HomeMy WebLinkAbout02-11-91 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
FEBRUARY 11, 1991
7:30 pm. MEETING CONVENES
Welcome of reappointed members, Ann Bucheck, Steve DeLapp and Karen
Johnston.
1. AGENDA
2. MINUTES: January 28, 1991
3. PUBLIC HEARING: Fox Fire Mannor
Preliminary Plat
8:15 p.m. 4. Proposal to move house into City
8:45 p.m. 5. Concept Review: Rolling Hills
9:15 p.m. 6. Limited Business (continuation)
7. Architectural Standards
10:00 p.m. 8. Update on Comp Plan: Ann Bucheck & Steve DeLapp
9. ADJOURN
Date Approved: 2-11-91
Date Tsshued: 2-22=91
LAKE ELMO PLANNING COMMISSION MINUTES
January 28, 1991
Chairman John called the Planning Commission meeting to order at 7:45
p.m. in the council chambers. Present: John, Conlin, Enes, Thomas,
Wilfong, Stevens, Administrator Kueffner, Councilman Williams, Steve
DeLapp and Ann Bucheck.
1. Acknowledge reappointment of Ann Bucheck, Karen Johnston, Steve
DeLapp.
Mayor Johnson has indicated by memo the vote passed by the City
Council at their January 15th meeting regarding reappointment of Ann,
Steve and Karen is invalid according to his interpretation of Roberts
Rules of Order.
It was the consensus of the Planning Commission since this is a
controversy within the City Council, it should be settled within the
City Council. Therefore, Ann, Steve and Karen may participate in the
meeting as members of the public, but cannot participate in any voting
capacity.
2. AGENDA
M/S/P Stevens/Conlin - to add under "6. Other" the Public Hearing on
the Airport Extension, and approve the Agenda as amended. (Motion
carried 6-0.)
3. MINUTES: January 14, 1991
M/S/P Enes/Stevens - to approve the January 14, 1991 Planning
Commission Minutes as amended. (Motion carried 5-0-1, abstain:
Thomas.)
4. LIMITED BUSINESS (Continuation)
M/S/P Enes/Thomas - to table discussion of the Limited Business Zoning
District Ordinance until information requested from various cities is
received. (Motion carried 6-0.)
5. ARCHITECTURAL STANDARDS
M/S/P Enes/Conlin - to table discussion of architectural standards
until information requested from various cities is received. (Motion
carried 6-0.)
Steve DeLapp suggested getting input from the City's Fire Department
regarding 60 foot high buildings with sprinkler systems. He asked why
can't we allow them?
'6. OTHER - PUBLIC HEARING AIRPORT EXTENSION
The Airport 1974 Master Plan includes extension of runways. There
will be a public hearing regarding this on February 19, at 6:30 p.m.
Lake Elmo Planning Commission Minutes January 28, 1991 Page 2
Ann Bucheck asked the Planning Commission if they would like to make a
statement as a group and have Chairman John read it at this public
hearing or make a recommendation to the City Council. It was the
consensus of the Planning Commission to wait until after the February
5th City Council meeting, where more information and facts will
hopefully be brought forth, before making a decision regarding written
statement.
M/S/P Enes/Wilfong - to adjourn the Planning Commission meeting at
8:40 p.m. (Motion carried 6-0.)
REQUEST FOR PLANNING COMMISSION REVIE:d
AGENDA TOPIC:
Meeting Date: February 11, 1991
Moving House into City
ITEM
NO.
Mr. Collette is requesting permission to move a single family
4
structure into Lake Elmo from Oakdale.
The structure is presently located just north of the intersection of
Hadley Avenue and loth Street (County Road 70). I appears to be in
excellent condition and should transport without major problems. The
new location for the structure in Lake Elmo would be in the "Midland
Meadows" development. The location of the lot is on the Southwest
corner of Lake Elmo Avenue and 10th Street (County Road 70). The
structure does appear to fit in the neighborhood of the proposed
location rather well.
No variances would be necessary, and Mr. Collette has been informed
that the present building codes must be complied with.
Section 5029070 of our municipal code outlines the requirements for
moving a house into the city,
s noted, there is no variance required, and no public hearing is
required, but I would like to suggest that yoy follow the procedure
. for a hearing, where it applies. To help you with that, I have attached
'a guideline for your convenience,
DEVELOPMENT APPLICATION FORM
Ccmprehersi-re Plan Amertlment
Zoning District Amer.dment
Simple Lot Division
.Large Lot Subdivision
Text Amendment Subdivision
• Sketch
Conditional Use Permit ^Preliminary
Final
Var_ance
Subdivision Variance
Appeals
Trailer Park Flood Plain Conditional Use
Permit
X Site k Bldg. Plan Review Shorelarti Pert
Mining Per its Planed Unit Deaelopment
•
Applicant Ar• rHorly "•-. 4 Copt L. Couxu E 1125 W. RoseL.Av+/4 Ave. 4g4 _ 7637
,(Name) (Address) (phone) •
RosEVlu.E, Mrl 56113
Owner 5A*M E
(Name)
(Address) (phone)
Property location. (Street Address and Legal Description):
LOT — LOT 7 , supzx i DP MLDL.,dsJD MaADhWS / 1i jsb LAKE AVE. nlo.
LAKE EL.MO , M ni SSo4Z
WA-1Tel-nNo-sba_l Sin16L.E PAWS/ ++.,ME ocutR.Enlrty L.4-)cA-rEl5 A'L`
1075 1-FADL L-V AQ5 tJ .
Desc iPtion ardor Reason for Request (Cite Ordinance Section):
_YkIG1 Ate R1=c & sti nib- PEeMLtsto rJ /APPR6 ✓AL_ Ta MOVE SAtD 6r..D6- To 5ALn
LLSt. 131_1).6- To oMMM 'f$L?MAnieut Fnt4nJDArlun) • lsARAFre. -rc, Rest o
?t.eeJCS W 1 'L ttr Ftab a wit 1 L -SPE% r4 6- %1 2 . AT tnI Hie:* TI M E -E straac-"Cu.L26
WLtL 66 REMoVa<D AnJb ,& PERA4AJ(Bnr &A.RA6E WLL.L'SE con'srei-.crreD.
APeRoPLztArE Wew_, seP.rLc } D2.LVEv4Ay Aso 1-0 Se LrJsrALL_ED.
' In signing this application, I hereby acicmowledge that I have read and fully under—
stand the applicable provisions of the Zoning and. Su'cdiv_sion Ordinances and currer±
administrative procedures. I further acknowledge the fee explanation as outlined in
the application procedures and hereby agree to pay all statements recei*red from the
City pertain ng to addition application expense.
