HomeMy WebLinkAboutPZ Packet 07-09-12THE CITY OF
LAKE ELMO 3800 Laverne Avenue North (651) 777 -5510
Lake Elmo, MN 55042 www.lakeelmo.org
NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, July 9, 2012 at 7:00 p.m.
AGENDA
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. May 30, 2012
b. June 25, 2012
4. Business Items
a. DENSITY ANALYSIS WORKSHOP. The Planning Commission will receive a
presentation about housing density related to future housing development with the
support of local case studies.
b. ZONING CODE UPDATE DISCUSSION. The Planning Commission is being
asked to review and discuss the zoning districts that are proposed to implement
the pending Comprehensive Plan amendment for the City in advance of a public
hearing that is scheduled for July 23, 2012.
5. Updates
a. City Council Updates
i. Construction of two agricultural buildings at Country Sun Farms approved
as part of a review of the applicant's Interim Use Permit.
b. Staff Updates
i. Upcoming Meetings:
1. July 23, 2012 — Planning Commission
2. Comprehensive Plan and Zoning Code Public Hearing Schedule
c. Commission Concerns
6. Adjourn
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LAKE ELMO
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City of Lake Elmo
Planning Commission Meeting
Minutes of May 30, 2012
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:02 p.m.
COMMISSIONERS PRESENT: Bloyer, Hall, Williams, Fliflet, Haggard, Pelletier, and
Obermueller;
COMMMISSIONERS ABSENT: Ziertman;
STAFF PRESENT: Planning Director Klatt and City Planner Johnson.
Approve Agenda:
Commissioner Obermueller requested that business item #4 shows that a presentation
is going to be made by Natural System Utilities LLC, not Ecocheck.
M /S /P: Hall /Bloyer move to approve the agenda as amended. Vote 5:0.
Minutes:
May 7, 2012- Chairman Williams proposed that the minutes reflect the fact that there
were no additional nominations for the position of Vice Chair, so the nominations were
closed.
M /S /P: Williams /Bloyer move to approve the minutes as amended. Vote 4:0, Abstained:
Obermueller.
Public Hearing: None
Business Items: Review of Community Septic Systems - Tom Birkland of Natural System
Utilities Presentation
Mr. Birkland began his presentation outlining the scope of work that is completed by
Natural System Utilities. This work includes the review and maintenance of wastewater
treatment systems, or septic systems. He noted that the performance standards that
are used in this work are determined by the permitting agency, typically a county of
Minnesota Pollution Control Agency (MPCA).
Mr. Birkland then moved on to describe the systems
that
currently serve
properties in
Lake Elmo. He first described the community system
that
serves Carriage
Station.
Lake Elmo Planning Commission Minutes; 5 -30 -12
Chairman Williams asked if there is a constant flow of recirculation.
Mr. Birkland explained that the frequency of recirculation depends on the amount of
use and a formula that calculates the dispersal.
Mr. Birkland moved on to describe the system that currently serves the Farms of Lake
Elmo.
Chairman Williams asked how the final liquid is disposed of.
Mr. Birkland explained that the liquid is dispersed through drip piping system. This
system is similar to a drain field.
Commissioner Bloyer asked if the performance of these two systems is strong.
Mr. Birkland explained that these systems are award - winning systems.
Commissioner Obermueller asked if Natural System Utilities designed the systems at
Carriage Station and Farms of Lake Elmo.
Mr. Birkland explained
that his
company did
not design the systems, but operates as a
wastewater treatment
system
management
company.
Commissioner Fliflet noted that Farms of Lake Elmo still has many open lots.
Commissioner Obermueller asked where the drain field is located. In addition, where
would a secondary drain field be located if the primary system failed?
Mr.
Birkland explained that the system at Farms of
Lake Elmo
cleans the liquid to about
98%
before it reaches the end point. Failure of this
system is
unlikely.
Mr. Birkland moved forward to describe the system at Wild Flower Shores.
Chairman Williams asked about the poor nitrogen removal of this system.
Mr. Birkland explained that there is poor nitrogen removal because this type of system
does not involve recirculation.
Chairman Williams noted that the purpose of the wetland is no capture the nitrogen so
it can periodically removed.
Mr. Birkland noted that studies have shown that plants have mixed results in capturing
the nitrogen.
Lake Elmo Planning Commission Minutes; 5 -30 -12
Mr. Birkland then outlined the
Whistling Valley
I system. He noted
that this
system is
very similar to Carriage Station.
These systems
use pressure -dosed
beds for
dispersal.
Chairman Williams asked about the area that these beds require.
Birkland explained that these beds are about 200 -300 yards long.
Moving forward, Mr. Birkland then described the Whistling Valley II system.
Chairman Williams asked about the material that is added.
Birkland explained that the material added is used as food for the bacteria, resulting in
the dispersal of nitrogen gas.
Mr. Birkland then described the systems at Fields of St. Croix I & II. He noted that these
systems are well integrated into the surrounding landscape, incorporating walking trails
around the systems. He then followed with a description of the system at Tamarack
Farms and Sanctuary.
Commissioner Pelletier asked about the use of "injector systems'.
Mr. Birkland explained that these types of systems utilize tanks for each individual
home. The Farms of Lake Elmo has a similar system.
Commissioner Pelletier asked if this technology was more current.
Mr. Birkland explained that systems that utilize injector pumped do not have to utilize
gravity to ensure proper flow. The type of system installed is more dependent
Commissioner Haggard noted that homes in Carriage Station have garbage disposals.
Should they be using these garbage disposals.
Mr. Birkland noted that garbage disposals can clog wastewater treatment systems.
Chairman Williams asked about the reduction of contaminants of each type of system.
It would be useful to compare the reduction of contaminants of each type of system.
Mr. Birkland moved on to describe a maintenance issue in the Sanctuary system.
Commissioner Fliflet asked if the systems that incorporate grinder pumps are less averse
to becoming clogged.
Lake Elmo Planning Commission Minutes; 5 -30 -12
Mr. Birkland explained that during the period of build -out, the systems are more fragile
in terms of clogging. Once these areas reach full build -out, the systems function much
better.
Commissioner
Pelletier asked
if we should be more cognizant of the
performance of
different types
of systems and
relay this information to HOAs.
Mr. Birkland explained that education for residents on how to use their systems is
important in terms of maintaining good performance and longevity.
Commissioner Bloyer asked if the performance of community systems can be improved
with better awareness among the residents.
Commissioner Fliflet asked if the older community systems can be upgraded with newer
technology.
Mr. Birkland explained that it is extremely expensive to replace old systems with new
technology. In addition, simple systems do provide excellent treatment.
Commissioner Bloyer asked about the life -cycle of these community systems as
compared to individual systems. In addition, what does system failure entail.
Mr. Birkland noted that if the system is well maintained and designed, then it should last
a very long time. Failure is typically related to the drain field, not the collection or
treatment. This results from oversaturation.
Chairman Williams noted that the failure of the Hamlet system was related to
treatment.
Commissioner Hall wanted to know how common bacterial contamination is among
these systems.
Mr. Birkland explained that it is not common.
Commissioner Hall wanted to know where the sludge is disposed of.
Mr. Birkland noted that disposal occurs in several facilities around the Twin Cities.
Commissioner Pelletier commented that the failure of the Hamlet on Sunfish Lake
system gave the other community treatment systems a bad name. In addition, it is
important for the City to not allow substandard systems. Also, does the inclusion of
injector systems help avoid system failure?
