HomeMy WebLinkAboutPZ Packet 11-05-12
3800 Laverne Avenue North
Lake Elmo, MN 55042
(651) 777-5510
www.lakeelmo.org
NOTICE OF WORKSHOP MEETING
The City of Lake Elmo
Planning Commission will conduct a workshop meeting on
Monday, November 5, 2012 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes - None
4. Business Items
a. VILLAGE PLANNING UPDATE. The Planning Commission will receive an
update regarding the ongoing work to draft the Comprehensive Plan Amendment
of the Village Land Use Plan. Materials will be brought to the meeting.
b. DESIGN STNADARDS MANUAL UPDATE. The Planning Commission will
receive an update regarding further progress related to the Lake Elmo Design
Standards Manual. In addition, Staff will present an update regarding the Design
Standards Stakeholder Workshop that was held on 10/29/12.
5. Updates
a. City Council Updates - None
b. Staff Updates
i. Upcoming Meetings:
1. Planning Commission
a. November 14, 2012
b. November 26, 2012
2. Theming Workshop, November 8, 2012
c. Commission Concerns
6. Adjourn
Planning Commission
Date: 11/5/12
Item: 4b
Business
ITEM: Design Standards Manual Update
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Planning Director
______________________________________
SUMMARY AND ACTION REQUESTED:
After Staff completed the baseline draft of the Lake Elmo Design Standards Manual, the
City hosted a stakeholder workshop to invite members of the development community to
comment on the baseline draft. Overall, the majority of the feedback received from the
development community was positive. In addition to editorial improvements made to the
documents, Staff will present some areas of concern that were raised at the stakeholder
workshop regarding some of the standards within the manual.
BACKGROUND INFORMATION:
The baseline draft of the Design Standards Manual was completed for the previous
Planning Commission meeting on 10/22/12. Since the baseline draft was presented at
that time, Staff has conducted additional editorial review with the assistance of members
of the Planning Commission. This assistance has been extremely helpful for ensuring that
the intent of the design standards is followed to achieve the desired outcome. In addition
to editorial review, Staff also added language to the compliance section of the
Introduction that allows applicants to apply for relief of specific standards based upon
certain findings.
To encourage additional review and feedback, Staff also hosted a stakeholder workshop
on 10/29/12. 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. The tone from the development community overall was positive. However,
there were three main areas of concern regarding the standards:
1. Maximum setbacks contained within the High Density Residential and
Commercial districts.
2. The standard defining maximum percentages of allowed surface parking along
primary frontages.
BUSINESS ITEM 4b
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3. The use of Exterior Insulation Finishing Systems (EFIS) as an allowed building
material in multiple districts.
shop
In order to address these concerns, Staff would like to present specific proposals to the
Planning Commission to mitigate any potential problems caused by the standards. These
proposals may include tweaking standards, allowing for mitigation techniques, or fully
removing standards that may not be necessary or meet the intent of the manual. Staff is
seeking direction from the Planning Commission regarding these proposals to address the
concerns of the development community regarding the standards. Notes from the
meeting, as well as a letter from Bruce Miller, are attached for Planning Commission
review.
Finally, Staff presented a schedule for upcoming work related to design standards. The
future scope of work includes the following:
Update the content of the document to reflect the comments from the stakeholder
workshop and Planning Commission meeting (near-term).
Proceed with layout of the manual, including pictures and figures demonstrating
the standards visually (near-term).
Clarify the design review process (Winter 2012-13).
Link the design standards manual with the theming work being completed by
Damon Farber and Associates (March 2013).
Proceed with the adoption of the document (Spring 2013).
• Public Hearing at Planning Commission
• City Council adoption
This timeline should be compatible with the timing of the future Comprehensive Plan
Amendments, preparing the community for a new phase of growth.
Staff is confident that the Lake Elmo Design Standards Manual will be an effective
document in ensuring quality development outcomes. In addition, the incorporation of
the theming work completed by Damon Farber and Associates will be important in terms
of developing an identity unique to this community.
RECCOMENDATION:
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 (10-31-12)
2. Design Standards Stakeholder Workshop Meeting Notes
3. Letter from Bruce Miller (I-94 Work Group Member and stakeholder work
attendee)
BUSINESS ITEM 4b
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BUSINESS ITEM 4b
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
DRAFT – Lake Elmo Design Standards Manual
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 in 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.
Lake Elmo Design Standards Manual
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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. Exceptions to the standards contained within the manual may be granted by the Board of
Review under but not limited to the following circumstances:
• The proposed project is found to be of an architectural value above and beyond the
accepted standard and therefore a community asset;
• The proposed project demonstrates a commitment 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
pedestrian environment;
• The proposed project demonstrates a significant commitment to natural storm water
management practices; or
• The proposed project includes a significant commitment to sustainable building practices,
similar to the standards required for LEED certification.
