7.1. EDSR 08-17-2020 Elk Request for Action
River
To Item Number
Economic Development Authori 7.1
Agenda Section Meeting Date Prepared by
General Business August 17, 2020 Zack Carlton,Planning Manager
Item Description Reviewed by
Chamber of Commerce Business Survey: Concerns Amanda Othoudt,Economic Development Director
#1, #7, #8, #9, #10, and #13 Reviewed by
Cal Portner, City Administrator
Action Requested
• Receive information,provide feedback.
• Agree,by consensus,the action sufficiently meets or exceeds expectations to address concerns /
recommendations from the Chamber of Commerce Business Survey.
Background/Discussion
Citing undocumented concerns regarding the business atmosphere experienced by developers with the city, the
EDA commissioned a survey through the Elk River Area Chamber of Commerce to identify specific concerns.
Two follow-up meetings were held with participants of the survey with Commissioners Westgaard,Wagner and
Blesener. The information gathered was shared with the city administrator who developed a workplan to
address the concerns.
Concern #1: If the city really wants to be known for supporting renewable energy, they should
reconsider their incentive programs to supportprojects that are in line with the stated objectives in the
Comprehensive plan: to be more energy efficient,preserve resources, even ifit means ordinance or
design flexibility,
The city is in the process of updating the Comprehensive Plan. The first round of meetings and interviews with
community stakeholders took place on August 12 and 13. These meetings laid the groundwork for the
Comprehensive Plan update. The process will finish in mid-2021 with adoption of the new Comprehensive
Plan and action steps related to amendments and changes to city ordinances. If renewable energy goals are
again part of the plan,we will research necessary amendments to policies and ordinances.
Concern #7: Use the velvet glove approach when delivering requirements for compliance. Think of
the business owners as customers.
Staff prepares FAQs for common questions,but these are typically associated with residential uses as business
related questions are more nuanced and specific to each user and site. To address some of the common
business questions related to site and use, staff created the opening a business in Elk River page to help
prospective businesses in their search. https://www.elkrivermn.gov/1602/Opening-a-Business
Please review the website and contact us with recommended changes. We want this to be as informative as
possible, but not a substitute for conversations with city staff.
The Elk River Vision
A avelcoming community n ith revolutionary and spirited resourcefulness, exceptional service, and P D W E H E D D Y
community engagement that encourages and inspires prosperity /` UR
Council Review and Staff Authority
Staff has, and continues to,work with the City Council to streamline the Council/staff review. Council recently
adopted an ordinance amendment to the permitted and conditional uses for all commercial and industrial uses.
The goal of the amendment, among others,was to reduce the number of Conditional Use Permits required and
thus reduce approval time. Staff has also amended the landscape standards to provide more credits for existing
vegetation and discussed paving/curbing standards. Balancing community goals/aesthetics with business
opportunity will continue to be a goal for the Planning Division and City Council.
Concern #8: There is a need for balance between desire for beautification and business use of
property(storage, signage, etc.)
The balance between community goals and aesthetics and the business use of a property continues to be a topic
of discussion.When reviewing applications, staff works with the Council and the applicant to find a middle
ground when additional standards or changes are needed. When ordinance concerns are consistently brought to
staffs attention,they are then presented to Council for their consideration and direction.
Concern #9: Develop a proactive approach to business development and educate builders,
contractors, and owners about ordinance standards,processes and timelines before a project is
submitted.
Pre-application meetings and work sessions
Staff is available for pre-application meetings requested by the developer or applicant. These meetings have
always been available and will continue to be available for every project and application (administrative site plan
reviews to CUPs, Plats, or variances).Additionally, the city recently began scheduling regular pre-application
meetings for the second Monday of each month. These meetings are in addition to the individual meetings.
They will provide applicants with an opportunity to meet with multiple departments and receive answers to
questions about planning, engineering,utilities, stormwater, etc.
When working with applicants on unique situations, staff also suggests work session discussions with the City
Council to provide clarification on ordinance standards, or to receive guidance on a potential change.A work
session discussion is an effective and efficient venue to receive feedback directly from the decision makers prior
to investing additional resources into drawings or renderings.