Mr. Birkland explained that systems can be augmented to perform better.
Lake Elmo Planning Commission Minutes; 5 -30 -12 4
Chairman Williams asked about the standards called for by the permits for community
treatment systems.
Mr. Birkland explained that these permits have requirements related to the amount of
nitrogen disposed of by the system. He noted that the typical levels of nitrogen found
are between 3 -8 milligrams per liter of nitrogen.
Chairman Williams asked if there was any open water at any of these sites.
Mr. Birkland noted that the post- treatment discharge can sometimes bring water to the
surface, although it is not common.
Commissioner Fliflet noted that the above ground treatment building are not
aesthetically pleasing . Can the City require the developers to better address the
aesthetics of treatment equipment.
Planning Director Klatt noted that the Planning Commission can address this issue at
subdivision and development review. This could be addressed through screening or
other mechanisms.
Commissioner Bloyer noted that a structure could be built around this equipment.
Commissioner Obermueller asked that the presentation be emailed to the Commission
and shared with Lake Elmo residents.
Planning Director Klatt noted that this is valuable information in terms of future
subdivisions or other community systems that may be connected to City sewer.
Commissioner Bloyer asked if a connection to City sewer is made, do these systems
need to be removed, or do they remain dormant?
Planning Director Klatt was not certain and will find out more information.
Business Items: SSTS Update — Washington County
Mr. Pete Ganzel of Washington County provided an update related to permits issued for
subsurface sewage treatment systems in Lake Elmo. Since the first of the year, 9
installation permits were issued. In addition, 12 inspections were completed. Of the 12
inspections, 7 were complaints and 5 were found to be not compliant.
Lake Elmo Planning Commission Minutes; 5 -30 -12
Mr. Ganzel noted that he can describe the issue related to the community system at
Hamlet on Sunfish Lake. First, the system was undersized for the flowage received.
Now the system is operating effectively, however it is quite expensive.
Planning Director Klatt noted that the Hamlet on Sunfish Lake does have an agreement
with the City to connect to sanitary sewer as soon as it is available. The main reason for
this agreement is that the current system at Hamlet is quite expensive to operate. Klatt
also explained why the County now permits wastewater treatment systems in Lake
Elmo. He explained which government entity is responsible for different wastewater
treatment systems.
Mr. Ganzel explained that it is the responsibility of the County to enforce minimum
standards in terms of nitrate levels and other requirements.
Chairman Williams asked how it is determined which systems are inspected.
Mr. Ganzel explained that private companies complete compliance inspections
whenever a property is sold to a new owner, or in the instance of a significant expansion
of a property. These inspections look for leakage and separation.
Commissioner Bloyer asked about dry wells.
Mr. Ganzel explained that a dry well is similar to a cesspool, but one step up. These
systems clog frequently. There are many reasons why these systems should be
replaced.
Planning Director Klatt notes that inspections must be completed whenever a property
is sold. Bringing a system into compliance is the responsibility of the seller and buyer.
Commissioner Bloyer requested that the City Engineer make a presentation about sewer
design and water systems.
Planning Director Klatt noted that the City Engineer made a similar presentation at a
recent Council Workshop. However, the City Engineer could be able to present this
material to the Planning Commission as well.
Chairman Williams noted that this information would be valuable for the 1 -94 area
where the design of the sewer is not finalized.
Commissioner Pelletier asked about injector system use in the city of Lindstrom.
Mr. Ganzel explained that solids must still be accounted for and systems must be design
with the appropriate variable way strength.
Lake Elmo Planning Commission Minutes; 5 -30 -12
Pelletier wondered whether these types of systems could be used effectively for
businesses.
Mr. Ganzel noted
that pre- treatment
can be
very powerful. It is a matter of designing a
powerful enough
system for the type
of use.
Commissioner Obermueller asked about the type of system utilized at the Durand
property.
Mr. Ganzel noted that a pressure bed system was used. It is similar to a gravity system.
Commissioner Bloyer asked about the depth of the system.
Mr. Ganzel noted that this system is 3 feet deep.
Planning Director Klatt took this opportunity to highlight the findings of the Village Area
septic system survey. The results of this survey revealed that 580 of the responses
noted that they were interested in being connected to City sanitary sewer.
Chairman Williams noted that responses related to system replacement need to be
better defined. There may be lower -cost options available related to maintenance of
the system. Overall, system replacement needs to be better defined.
Planning Director Klatt noted that expansion of properties is causing greater strain on
current wastewater treatment systems.
Commissioner Obermueller inquire about replacement of systems in the Village Area.
Mr. Ganzel noted that most properties do not have room for a drainfield or for a
secondary system. He also noted that a property must be at least two acres large to
adequately fit a drainfield.
Planning Director Klatt asked about the use of holding tanks.
Mr. Ganzel noted that holding tanks are not a good option for residential properties.
Commissioner Obermueller asked if the County would work with residents who were in
a tough situation.
Mr. Ganzel noted that this situation is related to the variance process.
Commissioner Bloyer asked if the connection to the Old Village is on the near horizon.
In addition, how does the City intend to pay for it.
Lake Elmo Planning Commission Minutes; 5 -30 -12
Planning Director Klatt explained the design options, as well as potential costs
associated.
Business Items: Comprehensive Planning Work Group Update
Planning Director Klatt explained the formation of the work groups and described their
scope of work. Klatt highlighted all of the public meetings that have taken place in these
planning processes.
Chairman Williams noted that all property owners in the 1 -94 area were invited to the
stakeholder meetings.
Planning Director Klatt explained the densities associated with the 1 -94 plan.
Commissioner Hall asked if the City is in danger of not reaching their required REC
counts if the lower density ranges are used.
Planning Director Klatt explained that the Council would like to see a balance of
densities.
Commissioner Bloyer asked about the density of the Stonegate development.
Planning Director Klatt noted that the density of this area is 2.5acres /unit.
Chairman Williams asked about the minimum of 3.5units /acre mandated by Met
Council.
Planning Director Klatt explained that as long as the whole of the areas reaches its
targets, then the Met Council will accept the plans.
Regarding the comp plan update process, Klatt noted that an adjacent community
review process allows for 60 days. After this review, the Met Council has a 60 -120 day
review process.
Planning Director Klatt moved on to describe the planning process of the Village Area.
Major milestones of this process include improved community outreach, an illustrative
village plan, and a draft land use plan.
Chairman Williams noted
that
traffic movements
along
HWY -5 are currently dangerous
and should be improved.
The
Work Group goals
should
include improving safety.
Commissioner Fliflet noted that traffic and pedestrian safety is consistently addressed at
the Village Area Work Group.
Lake Elmo Planning Commission Minutes; 5 -30 -12
Planning Director Klatt went on to describe the current draft land use plan of the Old
Village.
Chairman Williams noted that the Hamlet on Sunfish Lake is not included in
the
REC
Counts, even though there is an agreement
to connect this development to
City
sewer.
Planning Director Klatt noted that this option is being explored. However, the
provisions of the MOU do not credit the City for existing areas to be connected. This
option will be explored further. Nevertheless, this option would require the expansion
of the Metropolitan Urban Service Area (MUSA).
Commissioner Haggard asked if the boundary of the Village Area has been approved by
the City Council.
Mayor Dean Johnston noted that the boundary has been defined for over 8 years.
Planning Director Klatt noted that discussion of the Village Boundary is ongoing. In
addition, Staff is working through the process to keep the greenbelt in conservation
easement is also ongoing.
