HomeMy WebLinkAboutPZ Packet 10-22-12
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 777-5510
www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, October 22, 2012 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. October 10, 2012
4. Business Items
a. CONDITIONAL USE PERMIT AMENDMENT – GATSBY INVESTORS, LLC
(Continued from 9/10/12 Meeting): Gatsby Investors, LLC, 595 Lake Ridge
Drive, Shoreview, Minnesota, has submitted an application for a Conditional Use
Permit Amendment related to a grading plan that would result in the moving of
over 400 cubic yards of material per acre at 9242 Hudson Boulevard North. The
proposed grading project would allow the expansion of the ski and snowboard
demonstration area currently used by Summit Ski and Board Shop for outfitting
customers, training, demonstrations, and marking and promotional events.
b. DESIGN STNADARDS MANUAL UPDATE. The Planning Commission will
receive an update regarding the ongoing work undertaken by Staff to draft design
standards for the I-94 Corridor and Village.
5. Updates
a. City Council Updates
i. The City Council approved Resolution No. 2012-53, approving a
conditional use permit to allow therapeutic message at 11200 Stillwater
Boulevard North Suite 204A.
b. Staff Updates
i. Upcoming Meetings:
1. November 14, 2012
c. Commission Concerns
6. Adjourn
Lake Elmo Planning Commission Minutes; 10‐10‐12
City of Lake Elmo
Planning Commission Meeting
Minutes of October 10, 2012
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:00 p.m.
COMMISSIONERS PRESENT: Williams, Obermueller, Haggard, Fliflet (7:03), Bloyer, and
Hall;
COMMISSIONERS ABSENT: None; and
STAFF PRESENT: Planning Director Klatt, City Planner Johnson
Approve Agenda:
M/S/P: Hall/Obermueller, motion to approve the agenda as presented; motion carried,
vote: 5‐0.
Approve Minutes:
Haggard asked to add her request to discuss Highway 5 and safety around Stillwater
High School with the Minnesota Department of Transportation as part of the minutes.
Bloyer noted that he abstained from the vote regarding the setback distance for water‐
oriented accessory structures in the Shoreland District.
M/S/P: Bloyer, Haggard to accept the minutes from the September 24, 2012 meeting
with corrections; motion carried, vote: 4‐0 (Fliflet and Hall abstained).
Public Hearing: Conditional Use Permit: Therapeutic Message at 11200 Stillwater
Boulevard
City Planner Johnson presented a report concerning a request from Aaron Koen to open
a therapeutic message business at 11200 Stillwater Boulevard. He noted that the Lake
Elmo Zoning Ordinance allows message businesses as a conditional use permit in the
City’s GB – General Business District. Johnson explained that the business would be
locating within an existing building at this address. He reviewed the criteria for the
granting of a Conditional Use Permit with the Planning Commission and explained that
the applicant would be able to meet all of the criteria.
Johnson stated that Staff recommended approval of the conditional use permit.
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Lake Elmo Planning Commission Minutes; 10‐10‐12
Johnson indicated that in addition to the conditional use recommendation, Staff further
recommended that the Planning Commission consider revising the City Code to allow
message businesses as a permitted use, but then consider adopting an ordinance to
license such businesses.
Fliflet discussed that a former planner had recommended that message businesses be
regulated through a conditional use permit in order to ensure that the business
complies with all applicable City Codes and to make sure that no illegal activities are
taking place within the structure.
Johnson pointed out that licensing could provide more leverage for the City to deal with
illegal activities since the City could revoke a license. He noted that a conditional use
also runs with the property, whereas a license would apply only to a particular user.
Haggard asked if licensing would apply to Home Occupations. Klatt noted that massage
businesses would not be allowed as a Home Occupation.
Haggard questioned if there is a way to track licenses, and in particular when the
renewals are due. Johnson noted that the Clerk’s office is responsible for tracking
licenses in the City.
Fliflet asked if a condition should be added to an approval of the conditional use permit
that would require an annual review and check of current licensure. Johnson indicated
that the conditional use permit could be amended in this manner, but that an annual
review has not been required as part of past message business approvals.
There was a general discussion concerning licensing requirements and the costs
associated with a licensing program.
Aaron Koen, Owner of Renew and Recover Message Therapy, stated that the City of
Woodbury just adopted a licensing program, and that one of the requirements is a
background check of the applicant. This licensing also requires a certain amount of
training, but do not necessarily require national certification.
