
or tree grates at the
base of street trees.
d. Street or boulevard
trees should be
planted at regular in-
tervals.
e. Planting beds and
other type of street
landscaping are en-
Applicable Zoning Districts:
• Village Mixed-Use
Outdoor dining areas and other uses or amenities in the set-
back area that encourage pedestrian activity are well suited
to a mixed-use environment.
Tree gates help maximize
pedestrian space in areas of
high pedestrian activity.
26 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
DRAFT
mIxed-use developmenT
couraged as long as they do not conflict with
pedestrian circulation.
f. Benches, bicycle racks, ornamental trash re-
ceptacles and other site furnishings are en-
couraged.
g. Pedestrian scaled lighting in the form of bollard
or ornamental lighting promotes district iden-
tity and pedestrian safety.
h. Ornamental fencing shall be installed around
outdoor dining areas to provide separation
from pedestrian routes.
Landscaping
Goal: To promote an aesthetically pleasing pedes-
trian environment through landscaping, as well as
reduce the amount of impervious surface in the
Mixed-Use district.
a. Parking, public and streetscape areas should
utilize trees, plant beds, and potted plants to
add visual interest and break up continuous
hardscape.
b. Parking, service,
storage and utility
areas should be buff-
ered by plantings.
Near areas of pe-
destrian circulation,
these plantings shall
not exceed 4 feet in
height for safety pur-
poses.
c. Hardy and native
plant materials that
are resistant to the
climate, disease and
salt are encouraged.
d. Making use of simi-
lar plant materials as
adjacent properties and public spaces is encour-
aged to create continuity.
e. Mature trees should be retained when pos-
sible.
f. Bare soils should be planted or mulched with
bark, stone or other suitable material to avoid
unnecessary runoff.
g. The installation of rain gardens is encouraged
to increase on-site storm water infiltration, par-
ticularly in parking areas.
Parking
a. Off-street surface parking is not allowed in front
of the building along the primary street front-
age. However, opportunities for on-street park-
ing on the public street should be available.
b. Structured parking located to the side, rear
or beneath the building is encouraged in the
Mixed-Use district.
c. Structure parking should be screened with ar-
chitectural elements that match the primary
building.
d. The entrance to parking facilities should be lo-
cated on secondary streets when possible.
e. Shared parking facilities between adjacent
uses or businesses are strongly encouraged
when possible to avoid excessive amounts of
parking.
Bump-out areas provide greater opportunity for pedestrian
amenities, such as benches and trash receptacles.
Seasonal planters attract more
activity to mixed-use areas by
creating a pleasant pedestrian
space.
Angled parking promotes traditional main-street character
and provides a greater buffer between pedestrian and auto-
mobile areas.
Parking is encouraged in the rear of the site to accentuate
front building elevations.
27City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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mIxed-use developmenT
f. Sur face parking areas should be screened
from view of public streets by means of grading
and/or landscaping.
g. Landscaped islands should be installed within
surface parking areas to break up continuous
hardscape and reduce concentration of imper-
vious surface.
h. The installation of rain gardens within parking
areas is encouraged for storm water infiltration
purposes.
i. Lighting must be provided in parking areas
at night for safety purposes. However, direct
glare, spillover or other forms of light pollution
directed at adjacent properties are prohibited.
j. Parking facilities must be ADA compliant when
deemed necessary.
Delivery, Service, Storage and Utility Areas
Goal: To provide physical and visual separation
between delivery, service and storage areas and
areas of pedestrian circulation.
a. Ser vice, storage, maintenance or trash collec-
tion areas should be located out of the view
from the public right of way, or significantly
screened through landscaping or architectural
features.
b. Delivery areas should be located in the rear of
the building whenever possible.
c. Service, storage and trash collection areas are
not allowed in the setback areas.
d. Delivery, service, storage, maintenance and
utilities should be located in a way that does
not interfere with pedestrian circulation.
e. These areas should be marked with directional
signage when appropriate.
f. Delivery, storage and trash collection areas
should be hard surface, minimizing the disper-
sal of dust.
B. Building Design
Form and Facade
Goal: To promote buildings of high architectural qual-
ity and creativity that are oriented towards the pri-
mary street frontage and pedestrian environment.
a. No blank facades without windows and doors
are allowed. All sides of the structures should
have architectural treatments.
Canopies, windows, lighting and high-quality building materials all provide architectural detail at the pedestrian level.
Trash and utility areas should be located out of the view of
the right-of-way and screened using materials that match the
principal structure.
28 City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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mIxed-use developmenT
b. Variety and creativity in building facade is en-
couraged through changes in building materi-
als, fenestration height, and roof lines.
c. Minimizing continuous expanses of wall
through facade articulation, recession or pro-
jection is encouraged.
d. Window and door styles should reflect the pre-
vailing architectural style of the structure.
e. Architecture should be conscious of the design
of surrounding structures and overall district
identity, including facade treatments, windows,
building materials and entries.
f. Buildings should be designed to provide hu-
man scale.
g. The highest level of architectural detail should
occur adjacent to areas of pedestrian activity.
h. Auto-oriented uses, such as garages, delivery
areas or bay should be oriented away from the
primary street frontage.
