HomeMy WebLinkAbout08-27-90 PZMThe Planning Commission is an advisory body to the City
Council. One of the Commission's functions is to hold public
hearings and make recommendations to the City Council. The City
Council makes all final decisions on these matters.
Lake Elmo Ordinances require that certain documents and
information be included in applications. The Planning Commission
may postpone consideration of an application that is incomplete
and may for other reasons postpone final action on an application.
For each item, the Commission will receive reports
prepared by the City Staff, open the hearing to the public, and
discuss and act on the application. If you are aware of
information that hasn't been discussed, please fill out a "Request
to Appear Before the Planning Commission" slip; or, if you came
late, raise your hand to be recognized. Comments that are
pertinent are appreciated.
AGENDA
LAKE ELMO PLANNING COMMISSION
AUGUST 27, 1990
7:30 p.m. MEETING CONVENES
1. AGENDA
2. MINUTES: August 13, 1990
3. Limited Business Ordinance
4. Update on Comprehensive Plan and
Residential Estates Ordinance
5. Other
6. Adjourn
Date Approved: 8-27-90
Date Issued: 9-7-90
LAKE ELMO PLANNING COMMISSION MINUTES
August 13, 1990
Secretary Bucheck called the Planning Commission meeting to order at
7:05 p.m. in the Council Chambers. Present: Johnson, Conlin, Arkell,
Thomas, Enes, Stevens, Bucheck, John (arrived 7:15), Johnston (arrived
8:45), City Planner Mike Black and Administrator Kueffner. Absent:
DeLapp and Wilfong. Council members present: Hunt and Williams.
1. AGENDA
M/S/P Stevens/Enes - to approve the August 13, 1990 Planning
Commission agenda. (Motion carried 7-0).
2. MINUTES: July 23, 1990
M/S/P Conlin/Johnson - to approve the July 23, 1990 Planning
Commission minutes as ammended. (Motion carried 7-0).
3. SITE & PLAN REVIEW: Guardian Angels Church
Ken Konrad (Chairman of Building Committee), Pat McGuire (MCL
Architects), Tom Kyllo (MCL Architects) and Al Gardner attended this
meeting as representatives for the Church. Tom Kyllo presented blue
prints and asked for questions from the Planning Commission.
The Commission questioned the parking stall size. Pat McGuire stated
that a variance will be requested for 9' x 18' spaces (Ordinance is
10' x 20'). Mr. McGuire does not believe this size will create a
hardship on the parishoners.
The Commission also questioned the purpose of the bell tower. Pat
McGuire explained that a bell tower will "sign" the church and that
the 50' height will help it to be seen from the interstate highway.
Mr. McGuire stated that a variance will be requested for the bell
tower (Ordinance is 35'). He also addressed a safety question by
stating that no flammable materials will be used in the construction
of the bell tower.
M/S/P Conlin/Enes - to recommend that the City Council change the PF
Ordinance to exempt churches from the 35' maximum height signage
ordinance. (Motion carried 6-2 Bucheck: didn't think the Ordinance
should be changed unless all materials are non-flammable, Thomas:
Support motion to investigate reasonableness of exemption, but not
enough evidence to support exemption of all church structures.
The Commission asked if there was a contingency plan for septic and
parking. Tom Kyllo replied that there was (to the north).
Commissioner John asked Administrator Kueffner if the applicants have
copies of the ordinance requirements on .landscaping and she answered
that yes they do.
Lake Elmo Planning Commission Minutes
August 13, 1990 Page 2
M/S/P Conlin/Enes - to recommend that the City Council approve the
Site Plan Review presented by Guardian Angels Church subject to the
variances for parking and the bell tower in review of the information
provided by Larry Bohrer. (Motion carried 7.-0).
4. JOINT MEETING WITH CITY COUNCIL - COMPREHENSIVE PLAN
City Planner Mike Black mentioned the fact that he and the Commission
have now gone through the Comprehensive Plan book page by page, all
the maps, graphs and charts and the only area left open is the I-94
corridor. Based on previous discussion, Black presented the
Commission with two maps (one of Limited Business District Concept and
a corrisponding Land Use Map). Blacks reasoning on the buldge (1/2
mile up County Road 19) is that it is a major intersection, there is
excellent access off the freeway, it provides opportunity for a
limited business district as a good area for an office park. Black
also does not see developing residential to the north for a long time
due to the gravel pit (on both sides of County Road 19).