Bloyer asked how many hours of training he has obtained. Koen replied that he has
around 700 hours of training.
Williams opened the public hearing at 7:30 p.m. No one spoke and the public hearing
was closed at 7:31 p.m.
Williams stated that he has reviewed the website of the message certification board and
noted that 38 states accept this certification for proof of training.
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Lake Elmo Planning Commission Minutes; 10‐10‐12
M/S/P: Bloyer, Hall to recommend approval of the conditional use permit to allow a
therapeutic message business at 11200 Stillwater Boulevard; motion carried, vote: 6‐0.
Williams asked if the licensing could be set up in such a manner that the national
certification is the only requirement to allow a message business. Johnson noted that it
could be set up in this manner. There was a general discussion concerning the benefits
and drawbacks to a licensing program for message businesses.
Johnson stated that there could be other requirements associated with licensing,
including a background check, provision of insurance, and other requirements.
M/S/P: Obermueller, Bloyer to pursue a zoning text amendment to change therapeutic
message from a conditional use to a permitted use and to further direct staff to draft an
ordinance that would require licensing of message businesses. Motion carried, vote: 6‐
0.
Business Item: Design Standards Update
Johnson reported that staff is currently working on the baseline standards for a design
standards manual and that a draft will be submitted for review at the next Planning
Commission meeting.
Johnson stated that the City Council will be asked to hire Damon Farber Associates to
help the City develop theming that can be used throughout the City. He noted that one
of the primary goals of the theming work will be to incorporate design elements into
future developments that help maintain the City’s identity regardless of where new
development occurs.
Johnson indicated that Staff is also recommending that the City sponsor a public
meeting to review the proposed standards, with a focus on engaging the business
community in this process.
The Commission discussed some local examples of good and bad design that should be
considered as the design standards workbook is developed. Fliflet suggested that the
design manual include photographs and a clear depiction of good verses better design.
City Council Updates
Klatt reported that the City Council had adopted ordinance 2012‐63 reducing the
shoreland setback for water‐oriented accessory buildings to 10 feet.
Staff Updates
Klatt noted that the next Planning Commission will be October 22, 2012.
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Lake Elmo Planning Commission Minutes; 10‐10‐12
Commission Concerns
None
Adjournment at 7:58 p.m.
Respectfully submitted,
Kyle Klatt
Planning Director
PAGE 1 of 2
MEMORANDUM
Date: October 17, 2012
To: Kyle Klatt, Planning Director Re: City of Lake Elmo
Cc: Nick Johnson, City Planner 9242 Hudson Boulevard Grading Permit
Jack Griffin, P.E., City Engineer
From: Ryan Stempski, P.E.
We have received updated information for the Excavating & Grading Permit submittal documentation for 9242
Hudson Boulevard. The following items were received:
• Final Grading & Erosion & Sediment Control Plan prepared by James J. Hill, Inc., dated August 2, 2012.
• Point-by-Point Response Letter from Joel Cooper, P.E. (James J. Hill, Inc.), dated October 4, 2012.
This project cannot be recommended for approval at this time. The following comments must be addressed
prior to engineering approval:
Engineering review comments requiring resubmittal:
1. The Grading Plan (Sheet 2.3) must be revised to show protective fencing around the drainfield prior to
construction. Long term protection from the drainfield area must also be provided in the plan.
2. Wood fiber blanket must be used for erosion control (update Sheet 2.1 & 2.2 accordingly).
3. The maintenance access road to the pond must be appropriately stabilized for use by maintenance
equipment and vehicles a minimum of 10 feet wide.
4. A stormwater pond detail must be provided to show a side slope of 10H:1V for the first 10 feet, then a
maximum of 3H:1V beyond the first 10 feet. The Grading Plan (Sheet 2.3) must be revised accordingly.
5. The Pond Easement Sketch and Description must be revised to create a standard geometric shape and/or
follow other property lines and/or existing physical features. The non-standard shape as proposed will
create difficulties for identifying easement areas in the field for the areas to be maintained / protected.
Additional Engineering review comments:
1. The proposed Stormwater pond is to be owned and maintained by the property owner. A Maintenance
Agreement must be executed with the City of Lake Elmo and recorded with Washington County.
2. The drainage easement over the pond and maintenance access road must also be granted in the name of
the City of Lake Elmo.