Review and Update Project Checklists
All land use applications are available online and include a checklist of items that may or may not be required
for a complete application. Staff recognizes that the application checklist is more extensive than most
applications will require. Few applications require an EIS for example but reviewing the list with applicants
helps identify the key items needed for their application. This is done during a scheduled meeting, a pre-
application meeting,and/or during a stop at the Planning counter. The goal is to receive sufficient and accurate
information for staff, the Planning Commission, and the City Council to make an informed decision about an
individual application. Many times,this is different for each project,but we make every attempt to work with a
willing applicant to identify required materials for submittal.
Concern #10: Communicate code enforcement activities in a professional and customer service
focused manner.
Enforcement of city ordinances and standards of approval for a Conditional Use Permit are an ongoing
process. Staff works to communicate violations in a consistent and professional manner. This includes letters to
a property or business owner to document the violation and,depending on the nature of the violation, staff will
stop in and visit with the business owner. A quick conversation will address simple violations quickly and does
not require a letter. Larger and more involved violations require additional time to address and are documented
to protect the city's interests.
The violation and enforcement process has significantly improved with a streamlined process since
transitioning to CitizenServe in May of 2019. We follow a standard process to inform property owners of a
violation and seek to work with them to maintain or enhance the appearance of the community that aligns with
our ordinances.We have seen improved compliance with this process and have received relatively few
complaints. We continue to seek improvements to our processes and discuss ordinance amendments with the
City Council as needed.
Staff will also update the wrap on the Community Enhancement truck to reflect the current organizational
structure and goals of the division.
Concern #13: How can Planning and Zoning processes be streamlined and given more authority to
reduce timelines?
Permitting Requirements
Staff continually seeks methods to streamline the Planning and Zoning review process and eliminate permitting
requirements,however,we are limited by statutory and ordinance requirements. The biggest change to simplify
and speed-up the permitting process was approved by the City Council in March of 2018. Several less-impactful
conditional uses were reclassified to a permitted use in the commercial and industrial zoning districts. This
change allows many of the common businesses to be reviewed and approved by staff rather than going through
a public hearing process at Planning Commission and Council. The City Council also updated the landscaping
ordinance to give additional credit for existing trees and discussed paving and curbing standards.
Public Hearings
Elk River city codes currently require two public hearings when reviewing a land use application,but statute
only requires one. Statutory timing of the public hearing (Planning Commission vs. Council) depend on the
type of application being reviewed. Many cities only hold one public hearing during the Planning Commission
meeting. The City Council is still the approving authority,but that action could occur as a consent or general
business item. If the City Council decided to move to one hearing rather than two,the review process could be
reduced by two weeks in some cases,but the second public hearing has also shown to have value in the public
participation process. Staff will discuss this with the City Council during a future work session and take their
direction.
Review Timeline
The standard review timelines and specific dates are listed in every land use application and are communicated
up front with the applicants. The timing itself is dependent on the public notice requirements, staff review
times, and the public input process. Most applications are reviewed in 6 to 8 weeks depending on meeting dates
and accelerating this timeline may require moving meeting dates for the Planning Commission and/or the City
Council.
Concern #14: A review of the city fee schedule is needed both by comparison cities and philosophy.
(i.e. bldg,permit, sac/wac, utility deposits)
Staff continues to work on the fee comparison study, and we will bring that forward to the City Council on a
future work session.
Financial Impact
N/A
Attachments
■ Chamber of Commerce Business Matrix Workplan
■ Land Use Application Examples
■ Planning FAQ's
■ Ordinance Sections Related to Design and Operation
■ Land Use Application Flow Chart—CUP Example
Action Plan
Elk River Area Chamber of Commerce Focus Group Discussions
July 30 & 31, 2019
Concerns/Recommendations Type of Task/Actio L Staff Point of Expected Completion Date
am 6, Concern Contact (Date to CC or Commission)
If the city really wants to be known for supporting renewable energy, they Policy Review Comprehensive Plan Update Comp Plan update throughout the year.
should reconsider their incentive programs to support projects that are in line -Explore programs to support goals Zack Work session discussion July 20.