Commissioner Stevens mentioned that there is also service road access
on County Road 15, so why create a buldge at all. Black responded
that it would not be a good idea to encourage continual growth all the
way to the east at this point, that it is a better idea to open up a
small area at first and see what developes and how quick it developes.
Commissioner Thomas wondered why encourage growth to the north. Black
stated that he first looked at limiting the land use designation to
the east and using the agriculture zone as a holding zone until the
timing is right for opening the corridor especially since sanitary
sewer will not be introduced for a long, long time, and second he
looked at compatable and wise land use in terms of the transportation
system.
Commissioner Enes commented that from a traffic stand point County
Road 19 is ideal since it is already a divided highway and has large
shoulders. Also, if the corridor is opened to the east it will
attract "junk" businesses, not quality businesses which we are trying
to achieve.
Commissioner Johnson suggested a compromise of going 3/8 of a mile up
County Road 19. Secondly Johnson agrees with the concept of not
opening up the corridor because businesses are going to want to
develope at the intersections.
Commissioner Bucheck offered that West Lakeland and Afton don't appear
to have plans for commercial developement along I-94 and wondered what
Woodbury has planned.
Lake Elmo Planning Commission Minutes
August 13, 1990 Page 3
Administrator Kueffner stated that Woodbury has a MUSA line stopping
at County Road 19 and they will allow developement, but will probably
follow closely the standards set by Lake Elmo. Councilman Hunt stated
that he has talked with members of Woodbury's Council and they would
like to spec out uses compatable with Lake Elmo.
Commissioner Arkell was concerned about businesses requesting large
and high signs. City Planner Black noted that with the type of
businesses we will be attracting, there will not be a demand for high
visibility signage. Councilman Williams offered that the philosophy
of the limited business zone is not going to cater to the traveling
public, it is'not ment to pull people in from the highway.
City Planner Black went over his memo on the meeting with the
Metropolitan Council and explained the changes they want implemented
into the Comprehensive Plan. Black will write these ammendments to
fit the requirements and hopes to have these done when the Council is
presented with the Comprehensive Plan.
M/S/P Enes/Johnson - to recommend that the City Council adopt this
Comprehensive Plan as the Planning Commission has recommended it to be
ammended from the day of the Public Hearing. (Motion carried 8-1,
against: Bucheck, reason: not in favor of the Future Land Use map).
The next order of business was the RE Ordinance. Commissioner Bucheck
brought up item C(6) Area of Principal Structure as being
discriminatory. Discussion followed with statements that most
developers have covenants providing for large square footage and
recent housing developements have proved more than adequate without
this standard being imposed at all.
M/S/P Johnson/Thomas - to remove item C (6) Area of Principal
Structure from the RE Ordinance. (Motion carried 6-3 Stevens: Soap box
type houses will be built and lower the value of the area. Bucheck:
Wants the City Attorney to look at this standard. Arkell: Still in
favor of setting some kind of minimum.)
Councilman Hunt suggested that the Planning Commission pass this RE
Ordinance on to the City Council with Adiministrator Kueffner and City
Planner Black to put all comments and recommendations together to
present to the City Council. It was the consensus of the Planning
Commission to proceed with this suggestion.
The last order of business was the Limited Business (Freeway)
Ordinance. City Planner Black went over the Ordinance with the
Planning Commission and noted some changes he had made. Uses
Permitted by Conditional Use Permits was added because more
conditions, restrictions and review can be placed on certain
businesses.
Lake Elmo Planning Commission Minutes August 13, 1990 Page 4
Commissioner John stated that C.U.P.'s were eliminated from the
Ordinance because they've created problems in the past. Discusssion
ensued regarding the differences between the subcommittee draft and
Mike Black's draft and it was decided that the Planning Commission
would like another meeting to go over this Ordinance before sending it
on to the City Council.
M/S/P Conlin/Thomas - to table this discussion on the Limited Business
Ordinance until the August 27, 1990 Planning Commission meeting and to
then compare and consolidate the two draft. Ordinances before sending
it on to the City Council. (Motion carried 9-0).
M/S/P Enes/Conlin - to Adjourn the Planning Commission meeting at
10:20 p.m. (Motion carried 9-0).