Commissioner Obermueller asked about the process involving a Transfer of
Development Rights system.
Planning Director Klatt explained that discussions with MN Land Trust are still ongoing.
Planning Director Klatt wrapped up the presentation by describing major decision areas
moving forward and future work.
Chairman Williams asked about the role of the Parks Commission in better defining the
location of trails and facilities.
Planning Director Klatt explained that the Parks Commission is focused on trail
connections that will improve access to parks in Lake Elmo.
Mayor Dean Johnston noted the REC count was kept to a minimum to develop greater
flexibility in terms of keeping the rural character in place. Regarding the city's capacity
to pay for infrastructure, the Mayor noted that the City has an excellent bond rating.
Nevertheless, the City must be smart in how we phase the infrastructure. Finally, the
Mayor noted that the City gave land to the County for the Regional Park. Due to this
concession, the City has received a Grant to help pay for the sewer pipe to the Village.
However, this grant expires at the end of 2014. Therefore, this project must commence
in the next year.
Commissioner Bloyer asked about the cost of the Village pipe.
Lake Elmo Planning Commission Minutes; 5 -30 -12
The Mayor noted that from 1 -94 to 30th St., the sewer would cost 6 million dollars.
Council Updates:
City Council affirmed the hiring of Nick Johnson for the position of City Planner.
The Oakdale Gun Club CUP amendment was approved.
The Christ Lutheran Church septic system variance was also approved.
Staff Updates
The City is still seeking volunteers for the HWY -5 landscaping project. Those who are
interested in volunteering are asked to meet in the rear parking lot of Lake Elmo Bank at
9am.
Special thanks was extended to the businesses who
partnered in
the project, as well as
the Public Works
Department for excellent work in
preparing the
sites.
Upcoming Meetings: 6/11 Planning Commission
City Council agreed to participate in the Lake Elmo Ave demonstration project with the
help of local businesses and the Lake Elmo Rotary. This project is intended to
demonstrate what Lake Elmo Ave. would look like with the addition of streetscape
amenities.
Commission Concerns
None.
Adjournment
The meeting was adjourned at 9:27 p.m.
Respectfully submitted,
Kyle Klatt
Planning Director
Lake Elmo Planning Commission Minutes; 5 -30 -12 10
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LAKE ELMO
City of Lake Elmo
Planning Commission Meeting
Minutes of June 25, 2012
Chairman Williams called to order the meeting of the Lake Elmo Planning Commission at
7:03pm.
COMMISSIONERS PRESENT: Hall, Fliflet, Obermueller, Haggard, Williams, and Bloyer;
COMMISSIONERS ABSENT: Ziertman and Pelletier;
STAFF PRESENT: Planning Director Klatt, City Administrator Zuleger, and City Planner
Johnson.
Approve Agenda:
M /S /P: Hall /Fliflet motion to approve the agenda. Vote: 5 -0
Approve Minutes: None
Business Item: Review of Draft Comprehensive Plan Amendment - Housing Element
City Planner Johnson
presented an
overview of the draft housing section of the
Comprehensive Plan.
The housing
section was drafted
to comply with Met Council
requirements related
to the upcoming Comprehensive
Plan amendment process.
After reviewing the requirements, Planner Johnson reviewed City goals for housing in
community.
Chairman Williams noted that the goal of emphasizing walkability in residential
neighborhoods should apply to the 1 -94 Corridor as well.
Commissioner Haggard wanted to make sure that senior housing is affordable and that
we are providing for a variety of housing types for seniors.
Commissioner Obermueller commented that older populations may have much less
disposable income in the future, playing a large role in the housing that is available to
them.
City Administrator Zuleger felt that adding language to promote a variety of "life- cycle"
housing under goal number three would be best.
Commissioner Fliflet noted that single - family housing may still provide for the needs of
seniors, would like to see variety in their options.
Lake Elmo Planning Commission Minutes; 6 -25 -12
Chairman Williams noted that the density south of 10th Street is predicated by meeting
the requirements of the MOU, not providing housing for a specific age group.
Chairman Williams wanted to know what the population charts in other communities
look like compared to Lake Elmo.
Commissioner Bloyer asked about what other factors may be causing people to not
move to Lake Elmo other than affordability in the housing stock.
Commissioner Fliflet noted her concern about goal number #4, suggesting a rewording
of the language related to attracting specific age groups through housing.
City Planner Johnson reviewed the affordable housing allocation formula for
communities in the Twin Cities region.
Chairman Williams wanted to know how affordable housing will be defined in the
context of these land use plans.
Planner Johnson explained that affordable housing will primarily be explained through
the densities included in the land use plans.
Commissioner Bloyer asked if it is possible to do find statistics that document how many
people in the twin Cities walk to work. City Planner Johnson will look into this matter.
Chairman Williams noted that there are other objectives for walkability other than
transportation, such as recreation and health.
The Planning Commission pursued a general discussion on walkability and objectives for
neighborhood design.
Commissioner Hall felt that environments that are more walkable provides residents
more options, and that people can still own a car, yet walk or bike to their local
destinations.
Commissioner Obermueller wanted to have more examples of people who ride bikes to
work, shop, doctor, and other locations.
Commissioner Bloyer —asked if there is any research on happiness in terms of the
physical environment.
Business Item: Review of Draft Comprehensive Plan Amendment -1 -94 Land Use Chapter
Lake Elmo Planning Commission Minutes; 6 -25 -12
Planning Director Klatt presented the additional material that will be submitted along
with the Comprehensive Plan Update related to the land use plan, specifically the 1 -94
Corridor. Klatt explained how the plan relates to the revised version of the
Memorandum of Understanding (MOU). The revised MOU allows for relief from 2010
growth expectations until 2015. The new version of the MOU targets REC unit growth in
5 -year increments. In addition, there is a time extension on the wastewater inefficiency
fee. However, the 2030 expectations for growth and REC counts are still in placed at
this time.
Commissioner Fliflet asked if the City truly expects that the Met Council will not adjust
its projections for growth.
Planning Director Klatt explained that the projections will be adjusted through the next
round of regional forecasts.
City Administrator Zuleger noted that relief was granted to Scott County.
Commissioner Fliflet felt that the City should be more proactive in terms of presenting
growth forecasts that are more realistic.
City Administrator Zuleger noted that the Met Council wants to see the City of Lake
Elmo achieve some growth. It is important to get the process moving to build some
trust.
Commissioner Bloyer asked if the City believes that the Met Council will enforce the
wastewater inefficiency fees.
Planning Director Klatt explained the numbers of the revised MOU. Klatt noted that
there are 200 existing REC units from the existing residential in the Village. In addition,
future commercial development could bring 250 additional units in the Village. These
numbers ensure that Lake Elmo will meet the overall 6600 REC expectation. Finally, the
revised MOU will backload the growth of RECs in the period between 2020 -30.
Chairman Williams noted that there is not a "consistent rate of change' in the growth
plans like the Comp Plan amendment indicates. There is a discrepancy between this
statement and the backloading of the growth during the period of 2020 -30. There must
be consistency.
Commissioner Fliflet noted that we should revisit the employment RECs. The current
plan for the 1 -94 Corridor expectations are two high for the number of
Planning Director Klatt noted that some of these areas have flexibility built into them,
allowing for different land uses that may drive different employment figures/
Lake Elmo Planning Commission Minutes; 6 -25 -12
Commissioner
Bloyer noted that if the market conditions
change so
will the type of
commercial or
office development that could be located
in the 1 -94
Corridor.