1 with the stated objectives in the Comprehensive plan: to be more energy -Explore ordinances that provide flexibility to meet
efficient, preserve resources, even if it means ordinance or design flexibility. goals July 20 (Postponed to August 17)
Current rebate programs are insufficient to achieve the objectives of the stated Policy Review ERMU, EDA and HRA Commission Reviews May 18
2 goals. -Discuss programs to achieve Comp Plan Goals Amanda/Troy
-Determine what is sufficient
Clearly outline what is being inspected for the entire project and limit the Communication Citizenserve Software Implementation Suzanne June 15 (Postponed to July 20)
inspection to that list. New items should not pop up with every inspection Formal letters of explanation Suzanne/Bob R. June 15 (Postponed to July 20
3 Preconstruction meetings Suzanne/Bob R. June 15 (Postponed to July 20)
Develop inspection policy for each permit with Suzanne/Bob R. June 15 (Postponed to July 20)
explanation sheet for each permit to include relevant
code citation
Clear written instruction including citing relevant code for each infraction. The Communication Citizenserve Software Implementation Suzanne June 15 (Postponed to July 20)
5 remedy should be clearly defined so there is less re-work that needs to be done
Can there be an ombudsman or advisor type position to negotiate the maze of Budget/Position Council Budget discussion Suzanne/Zack/Amanda May 18 - First budget meeting discussing
city rules on the business owner's behalf? This person could develop Addition new positions requests.
relationships proactively with business owners and encourage a partnership
mentality between owners and city staff.
Use the velvet glove approach when delivering requirements for compliance. Customer Service -Customer Service Training Suzanne June 15 (Postponed to July 20)
Think of the business owners as customers. -Professional Standards Training
• The business customer often does not feel their risk is appreciated or understood.
Empathy does not mean bending the rules.
• It is generally understood that rules are rules;it's the attitude and approach of
7 those tasked with compliance/enforcement that makes the difference. FAQ guides Suzanne/Zack/Bob June 15 (Postponed to July 20)
• Can Compliance and Customer Service both be accomplished or balanced?
• Find a way to say"yes" and not always "no". Find a way to be more welcoming
in the process, even when the answer might be "no". Can staff help to find a way Authority/Council review/craft of ordinance and Zack/Amanda July 20 (Postponed to August 17)
to say"yes"with suggested changes in design? policy purpose statements
There is a need for balance between desire for beautification and business use of Policy Council Review/Action on city ordinances Zack July 20 (Postponed to August 17)
8 property (storage, signage etc.)
• Can there be a proactive approach to business development such as educating Education -Incorporate Pre-application meetings Suzanne/Zack June 15 - Process has started. No need to
builders, contractors, owners before a project is submitted? Planning and ED -Encourage Work Session Reviews discuss,provide as information in future
• Communications regarding process requirements for Building permits, Codes, update.
9 Loan programs and Ordinances needs to be timely,consistent, clear, transparent Review and update project checklists Zack July 20 (Postponed to August 17
and communicated up front,before excessive money is spent. Meet with Minneapolis planners regarding their Amanda May 18
Business Navigator Office
Citizenserve Software? Suzanne June 15 (Postponed)
Website Update—Opening a business in ER Amanda/Zack May 18
• Communicating in person vs. sneaking around taking pictures or sending Communication -Public Information for CUP compliance process Zack July 20 (Postponed to August 17)
threatening letters would be appreciated more. -Council/Authority work session discussion
10 • Several references to the `enforcement'verbiage on the city truck were used as an regarding legal compliance / notice requirements
example of a philosophy being tilted away from personable customer service. Re-brand nuisance code division Zack Community Enhancement division
unveiled.
July 20 (Postponed to August 17
11 EDA/HRA Loan processes are cumbersome. Can they be simplified and expedited? Policy EDA/HRA policy review Amanda May 18 &June 15
There is no substitution for product knowledge, some examples of staff not fully Training Remedial staff training Amanda/Zack Cal seek additional direction from Matt
12 knowledgeable of the code, ordinance,process or loan. Additional training can help. and Jennifer on specific topics to provide
direction on training needs.