In order to receive relief or exception to the standards within the manual, it is the responsibility of the
applicant to demonstrate why a specific standard presents an unreasonable burden in the context of the
proposed site or project.
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.
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Lake Elmo Design Standards Manual
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
Goal: Residential streetscapes should provide for pedestrian accessibility and safety while
offering aesthetically pleasing environments.
a. Sidewalks shall be provided in order to ensure pedestrian accessibility and circulation.
b. Sidewalk materials should be attractive and low‐maintenance, such as concrete or
decorative 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.
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 are 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.
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Lake Elmo Design Standards Manual
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. The linear measurement of surface parking areas parallel to the public street may not
exceed more than 30% of the primary street frontage. 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
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
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.
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.
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Lake Elmo Design Standards Manual
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
shall 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 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 structure, they should be varied in their location to
minimize the visual impact of a row of garage doors.
g. Detached garages shall be architecturally consistent 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 pedestrians.
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 entry 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.
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 complementary.
c. Siding materials should emphasize horizontal lines to reduce the appearance of height
and mass.
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Lake Elmo Design Standards Manual
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 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 incorporate 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.
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.
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.
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Lake Elmo Design Standards Manual
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. However, some curvature in design for aesthetic purposes
is allowed.
b. Each building should have one or more clearly identifiable “front doors” that address
the street and include signage denoting property address.
c. Building entries should incorporate design elements or architectural treatments, such as
awnings, columns or cornices to emphasize the primary entryway.
d. Primary 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
attractive appearance on the street side and allow residents to 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
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 prevent light pollution.
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.
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Lake Elmo Design Standards Manual
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 elements of community theming in
appropriate signage, supporting district and city identity.
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.
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
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Lake Elmo Design Standards Manual
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 decorative 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.
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. The lineal measurement of surface parking areas parallel to the public street may not
exceed more than 40% of the primary street frontage. Sites or projects that are unable
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Lake Elmo Design Standards Manual
to meet this requirement will be required to install berms and/or additional landscaping
along areas of surface parking adjacent to 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
prohibited.
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.
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.
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Lake Elmo Design Standards Manual
b. Window and door styles shall 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, 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 adequately duplicate natural materials may be
acceptable if approved by the City.
d. The following building materials are not allowed to be used as the primary 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
• 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. Accent 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.
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.
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Lake Elmo Design Standards Manual
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. 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
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. 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 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.
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. Architectural lighting must be downcast and shielded
to prevent light pollution.
d. Bollard lighting is encouraged for pedestrian areas.
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Lake Elmo Design Standards Manual
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.
f. All buildings are encouraged to incorporate elements of community theming in
appropriate signage, supporting district and city 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
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.
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Lake Elmo Design Standards Manual
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 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.
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.
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Lake Elmo Design Standards Manual
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. 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 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
prohibited.
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.
d. Storage and delivery areas should be hard surface, minimizing the dispersal of dust.
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Lake Elmo Design Standards Manual
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, glass, 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 primary finished façade
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. Accent 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.
3. Scale and Mass
Goal: To reduce the appearance of mass in the BP district.
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Lake Elmo Design Standards Manual
a. Scale should be reduced by utilizing “step‐down” methods, particularly near areas of
pedestrian circulation. Entries and other bump out features are effective in this regard.
b. Structures of two‐stories or higher should utilize facade treatments, such as multiple
building materials or additional windows, 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. 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
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 ornamental 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. Architectural lighting must be downcast and shielded
to prevent 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.
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 delivery, service and storage areas is required.
e. Two and three‐dimensional signs are encouraged to promote creativity and district
identity.
f. All buildings are encouraged to incorporate elements of community theming in
appropriate signage, supporting district and city 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.
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Lake Elmo Design Standards Manual
e. Off‐street 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 be
available on public streets in the front of buildings.
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 promotes a vibrant and walkable
downtown area.
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
6 feet.
b. Sidewalk materials should be attractive, durable and low‐maintenance, such as concrete
and pavers. 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, ornamental 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 shall 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.
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Lake Elmo Design Standards Manual
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
a. Off‐street surface parking is not allowed in front of the building along the primary street
frontage. However, opportunities for on‐street parking 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 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
prohibited.
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.
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Lake Elmo Design Standards Manual
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.
b. Variety and creativity in building facade is encouraged through changes in building
materials, fenestration height, and roof lines.
c. Minimizing continuous expanses of wall through facade articulation, recession or
projection is encouraged.
d. Window and door styles should reflect the prevailing 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 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, 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 allowed to be used as the finished facade for
development 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. Accent materials should complement the
colors of the primary facade.