Date
LAKE ELMO MUNICIPAL CODE AMENDED ORDINANCE 7946
8011
502.050 EXCAVATION AND GRADING PERMITS
A permit shall be required for the excavation, grading or surfacing
for any building, structure, plot or area of ground occupied by a
building or structure, or in preparation for the construction of any
building or structure where such excavation and grading is to be done
with mechanical equipment. (See Section 105 of this Code.)
502.060 PRIVATE ROAD PERMITS
A permit shall be required to construct an asphalt, concrete, or
gravel private road or alley. (See Section 1602 and Section 105
of this Code.)
502.070 MOVING BUILDINGS INTO CITY
A. Buildings or structures moved from one location to
another shall comply with the provisions of this code
for new buildings.
B. Where the Building Official is required to inspect a
building outside of the City, any travel expense shall
be paid by the applicant. Building mover must present
a State license for house and building moving to the
Building Official when applying for permit to move a
building.
C. Before any house or other structure is moved onto a lot or
parcel in the City of Lake Elmo, the owner shall apply for
a building permit. The Building Official shall present the
site plan, construction plans, and photos of the structure
from two or more angles to the Planning Commission. The
Planning Commission shall report to the City Council
whether or not the structure will be compatible with
other development in the area; and make such recommendation
to the City Council. If the City Council determines the
structure would depreciate the area into which it is to be
moved, it may withhold the permit for such relocation.
502.080 BUILDING DEMOLITION FEES
All buildings or structures prepared for demolition within the City of
Lake Elmo require a demolition permit. (See Section 105 of this Code.)
Surcharge In addition to the permit fees required, the applicant
shall pay a surcharge to be remitted to the Minnesota Department of
Administration as prescribed by Minnesota Statutes 1984, Section
16B.70,
502.090 EXTERIOR FINISH
All residential buildings shall have the exterior finished within one
(1) year of the date their permit was issued.
502-2
PROCEDURE F-941--11U-BiTFG—H-FrA-R3NG
1-7.62-EN—PUBL1U HEARING
2. INTRODUCE CASE/OR PURPOSE.OI+-IIEARING CHAIR/MAYOR
A, ---Notice of this meeting was published in the_1-cyal newspaper
on attu {' 6g drrected property owner, when
appro r' , on
3. Presdentation by proponents a# 5 minutes
4. Questions from (Council) (Planning Commission)
to proponents
5. Statement/opinions offered by public
6. Final statement/response by proponents
7. CLOSC Cr FUBal-1-e—HTARTNc
8. Council discussion
9. Council action
NOTES TO MEETING CHAIRPERSON
/0
JO 5 minutes
minutes
5� minutes
A. Timing: An overall time limit has been set. Within that
framework a subdivision of time has been set. These
vary depending on the magnitude of the subject. But,
all should be made aware of them and they should be
adhered to or formally changed.
B. Disucssion:
1. The Mayor or Committee Chairperson should remain in control.
The meeting should not be turned over to the proponents.
2. The Mayor/Chair should recognize questions and referee the
answering of questions. Back and forth argument between
two or more people should not be allowed.
3. Following the question period, the Mayor/Chair should thank
the proponents and have them sit down in the audience.
4. rha May Y_LC4a-a4-L—s-huuu-1-e t±±sn nei*nee tiaac t'itia io List Lime
fnr 1-ha public to expre s-_ite— 4ewn. The—propencnt.,
should not be allowed to interject i t' Line.
A.nyente-de-si-ice t,a_apo,�_a,sat. c4r-4- al -ate their name and
aid --.Pe f r tk.e r cau (acorn if ha_/ghe js by till
.a.) press -. T-i he time—f-orp triic t.ummenL, nuL jut
refu44-ng rhlh4 i-—eemment-.
5. The Council or Committee should expect to hold their
discussion, express their views and make the necessary
decision.
C. Those who wish to speak before the City Council of Commission
should complete form provided by the city staff.
D. IF THE COUNCIL/COMMISSION CANNOT STAY WITHIN THE ALLOTTED TIME -
FRAME, IT WOULD NOT BE INAPPROPRIATE TO TABLE THE PUBLIC HEARING
UNTIL THE NEXT SCHEDULED MEETING.
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MAP 9
P.19A
FEB 07 '91 13:27 T.K.D.R. & ASSOC. P.2
( TKDA
ENGINEERS AROHITEOTS PLANNERS
February 7, 1 'i
Planning Commission Members
3800 Laverne Avenue
Lake Elmo, Minnesota 55042
Re: Preliminary Plat Review
Fox Fire Marmot
Lake Elmo, Minnesota
Commission No. 9150-001
Dear Commission Members:
TOLTZ. KING, DUVALL. ANDERSON
ANC ASSOCIATES, INCORPORATED
2600 AM6pICAN NATIONAL BANK CUILDINO
SAINT PAUL, MINNESCTA$At01•I ATS
0124%•4400
i61 11T1902dnN1
Submitted to the Engineer for review were Preliminary Plans dated September 27, 1990. The
following are our cotmnents.
Soils
According to the Washington County Soil Survey, there are soils within this plat which have
severe limitations for septic system drainfields. It is recommended that Lots 1 and 2, Block 1
and Lots 1, 2 and 3, Block 2 have soil borings and percolation tests completed prior to
preliminary plat approval to insure that each lot has at least 20,000 SF suitable for drainfield
purposes.
drainage
Drainage computations will need to be submitted and approved prior to preliminary plat
approval. These cotnputatios include runoff rates, runoff volutnes, pond volumes for dead
storage and live storage and outlet pipe rates.
Sitefrlart
Drainage and ponding easements and designated drainfield sites for each lot are not shown, This
should be laid out prior to preliminary plat approval.
Street Design
The minnnutn street width is 28' curb to curb.
Another set of catch basins should be planned 400 to 500 feet north of those at the low point of
55th Street North.
It is not clear how drainage will be handled on the west end of the 'future' street to the west.
Additional information should be submitted.
FEB commission' D. A. & ASSOC.
February 7, 1991
Page 2
P.3
Until future streets might be extended east and west, 55th Street, including that part in Fox Fire
Estates, would be 2,850 feet in length. This exceeds the maximum cul-de-sac length.
'The prelitninary plat shows dead end streets to the ease and west. Since the future extension of
these streets is unknown, they should be fitted with temporary cul-de-sac for turning around.
Conclusioq
As noted above, many additional items should be submitted before the Preliminary Plat can be
approved.
Sincerely,
Thomas D. Prow, P.E.
TUP/mha
cc: McCombs, Frank, Roos, Associates, Inc.
FEB-07-'91 THU 10:30 ID:JAMES R HILL INC
TEL NO:612 884-9519 8932 F02
JAMES R. HILL, INC.