Planning Director Klatt explained that we are trying to build the REC count into the plan.
Chairman Williams noted that the City is making a land use plan based upon REC unit
counts.
Commissioner Bloyer expressed his feelings that the discussions are mired down in the
REC Units.
Planning Director Klatt explained the rest of the REC unit requirements within the
revised MOU. There is more flexibility built into this approach.
Commissioner Fliflet noted that it is best to have more details built into the plan so that
the Staff has the proper direction. In addition, records and minutes must be improved
in order to understand the motives of these decisions.
City Administrator Zuleger felt that there should be a legislative intent built into the
minutes.
Commissioner Bloyer asked if it is necessary to provide developers with comp planning
and zoning before development can occur. He wanted to know if is possible to miss
some opportunities in completing this process.
City Administrator Zuleger noted that the City will not miss opportunities if we can get
through our Comp Plan process and zoning by the end of the summer. Also, our
approach has been market'driven in working in market realities in our land use plans.
Planning Director Klatt then summarized the next steps. They include adding the
staging plan, finalizing the housing sections, getting Planning Commission and City
Council approval and distributing to the surrounding communities and Met Council.
Chairman Williams asked if it was more appropriate to submit all of our amendments at
the same time.
Planning Director Klatt noted that the ancillary issues will be addressed when the Village
Area portion of the Comp Plan is submitted. Finally, Klatt noted some minor changes to
the 1 -94 land use plan that make the numbers, or REC counts, more consistent and
appropriately aligned.
Chairman Williams asked when is it appropriate to show the maximum densities.
Lake Elmo Planning Commission Minutes; 6 -25 -12
Planning Director Klatt noted that the Comp Plan is an appropriate time to include this
information.
Chairman Williams noted that the Planning Commission needs to discuss what the
maximum densities should be.
Planning Director Klatt felt that a workshop about density may be appropriate.
Commissioner Hall asked if development failure is factored into the comprehensive
planning.
Planning Director Klatt noted that failed development is not accounted for. Failure is
more a market element that is not accounted for. However, Klatt did note that the
expansion of sewer is dependent on successful development if it is to be done in a
fiscally responsible manner.
Chairman Williams noted that Page 11- mixed use 20 -50 units per acre- check on this.
Commissioner Bloyer asked if it is possible to change the land uses after the Comp Plan
has been amended.
Planning Director Klatt noted that other communities are more general or vague in
determining the location of certain land uses, simply determining areas for housing,
commercial and industrial. Meeting the requirements of the MOU, however, make it
necessary to be more prescriptive and precise in the case of Lake Elmo.
Terry Emerson, a lifelong Lake Elmo resident, made a request that additional portions of
his land on the East side of his property be guided for Highway Commercial land use.
Neither Chairman Williams nor Commissioner Hall, members of the 1 -94 Work Group,
knew why this area was not guided for Commercial use.
Planning Director Klatt noted that Staff needs direction on this proposed change.
Commissioner Fliflet wanted to know how this area will be accessed in terms of roads.
Chairman Williams noted
that the
hope is that a development
plan for this area would
be submitted at the same
time to
incorporate access.
Planning Director Klatt suggested that we make the property in question a more mixed -
use designation.
Commissioner Fliflet noted that she would not be opposed to this change because there
is a natural break due to the nearby Holiday gas station to the East.
Lake Elmo Planning Commission Minutes; 6 -25 -12
Chairman Williams noted that the form of the building is in many cases more important
than the use.
City Administrator Zuleger noted that this can be addressed with design standards.
Commissioner Fliflet noted that we need to have our design standards ready at the
same time as zoning.
City Administrator Zuleger noted that the City is working with a landscape architect,
Damon Farber, to address this very issue.
Chairman Williams wondered when the Planning Commission will see the zoning code
for the new zoning districts, as well as design standards for the 1 -94 Corridor and Village
Area.
Planning
Director
Klatt stated that drafting new zoning
districts and design standards
are next
in terms
of the process. Design standards can
run concurrently with zoning.
Chairman Williams noted that he would be willing to hold extra meetings to work with
the zoning.
City Council Updates
Planning Director Klatt noted that the City Council approved a minor subdivision for a
well site at the Madrinich property.
In addition, the City Council approved the renaming of a portion of Julep Ave. N. to 45th
St. N. near Tapestry at Charlottes Grove.
Staff Updates
Planning Director Klatt informed the Planning Commission that the Planning and
Engineering Departments are now located in the Community Development Annex. Staff
still has the same phone numbers, but these will change at some point.
Commission Concerns
Chairman Williams noted that an Economic Development Authority was discussed at the
last City Council meeting. Chairman Williams noted that this material should be
presented to the Planning Commission. He felt that the Planning Commission should
review and discuss this material.
Planning Director Klatt noted that this sentiment will be passed along to the Council.
Lake Elmo Planning Commission Minutes; 6 -25 -12
Adjournment at 9:05pm
Respectfully submitted,
Nick Johnson
City Planner
Lake Elmo Planning Commission Minutes; 6 -25 -12
rrn: crry cm
LAKE ELMO
Planning Commission
Date: 7/9/2012
Item: 4a
Business
ITEM: Density Analysis Workshop
SUBMITTED BY: Nick Johnson, City Planner
REVIEWED BY: Kyle Klatt, Planning Director
SUMMARY AND ACTION REQUESTED:
The Planning Commission will receive an informational presentation about housing
density related to future housing development that will occur in the I -94 Corridor and Old
Village. The presentation is intended to inform the Planning Commission about housing
density using local case studies and development outcomes. In order to prepare for the
workshop, an attachment is provided that outlines several cases of different housing
densities in surrounding communities in the Twin Cities. This density analysis was
produced at the University of Minnesota's College of Design.
After the presentation, the Planning Commission will have the opportunity to discuss
housing density and ask any questions that may pertain to the future housing
development in the I -94 Corridor and Old Village.
Attachments:
Suburban Density and Small Town Density, University of Minnesota College of Design
CityWalk is a pedestrian- oriented development that includes residences, businesses, walking paths, and a
town square. An area within CityWalk known as "The English Manor Townhomes" is featured in this density
sheet.
The townhome exteriors include a variety of materials and
easy automobile access while sidewalks provide a safe pedestrian route.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church Sr. SE, Minneapolis, MN 55455 www.designcenter.umn.edu NOWR 2 5
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0 200 400 Boo feet
I ; i ,yh % � r, - G ) •990
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Block Area & Demographic Information
(U.S. Census demographic information (2000) is not available for
CityWalk because it was developed after 2000. The area selected
for this density sheet approximates what a census block might
look like in future census data. Area was calculated from a site
plan provided by the contractor and unit numbers were counted
on site by Design Center staff. Density was calculated manually.)
block density 10 dwelling units /acre
number of housing units 53
block area 5.5 acres
occupied housing units not available (n /a)-
currently under construction
housing units owner - occupied n/a
average household size n/a
percent white n/a
median age n/a
types of units townhomes / rowhouses
number of floors 3
location Bounded by City Walk Drive, Soho Street,
open space to the south and west, and other housing
to the east.
Note: Scale of this orthophoto is different than most of the
orthophotos in this housing density sheet series.