Freewfiv R_Luinpcc f;ctr;rt
(A) ThTrnost
The purpose of the Freeway Business District is to establish a
comprehensive planned framework for development. The City has
determined that it is in the best interest of the City and the region
to responsibly manage growth in this district. Specific development
goals within the district include the following:
1) Limitation of development to ensure reasonable traffic
operations because traffic generation resulting from existing
and future development has the potential to overload the
capacity of regional and local road systems.
2) Encouragement of a high quality development standard for
structures within the district because properties within the
district are among the most visible in the City. It is in the best
interest of the City and individual properties to encourage a
high quality development standard for structures within the
district.
3) Protection of the natural environment, including areas of steep
slopes, mature trees, flood plains/wet lands, open space and
drainage.
5)
6)
7)
8)
Promotion of neighborhood stability and protection of property
values through the use of buffers between land uses of
different intensity.
Minimization of demand on sail in order to permanently
the need for public sewers.
Ensuring that sewage disposal rates are
maintain ground water quality.
Regulation of development to prevent
need for fire or police protection_
avoid
sufficiently low to
significant increased
Restriction of uses to control businesses which result in
significantly increased municipal burdens, including police,
fire, traffic, and general loss of the rural residential
atmosphere. Of specific concern is the aspect of
consumer/retail businesses which would generate traffic and
visitors out of proportion to the area being defined.
9) Development which is consistent with the Comprehensive Plan.
r
(B) Permitted Trle�
• Clinics, medical offices
Financial Institutions - banks
• Laboratories - medical, dental
• Office, administrative, corporate headquarters, professional,
medical research
▪ Greenhouses and nurseries with retail sales
• Vinyard and winery with retail sales limited to wine
▪ Inside Storage
1. No outside storage will be permitted
2. Security guard and fenced area is required
Mortuary, funeral homes
(C) No Conditional uses will he permitted
(D) No Accessory Uses will he permitted
(E) Dilly Aeressnry Strnrtures which are clearly incidental
and anhnrdirlate to the business will he permitted
(F) Minimum Lot Requirements
1) Lot Area : 3.5 acres
2) Minimum Lot Width:
3) Minimum Lot Depth :
300 feet
400 feet
4) Building Setback From Property Lines:
a. Front 100 feet
b. Side 50 feet
c. Side (street) 100 feet
d. Rear 50 feet
e. Any line adjacent to 150 feet
a residential zone
5) Parking Setback from Property Lines :
a. Front 50 feet
b. Side 50 feet
c. Side (street) 50 feet
d. Rear 50 feet
e. Any line adjacent to 100 feet
a residential zone
6) Maximum Building Height : 35 feet
7) Maximum Lot Coverage by _
All Structures : 25%n
8) Maximum Total Lot Coverage,
Including Building, Parking,
All Driveways. Sidewalks and All
Other Impervious Surfaces : 50%
f
(G) 'j iFORMANCE STANDARDS
(1) Architecrnrrl Standard,
(a) It is in the best interest of the City to promote high
standards of architectural design and compatability with
surrounding structures and neighborhoods. New building
proposals shall include architectural plans prepared by a
registered architect and shall show the following :
(1) Elevations of all sides of the buildings.
(2) Type and color of exterior building materials.
(3) Typical general floor plans.
(4) Dimensions of all structures.
(5) Location of trash containers, heating, cooling and
ventilation equipment and systems, and rain water
diversions.
(b) Unadorned prestressed concrete panels, concrete block
and unfinished metal shall not be permitted as exterior
materials.
(c) All roof top or ground mounted mechanical equipment
and exterior trash storage areas shaII be completely shrouded
and enclosed with materials compatible with the principal
structure.
(2) Parkin,
All drives and parking lots shall be constructed with blacktop,
and with concrete curb and gutters. Where appropriate
sitiewalks may be required.
Parking lot landscape areas, including landscape islands, shall
be reasonably distributed throughout the parking lot areas so as
to break up expanses of paved areas.
(3) Landscnpina
All yard areas shall either be landscaped green areas or open
and left in a natural state. Yards to be landscaped shall be
landscaped attractively with lawn, trees and shrubs in
accordance with a plan prepared by a landscape architect.