PLANNERS ENGINEERS SURVEYORS
9401 )AME5 An, Sa„ Suiu 140, lhooMinaran, MN 55431 612/884-3029 Fax 884-9518
PLANNIVG REPORT
TO: Lake Elmo Planning Commission and
City Administrator, Mary Kueffner
FROM: Mike Black
DATE: February 6, 1991
RE: Rezoning and Preliminary Plat
FOX FIRE MANOR
Mr. Larry Liles on behalf of Pacesetter Property Management, Inc. has
requested the rezoning and preliminary plat approval of 40.0 acres
located in the northwest quarter of Section 3. A location map is
attached. The owner of the property is Carl E. Brogra, 9376 55th
Street, Lake Elmo. The applicants are requesting to rezone the land
to RE - Residential Estate and to subdivide the property into 12 single
family lots.
This report and recommendation is based upon the following exhibits
prepared by McCombs Frank Roos Associates, Inc. and submitted by the
applicant:
1. Boundary Survey dated 4-30-90.
2. Preliminary Plat dated 9-27-90.
3. Preliminary Grading and Drainage Plan with revision date 10-26-90.
4. Soil Map (no date).
REzONTja :
The applicant has requested a rezoning of the 40 acres to RE -
Residential Estate. The subject property is currently zoned R-R Rural
Residential. The property is designated as RED Residential Estate
Density on the City's Future Land Use Map. The proposed rezoning to
Residential Estate would be in compliance with the City's Comprehensive
Plan.
Acting as an advisory body, the Planning Commission may recommend
approval of the zoning; however, the City Council may not act upon this
request until the Metropolitan Council has completed their review and
comment on the City's Comprehensive Plan.
FEE-07-'91 THU 10:31 ID:JAMES R HILL INC
TEL N0:612 884-9518 #932 P03
City of Lake Elmo
February 6, 1991
Page 2
pRRLTMTNAPY PLAT
The property consists of 40 gross acres with 12 proposed single family
lots. The density does meet the 3.3 acre overage in the RE zone. All
the lots conform to the minimum lot area requirement of 2.5 acres and
they all, except for Lot 5, Block 3, have a minimum frontage of 150 feet
on a public roadway.
Lot 5, Block 3 only has 60 feet of frontage on the east/west street
shown on the plat. This street is also shown as a "future" street to
be extended in both east and west directions at a later date. 1 do
question the feasibility of extending this road to the west (along the
south lot line of Lot 5, Block 3) due to the topography, soils and
wetland constraints in the area. Hence, I suggest that the road be
platted as a cul-de-sac.
The soils map for the property shows a considerable area with either
moderate or severe limitations for on -site sewer systems. These areas
are shaded in on the attached soil map of the area. The lots in
question are Lots 1 and 2, Block 1; Lots 1, 2, 3, Block 2s and Lots 1,
2 and 5, Block 3.
No soil test or percolation test have been provided by the applicants.
The applicant has also not shown an the preliminary plat a 20,000 square
foot area on each lot to be dedicated for septic system use. This area
must be exclusive of the proposed house pad, clear of driveway and
accessory building locations and in an area where slope and soils permit
the installation of a drainfield.
The subdivision plan calls for the extension of 55th Street North
approximately 1800 feet north. The developer will be responsible for
constructing the street between his property and the existing cul-de-
sac. All final construction plans will be subject to approval by the
City's Engineer. The proposed street section shown on Sheet 3 is
consistent with City Policy.
The property is within the Valley Branch Watershed District and a permit
will be required. Drainage and ponding calculations are also shown on
Sheet 3. The applicant has not however provided calculations for
ponding an Lot 5, Block 3. The preliminary plat also does not show the
required drainage easements.
The subject property is encumbered with NSP easements along the east and
north portions of the property. The east easement will also restrict
the buildable area on all the lot in Block 1 and Lots 3 and 4, Block 3.
FES-87-'91 THIJ 10:32 ID:JAMES R HILL INC
TEL NO:612 884-9518 4932 PO4
City of Lake Elmo
February 6, 1991
Page 3
There is an existing driveway easement on the west end of the property
(west end of Lot 5, nook 3).
The boundary survey also shows a tennis court encroachment on the south
end of the property (proposed Lot 1, Block 1). The applicant should
indicate what they intend to do to remedy the situation.
pLANNTNG RFCOMMENbkTION
I recommend tabling action on the rezoning application pending receipt
of more information supporting the subdivision plan.
I also recommend tabling action on the preliminary plat subject to;
1. Soil test and percolation test shall be provided in accordance
with City Policy for Lots 1 and 2, Block 1; Lots 1, 2, 3, Block 2
and Lots 1, 2, Block 3.
2. The preliminary plat must show on each lot an acceptable and
suitable area of 20,000 square feet to be dedicated for on -site
sewer.
3. The street providing access to Lot 5, Block 3 shall be a standard
cul-de-sac and Lot 5 shall have a minimum frontage of 70 feet.
4. The developer shall be responsible for the cost of constructing
55th Street North from the existing cul-de-sac to the subject
property.
5. All final grading and construction plans shall be approved by the
City Engineer.
6. The applicant shall provide drainage and ponding calculations for
the existing ponding area on Lot 3, clock 3.
7. All necessary drainage easements shall be shown on the preliminary
plat.
8. The applicant shall indicate what remedy is intended for the
tennis court encroachment on Lot 1, Block 1.
FEB-07—'91 THU 10:33 ID:JAMES R HILL INC
TEL NO:612 884-9518 #932 P05
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1i7.56 VI_I4
\ JAMES R. HILL, INC.
PLANNERS ENGINEERS SURVEYORS
9401 JAMES AVE. SO., SOT( 140, BLOOMINGTON,
MN 55431 612/884-3029 FAX 864.9518
y'LANNXNf RF.,E'ORT
TO: Lake Elmo Planning Commission and
City Administrator, Mary Kueffner
FROM: Mike Black
DATE: February 6, 1991
RE: ROLLING HILLS - Concept Plan
This subject property consists of 39.9 gross acres and is proposed for
12 single family lots. The plan does meet the RE density standard.
This property is abutting the proposed Fox Fire Mannor subdivision.
My general comments are:
1. The plan does conform to the RED future land use designation.
2. The density does comply with the RE standard.
3. Outlots A and B on the north side of the street are not acceptable.
4. The street goes through an existing wetland which is not permitted
according to Section 306.040 D.3.
5. I do not
6. Soil and
moderate
7. Each lot
systems.
8. I question the public need and purpose of the parkland dedicated
on the concept plan.
favor direct access to Keats Avenue for Lot 1, Block 1.
percolation tests will be necessary on all lots with
to severe sail limitations for on -site sewers.
must show an area of 20,000 square feet for on -site sewer
FEE-07-'91 THU 10:38 ID:7AHES R HILL INC
TEL NO:612 884-9518 14933 P05
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REQUEST FOR PLANNING COMMISSION REVIE:•i
AGENDA TOPIC:
Meeting Date: Tohr„.r.> 11 1991
Limited Business (continuation)
Architectural Standards (continuation)
ITEM
NO• 6 & 7
Both of these items were tabled at your last meeting.