3. This project requires a Permit from the South Washington Watershed District (SWWD). A copy of the
Permit Approval must be provided to the City before the project can begin construction. If, in the course
of acquiring a permit from SWWD the applicant makes any plan revisions, a copy of the revised plans
must also be re-submitted to the City for further review and approval.
FOCUS ENGINEERING, inc.
Cara Geheren, P.E. 651.300.4261
Jack Griffin, P.E. 651.300.4264
Ryan Stempski, P.E. 651.300.4267
PAGE 2 of 2
4. Prior to the start of any construction, and once the applicant has a Contractor in place for the work, a
copy of the MPCA NPDES Stormwater Permit must be provided to the City of Lake Elmo.
5. The Tree Inventory Plan indicates significant tree removal as part of this project. A majority of the existing
trees along the west property are shown for removal. The City should consider the provisions of the City
Code in Section 151.017 (J) Grading Permit standards as they reference efforts to minimize tree removal,
maintain screening, and restore site aesthetics through landscaping.
6. Prior to the start of any construction written approval from BP Pipelines (North America), Inc. must be
provided to the City of Lake Elmo for the proposed grading within the gas easement along the east side of
the property. If plans are revised to avoid this grading work or as a result of BP comments, the revised
plans must be re-submitted to the City of Lake Elmo for further review and approval.
BUSINESS ITEM 5a
Planning Commission
Date: 10/22/12
Item: 4b
Business
ITEM: Design Standards Update
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Planning Director
Dean Zuleger, City Administrator
______________________________________
SUMMARY AND ACTION REQUESTED:
Staff has completed the baseline draft of the Lake Elmo Design Standards Manual. The
baseline draft will serve as the template for the final product, which will establish
standards for development in the I-94 Corridor and Village. Staff will make a
presentation to the Planning Commission about the content contained in the manual, as
well as answer any questions posed by the Commission. The Planning Commission is
encouraged to provide feedback and input regarding the baseline draft, thereby providing
direction to Staff for improvement.
BACKGROUND INFORMATION:
The baseline draft of the Design Standards Manual currently only contains the text
content at this point. Planning Staff is working with the Communications Coordinator,
Alyssa MacLeod, to begin drafting the manual itself, including pictures of development
intended to exhibit the standards visually. As progress on the Design Standards Manual
continues, the Planning Commission will be provided updated drafts to allow for ongoing
input and recommendations.
In addition, Planning Staff will host a Design Guidelines Stakeholder Workshop on
Monday, October 29th at 6:30pm. The purpose of this workshop is to gain knowledge
and input from members of the development community regarding the City’s ongoing
work on design standards. Along with the support of the Planning Commission and
Work Groups, Staff feels that it is important to dialogue with the development
community and receive recommendations regarding design standards. The knowledge
that this group will bring will certainly be an asset for the ultimate product.
RECCOMENDATION:
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BUSINESS ITEM 5a
Staff is looking for input regarding the Design Standards Manual. No action is required
at this time.
ATTACHMENTS:
1. DRAFT Lake Elmo Design Guidelines Manual
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
Lake Elmo Design Standards Manual
DRAFT ‐ I‐94 Corridor Design Guidelines
I. Introduction
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 standards, establishing
requirements and guidelines related to site design and building form. The purpose of these standards is
to incorporate the following principles into residential and commercial development 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.
Areas of Growth
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 areas are guided for future growth and have ample
greenfield development opportunity, it is important to recognize the differences between these districts
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.
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 (Inwood Ave.) from east to west. The City has guided this
corridor for residential development of various 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 opportunities for higher density and commercial development. In
addition, the City has envisioned this area to provide increased employment opportunities in Lake Elmo.
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Lake Elmo Design Standards Manual
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 residential and mixed‐use development types, which are consistent
with historic downtown areas. In order to reinforce the identity of the Old Village as a destination, it is
the City’s goal to emphasize a positive pedestrian environment, consistent with main street character.
Given this vision and the historic context, the Old Village will most likely attract different 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 applicable to
development within both the I‐94 Corridor and Old Village.
Structure of the Standards
The standards contained within this manual are structured in a manner that establishes 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 2. Building Design
• Building Placement • Form and Facade
• Streetscape • Building Materials
• Landscaping • Scale and Mass
• Parking • Roof Design
• Delivery, Service, Storage and Utility
Areas
• Entries
• Signage
• Lighting
These categories and respective sub‐categories are intended to organize the specific standards within
each land use or development type.
