HomeMy WebLinkAboutPZ Packet 03-28-11NOTICE OF MEETING
The City of Lake Elmo
Planning Commission will conduct a meeting on
Monday, March 28, 2011, at 7:00 p.m.
1. Pledge of Allegiance
2. Approve Agenda
3. Approve Minutes
a. March 7, 2010
4. Public Hearing
a. ZONING TEXT AMENDMENT: Consideration of an ordinance to amend
Section 154.038 of the Lake Elmo Zoning Ordinance (HD -RR -LB — Rural
Residential Limited Business Holding District) to allow Park -and -Ride
facilities as a conditional use in this district. The proposed amendment would
also amend Section I L0 (Definitions) of the City Code to include a
definition for "Park and Ride ".
5. Business Item
a. Zoning Code Update and Form Based Zoning Discussion
b. Zoning Text Amendment - Public Purchase of Land
6. Updates
a. City Council Updates
i. Early Childhood Family Center (ECFC)
b. Staff Updates
i. Village Area and I -94 Corridor
c. Commission Concerns
7. Adjourn
DRAFT
City of Lake Elmo
Planning Commission Meeting
Minutes of March 7, 2011
Chairman Van Zandt called to order the meeting of the Lake Elmo Planning Commission
at 7:00 p.m. COMMISSIONERS PRESENT: Bidon, Fliflet, Hall, Obermueller, Van
Erem, Van Zandt, Williams (7:02), and Ziertman. Absent: Britz, Haggard and Pelletier.
STAFF PRESENT: Planning Director Klatt and Planner Matzek
Agenda
M /S /P, Ziertman/Hall, approve the agenda as presented. Vote: 8:0.
Minutes — February 9, 2011
M /S /P, Hall / Bidon, approve the minutes as presented. Vote: 6:0. Abstained: Van Erem
and Williams.
Public Hearing - Zoning Map Amendment i'R -GB and Zoning 7extAmendment to allow
ECFC on 39" Street
Planning Director Klatt asked the commission to consider rezoning a property guided
VR -GB to GB and to amend the zoning text to allow an ECFC facility at properties on
39`1' Street in Lake Elmo. He said the school district is seeking five acres to build a
45,000 square foot facility.
Chairman Van Zandt asked how the city would benefit from having this facility.
Planning Director Klatt said the city would have an immediate user for the future sewer
line, it would bring activity to the village area, and this use is included as a component of
the Village Area Plan. He said the use would not generate property taxes, but would
stimulate additional activity and uses in the area.
Commissioner Williams asked what the REC count would be for this use
Planning Director Klatt said in the early discussions, it was estimated between forty and
fifty Residential Equivalency Connections.
Commissioner Fliflet said this building would be a major addition to the Village Area and
asked what it would look like and how it would fit in.
Planning Director Klatt said a site plan review process is required.
Commissioner Obermueller asked why the ECFC is not proposed for the location
identified for Civic uses in the Comprehensive Plan.
Planning Director Klatt said the Village Master Plan identifies this civic area broken up
into two parts. Although the site proposed is not in this location, it is close.
Lake Elmo Planning Commission Minutes; 3 -7 -11
DRAFT
THE CHAIRMAN OPENED THE PUBLIC HEARING AT 7:46 P.M.
Deb Krueger, 4452 Lake Elmo Ave N
Mrs. Krueger said she grew up the street from the proposed site in Stillwater, which is not
a good site for this facility. She said the use was considered in the Old Village
Comprehensive Plan, but in the area South of Hwy 5. She asked Planning Director Klatt
why it is proposed in a different area. She said she is concerned with traffic entering and
existing off of County Road 17.
Planning Director Klatt said the Village Master Plan splits the civic area into two separate
areas. The vision included a civic square right off Hwy 5. He said the School District
would prepare a traffic impact study further along in the process.
Mrs. Krueger said there is a bill on County Road 17 that may make it difficult to see. She
said she hopes to see the small piece of woods protected.
THE CHAIRMAN CLOSED THE PUBLIC HEARING AT 7:59 P.M.
Commissioner Fliflet asked how that site was chosen as it is not included in the current
plans.
Planning Director Klatt said the school had some environmental concerns in those areas
and although the site wasn't shovel ready, the proposed site has accessibility.
Commissioner Williams said although he has no objection to an ECFC at the proposed
site, he would not like the city to consider that the start of the civic plaza as it is too far
away from the existing and future population envisioned in the Village Area Master Plan
He said he does not think it is a good idea to have this use in all GB zoned properties.
Planner Matzek read Commissioner Pelletier's submitted comments in favor of the
proposal.
Commissioner Ziertman asked why the property would not be rezoned to Public
Facilities.
Planning Director Klatt said the PF zoning district is narrow in scope. He said staff's
perspective is to allow more flexible uses in the GB district while Public Facilities should
be more limited and specific.
M/S, Fliflet/Van Zandt, move to recommend approval of zoning map amendments for
lots one, two and three from VR -GB to GB.
M /S /F, Williams /Obermueller; to amend the previous motion to include that the ECFC
should not be considered the start of the village center until discussed by the Village Area
Work Group and secondly, that the City Council should not waive the SAC /WAC
connection fees.
Lake Elmo Planning Commission Minutes; 3 -7 -11
Commissioner Williams withdrew his amendment for the waiving of SAC and WAC
connection fees which Commissioner Obernmeller agreed to.
Vote: 3:5. (Fliflet, Bidon, Ziertman, Van Erem and Obennueller against.)
M /S /F, Williams /Obennueller, move to recommend the City Council not waive the SAC
and WAC fees.
Vote: 3:5. (Fliflet, Bidon, Van Zandt, Van Erem and Hail against.)
M /S /P, Fliflet /Van Zandt, move to recommend approval of zoning map amendments for
lots one, two and three from VR -GB to GB.