Census Tract & Demographic Information
U.S. Census demographic information (2000) is not available for
CityWalk, which was completed after 2000.
context CityWalk is a mixed use development located
in a fast growing area of Woodbury. It includes
townhomes, such as the ones in the English Manor
Townhomes area featured in this density sheet, and
apartments. It is close to a major commercial area that
includes a Wal -Mart and other large stores.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu Ne.emitier2eos
Franklyn Park Apartments provides affordable housing for seniors. The four -story brick building is surrounded by a
well- tended landscape.
An intimate courtyard provides a protected oasis for
Franklyn Park residents.
A nearby pond helps control stormwater runoff and
adds green space.
Neighborhood assets located near Franklyn Park
Apartments include a community center and library.
Large windows allow fresh air and light into the units.
Some residents use the mini - balconies as a place for
container gardening.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu Nov me rM5
N
0 200 400 BW Imt
0 114 112 1 mile
Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 10 dwelling units /acre
number of housing units 121 "
block area 11.7 acres **
occupied housing units 100%
housing units owner - occupied 3.3%
average household size 1.1
percent white 100%*
median age 78.5'
types of units apartments
number of floors 4
location Bounded by Centennial Drive, Helen Street
North, Seppala Boulevard, and 1st Street North.
Scale of this orthophoto is different than most of the orthophotos in
this housing density sheet series.
Census Tract & Demographic Information
"' The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 2.2 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses, in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 939 * **
census tract land area 425 acres * **
median household income $41,597
context Located near the main downtown commercial
area of North St. Paul, this block features affordable
senior housing, a pond, and a library and community
building.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Reason Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu Nw WM5
The apartments in this part of Woodbury Park feature front entrances that open onto landscaped courtyards.
Landscaped areas are well maintained.
Within the same development but outside the featured
census block, an automobile court provides surface
parking for residents and guests and access to tuck -
under garages.
In an area adjacent to the featured census block, two -
story housing lines the edge of the development.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 vA wAesigncenlenumn.edu no a 2W5
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0 100 200 400 feet
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Block Area & Demographic Information
' U.S. Census demographic information (2000) for census block
indicated on photo at left.
•' Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 11 dwelling units /acre
number of housing units 20 (U.S. Census
data is incorrect. Information provided by property
management staff.)
block area 1.9 acres "
occupied housing units 96.2% *
housing units owner - occupied 0%
average household size 2.7
percent white 84.0% `
median age 27.2 *
types of units rowhouses
number of floors 3
location Bounded by Interlachen Parkway,
Promenade Lane, and Vining Drive.
Census Tract & Demographic Information
"' The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 1.9 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 2,118
census tract land area 1,117 acres *"
median household Income $83,530
context This development is near many commercial
and civic facilities.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designeenter.umn.edu rao.em,e, 205
Hartford Commons is a new rowhouse development located near Eden Prairie Center. High - quality building
materials, rich detailing, sidewalks, and boulevard trees create a pleasant walking atmosphere.
houses.
of tF
Service drives off of the main streets provide access to
the tuck -under garages, allowing a garage -free street
presentation.
Metropolitan Design Center I College of Architecture and landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcentenumn.edu W. adds
N
T0 200 40o s00 teat
N
0 114 12 1 mile
Block Area & Demographic
Information
(U.S. Census demographic information (2000) is not
available for Hartford Commons because it was developed
after 2000. The developer provided development acreage
and number of housing units. Density was calculated
manually.)
block density 18 dwelling units /acre
number of housing units 317
block area 17.9 acres
occupied housing units not available (n /a)-
currently under construction
housing units owner - occupied n/a
average household size n/a
percent white n/a
median age n/a
types of units rowhouses
number of floors 2.5
location Bounded by Prairie Lakes Drive, Rolling
Hills Road. and Prairie Center Drive.
Note: Scale of this orthophoto is different than most of the
orthophotos in this housing density sheet series.
Census Tract & Demographic Information
U.S. Census demographic information (2000) is not available for
the Hartford Commons, which was completed after 2000.
context Hartford Commons is located across the
street from a large commercial area that includes
the Eden Prairie Center shopping mall. Other nearby
amenities include Anderson Lakes Park and the Eden
Prairie Library.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu Nw er 2146
Valley Creek Apartments
is a large rental
apartment complex. Balconies,
brick finishes, and multi - gabled roofs
minimize the scale of the
3 -story building.
Both below -grade and surface
parking are provided.
The large size of this residential complex allows it to provide amenities such as a swimming pool, clubhouse,
large playground, and tennis courts.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcentecumn.edu w ews
N
0 100 200 4001eet
N
e0 1/4 12 1 mile
Block Area & Demographic Information
Note: U.S. Census information from three census blocks that are
part of one development were combined for this density sheet.
U.S. Census demographic information (2000) for the three
census blocks indicated on photo at left.
Block area for the combined three census blocks was
calculated using a census block layer that was aligned to street
centerlines by The Lawrence Group.
block density 21 dwelling units /acre
number of housing units 222
block area 10.5 acres **
occupied housing units 87.4%
housing units owner- occupied 0%
average household size 1.9, 1.8, 1.9
percent white 81.4% *
median age 29.0, 27.3, 27.3
types of units low -rise apartment
number of floors 3
location Bounded by Parkwood Drive, Century Circle,
Pouliot Parkway, and Century Avenue South.
Census Tract & Demographic Information
"' The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 1.5 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,998 * **
census tract land area 1,290 acres *"
median household Income $51,913 *"
context Located in a fast developing area of
Woodbury, these apartments are close to significant
commercial and industrial areas.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu na"a w 20
A variety of roof lines and facade articulations provides architectural detailing that minimizes the prominence of
the garages and creates an interesting streetscape. In addition, by using a tuck -under design for the garages,
they do not overwhelm the front entrances (left). Many front entrances to the townhomes are highlighted by
porches, creating a single family home -like appearance (right).
In some cases, units are combined in one building that
looks like a large home.
A clubhouse, within this townhome development but
outside the census block featured in this density sheet,
is available for use by the residents.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu Nuw t 5
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Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 32 dwelling units /acre
number of housing units 77
block area 2.4 acres **
occupied housing units 50.6%
housing units owner - occupied 0%
average household size 1.9
percent white 92.3%
median age 34.3 *
types of units townhomes
number of floors 2
location Bounded by Grand Forest Lane and Grand
Reserve Boulevard.
Census Tract & Demographic Information
••• The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 0.2 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,630
census tract land area 10,057 acres
median household income $104,645 *"
context These larger townhomes are located in
a residential area near Eagle Valley Golf Course.
Valley Crossing Collaborative School is located at
the intersection of Valley Creek Road and Woodbury
Drive. A commercial and industrial area is located to
the north near 1 -94.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 wwwAssigmentecumn.edu Now.mea zoos
The entrance
road to
St. Albans
Mill
Condominiums winds through
the woods,
setting the context for this
development
located
adjacent
to
Big
Willow Park. A pedestrian trail
is located
near the road.
Large screened balconies provide views to the
surrounding woodlands and the landscaped grounds.
Both surface and underground parking are provided.
A large outdoor swimming pool, paved pool deck, and
community building are centrally located.
A landscaped courtyard adjacent to the swimming pool
provides a gathering place for residents.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designoenter.umn.edu WwmMr M5
N
0 100 200 400 feet
N
0 1/4 12 1 mile
Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
'* Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 50 dwelling units /acre
number of housing units 131 '
block area 2.6 acres"
occupied housing units 92.4%
housing units owner - occupied 98.3%
average household size 1.5
percent white 99.2 %'
median age 73.3 *
types of units low -rise apartments
number of floors 3
location South of Cedar Lake Road on St. Albans Mill
Road.