How can the Planning and Zoning process be streamlined and given more authority to Policy Council policy discussion regarding: Zack July 20 (Postponed to August 17)
reduce timelines? - Policy delegation
13 - Ordinance standards
- Uses and approval process
- Eliminate one of two public hearing requirements.
- Eliminate some permitting requirements
A review of the city fee schedule is needed both by comparison cities and philosophy. Policy Council Work Session Discussion on Fees Cal June 15 -July 20 if planning fees too
14 (i.e. bldg. permit, sac/wac,utility deposits) July 20 (Postponed to August 17
Fee Comparison Study Suzanne June 15 -July 20 if planning fees too
July 20 (Postponed to August 17)
• Some perceived that the personal agenda of a staff member can influence the way Communication Public education on city process/rules Cal May 18 &June 15
City process is interpreted. Education
15 Perception Council/Authority work session on processes Amanda/Cal/Zack Ma 18 & une 15
• Shouldn't it be a collective effort, or common goal, for staff and entrepreneurs to P / tY PY J
build and grow the business community in Elk River together?
Follow-up on August 17 with an overview of the feedback received, actions taken, and next steps.
IF ALL OF THE REQUIRED INFORMATION IS NOT SUBMITTED
THE APPLICATION WILL BE RETURNED INCOMPLETE
Ciw oF
Case Number:
This is not the entire application• Public Hearing: PC & CC
Portions were removed to dust show
purpose and checklists.
Conditional Use Permit
Application Fees
$275 fee and $1,000 escrow
Fees
The application fees pay for administrative staff time related to the assembly and distribution of the
application materials,administration of internal and public meetings,publication of the public hearing notice
in the Elk River Star News, and for postage to mail the required notices to adjacent properties.These fees do
not include professional staff review time,recording fees,or additional fees that may occur.
Escrow
The escrow is used to pay consultants for review of land use cases,hours applied to an application by
professional staff,as well as recording and additional fees,where required. Staff hours may include time spent
on review,site visits,documentation,presentations,meetings,and all inspections. Professional staff services
are billed at$75 per hour.
If the escrow is used in its entirety,the responsible party indicated in Billing Information will be billed
monthly for additional services (see Agreement to Pay Costs of Review).Remaining balances will be refunded
to the party that posted the escrow.
Application Requirements
Each of following applicable requirements (unless waived by staf� shall be submitted:
❑ Application Fee
❑ Full legal description of the subject property in an editable Word format
❑ A typewritten narrative (see Description of Project Narrative)
❑ Site,Utility, Grading/Drainage Plan
❑ Landscape Plan completed by registered landscape architect
❑ Drainage Calculations
o The grading/drainage plan must be reflective of the final plan,including any revisions
required by the Technical Evaluation Panel,if appropriate.
❑ Building Elevations,including one (1) color rendering
o For townhome projects, calculations of material by elevation must be included.
❑ Floor Plans
❑ Wetland Delineation (if wetlands are present)
❑ Wetland Mitigation Plan (if wetlands are impacted)
o The wetland delineation and mitigation must be reviewed by the Technical Evaluation Panel
and revisions made prior to review by the Planning Commission.
❑ EAW/EIS Requirements
o The EAW/EIS process must be in concert with any application process. The Planning
Commission must comment on an EAW/EIS along with an application.
❑ All submitted documents shall be:
Page 1 (Last Modified 8/7/2020)
o One (1) hard copy of all required drawings at a scale no smaller than 1" = 50', and no larger
than 24"x36"
o Two (2) sets of hard copies of all required drawings at 11"x17"
o Provided in a digital format (e.g. .pdf, Jpeg, .doc, Awg) at a resolution of at least 300 dpi.
Flash drives, CDs, and email are acceptable.
o Folded (rolled drawings will not be accepted)
❑ All other information as determined by city staff
In order for an application to be considered complete,all required information must be submitted
by the application deadline. In accordance with state statute X15.99, subd. 3,the city is required to
notify an applicant within 15 business days if information is missing. Complete applications will be
processed in accordance with MN Statutes Chapter 462.358.