Vote: 6:2. (Williams and Ziertman against.)
THE CHAIRMAN OPENED THE PUBLIC HEARING AT 8:43 P.M.
No one spoke regarding the Zoning Text Amendment.
THE CHAIRMAN CLOSED THE PUBLIC HEARING AT 8:43 P.M.
M /S, Fliflet/Bidon, recommended approval of the zoning text amendments
Commissioner Ziertinan said she voted against the first part because she thinks the
commission does not have enough information. She would like to further discuss the
Public Facilities zoning district as an option instead of the General Business district.
Commissioner Williams said he thinks the Village Work Group should discuss this
before it comes to the commission. He said the code identifies a twenty -five percent
impervious coverage requirement which is more restrictive then the original language.
M /S /F, Williams /Obennueller, move to withdraw the motion to amend the GB district
requirements. Vote: 2:6 (Fliflet, Bidon, Van Zandt, Van Erem, Ziertman and Hall
against.)
Commissioner Fliflet amended her motion to include an increase to the impervious
surface requirement from twenty -five percent to seventy -five percent. Commissioner
Bidon agreed. Vote: 7:1. (Commissioner Ziertman against.)
The commission tools a three minute break.
Business Item — Discuss Zoning TzxtAmendments for Park -and -Ride Facility
Planner Matzek said the City Council had added this item to the commission's 2011 work
plan as a high priority and is looking for a recommendation on how the City could
accommodate a park and ride facility along the I -94 corridor. She mentioned that Metro
Transit is in the process of an alternatives analysis study for the I -94E corridor. She
Lake Elmo Planning Commission Minutes; 3 -7 -11
recommended the zoning district HD -RR -LB be considered for allowing park and ride
facilities as a conditional use.
Chairman Van Zandt pointed out the proposed sites are good in that they are where
located is more convenient for those riders looking to head into St. Paul or Minneapolis.
Commissioner Obermueller said she is concerned about removing these properties from
the tax roll.
Planner Matzek said each site is approximately six acres that are currently vacant. She
said it may spur additional business development.
Planning Director Klatt said the Council is looking for a recommendation on how the
zoning should be structured to allow a park and ride facilities in the city. He also pointed
out that the HD -RR -LB zoning district only applies to the proposed four properties.
Commissioner Pliflet said she agrees this should be discussed in the I -94 work group.
Planning Director Matt said staff will move this item forward and the commission, at that
time, can make that a formal recommendation to the City Council.
Business Item — Planning Commissioner Terms — Informational Item
Planner Matzek said this was an updated sheet identifying expiration of terms for each
commissioner. If there were questions, she asked commissioners to contact her.
Council Updates
Planning Director Klatt said the properties off of 27`' and 28a' Street were approved with
the condition of moving the driveways to 27t" Street. He said the City Council received
additional comments from a neighbor off of 28fv Street who was subjected to the flooding
previously discussed.
Staff Updates
Planning Director Man said that the March 14s' meeting will be cancelled given the
rescheduling of the night's meeting.
Planner Matzek said the city is in the process of creating a list of businesses in Lake
Elmo for the city's website.
Adjournment:
The meeting was adjourned 9:46 p.m.
Respectfully submitted,
Kelli Matzek
Planner
Lake Elmo Planning Commission Minutes; 3 -7 -11
Planning Commission
Date: 3/28/11
Business Item
Item: 4a
ITEM:
PUBLIC HEARING: Consideration of Zoning Text Amendment to Allow a
Park and Ride Use Along the Interstate 94 corridor
REQUESTED BY:
Planning Department
SUBMITTED BY:
Kelli Matzek, City Planner
REVIEWED BY:
Kyle Klatt, Director of Planning VOL/
■ • w s
The Planning Commission is asked to consider a zoning text amendment allowing park and ride
uses as a conditional use in the HD -RR -LB District and the addition of a definition for "Park and
Ride' facility. Staff is interested in having the commission discuss not only the potential locations,
but also the method of which a permit would be granted — conditional use versus Interim use
permit.
The Planning Commission discussed this topic at the March 7`h regular meeting. At that time a
recommendation was not requested, but the commission generally agreed that the 1 -94 Work
Group should review this potential use and location as a part of the overall planning process for
the future sewered area. However, given the original direction from the Council, staff is
proceeding with the public hearing to make those text changes suggested by the Council. Should
the Commission like to formally reaffirm their previous inclination towards postponing this change,
it will be passed along to the City Council at the time they review this item.
F-11 00 k1N7 i_14H,II i7 7 �1I_1t iC +IJ
At the January 25" City Council meeting, the Council approved the Commission's work plan, but
added "discussion on potential rezoning on two sites for a Park and Ride along 1 -94." Given the
high priority of the item, the Planning Commission is asked to review the proposal, hold a public
hearing and provide a recommendation to the City Council.
An application has not been received, nor is a specific project being discussed at this time.
The four properties zoned HD -RR -LB are located north of 1 -94 and south of Hudson Boulevard
located at the intersections of 1 -94 and Manning Avenue or 1 -94 and Keats Avenue. The land at
the intersection of 1 -94 and Manning Avenue is approximately 6 acres in size. The acreage at the
1 -94 and Keats Avenue intersection is closer to 6.9 acres.
The Planning Commission is asked to make a recommendation on the ordinance to allow a Park
and Ride facility as a conditional use in the HD -RR -LB district.
Introduction .................................... ...............................
.......................Planning Director
Report by staff ............................... ...............................
.......................Planning Director
Questions from the Commission .... ...............................
Chair & Commission Members
Call for a motion ....................................................
............................... Chair Facilitates
Discussion of Commission on the motion .............
............................... Chair Facilitates
Action by the Planning Commission ..............................