Building Materials
Goal: To promote quality development through du-
rability and visual aesthetics, thereby supporting
district identity.
a. High quality and durable materials should be
used on all facades.
b. Primary building materials for commercial struc-
tures should include brick, finished wood, glass,
stone, cast stone, or pre-cast concrete panels
with exposed aggregate, banding, texturing, or
other similar decorative finish treatment.
c. Synthetic materials that adequately duplicate
natural materials may be acceptable pending
approval of the City of Lake Elmo.
d. The following building materials are not al-
lowed to be used as the primary facade for de-
velopment in the Mixed-Use district:
• Unpainted galvanized metal
• Unfinished “green-treated” lumber
• Unfinished wood
• Concrete block (painted or unpainted)
• Cast-in-place concrete
• “Tilt-up” concrete panels
e. Facade colors should reflect muted earth
tones. However, other primary facade colors
will be considered by the Board of Review. Ac-
cent materials should complement the colors
of the primary facade.
f. Samples of facade and roof materials should
be submitted to the City prior to building permit
approval.
Mass and Scale
Goal: To establish standards for building with a hu-
man scale in mind.
a. Buildings should be broken down into smaller
parts to avoid monotonous or continuous de-
sign and the appearance of mass.
b. Exterior design that provides the appearance
of multiple structures is encouraged to reduce
scale and minimize mass.
c. Scale should be reduced by utilizing “step-
down” methods towards the public street. En-
tries and other bump out features are effective
in this regard.
d. Structures of two-stories or higher should have
articulated facades to minimize the appear-
ance of mass.
e. Building mass should be broken up by multiple
roof and ridgelines perpendicular with one an-
other.
Roof Design
Goal: To encourage creativity and architectural
treatments in roof design, and to reduce the visual
impact of rooftop equipment.
Step-down techniques and variation in building materials help
reduce the scale of the building and accentuate the street/
pedestrian area.
Brick and stone are high-quality materials that are consistent
with an old downtown mixed-use area.
29City of Lake eLmo - Design stanDarDs - Draft 10-14-13
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mIxed-use developmenT
a. The design of the roof must be consistent with
the overall architecture or design of the structure.
b. Creativity and variety in roof design is encour-
aged in the Mixed-Use district to support dis-
trict identity.
c. Flat roofs should include variation in parapet
height, materials, and architectural detailing to
avoid monotonous roof lines.
d. Rooftop equipment, particularly on flat roofs,
must be screened by the parapet or other ar-
chitectural features.
e. Rooftops that are visible from adjacent build-
ings should minimize the visual impact of roof-
top equipment and give consideration to roof-
top aesthetics.
Entries
Goal: To provide identifiable entryways that em-
phasize access, pedestrian safety, architectural
quality and a human scale.
a. Entryways must be provided on the side of the
building fronting the primary street.
b. Entryways should receive the highest level of
architectural treatments. This may include fa-
cade treatments, prominent windows or other
features.
c. The use of canopies, awnings and other shel-
tering features are encouraged.
d. Pedestrian amenities such as ornamental
trash receptacles, benches, bicycle racks or
lighted bollards are encouraged near entry-
ways of buildings in the Mixed-Use district.
Lighting
Goal: To ensure safety of patrons, employees, pe-
destrians and automobiles, in addition to providing
visual interest and aesthetic value to a site, con-
tributing to district identity.
a. Lighting must be provided in entryways, park-
ing areas, pedestrian ways, storage and ser-
vice areas, and other locations that require ad-
ditional safety lighting.
b. Lighting styles should be complementary to
the architectural style of the building and sur-
rounding district.
c. Lighting of architectural features should be
used to provide accent and interest, as well
as identify the building entryway. Architectural
lighting must be downcast and shielded to pre-
vent light pollution.
d. Bollard lighting is encouraged for pedestrian
areas.
e. Overhead lighting must be shielded to prevent
light trespass and spill-over onto adjacent
properties.
f. Bare bulb and exposed neon lighting are not
allowed.
Signage
Goal: To provide durable, quality signage that iden-
tifies businesses and supports district identity.
a. Building signage must be complementary to
the architecture of the structure, as well as
consistent with the style of the surrounding
buildings or district.
b. Sign elements that will be evaluated for consis-
tency include scale, color, lighting and materials.
c. Signs must be constructed of high-quality, du-
rable materials.
d. Directional signage to delivery, service and
storage areas is
required.
e. Two and three-di-
mensional signs
are encouraged
to promote cre-
ativity and district
identity.
f. All buildings are
encouraged to
incorporate ele-
ments of commu-
nity theming in
appropriate sig-
nage, supporting
district and city
identity.
Signage design should be complimentary to the materials of
the building.
Directional signage helps
facilitate good traffic circulation
and flow.