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Lake Elmo Design Standards Manual
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
II. High Density Residential Development
Applicable Zoning Districts:
• Urban Medium Density Residential (MDR) • Urban High Density Residential (HDR)
Purpose
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 comprised of single‐family attached (townhome)
development 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
1. 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 but no more than 60 feet from the public right of
way.
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
residents 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
promote access and safety for residents. Keeping these spaces out of the front of the
site also helps maintain visual interest and attractive 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.
2. Streetscape
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Lake Elmo Design Standards Manual
Goal: Residential streetscapes should provide for pedestrian accessibility and safety while
offering aesthetically pleasing environments.
a. Sidewalks should be provided in order to ensure pedestrian accessibility and circulation.
b. Sidewalk materials should be attractive and low‐maintenance.
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.
3. 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 is encouraged to be native, low‐maintenance and suitable to the Lake
Elmo climate.
d. Making use of similar plant materials as adjacent properties and public spaces is
encouraged 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
visual impact.
g. Parking areas should include landscaped islands or plant beds to reduce the visual
impact, break up monotonous hardscape and retain storm water.
h. The installation of rain gardens is encouraged to improve on‐site storm water
infiltration.
4. Parking
Goal: To accommodate automobile parking in a manner that reduces visual impact, supports
pedestrian 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 encouraged.
c. Surface parking may not exceed more than 30% of the primary street frontage.
d. Access to parking areas should be designed in a way that does not impede pedestrian
traffic.
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Lake Elmo Design Standards Manual
e. Parking should be screened from adjacent structures with landscaping strips not
exceeding 4 feet in height in order to ensure pedestrian 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
discouraged.
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.
5. 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 include 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
1. Form and Facade
Goal: Standards are intended to ensure high quality design, encourage creativity and promote
visually 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
should have architectural treatments.
b. Window and door styles should reflect the prevailing architectural style of the structure.
c. Window sills and trim are required for all exterior windows.
d. Flat panel exterior and garage doors are discouraged.
e. Garages should be recessed whenever possible to draw visual attention away from
parking areas.
f. If there are multiple garages within a structure, they should be varied in their location to
minimize the visual impact of a row of garage doors.
g. 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.
h. Ground level of multi‐family structures should distinguish from upper levels to provide
human‐scale elements for pedestrians.
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Lake Elmo Design Standards Manual
i. 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.
j. Split entry type structures are discouraged.
k. Where individual units face a public street, each unit should be designed with a walkway
from the sidewalk to the front entry feature.
l. Entryways to individual units should contain an entryway feature, such as a porch or
portico.
2. Building Materials
Goal: To offer a variety of attractive and quality building 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
separations, such as at building levels or architectural features.
b. Multiple facade colors are encouraged as long as they are complimentary.
c. Siding materials should emphasize horizontal lines.
d. Exposed exterior building materials such as brick, stone, wood, or stucco should be
authentic. Simulated materials may also be used if demonstrated to be of high quality
and approved by the City.
e. Materials which are prohibited as the primary facade include the following:
• Vinyl siding
• Unpainted galvanized metal
• Corrugated metal, plastic, or
fiberglass
• Plain, unpainted, or painted
concrete block
• Prefabricated concrete panels
• EFIS (Exterior Insulating Finish
Systems)
f. Roofing materials should consist of composition shingles, wood shakes, or clay or stone
tiles. Metal used as a roofing material must incorporate ribs or standing seems to be
acceptable.
g. Samples of facade and roof materials should be submitted to the City.
3. Scale and Mass
Goal: To establish parameters for building horizontally and vertically with a human scale in
mind.
a. Building volume should be broken up with recesses and projections such as balconies,
bay windows, dormers, porches, and other features that provide variation and identity.
b. Mass should be reduced through facade articulation, breaking up the wall area into
smaller sections.
c. Architectural elements, such as dormers, decorative windows and trim, porch details,
decorative shutters, and wainscoting, can reduce the appearance of bulk and mass by
providing visual interest.
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Lake Elmo Design Standards Manual
d. Building mass should be broken up with multiple roof and ridgelines perpendicular with
one another.
e. Structures of two‐stories or higher should have articulated facades to minimize the
appearance 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.