Chair & Commission Members
ATTACHMENTS (2):
1. Map of possible properties for Park- and -Ride use — for discussion purposes
2. Draft Zoning Text Amendment
2
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77
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HOLDING DISTRICT.
(A) Purpose. The Rural Residential Limited Business Holding District (HD -RR-
LB) is intended to regulate land use within rural residential areas planned and staged for
limited business development. The future zoning classification for areas zoned HD -RR-
LB and the timing for any zoning map amendments to rezone said holding district will be
determined by the City Council upon the extension of public sanitary sewer and water
services to these areas. Areas zoned HD -RR -LB will be rezoned before any new
connections from individual sites will be allowed to public sanitary and water services.
The future zoning district regulations will be consistent with the comprehensive plan
guidance of the property for Limited Business use.
(B) General regulation. All regulations governing the Rural Residential (RR)
Zoning District shall also apply to properties zoned Rural Residential Limited Business
Holding District (HD- RR -LB) except as outlined in this section.
(C) Permitted uses. Permitted uses and the general requirements of such in the HD-
RR-LB Zoning District shall be the same as in the Rural Residential (RR) Zoning
District.
(D) Uses permitted by conditional use permit. The following uses may be permitted
by a conditional use permit in the HD -RR -LB zoning district:
(1 )Apark and ride, subject to the following requirements:
(a) The park and ride use shall comply with the City's parking (Sec.
154.095), lighting (Sec. 150.035 — 150.038). screening (Sec. 151.020), off - street loading
and unloading areas (Sec. 154.096) and traffic control (154.097) requirements.
(b) The park and ride building or structure shall meet the City's Limited
Business District performance standards where appro rp iate.
(D) (E) Uses permitted by interim use permit. The following uses maybe permitted
by an interim use permit in the HD -RR -LB zoning district:
(1) Those uses identified as permitted by Conditional Use Permit in the Rural
Residential (RR) zoning district except that Open Space Development Projects shall be
prohibited.
(B) M Accessory uses and structures. Regulations governing accessory uses and
structures in the HD -RR -LB Zoning District shall be the same as in the Rural Residential
(RR) Zoning District.
(R) (G) Minimum district requirements. The minimum district requirements in the
Rural Residential Limited Business Holding District (HD- RR -LB) shall be the same as in
the Rural Residential (RR) Zoning District except for minimum lot size which shall be a
minimum of a nominal 20 acres (a 20 -acre parcel not reduced by more than 10% and/or a
20 -acre parcel located on a corner or abutting a street on 2 sides not reduced by more
than 15% due to road right -of -way and survey variations). Lots that were in existence
prior to 7 -1 -07 which are conforming to the minimum lot size standard of the Rural
Residential (RR) Zoning District shall be viewed as conforming to minimum lot size.
§ 11.01 DEFINITI ®NS.
For the purpose of this code, the following definitions shall apply unless the context
clearly indicates or requires a different meaning.
PARK AND RIDE. Parking lots or structures located along public transit routes
designed to encourage transfer from private automobile to mass transit or to encourage
carpooling for purposes of commuting, or for access to recreation areas.
REVISED)
SCREENING
§ 150.020 REQUIRED SCREENING.
(A) Screening. Screening shall be required in residential districts for any off - street
parking area which contains more than 4 parking spaces and is within 30 feet of an
adjoining residential lot.
(B) Business, industrial screening. Where any business or industrial use (structure,
parking, or storage) is adjacent to property zoned or developed for residential use, that
business or industry shall be screened along the boundary of the residential property.
Screening shall also be provided where a business, parking lot, or industry is across the
street from a residential zone, but not on the side of a business or industry considered to
be the front.
(C) Exterior storage. All exterior storage shall be screened as required by §
150.001.
(D) Mechanical apparatus on roof's. All mechanical apparatus on roofs shall be
screened.
(E) Loading docks. Loading docks shall be screened from all streets and adjacent
property unless they are at the rear of the building which abuts another commercial use.
The property owner may provide a 30 foot landscaped area between the dock and the
property line where screening is not possible.
(1997 Code, § 1345.01) Penalty, see S 1099
LIGHTING, GLARE CONTROL, AND EXTERIOR LIGHTING STANDARDS
§ 150.035 PURPOSE.
The purpose of §§ 150.035 et seq. is to regulate the spillover of light and glare on rural
areas of the community, pedestrians, and land uses in the proximity of the light source to
evaluate the impact of fight source on the safety of adjacent traffic.
(1997 Code, § 1350.01) (Am. Ord. 97 -17, passed 9 -16 -1997)
§ 150.036 EXTERIOR LIGHTING PLAN.
(A) (1) At the time any exterior light is installed or modified for projects, an
exterior lighting plan shall be submitted to the city in order to determine whether the
purpose and requirements of §§ 150.035 et seq. have been met.
(2) This plan will be prepared by a certified architect, landscape architect, or
lighting designer.
(B) (1) The applicant must provide a plan that identifies the location, size, and
type of luminaire, and show how the applicant intends to comply with §§ 150.035 et seq.
(2) A photometric plan of the site and fixture data sheet must be submitted with
a site plan for office, commercial, or any type of industrial project in order to determine
the effect of the luminaire on surrounding properties.
(3) The applicant shall provide the fixture data sheet for residential lighting
proposals.
(1997 Code, § 1350.03) (Am. Ord. 97 -17, passed 9 -16 -1997) Penalty, see & 10.99
§ 150.037 PROHIBI"fED LIGHTING.
(A) Public roadway or street. No lights shall be placed in view of any public
roadway or street so that its beams or rays are directed at any portion of the roadway
when light is of the brilliance and so positioned as to impair the vision of the driver of
any motor vehicle.
(B) Luminaires.