Areas left in a natural state shall be kept free of litter, debris
and noxious weeds. Yards adjoining any residential zone shall
contain a buffer area consisting of berming, landscaping
and/or fencing for the purpose of screening noise, sight, sound
and glare. A reasonable attempt shall be made to preserve as
many existing trees as is practical and to incorporate them into
the site plan.
Where areas abutt residential districts, a buffer area of a
minimum depth of 100 feet will be required. Such a buffer area
shall be completely constructed and approved by the City before
all City inspections and licenses are finally approved. Prior to
obtaining a building permit or other authority to commence
construction on the subject property, the owner of such
property shall provide the City with a bond in an amount
determined by the City to be sufficient to cover all costs of
constructing the buffer area as proposed by the owner and
approved by the City. The bond shall be released to the owner
only upon the completion of all construction of the buffer area
and maintenance of the area for not less than 24 months which
shall be approved as satisfacory to the City.
(4) J,ichting and Glare
Plans for new developments shall include a lighting plan
denoting the location, type and height of lighting fixtures and
the illumination patterns shown on a site plan. Glare, whether
direct or reflected, such as from floodlights or high temperture
processes, and as differentiated from general illumination, s
hall not be visible at any property line.
(H) Jiohndaries
(I)
The Freeway Business District shall be bounded an the west by
on the north by , on the east by , _ and
on the south by
$ewase D(sposa(
No use shall be allowed unless it is determined by the City that the
sewage disposal rate of the proposed use will not affect ground water
quality.
Septic systems must be approved by the City Engineer and comply with
existing City ordinances, and public health requirements.
(J) Traffir
No use shall be allowed unless the property owner provides a road
plan acceptable to the City, which shall demonstrate, at a
minimum,that the proposed use and resulting traffic will not
adversely affect the then existing traffic of the City.
All private roads must comply with existing City ordinances, with
construction and maintenance being the sole responsibility of' the
property owner.
(K) Parkland Dedication
A Park dedication fee, in land or money value at the descretion of the
City Council, will be required. This dedication will be additional to the
buffer zone defined in paragraph (3) Landscaping, above.
(L) Signs
All signs shall comply with existing City ordinances. Lighting is not
permitted.
44:it. 04,616
BB - HIGHWAY BUSINESS
LA) D11rnnSP and T^t=nr, This section applies to the HE - Highway
Business District located in the south end of the City along the
I-94 corner. The Highway Business district is intended to provide
an adequate area for the development of compatible uses which
principally offer employment opportunities and business services
to Lake Elmo residential. It is the intent of this district to
promote a high quality of business design and development that
produces a positive visual image and minimizes adverse impacts
from traffic congestion, noise, odor, glare and similar problems.
Such districts will be located within the areas indicated for such
use on the Future Land Use Map in the Comprehensive Guide Plan.
J,$) Permitted tTspa and St-nrtnrps
- Business, commercial or trade school.
- Clinics, medical office.
- Financial institutions - banks.
Laboratories - medical, dental.
- Office, administrative, executive, professional, medical
research.
- Personal service and repair establishments such as
barber and beauty shops, dry cleaning and shoe repair.
- Printing, publishing and related distribution agencies.
- Studios - art, music, photo, decorating, dancing,
health, etc.
(C) Conditional rise permit
- Greenhouses and nurseries with retail sales.
- Mortuaries, funeral homes.
- Pet and animal shops, clinic, taxidermists.
- Restaurants.
Sports and fitness clubs.
Theaters (indoor).
(D) Accessary tTsPS and StTnICtnrag
Uses include retail sales and structures which are clearly
incidental and subordinate to the permitted and conditional uses
and structures.
Ste) Minimum District_ Reonirements
(1) Lot Area
(2) Minimum Lot Width
1
2.5 acres
200 feet
P
(3) Minimum Lot Depth 300 feet
(4) Building setback from property lines:
(a) Front 75 feet
(b) Side 30 feet
(c) Side (street) 75 feet
(d) Rear 50 feet
(e) any line adjacent to
a residential zone 100 feet
(5) Parking setback from property lines:
(a) Front 30 feet
(b) Side 20 feet
(c) Side (street) 30 feet
(d) Rear 20 feet
(e) any line adjacent to
a residential zone 50 feet
(6) Maximum Building Heights 35 feet
(7) Maximum Lot Coverage by
all structures 25%
IS) ' Maximum total lot coverage
including building, parking,
driveways, sidewalks and all
others impervious surface 70%
PerfnrmnncP Standards
(1) Architectural Standards
(a) It is not the intent of the City to restrict design
freedom unduly when reviewing project architecture in
connection with a site and building plan. However, it
is in une best interest of the City to promote high
standards of architectual design and compatibility with
surrounding structures and neighborhoods. New building
proposals shall include architectual plans prepared by a
registered architect and shall show the following:
(1) Elevations of all sides of the buildings.