I understand if all of the required/requested information is not submitted within 15 calendar days after my application has been
submitted, this application will be returned incomplete and the next application deadline will be the follow ing month.
Applicant Signature: Date:
Print Name:
Description of Project Narrative
The narrative is your opportunity to describe,promote,and sell your proposal to the Planning
Commission and/or City Council before the meeting(s). A typewritten narrative explaining your
request in detail should include,but not limited to,all the following applicable information:
■ Detailed description/scope of project.
■ What is being proposed?
■ How is the request consistent with City of Elk River Comprehensive Plan?
■ Hours of Operation
■ Number of Employees
■ Number of parking stalls, existing and additional
■ Is there proposed screening of the site?
■ Proposed building materials
■ How do they comply with applicable design standards?
■ Signage— (at time of installation, a separate permit is required for each sign
■ How many?
■ Proposed sizes?
■ Locations?
■ What type?
■ Is there outdoor storage?
Page 2 (Last Modified 8/7/2020)
■ What is being stored?
■ How much?
• Proposed screening?
Page 3 (Last Modified 8/7/2020)
IF ALL OF THE REQUIRED INFORMATION IS NOT SUBMITTED
�J THE APPLICATION WILL BE RETURNED INCOMPLETE
City oF
Case Number:
This is not the entire application. Reviewing Body: PC and/or CC
Portions were rempveci to Just show
purpose and checklists. Concept Review
A Concept Review is an optional process and designed to address the appropriateness of a development proposal from the
perspective of general land use compatibility without incurring substantial cost.This process provides a forum in which
more specific development issues and potential concerns can be identified and may require further information and
additional analysis at the development stage.
There are two general types of concept review. Policy and Land Use.A Policy Concept Review process allows the City
Council to provide informal comments related to land use policy.i.e.would the City Council be willing to consider a
rezoning or land use amendment.A Land Use Concept Review process provides the applicant with an opportunity to
submit a plan showing the basic intent and the general nature of the entire development.
Neither the City Council nor the Planning Commission will take any formal action to approve or deny the application.
No comments,remarks,or observations made by the City Council,Planning Commission,or city staff on the Concept
Plan are binding on the city for subsequent stages.
Application Fees
$100 fee and $500 escrow
Fees
The application fees pay for administrative staff time related to the assembly and distribution of the
application materials, administration of internal and public meetings,publication of the public hearing notice
in the Elk River Star News,and for postage to mail the required notices to adjacent properties.These fees do
not include professional staff review time,recording fees,or additional fees that may occur.
Escrow
The escrow is used to pay consultants for review of land use cases,hours applied to an application by
professional staff,as well as recording and additional fees,where required. Staff hours may include time spent
on review,site visits,documentation,presentations,meetings,and all inspections. Professional staff services
are billed at$75 per hour.
If the escrow is used in its entirety,the responsible party indicated in Billing Information will be billed
monthly for additional services (see Agreement to Pay Costs of Review).Remaining balances will be refunded
to the party that posted the escrow.
Application Requirements
Each of following applicable requirements (unless waived by staff) shall be submitted:
❑ Application Fee
❑ A typewritten narrative (see Description of Project Narrative)
❑ Sufficiently detailed information (written or illustrated) to adequately convey your request
❑ All submitted documents shall be:
o One (1) hard copy of all required drawings at a scale no smaller than 1" = 50', and no larger
than 24"x36"
o Two (2) sets of hard copies of all required drawings at 11"x17"
o Provided in a digital format (e.g. .pdf, Jpeg, .doc, .dwg) at a resolution of at least 300 dpi.
Flash drives, CDs, and email are acceptable.
o Folded (rolled drawings will not be accepted)
Page 1 (Last Modified 8/7/2020)
❑ All other information as determined by city staff
I understand if all of the required/requested information is not submitted within 15 calendar days after my application has been
submitted, this application will be returned incomplete and the next application deadline will be the following month.