(1) Except for "full cutoff luminaries" as defined in §§ 150.035 et seq., no
luminaires are allowed which do not meet the standards outlined in §§ 150.035 et seq.
(2) See illustration below.
(C) Lighting in all zoning districts. No direct or sky - reflected glare, whether from
floodlights or from high temperature processes such as combustion or welding, shall be
directed into any adjoining property.
(D) Bare light bulbs. Bare light bulbs shalt not be permitted in view of adjacent
property or public right -of -way.
(E) Light cast. No light or combination of lights, which cast light on a public street,
shall exceed 1 foot - candle. Meter reading as measured from the centerline of the street,
nor shall any light or combination of lights, which cast light on residential property,
exceed 4/10 foot - candles.
2
(1997 Code, § 1350.04) (Am. Ord. 97 -17, passed 9 -16 -1997) Penalty, see § 10.99
§ 150.038 MINIMUM STANDARDS.
(A) Minimum standards for lighting with a total cutoff angle of greater than 90
degrees.
(1) When a luminaire has a total cutoff of an angle greater than 90 degrees (see
illustration below), the maximum illumination and the maximum permitted luminaire
height is designated below. This standard is designed to ensure that no light is emitted
above a horizontal plane parallel to the ground. In order to achieve a total cutoff at 90
degrees, the luminaire will emit maximum (peak) candle power at an angle not exceeding
75 degrees. This angel is formed by the line at which maximum candlepower is emitted
for the light source and a line perpendicular to the ground from the light source.
(2) Illumination may exceed the stated maximums for a radius of 20 feet
measured from the center point of the light fixture, but shall not exceed those maximums
beyond the exterior property Line of the site upon which the fixture is located.
(Am. Ord. 97 -104, passed 3 -19 -2002)
§ 154.095 OFF- STREET PARKING.
(A) General provisions.
(1) Existing spaces. Existing off - street parking spaces and loading spaces
existing on the date of the adoption of this code shall not be reduced in number unless the
number exceeds the requirements set forth in this chapter for a similar use.
(2) Benches in places of public assembly. In stadiums, sport arenas, churches,
and other places of public assembly, in which patrons or spectators occupy benches, pews
or other similar seating facilities, each 22 inches of seating facilities shall be counted as I
seat for the purpose of determining requirements for off - street parking facilities under
this chapter
(3) Parking spaces. Each parking space shall not be less than 10 feet wide and
20 feet in length, exclusive of an adequately designed system of access drives. Parking
lots that separate vehicles based on size may be designed with parking spaces less than or
greater than 10 feet wide and 20 feet in length depending upon the size of the vehicle, as
long as adequate space is provided for easy and safe ingress and egress for the vehicle.
Proposed reductions in, or additions to, the parking space size must be submitted in a
dimensioned site plan with size of vehicle to use parking spaces indicated to the Zoning
Administrator for review and approval. Signs specifying the vehicle size to use the
parking space may be required by the Zoning Administrator. Parking spaces for the
handicapped shall not be less than 12 feet wide and 20 feet in length.
(4) Use of par king facilities. Off - street parking facilities accessory to residential
use shall be utilized solely for the parking of passenger automobiles and/or I truck not to
exceed 9,000 pounds gross capacity for each dwelling unit. Under no circumstances shall
required parking facilities accessory to residential structures be used for the storage of
commercial vehicles or for the parking of automobiles belonging to employees, owners,
tenants, or customers of nearby business or manufacturing establishments.
(5) Joint parking facilities. Off - street parking facilities for a combination of
mixed buildings, structures, or uses may be provided collectively in any district (except
residential districts) in which separate parking facilities for each separate building,
structure, or use would be required, provided that the total number of spaces provided
shall equal the sum of the separate requirements of each use during any peak hour
parking period.
(6) Control of of parlr ng facilities. When required accessory Off-street
parking facilities are provided elsewhere than on the lot in which the principal use served
is located, they shall be in the same ownership or control, either by deed or long -terns
lease, as the property occupied by the principal use, and the owner of the principal use
shall file a recordable document with the county requiring the owner and owner's heirs
and assigns to maintain the required number of off - street parking spaces during the
existence of the principal use.
(7) Use of parking area. Required off - street parking space in any district shall
not be utilized for open storage of goods or for the storage of vehicles which are
inoperable, for sale, or for rent.
(8) Driveway or storage. In residential districts, no more than 25% of the
required yard area shall be surfaced or utilized for driveway or vehicle storage space.
(9) Surfacing and drainage. Off - street parking areas shall be improved with a
curable and dustless surface. The areas shall be so graded and drained as to dispose of all
surface water accumulation within the parking area. Durable and dustless surface may
include crushed rock and similar treatment for parking access to 1 -, 2 -, 3 -, and 4 -unit
residential structures; all other uses shall utilize asphalt or concrete. All surfacing must
be completed prior to occupancy of the structure.
(10) Location. All accessory off - street parking facilities required by this
division shall be located as follows:
(a) Spaces accessory to 1- and 2- family dwellings on the same lot as the
principal use served;
M
(b) Spaces accessory to multiple - family dwellings on the same lot as the
principal use served and within 200 feet of the main entrance of the principal building
served;
(c) Spaces accessory to uses located in a business or industrial district shall be
within 800 feet of a main entrance to the principal building served;
(d) There shall be no off -street parking spaces within 20 feet of any street
right -of -way; and
(e) No off -street parking area shall be located closer than 10 feet from an
adjacent lot zoned or used for residential purposes, except when adjoining an existing
parking area on the adjacent lot.
(B) Design and maintenance of off - street parking area.
(1) Parking areas. Parking areas shall be designed so as to provide adequate
means of access to public alley or street. The driveway access widths shall be in
accordance with the State of Minnesota Highway Department standards, but in no case
shall they exceed 32 feet in width. Driveway access shall be so located as to cause least
interference with traffic movement. See also §§ 4120 through 93_27 of this Code.