(2) Type and color of exterior building materials.
(3) Typical general floor plans.
(4) Dimensions of all structures.
(5) Location of trash containers and of heating,
cooling and ventilation equipment and systems.
(b) Unadorned prestressed concrete panels, concrete
block and unfinished metal shall not be permitted as
exterior materials. The City may at its sole discretion
allow architecturally enhanced block or concrete panels.
2
(c) All rooftop or ground mounted mechanical equipment
and exterior trash storage areas shall be enclosed with
materials compatible with the principal structure.
(2) Parking
All drives and parking lots shall be constructed with
blacktop, and concrete curb and gutters. Where appropriate,
sidewalks may be required.
Parking lot landscape areas, including landscape islands
shall be reasonably distributed throughout the parking lot
area so as to break up expanses of paved areas.
(3) Landscaping
All yard areas shall either be landscaped green areas or open
and left in a natural state. Yards to be landscaped shall be
landscaped attractively with lawn, trees, shrubs in
accordance with a plan prepared by a landscape architect.
Areas left in a natural state shall be kept free of liter,
-debris and noxious weeds. Yards adjoining any residential
zone shall contain a buffer area consisting of berming,
landscaping and/or fencing for the purpose of screening
noise, sight, sound and glare.
A reasonable attempt shall be made to preserve as many
existing trees as is practical and to incorporate them into
the site plan.
(4) Lighting and Glare
Plans for new developments shall include a lighting plan
denoting the location, type and height of lighting fixtures
and the illumination patterns shown on a site plan. Glare
whether direct or reflected, such as from floodlights or high
temperature processes, and as differentiated from general
illumination, shall not be visible at any property line.
3
08/27/90 15:59
3M ➢ICJ. ENG. C612) 779-5945 002
Dear commission members,
, As you discuss the Limited Business ordinance I would fake you to
onsider the following items. I am only speaking for myself, so please feel
free to ignore any of this if you wish. The items listed below are some of
the ones I will use when I evaluate your recommendations.
Above all, though, I want to see a recommendation from the planning
commission on Limited Business that includes uses and standards that you
people feel are appropriate, not what you think will pass the council.
Some reasoning behind your recommendations would be helpful, and could be
given in writing or at a workshop.
1. Property Tax Base -
As you consider uses to be allowed in this zone I would ask you
to consider the types of buildings that customarily house those
sorts of uses. The more expensive a building is the more it should
generate in property tax revenues. As a city we should have a goal
of maximizing the tax revenue from any commercial areas, while
meeting the service needs of our residents.
As an informational note, the city has been averaging about 40
new houses a year over the last couple years. These new hones have
conservatively averaged $150,000. This means that the cities tax
base has been increasing by $6 million/yr. With our new
Residential Estates zoning I think we might see that more than
double to $12 - $15 million/year. Remodeling and additions to
homes will also add to the Tax Base, but normally will require
negligible increases in required services from the city.
2, Services and Taxes -
it looks at this time like the state legislatude will continue
its trend of cutting commercial real estate taxes. If this trend
does continue the cost of city services will continue to shift to
the homeowner. Because of this it is important to insure that any
uses have a minimal impact on our police and fire departments. It
is also important to insure that these uses will never need
sanitary sewer. In other words, we should insure that any
commercial development will continue to pay its own way years after
it is completed.
3. Clientele -
I think as a city we should avoid the type of uses along 94 that
require enticing drive by traffic on the freeway to get off to use
those services. Also, uses should not generate significant numbers
of new cars a day.
4. Hours -
Businesses that operate 24 hours or late night hours should be
avoided. Businesses normally operating Mon - Fri during normal
office hours would be the most preferable from the standpoint of
needing city services.
5. Open Space -
Businesses that seem to be compatible with open spaces, such as
office parks would be very desirable. In this case we might trade
off some tax revenues for lower density higher quality development,
that hopefully will have a lower long term service cost.
U- ' CLce t