I have copied the information from Apple Valley, and I believe Chairman
John is trying to put some information together from the U.K.
As much as we all want to get this ordinance done, it's alright to
get ideas from other communities and take whatever time is needed
so we can present the council with the best possible ordinance possible.
Countryside Pools, Inc.
Fiberglass and Vinyl Swimming Pools • Spas
Chemicals • Accessories
November 29. 1990
Rita Conlin
Flannina Commission
City of Lake Elmo
Lake Elmo. MN 55042
Dear Ms. Conlin:
I am writing this letter as a concerned business owner in
Lake Elmo. My company was established eleven years ago from
ground zero. I know the trials and tribulations of making_ a
business grow and be profitable.
We are located north and east of the wide open quadrant of
I694 and I94. The growth in Woodbury directly to the south
is exploding with various construction projects extending
from residential to shopping malls. This type of growth
Ices not happen overnidnt. but througn a concerted effort by
potential developers and city government.
The news from the Lake Elmo side is centered around Oakdale
annexing Lake Elmo properties or future developers wanting
to establish business but are discouraged or flatly refused
due to existing zoning restrictions. I feel strongly the
attitude and atmospnere toward business must be changed.
Inerstate 94 will be lined with businesses some day. with or
without Lake Elmo government.
I strongly propose that landowners be encouraged and
supported wnen opportunities are presented to Lake Elmo
covernment so the tax base can remain under Lake Elmo city
management. There is still time for corrective action with
proper land management.
Sincerely 7
CI
Dennis R. Oclanc
Eresicent
Countryside Fools. Inc.
9242 Hudson Road • Lake Elmo, Minnesota 55042 • (612) 731 -9745
O miles east of OM on 1-94 • Access exit Co. Rd. 10 or 19 N Frontage Rd.
Jamie L. 0lson for the
JAWETO PARTNERSHIP
7715 Robe Menzel Road
Granite Falls, WA 98252
Mary Knefner and the
Mayor of Lake Elmo
3800 Laverne Ave. North
Lake Elmo Court House
Lake Elmo, MN 55042
December 12, 1990
F_. 1 7 ''9'J
Dear Mary Knefner, Mayor and City Council Members of Lake Elmo;
I am responding to the Notice of Public Hearing schedualed for
December 17, 1990. I am the managing partner for the JAWETO
Partnership which owns the property on I-94, specificly property
number 37036-2850. Our property is currently zoned General
Buisiness (GB). It has been zoned GB for more than thirty-five
years. For most of those years a motel was operated on the pro-
perty. I have been trying for the last six years to get a permit
allowing me some kind of business use.. any kind of business use
on this site but have benn denied a CUP to operate an advertising
structure here four times over the last six years. Denied illegally!
Now you are proposing to DOWN zone our property to RAD on the future
Land Use Plan!!! Proposing to do away with all GB zoning!!!
This is akin to insanity. The need for business development along
the east -bound I-94 corridor of Lake Elmo is pressing to the point
of being stressfull. This recommendation only frustrates a develop-
ment process wich is natural and will ultimately take place with
or without Lake Elmo's permission...
In the meantime you will not be allowed to DOWN ZONE OUR PROPERTY!!
That is a taking. I intend to defend our private property rights'in
the legal courts of Minnesota until my last penny is spent and my
dying breath is drawn.
I do not believe that the gover.nmeotofthe City of Lake Elmo can
go on on-trarnpeling private property rights and offending honest,
tax -paying citizens forever. It has to stop somewhere.
Sincerel
Jamie L. Olson - Managing Partner, JAWETO PARNERSHIP
CC. James J. Hanton
STILLWATER cAREA �I
4
December 14, 1990
Ms. Mary Kueffner, Administrator
Lake Elmo Planning Commission
City of Lake Elmo
3800 Laverne Avenue North
Lake Elmo, MN 55042
Dear Mary,
DEC i 7 1990
C c p e cl `fa
Pz-
N
e)
The Lake Elmo Business Association. a committee of the Stillwater Area
Chamber of Commerce, has spent considerable time reviewing the Planning
Commission's recommendation on the proposed Limited Business (LB)
Zoning district along the I-94 corridor.
We believe that, like the City of Woodbury, the City of Lake Elmo
( should take a reasonable approach in planning along the I-94 corridor
in assuming that when economic conditions require, urban services may
be needed and available. This planning approach is imperative to
ensure that this section of land remains in the Lake Elmo city limits,
now and in the future.
Enclosed is a revised copy of the proposed Limited Business (LB) Zoning
District. Changes are indicated by bold face type. We strongly
encourage the Planning Commission to review our input, and consider
adopting our recommendations.
Sincerely,
Mike Mazzara
Chair, Lake Elmo Business Association
State Bank of Lake Elmo
Brick Alley Building • 423 So. Main Street • Stillwater, Minnesota 55082-5127 • (612) 439-7700
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�. ��iiuit l�., i'1 d. .. f.)a__ IN V:�;`�. _..'t ii;i l'i ..;_ lSi _'.s _.,'� v-'i -". ^.'c' .
(i) ... iAnti '_ :i.lG >=iilcti'.0 :.-.. services
'.0 windows.
(2) Health clubs including tennis, racquetball, aerobics, weight
1i.Fting, _i•)it; .ming; weight less clinics (all fac "_: tLt:_s -(P be
housed inside.)
='! L.imitect r?ta:.1 use including
(a)
retail sales clearly accessory to the permitted
principal use of the land, for _.:fampie; the
compoundin , dispensing or sale drugs, prescript
9. f 7Pry._._ p
items, pat iant or proprietary tmedicine, sick room
supplies, prosthetic devices or items relating to any of
the foregoing when c,ondu:ted in the building primarily
occupied by medical, dental, osteopathic, chiropractic
or optometric offices.
'-.� f' coy '� F t i '� .� t t. _ .; h b 1
(t7 �! tit ;_ =mod. i._ ._..,. .. _� L. R`cit l'na'•t.ca '-C '�i'Ye
_._.=::.1 ai"'.a ::.tzh ae.
(.:) rr"''''-LI.
": i.'.i-:.:Sim.,q _s r ;,n..._ .:,t ...
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zer
.._ -c'_-:,scr;
. ..:•!n)air and �"l,:; I' ... ... =.ol.... ,.its ..... .... .. ._.