(2) Calculating space. When the calculation of the number of all off-street
parking spaces required results in a fraction, the fraction shall require a full space.
(3) Signs. No signs shall be located in any parking area except as necessary for
orderly operation of traffic movement, and the signs shall not be a part of the permitted
advertising space.
(4) Lighting. Any lighting used to illuminate an off - street parking area shall be
so arranged so it is not directly visible from the adjoining property and in a downward
vertical direction.
(5) Curbing and landscaping. All open off - street parking area designed to have
head -in parking along the property line shall provide a bumper curb not less than 5 feet
from the side property fine.
(6) Planting requirements with parking and vehicular use areas. For surface
parking areas of more than 15 vehicles, all parking areas and all zoning districts shall
include the following minimum requirements in order to provide interior landscaping
within vehicular parking areas, to break up the large expanses of pavement, to provide
relief from reflected glare and heat, and to guide vehicular and pedestrian traffic:
(a) Not less than 10% of the interior of a parking lot shall be landscaped. The
interior of a parking lot shall be calculated by multiplying the number of parking spaces
5
to 310 square feet. Plantings required along the perimeter of a parking lot shall not be
considered as part of the interior parking requirement.
(b) Landscaping and planting areas shall be reasonably dispersed throughout
the parking lot.
(c) The interior dimensions of any planting area or planting median shall be
sufficient to protect the landscaping materials planted therein and to ensure proper
growth. In no event shall any such area be less than 5 feet in width. Vertical curbs or
other such structures shall protect each area.
(d) The primary landscaping materials used in parking lots shall be trees that
provide shade or are capable of providing shade at maturity. Shrubbery, hedges, and
other planting materials shall be used to complement the tree landscaping, but shall not
be the sole means of landscaping. Effective use of earth berms and existing topography
is also encouraged as a component of the landscape plan.
(e) In those instances where plant materials exist on a parking lot site prior to
its development, those materials may be used if approved as meeting the requirements.
(f) No Landscaping, shrub, fence, wall, or similar item shall be placed in
entrance areas or in the intersections of a public right -of -way, which would obstruct the
visibility of traffic.
(Am. Ord. 9725, passed 3 -2 -1998)
(7) Screening. See §1.50.02o.
(8) Maintenance of of parking space. It shall be the joint responsibility of
the operator and owner of the principal use or building to reasonably maintain the parking
space, accessways, landscaping, and required fences.
(9) Access. All off - street parking spaces shall have access from driveways and
not directly from the public street.
(10) Beterinination of areas. The parking space per vehicle shall not be less
than 300 square feet, or an area equal to the width of the parking space multiplied by the
length of the parking space plus I I square feet.
(11) Vicinity to building. No parking space shall be closer than 5 feet to any
building.
(12) Fire access lanes. Fire access lanes shall be provided as required by the
Building or Fire Code.
(C) Truck parking in residential areas. No motor vehicle over 1 ton capacity
bearing a commercial license and no commercially licensed trailer shall be parked or
stored in a residential district except when loading, unloading, or rendering a service.
(D) Parking in residential areas. Off - street and on- street parking shall be limited to
the use of the residents and their guests, except for short-term parking (6 hours or less).
(E) Off - street parking spaces. Off - street parking spaces shall not be reduced in
number unless the number exceeds the requirements set forth in this division.
(1997 Code, § 300.13 Subd. 6)
(A) Location. All required loading berths shall be off - street and shall be located on
the same lot as the building or use to be served. A loading berth shall be located at least
25 feet from a residential district, unless within a building. Loading berths shall not
occupy the required front yard space.
(B) Size. Unless otherwise specified in this chapter, a required loading berth shall
not be less than 12 feet in width, 50 feet in length, and 14 feet in height, exclusive of aisle
and maneuvering space.
(C) Access. Each required loading berth shall be located with appropriate means of
vehicular access to a street or public alley in a manner which will least interfere with
traffic.
(D) Surfacing. All loading berths and accessways shall be improved with a hard
surface to control the dust and drainage before occupancy of the structure.
(E) Accessory use. Any space allocated as a loading berth or maneuvering area so
as to comply with the terns of this chapter shall not be used for the storage of goods,
inoperable vehicles, or be included as part of the space requirements necessary to meet
the off - street parking area.
(F) Remodeled structures or uses. Any structure erected or substantially altered for
a use which requires the receipt or distribution of materials or merchandise by trucks or
similar vehicles, shall provide off - street loading space as required for a new structure.
(G) Screening. See § 15.020.
(1997 Code, § 300.13 Subd. 7)
§ 154.097 TRAFFIC CONTROL.
(A) The traffic generated by any use shall be controlled so as to prevent:
(1) Congestion of the public streets;
(2) Traffic hazards; and
(3) Excessive traffic through residential areas, particularly truck traffic. Internal
traffic shall be so regulated as to ensure its safe and orderly flow. Traffic into and out of
business and industrial areas shall in all cases be forward- moving with no backing into
street.
(B) On any corner lot, nothing shall be placed or allowed to grow in a manner that
impedes vision between a height of 2 -1/2 and 10 feet above the center line grades of the
intersecting streets within 15 feet of the intersecting street right -of -way lines. This
restriction shall also apply to the planting of crops and to yard grades that result in
elevations that impede vision within 15 feet of any intersecting street right -of -way lines.
(1997 Code, § 300.13 Subd. 8)
Limited Business District — Performance Standards
(F) Performance standards.
(1) Purpose and intent.
(a) It is the purpose and intent of the city, by the adoption of the performance
standards of this division, to ensure commercial buildings constructed within the city are
of a high quality of exterior appearance, consistent with the terms of Non - Residential
Development Policy #5 of the 2000 -2020 Lake Elmo Comprehensive Plan. It is the
finding of the city that a limited selection of primary exterior surfacing materials meets
this standard of quality.