Census Tract & Demographic Information
••• The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 1.0 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 2,266 * *'
census tract land area 2,300 acres * **
median household Income $89,923 * **
context St. Albans Mill Condominiums are bordered
on three sides by Big Willow Park. In addition,
Minnehaha Creek meanders along the west and north
boundaries of the development.
Metropolitan Design center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu �e,"05
Woodlane Place Townhomes are rental townhomes in
eastern Woodbury.
The townhomes are wrapped around a common area
that includes play space and a swimming pool. Paths
wind through the well- maintained landscape.
Garages include architectural details such as
distinctive roof lines and high quality materials.
Metropolitan Design Center I College of Architecture and Landscape Architecture 1 University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu rbVm zoos
N
0 100 200 400 lint
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0 1/4 12 1 mile
Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
*' Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 8 dwelling units /acre
number of housing units 45
block area 5.3 acres **
occupied housing units 95.6% *
housing units owner - occupied 0%
average household size 2.26
percent white 86.0%
median age 26.7 *
types of units townhomes
number of floors 2
location Bounded by Cypress Drive, Cochrane Drive,
and Sycamore Trail.
Census Tract & Demographic Information
• ** The U.S. Census demographic information (2000) included
here refers to the entire census tract, which exlends beyond the
boundaries of the map at left.
census tract density 1.8 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 2,060 * *`
census tract land area 1,125 acres * *`
median household Income $54,316
context Set in the Twin Cities suburb of Woodbury,
this block is part of a bigger townhome development.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcentecumn.edu Noy. wzoos
Most of the homes on this block are one- and- a -half-
story Cape Cods. While smaller than many houses
built today, these homes make excellent starter homes
and homes for individuals, couples, and small families.
Several newer infill homes are also located on the
block.
Three low -rise apartment buildings are located near
the intersection of 42nd Avenue North and Adair
Avenue North. The buildings are set back from the
street the same distance as the single - family homes
on the block, helping to integrate these buildings
with the surrounding residences. Surface parking is
provided behind the buildings.
This block does not have an alley; garages and
driveways are accessed from the streets.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenler.umn.edu rm�, zoos
N
0 200 400 9001aet
N
0 114 12 1 mile
Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 9 dwelling units /acre
number of housing units 60
block area 7.0 acres **
occupied housing units 98.3%
housing units owner - occupied 35.6 %'
average household size 1.83
percent white 91.5% *
median age 34.0 *
types of units detached single - family homes, low -rise
apartment buildings
number of floors 1 -2.5
location Bounded by 41 st Avenue North, 42nd
Avenue North, Zane Avenue North, and Adair Avenue
North.
Note: Scale of this orthophoto is different than most of the
orlhophotos in this housing density sheet series.
Census Tract & Demographic Information
*'* The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 3.0 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 825 * **
census tract land area 272 acres * **
median household Income $45,962 * **
context The surrounding area includes primarily
post -WW II single - family detached homes mixed with
some multi - family housing. A mix of commercial and
residential development is found along 42nd Avenue
North.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcentecumn.edu tm erM
The townhomes at Village Green are arranged as the name Implies, IIKe d small village. Winding roads and a
building arrangement that seems to have developed over many years create small public greens and "courtyards"
between some of the homes. The public greens have hedges and fences.
While garages have a strong street presence, these are
nicely designed using a variety of materials and roof
forms.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota ��mos
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 wwa.designcenter.umn.edu
N
0 100 ox) 400 feet
N
0 1k 1n 1 mile
Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
•• Block area was calculated using a census block layer that was
aligned to street centedines by The Lawrence Group.
block density 9 dwelling units /acre
number of housing units 39
block area 4.4 acres **
occupied housing units 100%
housing units owner - occupied 92.3%
average household size 1.7
percent white 100%
median age 29.8'
types of units townhomes
number of floors 2
location Bounded by Bedford Drive, Golf View Drive,
Valley View Road, and Penny Hill Road.
Census Tract & Demographic Information
• ** The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 1.6 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,359 * **
census tract land area 839 acres * **
median household Income $62,091 *"
context Village Green is located in an area of curved
streets and culs -de -sac. Bent Creek Golf Course is
to the east as is the 181 -acre Edenvale Conservation
Area.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu No"Mbe, 2005
The Cape Cod -style homes on this blooK are typical or many; tomes built after World War II with one exception—
they are all duplexes. Designed to appear as single family homes, entrances to the second units are found on the
sides of the homes.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota No��a,pos
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu
N
0 100 200 4o0 teat
0 114 V2 1 mile
Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 9 dwelling units /acre
number of housing units 48
block area 5.1 acres **
occupied housing units 100%
housing units owner - occupied 33.3 %'
average household size 1.6
percent white 87.5%
median age 32.5 *
types of units duplexes
number of floors 1
location Bounded by 39th Avenue North, Quail
Avenue North, 38th Avenue North, and Regent Avenue
North.
Census Tract & Demographic Information
*' The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 4.7 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 2,175 * **
census tract land area 460 acres * **
median household Income $36,295
context Robbinsdale is a first -ring suburb with an
active pedestrian - scaled downtown. Located along
Highway 81, Robbinsdale started as a village and later
developed as a pre -WW II suburb.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu W"re o 2
The townhomes include detailing typical of many
single - family detached homes — gabled roofs, entry
gardens, and brick detailing. Dormers break up the
large roofs.
While the driveways and garages have a strong street
presence, their impact is minimized in many instances
by small fenced front entries and landscaping.
A small commercial area — downtown New Brighton —
which is located nearby includes City Hall, businesses,
offices, and a small park.
The sidewalks of the surrounding area are landscaped
with shade trees, providing a pleasant walk through
the neighborhood.
letropolitan
Design Center
I College of Architecture and Landscape Architecture
I University of Minnesota
Rapson Hall,
89 Church St. SE,
Minneapolis, MN 55455 �.designcenter.umn.edu
rwbme�, zoos
N
0 100 200 400 feet
N
e0 1/4 1/2 1 mile
Block Area & Demographic Information
* U.S. Census demographic information (2000) for census
block indicated on photo at left.
*' Block area was calculated using a census block layer that
was aligned to street centedines by The Lawrence Group.
block density 8 dwelling units /acre
number of housing units 10
block area 1.2 acres **
occupied housing units 100%
housing units owner - occupied 100%
average household size 1.4
percent white 100%*
median age 54.0 *
types of units townhomes
number of floors 1.5
location Bounded by Queens Gate, 5th Street
Northwest, and Old Town Drive.
Census Tract & Demographic Information
*' The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 2.5 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,654 * **
census tract land area 667 acres * **
median household Income $40,048 * **
context The townhomes highlighted on this density
sheet are part of a larger townhome development
near downtown New Brighton and Veterans Park. The
downtown area includes City Hall, businesses, and
offices.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu Nowfter S
The townhomes have features typical of single - family homes, including gable roofs and brick detailing. Entrances
are found on both sides of the buildings.
All units share this play area for young children.
Detached garages for all units are grouped together in
the interior of the block.
Sidewalks connect the townhomes. In this area,
recycling containers are kept along a walk that allows
pedestrians to pass between groups of garages.
While the exterior of each townhome unit looks very
similar to its neighbor, individual treatments near the
front doors create unique entries.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu momo wwms ware mm6cl in pant by TMs *10 §m Foundation
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Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 9 dwelling units /acre
number of housing units 37'
block area 4.0 acres'"
occupied housing units 100 %'
housing units owner - occupied 2.7%
average household size 3.7'
percent white 100%
median age 34.5'
types of units townhomes
number of floors 2
location Bounded by Woodcrest Drive and Village
Road. Chaska is 27 miles southwest of the Twin Cities.