4. Roof Design
Goal: To break up monotonous roof lines, add architectural detail and screen rooftop
equipment.
a. All rooftop equipment and must be screened using materials consistent with the overall
architecture, 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 continuous rooftop.
d. Providing architectural detail on soffits and fascias are encouraged.
5. Entries
Goal: To encourage entryways of high architectural quality that emphasize access, safety, and
a human scale.
a. Primary building entries shall be visible and connected to the street sidewalk by the
most direct route practical.
b. Each building should have one or more clearly identifiable “front doors” that address
the street.
c. Building entries should incorporate design elements or architectural treatments, such as
awnings, columns or cornices to emphasize the primary entryway.
d. Entryways are encouraged to be recessed to offer shelter from inclement weather.
e. Ground floor residences that adjoin a public street or open space shall have direct
access to the public street or open space.
f. Units with individual exterior entries should be designed with porches, covered
recesses, or covered stoop.
g. For units with individual exterior entries, small, landscaped private entry yards afford an
attractive appearance on the street side and allow residents to control and take pride in
these areas.
6. 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 areas, including parking, vehicular and
pedestrian entries, walkways and common facilities (mailboxes, pools, etc.).
b. The maximum height of lighting is the following:
• Ornamental pedestrian lighting: 12 • Bollard or ground‐level lighting: 4
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Lake Elmo Design Standards Manual
feet 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.
f. Bare bulb or exposed neon lighting is not allowed for accentuating building form.
7. Signage
Goal: Residential signage should be subtle in nature 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, including scale, lighting levels, color and material.
b. Sings 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.
III. Commercial Development
Applicable Zoning Districts:
• Commercial (C) • Convenience Commercial (CC)
Purpose:
The future commercial areas within the I‐94 Corridor and Old Village will include a variety of service,
office, retail and other uses that will serve existing 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 establish standards that will ensure quality development 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
1. Building Placement
Goal: To ensure access and circulation for all users in a manner that minimizes traffic
disruption and safety concerns, as well as maintains good sightlines from the public street.
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Lake Elmo Design Standards Manual
a. Buildings must be setback at least 30 but no more than 100 feet from the public right of
way.
b. The orientation of multiple buildings on one site must be clearly coordinated.
c. Buildings should be oriented parallel or perpendicular to the street they front,
promoting continuity of design.
d. Buildings should be arranged to provide convenient 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 provision of landscaped open or gathering spaces
is encouraged within commercial developments.
2. Streetscape
Goal: To create safe, pleasant and functional pedestrian spaces within commercial
development, improving access and district identity.
a. Street trees shall be installed at regular intervals along the public right of way.
b. Pedestrian access from the public street shall be provided through the installation of
sidewalks.
c. Ornamental or bollard lighting is encouraged to increase safety, as well as add visual
interest.
d. Fencing shall be installed around outdoor dining areas that are adjacent to pedestrian
areas or streets.
e. Site furnishings such as trash receptacles and benches are encouraged.
3. 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 resistant to the climate, disease and salt are
encouraged.
d. Making use of similar plant materials as adjacent properties and public spaces is
encouraged 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.
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Lake Elmo Design Standards Manual
g. The installation of rain gardens is encouraged to increase on‐site storm water
infiltration, particularly in parking areas.
4. Parking
Goal: To provide parking facilities that adequately serve the needs of commercial properties,
while ensuring pedestrian safety and maintaining a positive visual aesthetic from the public
right of way.
a. Parking areas must meet the following setbacks:
• Front Yard: 15 feet • Side Yard (Interior): 10 feet
• Side Yard (Corner): 15 feet • Rear Yard: 10 feet
• Residential Zones: 35 feet
b. Surface parking may not exceed more than 40% of the primary street frontage.
c. The entrance to parking facilities should be located 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
buildings when possible.
f. Structure parking or parking areas located beneath the primary structure should be
screened with architectural elements that match the primary 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 adjacent 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 impervious 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
discouraged.
l. Parking facilities must be ADA compliant when deemed necessary.
5. 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 collection 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.
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Lake Elmo Design Standards Manual
c. The location of delivery, storage and service areas should be clearly marked with
signage and should not interfere with other automobile or pedestrian circulation.
d. Storage and delivery areas should be hard surface, minimizing the dispersal of dust.