(b) It is the further finding of the city that several specific exterior surfacing
materials are appropriate, and of sufficient quality, to be utilized only as accent materials
in varying percentages. The variations of percentage of specific accent materials relates
to a fording by the city as to the relative quality and rural character of those respective
accent materials.
(2) Architectural and site plan submittals. New building proposals shall include
architectural and site plans prepared by registered architect and shall show the following
as a minimum:
(a) Elevations of all sides of the buildings;
(b) Type and color of exterior building materials;
(c) Typical general floor plans;
(d) Dimensions of all structures; and
(e) Location of trash containers, heating, cooling and ventilation equipment
and systems.
(3) Applicability — structure additions and renovation.
(a) Additions to existing structures, resulting in an increase of gross floor area
of the structure of less than 100 %; and/or installation of replacement exterior surfacing of
any portion of an existing structure shall be exempt from the standards of this division (F)
where it is found that the new or replacement exterior surfacing proposed is identical to
that of the existing structure.
(b) Where additions to an existing structure result in an increase in the gross
floor area of the existing structure of 100% or greater, the entire structure (existing
structure and structure addition) shall be subject to the standards of this division.
(4) Performance standards — primary exterior surfacing.
(a) The primary exterior surfacing of structures shall be limited to natural
brick, stone, or glass. Artificial or thin veneer brick or stone less than nominal 4 inches
thick shall not qualify as complying with this performance standard.
(b) Primary exterior surface shall be defined as not less than 70% of the sum
of the area of all exterior walls of a structure nominally perpendicular to the ground. All
parapet or mansard surfaces extending above the ceiling height of the structure shall be
considered exterior surface for the purposes of this division. Windows and glass doors
shall be considered a primary surface, but the sum area of this glass shall be deducted
from the wall area for purposes of the 70% primary /30% accent formulas of this chapter.
Doors of any type of material, except glass, shall not be considered a primary exterior
surface.
(c) Each wall of the structure shall be calculated separately and, individually
comply with the 70/30 formula.
(5) Performance standard — exterior surfacing accents. Not more than 30% of
the exterior wall surfacing, as defined by division (17)(4) above, may be of the following
listed accent materials, but no single accent material, except natural wood, may comprise
more than 20% of the total of all accent material; and, no combustible materials shall be
used:
(a) Cedar, redwood, wood siding;
(b) Cement fiberboard;
(c) Standing seam metal;
(d) Architectural metal;
(e) Stucco;
(f) Poured in place concrete (excluding "tilt -up" panels);
(g) Architectural metal panels; and
(Am. Ord. 97 -174, passed 6 -20 -2006)
(h) Porcelain or ceramic tile.
(6) Performance standard — accessory structures. All accessory structures shall
comply with the exterior surfacing requirements specified by this division.
(7) Performance standard —HUAC units and exterior appurtenances. All
exterior equipment, HVAC and trash /recycling and dock areas shall be screened from
view of the public with the primary exterior materials used on the principal structure.
(8) Performance standard — visible roofing materials. Any roofing materials
that are visible from ground level shall be standing seam metal, fire - treated cedar shakes,
ceramic tile, clay tile, concrete, or slate.
(9) Applicability — new construction. The standards of this division (F) shall be
applicable to all structures and buildings constructed in the city, on and after the effective
date of this division. The performance standards of this division shall not be in any
manner minimized by subsequent planned unit development plans or agreement.
(Am. Ord. 97 -110, passed 5 -7 -2002; Am. Ord. 97 -192, passed 6 -19 -2007)
10
Planning Commission
Date: 3/28/11
Business item
Item: 5a
ITEM: Zoning Ordinance Update Discussion — Use Classifications and Proposed Zoning
Districts
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Kelli Matzek, City Planner
h�Ittrihr�I_li',�P17r s � t s
The Planning Commission is being asked to review and discuss potential changes to the uses and
associated definitions that form the key building blocks of the City's Zoning Ordinance. Staff is also
recommending that the Commission consider a major update to the zoning districts found in the
Ordinance, and has drafted an initial proposal outlining new districts for the City. By moving forward with
discussion on these items, the Planning Commission will be making a crucial first step towards a much
needed overhaul of the Zoning Ordinance. This work will also be vital to the ongoing processes to update
the City's Comprehensive Plan since the City has not yet developed any standards that will apply to new
sewered development areas.
• •e r
Staff is recommending that the Planning Commission begin the process to update the Zoning Ordinance
by focusing on three primary aspects of the ordinance as follows:
1) The definitions of the uses used throughout the code. Staff is recommending that the
Planning Commission develop a master list of use classifications that are all defined and then
used consistently throughout the code. The current ordinance does not define all uses found in
the code and these uses are used inconsistently from one district to the next; furthermore, the
uses that are used tend to be very specific in nature, and do not address other uses that might
share similar characteristics. These use classifications are intended to act as the basic building
blocks for all other aspects of the Zoning Ordinance.
2) The Zoning Districts and related district regulations. Once a master list of use
classifications has been developed, the City can begin to allocate these uses across the various
zoning districts in the community_ The Comprehensive Plan identifies several new sewered
development areas that are planned for a more urban style of development than has been
historically allowed in Lake Elmo. Because none of the current districts are intended to allow for
sewered development (with two exceptions), new or significantly revised districts will be needed
to accommodate this new form of development. As part of this process, Staff is recommending
that the City review all existing and proposed districts, and move forward with revisions that will
simplify the code and provide more clarity across all Zoning Districts.