Census Tract & Demographic Information
'** The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density .7 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 2,480
census tract land area 3,563 acres
median household income $65,517
context Jonathan is a New Town development that
was started in the late -1960s and later became part
of Chaska. Homes in Jonathan are clustered, allowing
for the preservation of open space. A system of trails
connects the clusters of homes.
Metropolitan Design Center
I College of Architecture and Landscape Architecture
I University of
Minnesota
1 Rapson Hall, 89 Church St. SE,
Minneapolis, MN 55455 www.designcentecumn.edu
mete ebeea wore horded In W by might roundann
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Located four blocks from downtown Cannon Falls, the
Stonehouse Apartments senior housing complex is an
1893 building that was formerly an elementary school.
Financed through government - sponsored programs,
residents must meet income guidelines.
The one -story Cannon Community Center is attached
to Stonehouse Apartments.
Bridge Run, located next to Stonehouse Apartments,
consists of 18 three - bedroom rental townhomes
financed by the Housing Tax Credit program.
Residents must meet certain guidelines and
regulations.
The Bridge Run townhomes are designed to resemble
nearby detached homes. Traditional front porches face
the street and garages are attached at the rear.
A well- maintained play area is located behind
Stonehouse and Bridge Run apartments. This location
allows seniors to see the young children at play.
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Block Area & Demographic Information
U.S. Census demographic information (2000) for census
block indicated on photo at left.
Block area was calculated using a census block layer that
was aligned to street centerlines by The Lawrence Group.
block density 9 dwelling units /acre
number of housing units 50*
block area 5.9 acres"
occupied housing units 94%
housing units owner - occupied 0%
average household size 2.0
percent white 100%
median age 36.7 *
types of units apartments and townhomes
number of floors 2 -3
location Bounded by Minnesota Street East,
Bridge Street North, State Street West, and 2nd
Street North. Cannon Falls is 47 miles southeast of
the Twin Cities
Census Tract & Demographic Information
** The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density .3 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,866 * **
census tract land area 7,274 acres * **
median household income $44,677 * **
context This block is located approximately 4
blocks from downtown Cannon Falls and 2 blocks
from the Cannon River. Twenty-nine buildings in
downtown Cannon Falls were listed on the National
Register of Historic Places in 2000. Detached, single -
family housing predominates in the surrounding
neighborhoods.
Metropolitan
Design Center
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1 Rapson Hall,
89 Church St. SE,
Minneapolis, MN 55455 www.designcenter.umn.edu
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This apartment building fills approximately one -
quarter of the block. Porches, architectural detailing,
and a well- maintained landscape help it fit in to the
neighborhood, the rest of which is primarily single -
family homes.
This deck on top of a detached garage shows an
innovative use of outdoor space.
The census block includes a number of single -
family homes. Landscaped yards, shade trees,
and sidewalks provide an inviting pedestrian and
neighborhood environment.
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Block Area & Demographic Information
* U.S. Census demographic information (2000) for census block
indicated on photo at left.
•* Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 12 dwelling units /acre
number of housing units 36*
block area 2.9 acres **
occupied housing units 88.9%
housing units owner - occupied 68.8%
average household size 1.6 *
percent white 100%
median age 72.0 *
types of units detached single - family homes, low -rise
apartment building
number of floors 1 -2
location Bounded by Cherry Street West, Linden
Street West, 3rd Street North, and 4th Street North.
Stillwater is 27 miles east of the Twin Cities.
Census Tract & Demographic Information
*** The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density 1.6 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses, in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,650 * **
census tract land area 1,018 acres * **
median household income $46,596 * **
context This block is a few blocks from downtown
Stillwater, located in an area with older homes.
A medical facility is across the street. Leafy trees
shade the sidewalks that connect the block to its
surroundings.
Metropolitan
Design Center
I College of Architecture and Landscape Architecture
I University of
Minnesota
1 Rapson Hall,
89 Church St. SE,
Minneapolis, MN 55455 wwwdesigncenler.umn.edu
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Many of downtown Red Wing's buildings are mixed-
use.
A variety of one - story, two -story, and three -story
buildings, each with distinct styling and large windows,
creates a lively street frontage.
An information kiosk — located across the street from
the block highlighted —is used by residents and visitors
alike. Benches, a hedge, and hanging baskets with
flowers create a pleasant resting area along the street
and minimize the visual presence of the parking lot.
Angled parking has several advantages over parallel
parking: it is easier for drivers to access; it provides
more parking spaces than parallel parking; and it
establishes more distance between the sidewalk
and moving traffic, creating a pleasant pedestrian
environment.
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Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 13 dwelling units /acre
number of housing units 42
block area 3.3 acres"
occupied housing units 93%
housing units owner - occupied 2.6%
average household size 1.1
percent white 94.9%
median age 40.3 *
types of units apartments over commercial
number of floors 1 -3
location Bounded by Bush Street, Third Street West,
Plum Street, and Fourth Street West. Red Wing is 60
miles southeast of the Twin Cities.
Census Tract & Demographic Information
"' The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density .1 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 2,706 * **
census tract land area 31,328 acres * *'
median household Income $43,998
context Downtown Red Wing is located on the bluffs
of the Mississippi River. It includes a number of historic
buildings that have commercial, institutional, and
residential uses. Many of the commercial buildings
are mixed -use, with apartments located on the upper
floors.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designeenter.umn.edu Thy s^a*h; wma Nntla° In cw " ngh aeasn
Hastings has maintained a vibrant downl
characterized by mixed -use buildings with commercial space on the ground level and housing and offices on the
upper levels, creating a vibrant street where people live, work, shop, and play.
Access to second and third floor apartments varies. In
some cases entrance is from the side or back, while
in others the entrance is located at the front of the
building.
The small park (shown above) provides a pleasant
gathering place for visitors, workers, and downtown
residents to eat lunch, or have a cup of coffee.
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Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 15 dwelling units /acre
number of housing units 44
block area 2.9 acres"
occupied housing units 93.2 %'
housing units owner - occupied 7.3%
average household size 1.5
percent white 90.2 %'
median age 28.1 *
types of units apartments over commercial
number of floors 1-3
location Bounded by Ramsey Street, Third Street
East, Sibley Street, and Second Street East. Hastings
is 35 miles southeast of the Twin Cities.
Census Tract & Demographic Information
• ** The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density .3 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,896 * **
census tract land area 6,176 acres *"
median household Income $45,539 *"
context This block is located in the heart of downtown
Hastings, which is located on the Mississippi River.
It is a picture - perfect example of a small -town Main
Street. Many historic buildings, with commercial uses
on the first floor and housing above, line the downtown
streets.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu nose otor re Wolof In bymsb IgN rounaaaon
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The block has detached, single - family homes; a few
small businesses such as this one housed in a garage
(pictured above); and a large senior housing facility
(shown at right).
Mississippi Terrace is a 40 -unit senior housing
development designed for adults ages 55 and older.
Well- maintained landscaping and a wide porch
enhance its street appeal; the porch also makes the
building appear less massive and more like a single -
family home.
Parking at Mississippi Terrace is available in a small
surface lot at the front of the building and in an
underground garage (shown above).
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Block Area & Demographic Information
U.S. Census demographic information (2000) for census block
indicated on photo at left.