Applicant Signature: Date:
Print Name:
Description of Project Narrative
The narrative is your opportunity to describe,promote,and sell your proposal to the Planning
Commission and/or City Council before the meeting(s). A typewritten narrative explaining your
request in detail should include,but not limited to, all the following applicable information:
■ Detailed description/scope of project
■ What is being proposed?
■ How is the request consistent with City of Elk River Comprehensive Plan?
■ Hours of Operation
■ Number of Employees
■ Number of parking stalls, existing and additional
■ Is there proposed screening of the site?
■ Proposed building materials
■ How do they comply with applicable design standards?
■ Signage— (at time of installation, a eparate permit is required for each sign
■ How many?
■ Proposed sizes?
■ Locations?
■ What type?
■ Is there outdoor storage?
■ What is being stored?
■ How much?
• Proposed screening?
Page 2 (Last Modified 8/7/2020)
IF ALL OF THE REQUIRED INFORMATION IS NOT SUBMITTED
THE APPLICATION WILL BE RETURNED INCOMPLETE
City oF
Case Number:
This is not the entire application. Public Hearing: PRC & PC & CC
Portions,,ere removed to just show
purpose and cheCklists. Preliminary Plat
Application Fees
$275 fee and $1,500 escrow
Fees
The application fees pay for administrative staff time related to the assembly and distribution of the
application materials,administration of internal and public meetings,publication of the public hearing notice
in the Elk River Star News,and for postage to mail the required notices to adjacent properties.These fees do
not include professional staff review time,recording fees,or additional fees that may occur.
Escrow
The escrow is used to pay consultants for review of land use cases,hours applied to an application by
professional staff,as well as recording and additional fees,where required. Staff hours may include time spent
on review,site visits,documentation,presentations,meetings,and all inspections. Professional staff services
are billed at$75 per hour.
If the escrow is used in its entirety,the responsible party indicated in Billing Information will be billed
monthly for additional services (see Agreement to Pay Costs of Review).Remaining balances will be refunded
to the party that posted the escrow.
Application Requirements
Each of following applicable requirements (unless waived by staff) shall be submitted:
❑ Application fee
❑ Full legal description of the subject property in an editable Word format
❑ Preliminary Plat
❑ Soil borings
❑ Topography shall be shown on plat
❑ Wetland delineation and required buffers shall be shown on plat
❑ All submitted documents shall be:
o One (1) hard copy of all required drawings at a scale no smaller than 1" = 50', and no larger
than 24"x36"
o Two (2) sets of hard copies of all required drawings at 11"x17"
o Provided in a digital format (e.g. .pdf, Jpeg, .doc, .dwg) at a resolution of at least 300 dpi.
Flash drives, CDs, and email are accej�table.
o Folded (rolled drawings will not be accepted)
❑ All other information as determined by City Staff
In order for an application to be considered complete,all required information must be submitted
by the application deadline. In accordance with state statute 15.99, subd. 3,the city is required to
notify an applicant within 15 business days if information is missing. Complete applications will be
processed in accordance with MN Statutes Chapter 462.358.
Page 1 (Last Modified 8/7/2020)
This page is for the applicant's reference,it does not need to be submitted.
I understand if all of the required/requested information is not submitted within 15 calendar days after my application has been
submitted, this application will be returned incomplete and the next application deadline will be the following month.
Applicant Signature: Date:
Print Name:
Additional Information
The following pages, listed below, are information for the applicants use and should not to be
turned in with the application. Some of this information might be needed during the process.
■ Meetings &Fees
■ Other Possible Permits
■ Building and Model Home Permits
Page 2 (Last Modified 8/7/2020)
This page is for the applicant's reference,it does not need to be submitted.
2020 Meetings & Fees
Meetings Date
Concept Review Meeting(city staff review)
Parks and Recreation Meeting(open to the public)
Planning Commission Meeting(preliminary plat—public hearing)
City Council Meeting(preliminary plat—public hearing)
City Council Meeting(final plat—meeting open to the public)
Costs/Fees
These are typical fees associated with a development;there may be additional fees depending upon the scope
of the development.