3) Integrate new regulations intended to promote a high standard of development. The
Comprehensive Plan calls for the creation of development standards intended to help promote
and preserve the character of Lake Elmo. Staff is recommending that the City research and
consider the integration of form -based standards and revised design standards into the code
once the base zoning districts have been established (at least on a conceptual level). Should the
City decide to move forward with a form -based code, certain zoning districts may need to be
reconsidered or drafted in a way that allows for the use of form -based principles. Design
standards can be more readily adapted into a traditional zoning ordinance, but it will be useful to
have a better understanding regarding the general organization of individual zoning districts
before moving ahead with specific design requirements.
Due to the extreme complexity of any major Zoning Ordinance amendment and the limited resources
available to work on this project, Staff is recommending moving forward with the major steps noted
above, and then integrating this new work into the existing ordinance. As time allows, other major
sections, notably the Administration and Design and Performance Standards provisions, can be tackled
as part of a future project. It is Staff's overall vision to develop a new framework for future amendments
by starting with the heart of any Zoning Ordinance: the Zoning Districts and uses allowed within each
district.
REVIEW OF MATERIALS:
The attached materials have been broken down into five major sections for purposes of review, and have
been drafted in accordance with the steps outlined above. These documents are broken down into 5
separate parts (and labeled accordingly) as follows:
® PART I — Rules of Interpretation. Staff is recommending that any new use classification system
begin with an introductory section that specific states how the City will interpret the code and how
any conflicts regarding this interpretation will be handled.
PART 11— Definitions from the current ordinance that are not included on the proposed chart. In
reviewing the existing use definitions, Staff came across several that were either not used
anywhere in the Zoning Ordinance or that were overly broad and could not be assigned to a
specific category. Some of these may need to stay in the definition section, while others can
likely be eliminated if they are not used elsewhere in the code. The Planning Commission should
review these uses in comparison to the proposed use classification system and decide if any
should be incorporated into the new system.
PART III — Proposed use classification chart. This chart contains the use classifications that are
proposed by Staff in the far left column, and then ties these new classifications back to the uses
that are currently used in the Zoning Ordinance (either as a definition or in a specific district). The
column second from the left is where any existing definitions are noted, while the next column to
the right identifies any specific uses that are found in the district standards. The very last column
(the far right) lists any zoning districts where the current uses are allowed. Please note that the
chart is somewhat difficulty to follow partially due the general inconsistency of the uses found in
the Zoning Ordinance. In many cases, the same use is listed in different ways, uses that are
defined are not listed anywhere else in the code, and a large number of uses have no specific
definition to help categorize that use within the overall framework of the code. The current uses
also tend to be very specific, even though the general characteristics of different uses might be
very similar (i.e. a book store verses a stationary store).
® PART IV — Uses that currently are identified in individual district requirements, but do not fit within
a proposed use classification. Staff is suggesting that some of these could be eliminated from the
code or replaced with a revised classification. Others in this section should be further evaluated
for either inclusion in the new system or elimination.
PART V — Zoning district amendments. As a very preliminary start for discussions concerning the
specific zoning districts used throughout the Ordinance, Staff has developed a list of 17 districts
that could serve as the basis for a revised ordinance. These districts would incorporate
standards for both sewered and unsewered development, while incorporating the revised use
classification system. Staff's overriding objective in organizing the districts as shown is to simplify
what has become a very complex zoning ordinance and to make the overall code easier to use
and understand (the City currently has 34 zoning districts taking the holding districts into
account). This chart also notes any current zoning districts that would be combined or replaced
under the new system, and includes some next steps that Staff would follow should the
Commission agree to keep moving forward as proposed.
RECOMMENDATION:
Staff is recommending that the Planning Commission consider the ordinance revisions proposed by Staff
Given the complexity of this material, Staff will review each part of the documents attached to this report
in greater detail at the meeting.
No action is requested at this time; however, Staff is seeking general consensus on whether or not to
move ahead with the revisions a proposed.
Since this is a City- initiated action, the Planning Commission may table discussion on this matter and
further review the materials at a future meeting.
ATTACHMENTS:
1. Proposed Zoning Amendments (Labeled as Parts I -V)
ORDER OF BUSINESS:
- Introduction .................... ...............................
- Report by staff ................ ...............................
- Questions from the Commission ...................
- Public Comments ........... ...............................
- Discussion by the Planning Commission......
..................Kyle Klatt, Planning Director
..................Kyle Klatt, Planning Director
..............Chair & Commission Members
......... ............................... Chair
Chair & Commission Members
Use Classifications - Proposed Introduction:
Section 1 - Introductory Provisions /Rules of Interpretation
A. Rules of Interpretation for Zoning Use Types and Classifications
1. Purpose of Use Types. The purpose of the Use Types is to establish a classification system for land
uses and a consistent set of terms defining uses permitted within various zoning districts. The Use
Types section also facilitates the process of determining the applicable use type of any activity not
clearly within any defined use type.
2. Interpretation. In the event of any question as to the appropriate use type of any existing or
proposed use or activity, the Director of Planning shall have the authority to determine the
appropriate use type. In making such determination, the Director of Planning shalt consider the
operational and physical characteristics of the use in question and shall consider the classification
contained in the most recent edition of the Standard Industrial Classification Manual published by
the U.S. Office of Management and Budget. In addition, the Director of Planning shalt consider the
specific requirements of the use in common with those included as examples of Use Types. Those
examples, when included in use type descriptions, are intended to be illustrative, as opposed to
exclusive lists. The Director of Planning may also determine that a proposed use or activity is
sufficiently different from any use type listed below and will require an amendment to the text of
this ordinance.
3. Determinations in Writing. The Director of Planning shall make such determinations of appropriate
Use Types in writing, which shall include an explanation of the reasons for the determination.
4. Appeal. A determination of the Director of Planning may be appealed to the Board of Adjustments
pursuant to the procedures for administrative appeals outlined in Article 3 of this Ordinance.