Block area was calculated using a census block layer that was
aligned to street centerlines by The Lawrence Group.
block density 18 dwelling units /acre
number of housing units 50'
block area 2.8 acres"
occupied housing units 98 %'
housing units owner - occupied 12.2 %
average household size 1.3
percent white 9B%
median age 71 *
types of units apartments, and detached single -
family homes
number of floors 1 -3
location Bounded by Tyler Street, Fourth Street East,
Ramsey Street, and Third Street East. Hastings is 35
miles southeast of the Twin Cities.
Census Tract & Demographic Information
••• The U.S. Census demographic information (2000) included
here refers to the entire census tract, which extends beyond the
boundaries of the map at left.
census tract density .3 dwelling units /acre
Census tract area on which density is calculated includes roads,
open space, commercial, industrial, and other land uses in
addition to housing. Tract densities are almost always lower than
block area densities.
number of housing units 1,896 * **
census tract land area 6,176 acres * **
median household income $45,539 *'*
context This block is located on the edge of
downtown Hastings. The surrounding area includes
commercial buildings and single family homes.
Metropolitan
Design Center
I College of Architecture and Landscape Architecture
I University of Minnesota
1 Rapson Hall,
89 Church St. SE,
Minneapolis, MN 55455 www.designcenter.umn.edu
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The land of Terra Springs development, once home
to the Territorial Prison, now has 176 housing
units, 3,200 square feet of retail space, and
underground parking for tenants. Building materials
and architectural detailing recall the site's historic
buildings, which were destroyed by fire in 2002.
The paving system used in the parking areas allows
rain to seep in to the ground. Such systems help
improve water quality by mitigating stormwater runoff
from intensely developed sites.
Balconies provide additional fair- weather living
space and allow residents to personalize the building
exterior.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
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Block Area & Demographic
Information
(U.S. Census demographic information (2000) is not
available for Terra Springs because it was developed
after 2000. Property developer provided housing units
and block area. Density was calculated manually.)
block density 22 dwelling units /acre
number of housing units 176
block area 8 acres
occupied housing units units under
construction
housing units owner - occupied not
available —units under construction (n /a)
average household size n/a
percent white n/a
median age n/a
types of units rowhouses, and owner -
occupied apartments
number of floors 4
location Bounded by Main Street North and
Laurel Street East. Stillwater is 27 miles east
of the Twin Cities.
Census Tract & Demographic Information
U.S. Census demographic information (2000) is not available for
Terra Springs, which was developed after 2000.
context Terra Springs development is located on
the edge of downtown Stillwater on the site of a
former state prison. In 2002, the historic buildings
on the site —a twine factory and a warehouse —were
destroyed by fire. The new plan includes over 10,000
square feet of commercial space in five buildings, of
which 3,200 square feet is set aside for retail uses. Six
brownstones along Main Street, planned as live/work
units, can provide additional commercial space if
warranted.
Metropolitan Design Center I College of Architecture and Landscape Architecture I University of Minnesota
1 Rapson Hall, 89 Church St. SE, Minneapolis, MN 55455 www.designcenter.umn.edu maw aneauw emeded in Pad by N niOt FOOMadOn
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nir: c.rn OF
JAKE ELMO
Planning Commission
Date: 7/6/12
Item: 4b
Business
ITEM: Zoning Ordinance Update Discussion — Proposed Zoning Districts for 1 -94 Corridor
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Nick Johnson, City Planner
Ben Gozola, Planning Consultant
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to briefly review and discuss the zoning districts that are
proposed to implement the pending Comprehensive Plan Update for the City in advance of a public
hearing that is scheduled for July 23, 2012 on these districts. At this point in time, Staff is focusing on the
districts required to move forward with plans along the 1 -94 Corridor, but this initial work includes a
proposal for what will eventually become all of the City's future zoning classifications. As part of this
ongoing work, Staff is also preparing a final draft of the definitions and use classifications that have
previously been presented to the Planning Commission. These updates will form the basis for the initial
zoning amendments needed to move forward with plans for 1 -94 Corridor, but will also serve as the
framework for future zoning amendments to serve the Village Area as well.
BACKGROUND:
The attached chart identifies the districts that Staff is proposing implement in conjunction with revisions to
the Lake Elmo Comprehensive Plan. This chart builds off of an earlier version reviewed by the Planning
Commission prior to the Village and 1 -94 work groups developing their land use plans, and as such,
represents a more consistent approach at zoning for the planned future land use categories. One of
Staffs primary objectives with the land use /zoning use categories was to keep the overall number of
districts as limited and simple as possible. The chart includes the current comprehensive plan land use
category, the proposed land use category, the proposed zoning to be consistent with the new land uses,
any alternative land uses allowed within each district, a proposed density range and an optional density
range that will be allowed through either a Conditional Use or Planned Unit Development process.
Other comments from Staff regarding this chart
• The proposed LDR, MDR, and HDR residential zoning districts could be used to support the
planned sewered residential districts in both the 1 -94 Corridor and within the Village Planning
Area.
• Staff is recommending that a density range be assigned within each of the new residential
districts that will cover the appropriate densities identified on the land use plans for both sewered
areas. A secondary requirement will mandate compliance with the maximum densities identified
in the Comprehensive Plan.
• The City's existing GB — General Business zoning district would be eliminated and replaced by a
Village Center Mixed Use, Commercial, or Convenience Commercial zoning district. The existing
Limited Business category would remain for any business areas outside of the two sewered
areas.
• The former Public Facilities zoning would be split into two separate districts in order to better
distinguish those portions of the City that are intended to remain as open space or parkland from
those that are intended to future public and semi - public facilities.
• Staff is recommending that the RAD -2 future land use category be revised to allow greater
flexibility with regards to the maximum density permitted in the areas guided on this manner.
• Certain districts would allow much higher densities than allowed by the underlying zoning, but
only as part of a Planned Unit Development proposal. These optional densities would follow a
model similar to the City's current Open Space zoning (which allows 4 -18 times the density of the
underlying zoning).
• The proposed sewered residential districts will incorporate language that will require buffering
between any properties zoned Residential Estates or Rural Single Family.
• The districts that will be drafted for consideration with the 1 -94 Comprehensive Plan update are
highlighted. The other districts will be brought forward at a later point in time to be implemented
with the Village plan amendments.
Staff is still working to complete the final versions of the 1 -94 Zoning Districts, and the final drafts will
include a purpose statement, list of permitted and conditional uses, district standards (lot dimensions,
bulk requirements), and site design and development standards. In terms of minimum lot sizes, Staff will
be proposing to keep these standards fairly small in order to give developers some additional flexibility in
planning future subdivision. Staff is still researching ways to either encourage or mandate the integration
of open space into the future developments. One of the mechanisms that might allow for open space to
be integrated into new projects is to encourage the clustering of smaller lots while maintaining the overall
area densities that are identified in the Comprehensive Plan.
RECOMMENDATION:
No action is requested at this time; however, the Commission will be asked to conduct a public hearing on
the proposed zoning districts for the 1 -94 Corridor at its next meeting.
ATTACHMENTS:
1. Proposed Zoning Work Chart
ORDER OF BUSINESS:
Introduction ............................................................... ............................... Planning Staff
- Report by staff ........................................................... ............................... Planning Staff
- Questions from the Commission .......... ..........................Chair & Commission Members
- Public Comments .......................................... ............................... ..........................Chair
- Discussion by the Planning Commission .......................Chair & Commission Members
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