Preliminary platting fee $275.00
Escrow for consultants $1,500.00
Park dedication Residential:
$1,425.93/dwelling unit-Low Density(<4 DU/acre)
$1,075.79/dwelling unit-Medium Density(4 to <7 DU/acre)
$4,897.04/dwelling unit-High Density(>7 DU/acre)
Commercial:
8%of county assessed value of property
Industrial
6%of county assessed value of property
Sewer Availability Charge (SAC) $5,385 per unit
Sewer&Water Hookup Permit $150 commercial+ $2,000 bond in favor of the City of Elk River
$65 residential+ $2,000 bond in favor of the City of Elk River
Elk River Municipal Utilities Fees
Water Connection Charge $3,396 per Plumbing Unit (Builder)
Water Availability Charge $368 per Pluming Unit(Developer)
Please contact Elk River Municipal Utilities directly for electrical connection fees or other costs that may be
involved in connecting to services (763.441.2020)
100%LETTER OF CREDIT FOR THE PUBLIC IMPROVEMENTS
A warranty bond in the amount of 25%of the cost of the public improvements is required to be provided to
the city for a one (1) year period after city acceptance of the public improvements.
Page 3 (Last Modified 8/7/2020)
This page is for the applicant's reference,it does not need to be submitted.
Other Possible Permits That May Be Required
Depending on the scope of the project, the following additional permits may be required from the
following agencies:
o A National Pollutant Discharge Elimination System Permit (NPDES) is required if you are
the owner or operator for any construction activity disturbing:
o One acre or more of soil.
o Less than one acre of soil if that activity is part of a "larger common plan of
development or sale" that is greater than one acre.
o Less than one acre of soil,but the MPCA determines that the activity poses a risk to
water resources.
o The City of Elk River's Storm Water Pollution Prevention Plan (SWPPP) is required if you
are the owner or operator for any construction activity disturbing:
o One acre or more of soil.
o Less than one acre of soil if that activity is part of a "larger common plan of
development or sale" that is greater than one acre.
o Less than one acre of soil,but the MPCA determines that the activity poses a risk to
water resources.
o Department of Natural Resources (DNR)
o Army Corps of Engineers
o Local-State-Federal application for Water/Wetland Projects Permit
o If project impacts any wetlands
o Minnesota Department of Transportation (MnDOT)
o Work Within Right-Of-Way Permit (City and County)
o Minnesota Department of Health
o Minnesota Pollution Control Agency (MPCA)
o Sherburne County Highway Department
o Great River Energy
o Northern Natural Gas
o Other Agencies
Page 4 (Last Modified 8/7/2020)
This page is for the applicant's reference,it does not need to be submitted.
Building and Model Home Permits
Building Permits
The City of Elk River has adopted the following policy regarding the issuance of building permits in
new plats. Building permits will not be accepted for review and issuance until the following items
have been submitted, approved and/or completed to the City's satisfaction:
• Developer agreement executed and recorded.
• Final plat recorded.
• All fees (park,surface water management, sealcoating,engineering escrow) relating to platting paid.
• Letter of Credit received.
• Grading completed.
• Utilities installed and tested.
• Streets installed with first lift of blacktop,curb&gutter. (See model permit requirements for
exceptions).
• Development plan approved.
• Erosion control measures established.
• Street name and traffic control signs installed.
Model Home Permits
Applications for model permits will be accepted at a rate of three (3) permits for every 50 homes
within a plat. The City Engineer and the Fire Chief will approve model sites. In order to receive a
model permit,the builder/developer must complete the attached agreement at the time of
application. Model permit applications will be accepted after the following items have been
submitted,approved and/or completed to the City's satisfaction:
• Developer agreement executed and recorded.
• Final plat recorded.
• All fees (park,surface water management, sealcoating,engineering escrow) relating to platting paid.
• Letter of Credit received.
• Grading completed.
• Streets graveled or access provided by an existing road.
• Development plan approved.
• If the model will be open to the public prior to completion of the streets,traffic control signs must
be installed.