(-') .i. sale .;
(.5) :urn7..._lre, f^c^Ycr 1%Vii.nt."y's and .r 2t"2':j u._,_. ,;i6•i2
Sporting tg;; .;.tC ??i :. .. ., nq ,t h.i (fl,.t•,ri- `1:... ...
sn'c'i`alub iiro `3. boat and i`3i't1.:] Sear .all 'ator Elba
rsr,tricted to i:-t_•id•e,.;
(c) Other retail sales marketed toward the automobile
traffic and of an impulse nature such as gasoline sales,
convenience store and deli foods may be allowed as
part of the overall larger development and where said
use is clearly subordinate to other permitted land uses
r t ' service I' t9 a3tr•.S.re•.n";1°: where food in ". er v;oc to a c:.l"il,=)f•,._
61:'. _! ..-0i"L'-.1i3 _. r. J,'i': .: .. :et :': a .-_.-_... _.i2:' :r
.. ._. _. .._,
._. r'.-.t_lr aeia, club flola.=3uu:,
'i "::: lC: __. %,ae:: ._........ inc iL.da regl...:, c __ .._
':Elr',. ,';giareas and s'i. (CI as re uiatr:d In this crd
tc" scldetd,1
s'L..:' :=1 ! " i s t w. t.o the e '_. t ' 2 _ = iri 1 '_ FW o P r m - .
_.. Mi F. F_'.m -.__.r ... ... _gi_ciI eSIen. s
Acres
Minimum Lam'- !=J s'.!- 200 feet
[_) i ±m:Im!Lim 3n0 fv=L
r .n i Building setbzie from property lines:
Front
i_ )F Sid ; st " t i
(REMOVE: (e) any line adjacent
to a residential zone
(5) REMOVE
50 fei-
2s fa4=t
50 feel-
7n -F t
1f feet.)
Maximum Blinding HLei' hft`:-.
60 feet
(7) RE LOVE
(9) Maximum to al lot coverage z F 11
impervious surface 50 pr3''_L -. L
S:_w:er Disc.`' -are; Must c_ ;;= l :-4.ith city ordinances.
Special d_.rti^--' v 4 w a.ent.y
the
.-...'chit .� w_.. parking, l _.n'._.s__-;,._e .....`lng ;`` ._,I._.} -
_. .... F, ......tz ih z_dOtion to the
other eii.4tie- in
the zoning code relating to _<e games
1 .5 S s.. n _F _ i ._
it .. : t .. _.h:. _ it o tn,.3 City te re:=-17_rct
_-dcm unduly when reviewing pi.oiect a.' o..:.,--- _L.,.
._ - , h _ o _ _ 1 :i42.th a sitz and d :tuildihg plan, _ v v ..r . 4 v: \ it
_. in x ... I w .._ . T C_�.' 1- ,_ a ..» _ to o r _. i v _ ._ I _ }
d_ _ .. r . .- - _ ..._ __ . .:. a d e - _ __ _. I d ....... p _.t 1 b i l ._ ' N .. .
__..._ ._. Lict1..,res and 1 L-':_L.ihb-ri.i 'i1fjs. I.i_:'' :..j_al':'-
Zlevtions all side,:. the ouildlno2,
i ._. T:yrti_ ai:S? n1' _.. ... r bulidino W»''»! .__. ._s
(4) Dimensions of all structures.
(3) Location of trash containers and of heating,
cooling and'v'e nti lation equipment and 3 `:_t ems.
(b) The exterior surfaces of all buildings shall be faced
with brick, stone, architectural concrete (blocks),
precast concrete, glass or equivalent.
(c) All rooftop or ground mounted mechanical eotuipment and
exterior- trash storage areas shall be enclosed with
materials compatible with the principal structure.
(2) Parking
Ail dr: es and paring lots shall be constructed with
concrete or blacktop, and with concrete curb and gutters,
Where appropriate, sidewalks may be required,.
Parking lot landscape areas_, including landscape islands
shall be reasonable distributed throughout the parking lot
area so as to break up expanses of paved areas.
(7) Landscaping
All yard area shall either be landscaped green areas or coen
and left in a natural state. Yards to be landscaped shall be
landscaped attractively with 1awJn, tr ees and shr''..'b"_ in
accordance with a plan prepared by a. landscape architect.
Areas i s,;'.in a natural state shall be I'::'ent free of
litter,
debr .s .and noxious weeds. Yards adjoining an, esident+ t
zone shall ct2nta.,a buffer area consisting of Hcr
r;ng„
landscaping and/cr fencing for the purpose of screen:i•,g
no.i_._y • _:gh1-. sound and glare. A reasonable attempt shall bp
made to pr-•o5.r*r r. as many existing treoz as is practicaland
., .a . .c.:r•-f.r-ats ,-..:iii into the digit plan.
REMOVE next paragraph (1.9. ll'iera. areas a J'Lt ra.a.
,di ttric:t.s, a buffer area of a minimum depth cif 1.r
(4) Lighting and Glare
Plana :'„ - new deveicbm„,. ,.,....- ,• l inciae a lighting
denoting the lo:aticn, type and height of lighting _'fixture-.
..2d the .. .am.:^Li V'. ... `_?f? patter7s shown cm a. :c plan. Stars.
whether _..-'_'t.`_ or reflected, such as "rr'nm f1..on.,':i:. fir,', '..: or h'lrjh
.r - i:,, :,..._.-, ... e, .. .. .... ... .. frcm
aerera
...`_ ,-n,
a.:.11.:.`�•:_ ',:a`..:=n., ...',e.l l not be vis-..t?]..::' at any i ,p._•
REI Yr
Federal t land Company
Yankee Sq.rcte Office II • 3470 Liieshirgcon )^:ve • S.nce 102 • Eager. M:r^esccc 55' 22
Tel, 612452.3303 cAX6'2452.3362
December 17, 1990
Mary Kueffter
City Administrator
Lake Elmo City Hall
3800 Luverne Avenue North
Lake Elmo, Minnesota 55042
RE: Proposed Limited Business Zoning Ordinance
Dear Ms. KuelSier:
Federal Land Company is in receipt of the Notice of Public Hearing that the Planning Commission
will be conducting a public hearing on Monday, December 17, 1990, to receive public comment and pass
on to the City Council a recommendation on the proposed Limited Business (LB) zoning ordinance. It is
Federal Lead Company's understanding that a portion of Its property located in the northwest quadrant of
the intersection of I.94 and County Road 19 will be included in the area designated for Limited Business
development on the City's 1990 Future Land Use Plan.
There are two points pertaining to the public hearing and proposed LB zoning classification which
Federal Land Company desires to address. The first point is that conducting a hearing on the LB zoning
ordinance is premature at this time. The second point is that Federal land Company feels that the proposed
LB zoning ordinance is inadequate and contradictory to the City's best interests.
1. CONDUCTING A PUBLIC HEARING ON THE PROPOSED LB ZONING
ORDINANCES IS PREMATURE AT THIS TIME.