B. Building Design
1. Form and Facade
Goal: To ensure structures of high architectural quality that promote visual interest, thereby
supporting district identity.
a. Variety and creativity in building facade is encouraged through changes in building
materials, fenestration height, and roof lines. Primary facades should not present a
continuous wall without architectural details that add visual interest.
b. Window and door styles should reflect the prevailing architectural style of the structure.
c. Ground level retail and commercial uses should employ a significant amount of
transparent glass in the form of windows and doors, particularly near pedestrian
entrances.
d. Minimizing continuous expanses of wall through facade articulation, recession and
projection is encouraged.
e. Structures that are oriented towards the public street are encouraged to provide
multiple access points or entrances if the parking area is located to the rear of the
structure.
f. Architects and builders are encouraged to incorporate topographical features into the
form of the structure when possible, utilizing natural grades to create unique design.
2. Building Materials
Goal: To promote quality development through durability 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 commercial structures should include brick, 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.
d. The following building materials are not allowed to be used as the finished facade for
commercial development:
• Unpainted galvanized metal • Unfinished “green‐treated” lumber
• Unfinished wood • Plain or unpainted concrete
• Cast‐in‐place concrete
• “Tilt‐up” concrete panels
• EFIS (Exterior Insulating Finish
Systems) is not permitted as the
primary facade material.
• Painted concrete block may be used
on the rear of the building or sides
not visible from the public right of
way.
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Lake Elmo Design Standards Manual
e. Facade colors should reflect subtle earth tones. Accent materials should complement
the colors of the primary facade.
f. Samples of facade and roof materials should be submitted to the City.
3. Scale and Mass
Goal: To establish standards for building with a human scale in mind.
a. Buildings should be broken down into smaller parts to avoid monotonous or continuous
design 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 multiple roof and ridgelines perpendicular with
one another.
d. Structures of two‐stories or higher should have articulated facades to minimize the
appearance 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.
Entries and other bump out features are effective in this regard.
4. Roof Design
Goal: To ensure architectural consideration and consistency in roof design in relation to the
structure, 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. Flat roofs with parapets of varying heights are encouraged for large commercial
buildings.
c. Rooftop equipment, particularly on flat roofs, must be screened by the parapet or other
architectural features.
5. Entries
Goal: To provide identifiable entryways that emphasize 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.
b. Architectural features should be incorporated into entryways, such as facade detailing
or prominent windows.
c. The use of canopies, awnings and other sheltering features are encouraged.
d. Pedestrian amenities such as trash receptacles, benches, or lighted bollards are
encouraged near entryways to commercial buildings.
6. Lighting
Goal: To ensure safety of patrons, employees, pedestrians and automobiles, in addition to
providing visual interest and aesthetic value to a site.
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Lake Elmo Design Standards Manual
a. Lighting must be provided in entryways, parking areas, pedestrian ways, storage and
service areas, and other locations that require additional 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.
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.
7. Signage
Goal: To provide signage that clearly identifies businesses within the Commercial district,
while promoting quality and consistency in terms of design 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 consistency include scale, color, lighting and
materials.
c. Signs must be constructed of high‐quality, durable materials.
d. Directional signage to delivery, service and storage areas is required.
e. Two and three‐dimensional signs are encouraged to promote creativity and district
identity.
IV. Business Park Development
Applicable Zoning Districts:
• Business Park/Light Manufacturing (BP)
Purpose:
The intent of this zoning district is to provide opportunities 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 various 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
1. Building Placement
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Lake Elmo Design Standards Manual
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 direct access for automobiles and
pedestrians.
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 compatible with adjacent structures and sites.
e. Utilizing the natural topography or features of the site is encouraged to create unique
landscapes 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 Elmo’s open‐space character.
2. Streetscape
Goal: To provide high quality landscaping in areas visible from the public view, as well as
promote pedestrian connections in the BP district.
a. Street trees shall be installed at regular intervals along the public right of way.
b. Additional landscaping along public streets is encouraged. Landscape materials should
be low‐maintenance and native to ensure heartiness.
c. Sidewalks along the public right of way are encouraged to extend pedestrian
connections throughout the BP district.
3. Landscaping
Goal: To reduce continuous hardscape and impervious 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 resistant to the climate, disease and salt are
encouraged.
d. Making use of similar plant materials as adjacent properties and public spaces is
encouraged 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, particularly in parking areas.