Use Classifications - Not Included on Proposed Chart:
UncategorizedOOverly Broad Uses (from current ordinance):
AUTOMOBILE SERVICE USES. Those uses catering to the traveling public. These include auto and truck
laundry, service station, repair garage, public garage, motel, hotel, seasonal produce sales, motor vehicle sales,
trailer sales and rental, boat sales, rental services, and restaurants. The sale of groceries and dry goods is also
included in this section when the sale of the goods is an accessory use to the above automobile service uses.
BUSINESS OF REFUSE', COLLECTION. Operating a refuse collection service for hire.
COMMERCIAL USE. The principal use of land or buildings for the sale, lease, rental, or trade of products,
goods, and services.
COMPOST SITE. An area designated by the city for the placement of uncontaminated leaves and grass
clippings.
DWELLING, SEASONAL. A residential building not capable of year -round occupancy due to non -
winterized construction or inadequate non - conforming year -round on -site sewage treatment systems.
DWELLING, SINGLE - FAMILY. A residential structure designed for or used exclusively as 1 dwelling unit of
permanent occupancy.
DWELLING, SINGLE. A residential building containing 1 detached dwelling unit.
DWELLING, TOWNHOUSE. A residential building containing 3 or more dwelling units with at least 1
common wall between adjacent residences and each unit so oriented as to have all exits directly to the out-of-
doors.
FARM, RURAL. The portion of a 10 or more acre parcel of land which is devoted to agriculture by the
property owner or by a lessee of the property owner
FARM, SUBURBAN. A suburban farm is a non - commercial, food - producing use primarily intended for
the use of the residents, and usually on less than 10 contiguous acres. Suburban agricultural uses may include
production of crops such as fruit trees, shrubs, plants, flowers, vegetables, and domestic pets.
INDUSTRIAL USE. The use of land or buildings for the production, manufacture, warehousing, storage,
or transfer of goods, products, commodities, or other wholesale items.
RESORT. Any structure or group of structures containing more than 2 dwelling units or separate living
quarters designed or intended to serve as seasonal or temporary dwellings on a rental or lease basis for profit
with the primary purpose of the structure or structures being recreational in nature. Uses may include a grocery
for guests only, fish cleaning house, marine service, boat landing and rental, recreational area and equipment,
and similar uses normally associated with a resort operation.
TOWNHOUSE. A grouping of 3 or more attached, single - family dwellings in which each unit has its own
front and rear access to the outsides; no unit is located over any other unit; and each unit is separated from any
other unit by 1 or more common walls.
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Proposed Zoning Districts:
Proposed District
Existing Zoning District (to be replaced)
AG — Agriculture
A
LR — Large Lot Residential
RR, RE
NC — Neighborhood Conservation
R -1, R -2
OP — Open Space Preservation Overlay
A, RR, OP (Change all to AG)
R1 — Single Family Residential
RM — Manufactured Home Residential
R -3
R2 — Medium Density Residential
R3 — High Density Residential
R -4
RV —Village Residential
MX — Mixed Use Development
NB — Neighborhood Business
LB, CB
GB — General Business
GB
BPO — Business Park Office
BP
HB — Highway Business
HB
BPI — Business Park Industrial
PF — Civic /Public Facility /Open Space
PF
FSO — Future Sewer Overlay
VR -xxx and HD -xx -xxx
Next Steps:
- Add description /purpose for each proposed district
- Develop new use classifications
- Draft new district regulations (use existing where appropriate)
- Integrate with Form Based Zoning regulations and new design standards
Revise use standards and special provisions for specific uses
Planning Commission
Date: 3128/11
Business Item
Item: 5b
ITEM: Zoning Text Amendment Discussion Related to the Acquisition of Land for Public
Purposes
SUBMITTED BY: Kyle Klatt, Planning Director
REVIEWED BY: Kelli Matzek, City Planner
E.991 IT, I&Y -A W/_117173111111 drelik 7 eITJ tf X71
The Planning Commission is being asked to discuss a potential amendment to the Zoning Ordinance that
would allow the City to purchase or acquire property from a land owner (for a public purpose) without
impacting the rights that property owner would have otherwise maintained for that property. Staff is also
seeking to incorporate some additional flexibility into the code so that the City could acquire property for a
public project (i.e. a water line extension, trail, parkland expansion, public utility expansion, or similar
project) in situations where a property owner is otherwise at the minimum lot area requirements within
their respective zoning district. Staff will discuss the more specific changes necessary to amend the
Zoning Ordinance in this manner with the Commission at its meeting on March 28th
One of the driving factors behind the need for such an ordinance has been the City's search for a new
well site north of the Village and near the intersection of Lake Elmo Avenue and 501h Street North. The
City Engineer has identified a general location for a new well, but would need to acquire a minimum of
one acre of land around the well in order to comply with State Health Department requirements. Nearly
all properties in this portion of the City are either at the Rural Residential district minimum of 10 acres, or
would otherwise be negatively impacted from the sale of one acre to the City. For example, if the City
were to acquire one acre from a 20 acre site, this property could no longer be subdivided into two building
sites according the RR — Rural Residential district requirements.
Staff is recommending that the Planning Commission discuss the Zoning Ordinance changes necessary
to exempt the public acquisition of land from normal zoning district requirements, and to direct Staff
prepare the zoning amendments necessary to move forward with such an ordinance for consideration at
its April 25, 2011 meeting.
ATTACHMENTS:
1. None
ORDER OF BUSINESS:
- Introduction ......................... ...............................
- Report by staff ...................... ...............................
- Questions from the Commission ........... - ............
- Public Comments ................. ...............................
..........Kyle Klatt, Planning Director
..........Kyle Klatt, Planning Director
......Chair & Commission Members
Chair
Discussion by the Planning Commission .......................Chair & Commission Members