23
Lake Elmo Design Standards Manual
f. Samples of facade and roof materials should be submitted to the City prior to building
permit approval.
3. Mass and Scale
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. 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 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 buildings should minimize the visual impact of
rooftop equipment 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 ornamental trash receptacles, benches, bicycle racks or
lighted bollards are encouraged near entryways of buildings in the Mixed‐Use district.
6. Lighting
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Lake Elmo Design Standards Manual
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.
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. Architectural lighting must be downcast and shielded
to prevent 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.
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.
f. All buildings are encouraged to incorporate elements of community theming in
appropriate signage, supporting district and city identity.
Design Standards Stakeholder Workshop, 10/29/12
Meeting Notes
Design Standards Stakeholder Meeting, 10/29/12
ick Johnson presented the proposed design standards, including major highlights N
and key principles.
im Freeman – There is concern with applying suburban codes to the village, T
especially concerning setbacks and site design standards.
Bruce Miller – He does not find it likely that on‐street parking within highway
oriented commercial areas will occur. He noted concern in regards to percentages
of allowable parking along primary frontage and bigger users not being able to
comply, i.e. in cases where there will be frontage along Hudson Blvd and 5th Street.
He believes it will be difficult in most cases, but is willing to work towards design
bjectives. Need to push back buildings when there are 3 or more users. Would like o
to see real world examples. How do you build flexibility into the code?
ick Johnson– We are looking at alternatives, including additional landscaping or N
increased setbacks.
ruce Miller – Adding more green space might not be the best use of commercial B
property. Need to generate revenue from land.
im Freeman – It is problematic when standards become part of the zoning T
ordinance. There is concern that it might discourage development.
odd Williams – Could a different alignment of parking still meet the 40% of linear T
frontage standard?
Bruce Miller – If they cannot make standards work, business will look elsewhere. In
addition, retail users want to see the front of the building from the primary street,
ot the sides of a building. 100’ max setback makes it difficult to line up several n
businesses in a row.
Tim Freeman – If the intent of the standards is only to preserve open space,
andscaping, etc… it could drive potential users away. Staff and policy makers l
should an exercise to layout a building to see how the standards would work.
David Deebach – Noted ambiguity within the standards for the VMX district. Page
8/Section 4ae – on‐street parking may be available… Page 20 (top item) on‐street
arking is not available.
1
p
2
Design Standards Stakeholder Workshop, 10/29/12
Nick Johnson – Presented a review of building materials that are noted within the
manual.
ruce Miller – EFIS is a very common materials, allows for a lot of variation on B
building design. As a primary material should be fine.
Todd Williams – Why should EFIS not be allowed in the mixed use district?
Nick Johnson ‐ Some cities didn’t allow it in historic districts because they were
eeking higher standards or more consistency to older existing buildings in s
downtown areas.
Dan Regan – Noted that the color and materials can be broken up within concrete
panels or cast‐in‐place concrete. The City need to be careful in applying standards
cross various zoning districts. Businesses in industrial zones will not be attracted a
here where a lot of articulation is required.
Dean Zuleger – Noted that the last business park he did (Weston, WI) required 60%
masonry with wrap (i.e. architectural panels). Right now, there is not a lot of space
or incubators. Standards that are out there today have limited building flexibility. f
Need to establish character and types of users before design standards can be set.
Bruce Miller – Outlined his overall concerns: maximum building setback of 100 feet;
40% max area for parking in front of buildings – might be able to accomplish with
andscaping and berming. Otherwise, only option might be to plan out pads, with l
less viable locations in the rear of properties.
ick Johnson – Asked Bruce and the others if additional landscaping and berming N
(limited) might be a better option than maximum setbacks?
ruce Miller – Yes, berming and/or additional landscaping would be preferential B
than the primary frontage standard.
im Freeman – Noted concern with adding layer to the development process, T
especially when standards are too restrictive.
oodbury Lakes example – there is a grade separation that helps hide the parking W
areas. Has gone into foreclosure, may not be the best example.
Tim Freeman – Noted concern of adding cost verses functionality.
s?
Todd Williams ‐ is it possible to break up parking more with additional island
Bruce Miller – Tenants are open to additional landscape islands, but are also
concerned about adding distance from the father parking areas to walk to the
building.
3
Design Standards Stakeholder Workshop, 10/29/12
im Freeman – Noted that you can’t put functional rain garden in commercial areas. T
They fill up with sediment and create problems.
Dave Deebach – Shared his focus on VMX district building materials. He believes the
list of materials that are not allowed is too extensive. With proper installation and in
ight environment, builders could use any one of the materials on the list in an r
attractive way.