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Lake Elmo Design Standards Manual
4. Parking
Goal: To adequately serve the parking needs of businesses in the BP district, while ensuring
pedestrian 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. Surface parking may not exceed more than 60% of the primary street frontage.
c. The entrance to parking facilities should be 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
buildings when possible.
f. Structure parking or parking areas located beneath the primary structure should be
screened with architectural elements that match the primary 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 adjacent 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 impervious 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
discouraged.
l. Parking facilities must be ADA compliant when deemed necessary.
5. 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. Service, storage and trash collection areas are not allowed in the setback areas.
c. The location of delivery, storage and service areas should be clearly marked with
signage and should not interfere with other automobile or pedestrian circulation.
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Lake Elmo Design Standards Manual
d. Storage and delivery areas should be hard surface, minimizing the dispersal of dust.
B. Building Design
1. 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 prevailing architectural style of the structure.
c. Variety and creativity in building facade is encouraged through changes in building
materials, fenestration height, and roof lines. Primary facades should not present a
continuous wall without architectural details that add visual interest.
d. Minimizing continuous expanses of wall through facade articulation, recession or
projection is encouraged.
e. Architects and builders are encouraged to incorporate topographical features into the
form of the structure when possible, utilizing natural grades to create unique design.
2. Building Materials
Goal: To promote quality development through durability 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, Exterior Insulation Finish Systems (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.
d. The following building materials are not allowed to be used as finished facade 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.
f. Facade colors should reflect subtle earth tones. Accent materials should complement
the colors of the primary facade.
g. Samples of facade and roof materials should be submitted to the City.
3. Scale and Mass
Goal: To reduce the appearance of mass, promoting a human scale in the BP district.
a. Scale should be reduced by utilizing “step‐down” methods towards the public street.
Entries and other bump out features are effective in this regard.
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Lake Elmo Design Standards Manual
b. Building mass should be broken up with multiple roof and ridgelines perpendicular with
one another.
c. Structures of two‐stories or higher should have articulated facades to minimize the
appearance of mass.
4. Roof Design
Goal: To ensure architectural consideration and consistency in roof design in relation to the
architecture 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
structure.
b. Flat roofs with parapets of varying heights are encouraged for large buildings in the BP
district
c. Rooftop equipment, particularly on flat roofs, must be screened by the parapet or other
architectural features.
5. Entries
Goal: To provide identifiable entryways that emphasize 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 sheltering features are encouraged.
d. Pedestrian amenities such as trash receptacles, benches, or lighted bollards are
encouraged near entryways to buildings in the BP district.
6. Lighting
Goal: To ensure safety of patrons, employees, pedestrians and automobiles, in addition to
providing visual interest and aesthetic value to a site.
a. Lighting must be provided in entryways, parking areas, pedestrian ways, storage and
service areas, and other locations that require additional 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.
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.
7. Signage
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Lake Elmo Design Standards Manual
Goal: To provide signage that clearly identifies businesses within the BP district, while
promoting quality and consistency in terms of design 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 as a whole.
b. Sign elements that will be evaluated for consistency include scale, color, lighting and
materials.
c. Signs must be constructed of high quality, durable materials.
d. Directional signage to deliver, service and storage areas is required.
e. Two and three‐dimensional signs are encouraged to promote creativity and district
identity.
V. Mixed‐Use Development
Applicable Zoning Districts:
• Village Mixed‐Use (VMX)
Purpose:
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 environment. 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 function as a unique gathering place in the community. For
that reason, it is critical to establish consistent and high quality architectural standards that ensure
creativity and an attractive aesthetic.
A. Site Design
1. Building Placement
Goal: To promote compact development that is consistent with Lake Elmo’s vision for a
pedestrian‐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 orientation, plazas, patios, outdoor dining areas
and landscaped entries are encouraged in the setback area.
c. Buildings must be oriented either perpendicular 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. Parking areas should be located to the rear of buildings in the Mixed‐Use district and
accessed from secondary streets or parking alleys. On‐street parking may also be
available.
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Lake Elmo Design Standards Manual
f. Ground floor uses of structures in the Mixed‐Use district should encourage pedestrian
activity.