Minnesota Statutes Section 473.175 provides that no action shall be taken by any local governmental
unit to place a comprehensive plan or any part thereof into effect until the Metropolitan Council has
reviewed the plan and the local governmental unit has incorporated any modifications promulgated by the
Metropolitan Council. Minnesota Statutes Section 473.858, Subdivision 2 provides that local governmental
units shall submit their proposed plans to adjacent governmental units and affected school districts for
review and comment at least six months prior to submission of the Comprehensive Plan to the Metropolitan
Council. Finally, Minnesota Statutes Section 473.865, Subdivision 2 provides that a local governmental unit
shall not adopt any official control (i.e. a zoning ordinance or zoning classification) or fiscal devise which
is in conflict with its comprehensive plan. The Metropolitan Council has not completed their review of the
proposed 1990 Comprehensive Plan recently promulgated by the City of lake Elmo. The Metropolitan
Council will not complete its review nor provide comments until February of 1991. Therefore, the proposed
1990 Comprehensive Plan cannot be adopted by the City until that time.
The existing Comprehensive Plan, whether it be the 1979 Plan as Federal Land Company contends or the
1986 Plan as the City contends, contains no Limited Business (LB) zoning classification. Therefore, pursuant
to Minnesota Statutes Section 473.865, Subdivision 2, the City cannot adopt the Limited Business (LB) zoning
12/17/90 14:00 ' 6i2 452 3362 FEDERAL LAND CU
SJ UFJO
Mary Kueffner
December 17, 1990
Page 2
classification or ordinance unless and until the proposed 1990 Comprehensive Plan is actually adopted. The
City should, in order to comply with Minnesota Statute, wait until the comments received from the
Metropolitan Council (and adjacent communities, if riot yet received) are incorporated into the proposed
1990 Comprehensive Plan, prior to considering and adopting the limited Business (LB) zoning classification
and ordinance.
2. THE PROPOSED LT:MITED BUSINESS (LB) ZONING IS INADEOUAT'E AND
CONTRADICTORY TO THE CITY'S BEST INTERESTS.
Federal Land Company has during the last year provided trial testimony and appeared before the
Lake Elrno Planning Commission and Council presenting evidence that the its property in Lake Elmo is
unsuited for residential development. The Limited Business (LB) Zoning ordinance being proposed by the
City is an aciatowledgment that the 1-94 corridor is best suited for commercial, rather than residential,
development. However, the limited Business zoning classification and ordinance being proposed is lacking
in several respects.
First, the permitted and conditional uses included are much too limited. Retail sales, motels and
hotels, motor fuel stations, convenience stores, and fast food restaurants are noticeably absent. The
presence of I-94, its diamond interchange with County Road 19 and the location of the Regional Park makes
the Federal Land Company property well suited for these uses. There already are several retail and other
commercial uses in existence along the freeway. Therefore, it is unreasonable and unfair to limit the uses
to those set forth in the proposed ordinance. Furthermore, if the City is serious about broadening its tax
base, the uses which I have cited above, especially retail sales and motor fuel stations, must be allowed.
Secondly, the 3.5 acre lot area and 300' x 400' lot size is not conducive to quality development. The
maintenance of oversized Iots will, in Federal Land Company's opinion, result in unnecessary cost which will
cause developers to cut back on building aesthetics and result in large areas containing noxious weeds and
areas overgrown with vegetation. It is much more appropriate to regulate lot size and dimensions through
reasonable parking and sanitary sewer requirements. Finally, the 300' x 400' lot dimensions will probably
preclude development in Federal Land Company's "island area" due to its unique shape, although the area
of the parcel is almost 5 acres_ Therefore, there should be no specific lot area or dimensions for lots in the
LB area.
"Thirdly, the setbacks and minimum lot coverages are excessive. I do not know of another city in
the metropolitan area which requires greater than a 25% "green area". Based upon Federal Land Company's
past experience, if the setbacks and lot coverages being proposed are used, there will be a serious problem
controlling weeds and noxious vegetation. This is not conducive to the health, safety or public welfare of
the community. Again the legitimate controls for the City is the proper enforcement the sanitary sewer races
as promulgated by the Metropolitan Sanitary Sewer Commission and reasonable parking requirements.
In conclusion, Federal Land Company believes that hearings should not be held on the proposed
Limited Business (LB) zoning ordinance unless and until the proposed 1990 Comprehensive Plan is actually
adopted. Furthermore, when the Limited Business zoning ordinance is considered, it should be revised to
include hotels and motels, retail sales, motor fuel sales, convenience stores, fast food restaurants, and other
uses which accommodate the users of the adjacent roadways and park. The lot area and sizcs should be
eliminated as reasonable requirements for sanitary sewers and parking will dictate lot area and size. Finally,
the setbacks and green areas should be substantially reduced to accommodate quality and desirable
commercial development.
Mary Kuefttter
December 17, 1990
Page 3
Federal Land Company appreciates the opportunity to state its views on your proposed ordinance.
We believe that the implementation of the position set forth in this letter is necessary for the City to act
lawfully and reasonably on this matter.
Sincerely,
ey,osUL s P
&arless FL Bartholdi
Legal Deparanent, Attorney
L20 1 4 1999
JAMES R. HIl1, INC.
PLANNERS ENGINEERS SURVEYORS
9401 JAMES AVE. So., SUITE 140, Btaoldlaarou, MN 55431 612/884.3029 fax 884-9518
MEMORANDUM
TO: Lake Elmo P1 nning Commission
FROM: Mike Black r5LA
DATE: December 12, 1990
RE: LIMITED BUSINESS DISTRICT
On Tuesday, December 11, 1990, the City Administrator, Mary Kueffner,
and myself met with the City Attorney, Jerry Fills, to review the
proposed LB district regulations. The following are suggested changes
or comments made by the City Attorney at our meeting.
(A)(3) To allow development which complies with the capacity of
regional and local road systems.
(A) (4) To cuide development by setting stringent requirements for on -
site sewer systems in order to avoid a need for expansion of the
Metropolitan Urban Service Area line and sanitary sewer facilities.
(C) (1) Any nermitt_ed land use with drive -up facilities.
(C)(3)(b) The City Attorney stated that the wording in this section
will be subject to future interpretation because of "retail sales...such
as". A variety of stores could fit the term "retail sale of commodities
to the local area". The following options were discussed:
1. Do not allow any retail sales except those defined in (C)(3)(a).
2. Allow only the retail sales of those listed in (C)(3)(b)(1-5)•
3. Re -write the lead in sentence to be more specific - such as,
Retail establishments whose primary business is the sale of a
single item commodity and marketed to the residents of Lake Elmo
such as: (1-5)
(E) (9) The Attorney noted that the reference to Section 309 h and i is
in the Interstate Corridor Overlay District ordinance which may be
repealed after adoption of the LB District ordinance.