Dale Allen – The general outline of the manual is good. He also supports Bruce
iller’s statement about the parking and setback standards. Flexibility is important, M
especially due to expected length of time for build out.
Nick Johnson – Presented the review timeline and future work related to completing
he Lake Elmo Design Standards Manual, leading to eventually City Council t
adoption.
ruce Miller – Asked about the timing of the design standards in relation to the Met B
Council’s review of the Comprehensive Plan Amendment for the I‐94 Corridor.
yle Klatt – Noted that the design standards are being done independently of Comp K
Plan adoption.
Todd Williams – Planning Commission goals: to keep Lake Elmo looking unique; can
e have something different? Any specific comments would be helpful for Planning w
Commission, especially to hear from developers.
adine Obermueller – Asked how to achieve turn of the century charm with EFIS or
ther types of architecture.
N
o
From:Bruce Miller
To:Nick Johnson;
Subject:Design Standards comments
Date:Tuesday, October 30, 2012 3:17:43 PM
Attachments:stock-photo-white-horse-fence-on-a-small-farm-in-the-country-922446.jpg
Hi Nick – Thanks again to you, Kyle and the rest of the City Staff for all your
efforts in preparing the design standards. Great progress has been made on the
comp plan update and the design standards are one more step in the right
direction to getting the I-94 corridor ready for development. Our company has
owned land in Lake Elmo for 42 years and for the first time I believe we are
finally going to be in a position to do something which will bring new businesses,
jobs, tax base, and REC units to Lake Elmo. If we can hammer though these
design standards hopefully we have everything in place to welcome new
development.
I am comfortable with the almost all of the design standards, however, as
discussed in the workshop, I have 3 areas of major concern regarding i)
maximum building setbacks, ii) maximum allowable percentage of street
frontage for parking and iii) the use of EFIS. Although I understand what staff
is trying to accomplish by incorporating these requirements, I am very
concerned they will be problematic to the businesses we are approaching to
locate here and will have the unintended consequence of chasing business away.
To me what you really want to accomplish can be summed up with the question
Planning Commission Chair, Todd Williams, ended the meeting with last night.
He asked how can Lake Elmo’s commercial area be different from every other
commercial area across the country? I have thought about this further and my
answer is it can be different through theming. With proper theming the curb
appeal of the area can look and feel different than every other commercial
development across the country including our neighboring communities. My
vision for theming is similar to the attached photo labeled “white horse fence on
a small farm in the country”. I would envision this white rail horse fence along
the primary streets of the new commercial and high density residential
developments. This is exactly what you see on the Schiltgen Farm when coming
from the west into the Old Village area so in some sense it is already a theme in
the Old Village. This could be carried into the I-94 area as well. On the land
that we own I would envision this along Keats Avenue and on the north side of
the Hudson Boulevard and accented at the driveway entrances and included in
the landscape areas as well. In my mind the white horse fence theme would
give the area a look and feel of a country farm theme which would distinguish it
from every other commercial area across the country. As one would drive along
I-94 and see a white horse fence all along the frontage road, the north side
certainly would stand out.
To try and accomplish a differently look by mandating a maximum building
setback requirement and/or maximum allowable percentage of parking along
primary streets not only is problematic and unacceptable to the potential
businesses, I don’t believe it would look that nice either. Building placement
and parking placement on the site are stringent requirements of the end users of
the buildings. They need maximum visibility and convenient, easy access
parking. If they can’t get the building position and parking layout they need
they just won’t locate there. It’s that simple. Therefore from a birds eye
perspective, the reality is it will look very similar to what is all around the country
and in your neighboring communities. The reason they all look the same is this
model has been tested, is successful, and it works. That being said however, I
sincerely believe we can achieve a different look and a different feel from the
curb by theming the area and still allow for the site to function the way the end
user wants. This should be a win-win where both the City and the businesses
get what they want.
Therefore, my request is simply to eliminate the i) maximum building setback of
100’ in the commercial district and the 60’ maximum building setback in the high
density residential district and ii) eliminate the surface parking may not exceed
40% of the street frontage in commercial and 30% in high density residential
and iii) allow EFIS so long as it does not exceed 66% of the any building façade.
In lieu of those 3 changes I suggest adding language to provide for a theming
throughout the commercial and high density residential districts. I suggest a
white horse fence but certainly am open to other theming suggestions as
recommended by staff or Damon Farber.
Thanks again Nick.
Bruce
Bruce Miller, CCIM
Vice President
MFC Properties Corporation
3470 Washington Drive, Suite 102
Eagan, MN 55122
(o) 651-452-3303
(c) 612-209-7213
(f) 651-452-3362
bmiller@mfcproperties.com <mailto:bmiller@mfcproperties.com>
www.mfcproperties.com <http://www.mfcproperties.com/>
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