2. Streetscape
Goal: To provide a pleasing pedestrian environment that encourages
a. Larger sidewalks are encouraged to support the amount of pedestrian activity that is
conducive to downtown areas. The minimum sidewalk width in the Mixed‐Use district is
5 feet.
b. Sidewalk materials should be attractive, durable and low‐maintenance. Special paving
materials are encouraged 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 intervals.
e. Planting beds and other type of street landscaping are encouraged as long as they do
not conflict with pedestrian circulation.
f. Benches, bicycle racks, trash receptacles and other site furnishings are encouraged.
g. Pedestrian scaled lighting in the form of bollard or ornamental lighting promotes district
identity and pedestrian safety.
h. Ornamental fencing should be installed around outdoor dining areas to provide
separation from pedestrian routes.
3. Landscaping
Goal: To promote an aesthetically pleasing pedestrian 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 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 resistant to the climate, disease and salt are
encouraged.
d. Making use of similar plant materials as adjacent properties and public spaces is
encouraged to create continuity.
e. Mature trees should be retained when 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, particularly in parking areas.
4. Parking
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Lake Elmo Design Standards Manual
a. Surface parking is not allowed in front of the building along the primary street frontage.
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 architectural elements that match the
primary building.
d. The entrance to parking facilities should be located 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.
f. Surface 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 impervious 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
discouraged.
j. Parking facilities must be ADA compliant when deemed necessary.
5. 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. 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.
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
dispersal of dust.
B. Building Design
1. Form and Facade
Goal: To promote buildings of high architectural quality and creativity that are oriented
towards the primary street frontage and pedestrian environment.
a. No blank facades without windows and doors are allowed. All sides of the structures
should have architectural treatments.
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Lake Elmo Design Standards Manual
b. Window and door styles should reflect the prevailing architectural style of the structure.
c. Variety and creativity in building facade is encouraged through changes in building
materials, fenestration height, and roof lines. Primary facades should not present a
continuous wall without architectural details that add visual interest.
d. Minimizing continuous expanses of wall through facade articulation, recession or
projection is encouraged.
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 human 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.
2. Building Materials
Goal: To promote quality development through durability 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 structures should include brick, 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 allowed to be used as the finished facade for
development in the Mixed‐Use district:
e. Facade colors should reflect muted earth tones. Accent materials should complement
the colors of the primary facade.
f. Samples of facade and roof materials should be submitted to the City.
3. Mass and Scale
Goal: To establish standards for building with a human scale in mind.
• Unpainted galvanized metal • Unfinished “green‐treated” lumber
• Unfinished wood • Concrete block (painted or unpainted)
• Cast‐in‐place concrete
• “Tilt‐up” concrete panels
• EFIS (Exterior Insulation and Finish
System)
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Lake Elmo Design Standards Manual
a. Buildings should be broken down into smaller parts to avoid monotonous or continuous
design 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.
Entries and other bump out features are effective in this regard.
d. Structures of two‐stories or higher should have articulated facades to minimize the
appearance of mass.
e. Building mass should be broken up by multiple roof and ridgelines perpendicular with
one another.
4. Roof Design
Goal: To encourage creativity and architectural treatments in roof design, 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. Creativity and variety in roof design is encouraged in the Mixed‐Use district to add to
support district 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
architectural features.
e. Rooftops that are visible from adjacent building should minimize visual impact and give
consideration to rooftop aesthetics.
5. Entries
Goal: To provide identifiable entryways that emphasize 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
facade treatments, prominent windows or other features.
c. The use of canopies, awnings and other sheltering features are encouraged.
d. Pedestrian amenities such as trash receptacles, benches, bicycle racks or lighted bollards
are encouraged near entryways of buildings in the Mixed‐Use district.
6. Lighting
Goal: To ensure safety of patrons, employees, pedestrians and automobiles, in addition to
providing visual interest and aesthetic value to a site, contributing to district identity.
a. Lighting must be provided in entryways, parking areas, pedestrian ways, storage and
service areas, and other locations that require additional safety lighting.
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Lake Elmo Design Standards Manual
b. Lighting styles should be complementary to the architectural style of the building and
surrounding district.
c. Lighting of architectural features should be used to provide accent and interest, as well
as identify the building entryway.
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.
7. Signage
Goal: To provide durable, quality signage that identifies 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 consistency include scale, color, lighting and
materials.
c. Signs must be constructed of high‐quality, durable materials.
d. Directional signage to delivery, service and storage areas is required.
e. Two and three‐dimensional signs are encouraged to promote creativity and district
identity.