(F) Special District Requirements. Due to the high visibility of the
Limited Business zone, the following architectual, parking, landscaping,
lighting and glare standards shall be in addition to other existing
standards in the zoning code relating to the same ,and where these
requirements may he in conflict with other ordinance reavirements the
most stringent staedard shall annly:
Lake Elmo Planning Commission
December 11, 1990
Page 2
In addition to the above comments, I asked the City Attorney if the City
could adopt specific criteria or standards for a conditional use in a LB
zone in addition to the existing criteria listed in Section 301.060 D.
(page 301-21) which apply to all conditional uses in the City. The
Attorney responded that yes we could adopt special criteria for a CUP in
the LB zone. The following is then suggested:
(D) (1) Conn; t- i cn 1 f1�4:' Criteria
In addition to the criteria stated and determinations needed for
approval of conditional use as stated in Section 301.060 D.1., the
following criteria shall also apply:
1. The use will not create an excessive burden on public facilities
or services which serve or are proposed to serve the area.
2. The use will be sufficiently separated by distance or screening
from any adjacent residential zone and that the structure, use
or site shall have an appearance that will not have an adverse
effect upon adjacent properties.
cc: Mr. Jerry Filla, City Attorney
Ms. Mary Kueffner, City Administrator
JArl-24-'91 THU 1,5:24 ID:JAME P HILL IHC
TEL MC:612 384-?518*SE Pn5
JAMES R. HILL, INC.
PLANNERS ENGINEERS SURVEYORS
9401 JAMS AYE. So., SuirE 140, BEOOM1NGi0H, MN 55431 612/894.3029 FA1 884.9518
VFMORANDTlivi
TO: Lake Elmo Planning Commission and City Administrator
FROM: Mike Black
DATE: January 24, 1991
RE: LB ZONE - LOT COVERAGE
At the January 14, 1991 Planning Commission meeting action regarding
maximum lot coverage in the proposed L8 zone was tabled pending further
Study. The attached data sheets help support my recommendations which
are to:
1. Maintain the maximum lot coverage by all structures as proposed
- 25%.
2. The maximum lot coverage by buildings, parking lots, driveways
and other hard surfaces be 50W regardless of lot size.
3. Section (E) (9) be expanded as:
Sewer Discharge: No sewer discharge shall exceed a ratio of 3.0
SAC units per 3.5 acres. No single on -site sewer system
shall be designed to handle more than 5000 gallons par
day. Each parcel must dedicate areas for primary and
secondary on -site sewer treatment areas.
PkTA. SFE T 1
This is a tabulation of how other cities or counties regulate lot cover.
Three methods are typically used; 1) maximum impervious surface, 2)
maximum building coverage and 3) floor area ratio.
An 80W total impervious surface coverage is typical where sanitary sewer
and :municipal water is available. Where on -site sewer systems are used,
such as Afton, a 50% maximum coverage is applied.
The maximum building coverage on a commercial or industrial parcel
varies from 20% in Woodbury B-1 zone to 50% in the Olmsted County
Service Commercial Zone.
The definition of floor area ratio (FAR) is "the numerical value obtained
through dividing the gross floor area of a building or buildings by the
net area of the lot or parcel of land on which such building or buildings
are locate." A FAR of 50% on a 40,000 square foot parcel would permit a
building with 20,000 square feet of gross floor area.
A -_4-' 91 THJ 1 T : _5 I D :.; tiME R HILL INC
TEL NO:612 Sc4-351E »2E5 F0'
Lake Elmo Planning Commission
January 24, 1991
Page 2
itaT^ ce-7:T
This exhibit shows the setbacks standards for parking areas and buildings
an four different hypothetical lots in the LB zone. Setbacks vary
depending upon if they are a corner lot, interior lot or a lot adjacent
to a residential zone. In all cases, the parking lot setbacks require a
minimum green area of 45% of the total lot area. The remainder of the
lot, 55% of the total area, could be impervious surface — parking or
rooftop. The potential building area coverage is from 33% to 53%.
DAT21.......15WFFT 3
This is a calculation of a 25% building coverage on a minimum 3.5 acre
lot in the LB zone. The building area plus the required parking spaces
together total 63% of the lot as impervious surface area. We know
however from data sheet 2 that this is not possible because 46% of the
lot area is green space along. A building with less required parking
may achieve a 25% building coverage on a lot.
nAmv sv^c d
The purpose of :.his data sheet is to show that regardless of the final
recommendations for percentage of building coverage or impervious
surface coverage on a lot, the size of any development on a L3 zoned
parcel will depend on the limitation of 3.0 SAC units per 3.5 acres.
The City Engineer does not feel we should increase the number of SAC
units for each 3.5 acre parcel. This standard comes from the highway
overlay zone limitation of no more than 8 SAC units per 10 acres. In
fact, the City Engineer recommended that we also put a maximum limit
on the size of as individual on -site sewage treatment system. His
recommendation was that no single system be allowed to be designed. for
:more than 5000 gallons per day, This would prevent the clustering of a
large development with a large private treatment system.
As proposed, the 25% maximum building coverage is reasonable and in line
with the City Ordinances for this type of zoning. I do not see the need
for a sliding scale of percent coverage of impervious surface based upon
the lot size. A 50% impervious lot coverage will allow greater use and
flexibility but in most cases will not be possible to achieve due to the
SAC unit limitations on each site.
.JAN-24-'91 THU 15:2i ID:TAMES P. HILL INC
JAMES R. HILL, INC.
9401 James Avenue South
9LOOMINGTON, MINNESOTA 55431
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DESIGN GUIDELINES
Design guidelines have been developed for the West Stillwater Business District to ensure consistent quality design. The
guidelines will be used to review new development proposals.
Architectural Standards
1. Unadorned prestressed concrete panels, standard concrete block or metal siding shall not be used as exterior
materials for new buildings. Architecturally enhanced block or concrete panels may be acceptable.
2. All roof or ground mounted mechanical equipment or exterior trash storage areas shall be completely enclosed
with building material compatible' with the principle structure. Low profile self contained mechanical units
which blend in with the building design located to the side or rear of the building may be permitted.
3. Architectural consistency on all sides of the building is required in terms of colors, material and details.
Landscape Standards
1. Street trees shall be required for all new development. The type of tree and their location shall be approved
by the Director of Parks.
2. All area of a lot not used or improved for parking, driveways or storage areas shall be landscaped with a
combination of trees, shrubs, flower and ground cover.
3. All new trees shall be balled and buriapped or moved from a growing site with a tree spade and be a 2-1/2 inch
caliber for deciduous trees, 6 foot in height for evergreens and 1-1/2 inch caliber for ornamental trees.
4. No more than 50 percent of the required number of trees shall be of one species. No trees shall be American
Elms, Box Elder, Poplar or Fearcele Ginko.
5. A minimum 20-foot wide landscaped front yard setback area shall be maintained along all public streets and 10
foot side yard landscaped area maintained on all other sides.
6. A minimum of 10 percent of parking and driveway areas shall be landscaped with trees and shrubs.
7. All utilities must be underground and utility meters screened or integrated into the building structure.
Signs
1. Signs and related building graphics shall be a part of the overall building and site design. Sign size, height,
20
location and material shall relate to building scale and design.
2. Wall signs or low profile (maximum 6 feet in height) shall be permitted for office, warehouse, wholesale or
industrial uses.
3. Retail signage shall be consistent with the Sign Ordinance.
4. A landscaped area equal to twice the sign area comprised of bushes or flowers shall be provided around the base
of free standing signs.
5. Multi -tenant buildings may have a low profile free standing building or site location sign as well as individual
tenant signs.
Site Plan
1. On -site lighting shall be relative to the overall site and building design and serve functional safety and
aesthetic purposes.
2. Overall lighting shall be directed down and shielded from adjacent properties or roadways. All lights shall
be contained on the property.
3. Maximum height of parking lot lighting shall be 20 feet to minimize impact on surrounding residential areas.
4. Parking shall be screened from the street by berming, bushes, low walls or changes in the grade of parking
areas.
5. All loading areas shall be located to the rear or side of the building and screened and buffered from building
on adjacent lots.
6. Parking and loading areas shall be screened from adjacent residential areas by a solid masonry wall or
equivalent 10 feet of landscaped gutter on the commercial side of the wall.
7. All outside storage areas shall be screened with opaque fencing and landscaping that will grow up three years
to cover 50 percent of the fence face area.
8. Sidewalks shall be provided between residential areas and commercial destinations, schools and park areas.
IIMPLEMENTATION PROGRAM
In order to carry out the Goals and Objectives and Land Use Plan, implementation actions are required. Some of the actions
are ongoing or will take place in response to actions taken by developers or other jurisdictions. Other implementation
impacts are the responsibility of the City and are necessary to carry out the policy contained in the Plan. Actions in
this category include zoning amendments, street alignment approval and adoption of Design Guidelines. Together the public
action along private activities will result in implementation of the West Stillwater Business Park Plan.
Implementation Actions
Land Use
1. Amend existing zoning classifications and regulations to implement the Land Use Plan.
2. Prepare Comprehensive Plan Amendments, Municipal Urban Service area Amendments and annexations petition as
required to implement the plan and assist in the development of the area.
3. Assist in preparation of specific plans or Planned Unit Developments for large development areas, including
the Woodland Lakes site, Benson Farm or large multi -use development sites.
ROAD SYSTEM
4. Adopt road plan as part of City Comprehensive Plan for Curve Crest Boulevard , West Orleans Street and Pine
Tree Trail extended.
5. Review impacts on the West Stillwater Business Park of MnDOT plans to upgrade State Highway 36 to a freeway
and limit access to County Road 5 and South Greeley Street.,
UTILITIES
6. Develop capital improvement program indicating phasing and estimating costs for street, water, sewer line and
drainage improvements in the Business Park.
PARKS AND OPEN SPACE
7. Develop plan for Benson Farm neighborhood park and coordinate with other community facilities.
8. Assist school district in possible expansion of Lily Lake School Campus.
9. Require open spare easement for sloped area around Lily Lake.
AREA DESIGN
10. Adopt Design Guideline and Use to review new development.
11. Prepare Design Plan for County Road 5 entry way into the City of Stillwater and the Business Park.
COORDINATION AND COOPERATION
22. Work with Washington County, Stillwater Township, MnDOT and School District P834 on implementation of the plan.
13. Promote the Business Park development through various public/private partnerships such as SADEC and the Chamber
of Commerce.
2'
fie-
2 -6 -iv
Steven C. DeLapp
8468 Lake Jane Trail
Lake Elmo, MN 55042
Lake Elmo Planning Commission
Lake Elrno City Offices
3800 Laverne Ave.
Lake Elmo, MN 55042 February 10,1991
Dear Fellow Commissioners,
I thought itwould be useful to address some new approaches to a few items in
completing our recommendations to the Council for the Limited Business Zoning District:
1. Why not accept the suggestion of the residents who used stationary from the
Lake Elmo Business Association to propose a 60 foot maximum building height.
a. If the City Fire Department telesquirt and code required fire suppression systems
are are capable of providing the same or a higher level of protection than 35 foot
buildings without fire supression systems, then this cannot be a fault.
b. If the building height is balanced with proportional changes in setback distances
and if landscaping requirements and strong, then the visual aspects are covered.
c. A 5 story building will probably be well thought out, be a top tax generator, and
set a high quality standard for the area.
2. I suggest defining "high quality," as specified in the Comprehensive Plan on
page 28. Here are a few of my recommendations as an architect:
HIGH QUALITY MEDIUM QUALITY
Buildina Exterior Characteristics:
low maintenance
long lasting
weather resistance
durable
color stable
high tax value
good workmanship
LOW QUALITY
high maintenance
many caulked joints
frequent resurfacing
easily damaged
color fading
low tax value
poorvrorkmanship
HIGH QUALITY MEDIUM QUALITY LOW QUALIT i
Buildina Exterior Materials:
field stone
cut stone veneer
baked enamel panels
common brick
glass curtain wall
stainless steel panels
metal clad composite
clay tile veneer
architecturally designed
cast -in -place concrete»
stucco
architectural rnetai panel
burnished concrete block
jumbo brick
<architectural grade
precast panels
veneer brick on metal
studs over 25 feet high
earth sheltered>
<ceramic tile
*(Designations are mine. Arrows indicate position change
architects registered in Minnesota:
<spray -on stucco*
painted wood
<stained wood
decorative concrete block
plain concrete block
<prefinishectmetal panels
smooth or raked precast
panels
precast"tee" panels
monolithic cast -in -place
concrete
vinyl sheeting
adobe
urethane foam
by one (<) or two («) other
Dick Blundell (Rosemount, with house on 5 acres)•
Bob Joslin (Stillwater, designed Church on front page of Free Press two weeks ago)
Ralph Olson (Woodbury, would Ike to move to take Elmo)
Larry Weinzetl (Richfield, grew up in St Paul East Side))
Uses (commercial outside city center)
colleges
corporate headquarters
office buildings
corporate training centers
corporate reheats
think tanks
limited access libraries
regional institutions
professional offices
corporate consultation
Very Truly Yours,
Steve
golfltennis clubs
hospitals
medical clinics
zero -emission
research centers
individual consultion
telephone switching
gas stations
restaurants
billboards
retail sales
driving ranges
health clubs
warehouses
storage
sales offices
research laboratories
fight manufacturing
product distribution
wholesale sales
product ser iicing