Page 5 (Last Modified 8/7/2020)
This page is for the applicant's reference;it does not need to be submitted.
This contact information and calendar
are included in every application
Primary City Staff Resources
Please contact any of the staff listed below if you have questions regarding the submittal requirements for
your application:
Planning Manager Envimnniental Coordinator
Zack Carlton Amanda Erickson
763.635.1035 763.635.1068
zcarlton&ElkRiverMN.gov aerickson&ElkRiverMN.gov
SeniorAdruinistrative Assistant Stormwater Coordinator
Jennifer Green Brandon Wisner
763.635.1032 763.635.1054
igreen&ElkRiverMN.gov bwisner&ElkRiverMN.gov
Senior Planner Building Official
Chris Leeseberg Bob Ruprecht
763.635.1033 763.635.1066
cleeseberg&ElkltiverMN.gov bruprecht&ElkRiverNlN.gov
Public Works Directorl Chief Engineer Deputy Clerk
Justin Femrite Jessica Miller
763.635.1051 763.635.1004
ifemrite&ElkRiverMN.gov imiller&ElkRiverMN.gov
Additional Resources
Elk River Municipal Utilities CenterPoint EnerQv
General Manager Andrew Balgobin
Troy Adams 612.321.5480
763.635.1334 andrew.balgobin&CenterPointEnergy.com
tadam s na,elkrive rutilitie s.c o m
Jake Schwietermg
Sherburne Countv 763.785.5432
Public Works Director fake.schwietering&CenterPointEnergy.com
Andrew Witter
763.765.3302 Northern Natural Gas Company
pubhcworks&co.sherburne.mn.us Senior Right-of-Wlay Agent
Bryan Kruger
Connexus Ener651.456.1735
info&connexusenergy.com bryan.kruger&nngco.com
Page 1 (Last Modified 8/7/2020)
This page is for the applicant's reference;it does not need to be submitted.
2020 Planning Commission & City Council Meeting Schedule
For Review of Planning Applications
Planning
Application Parks and Commission* City
Deadline Recreation and Board of Council
Adjustments**
December 30 January 8 _January 28 February 18 Tues
January 27 February 12 February 25 March 16
February 24 March 11 March 24 Aril 20
March 30 Aril 8 Aril 28 May 18
Aril 27 Matic 13 May 26 June 15
May 26 TuesJune 10 June 23 July 20
June 29 July 8 July 28 August 17
July 27 August 12 ILAugust 25 September 21
August 31 September 9 September 22 October 19
September 28 October 7 October 27 November 16
October 26 November 4 November 24 December 21
November 30 December 9 December 22 Jan 19, 2021 (rues)
December 28 1 January13, 2021 Jan 26, 2021 Feb 16,2021 Tues
*Major revisions to projects as a result of the Wetland Technical Evaluation Panel review
will cause a tabling to the following month's Planning Commission meeting.
Applications requiring only City Council review:
■ Administrative Subdivision (Simple Plat or Lot Split)
■ Easement Vacation
■ Final Plat
■ Platted Exemption (Consent Agenda)
Applications requiring both Planning Commission and City Council review:
■ Appeal
■ Conditional Use Permit
■ Interim Use Permit
■ Land Use Amendment
■ Ordinance Amendment
■ Preliminary Plat
■ **Variances—the Planning Commission meets as the Board of Adjustments
(Automatic appeal to City Council if denied
■ Zone Change
All required application materials must be submitted by the deadline.
Incomplete applications will be returned to the applicant for submission during the
next application cycle.
Page 2 (Last Modified 8/7/2020)
Fences
City0f
Elk
River i
Section 30-796 outlines fencing requirements
General Requirements
■ Fences shall be located entirely upon the private property of the person constructing or causing
the construction of such fence unless the owner of the adjoining property agrees,in writing,that
such fence may be erected on the division line of the respective properties
■ When the fence cannot be placed on the property line,the fence should be set back adequately
enough for the property owner of the fence to construct and maintain both sides of the fence,
without being on the adjoining property
■ Fences may not be located in road right-of-ways
Height Restrictions
■ In any zone,no fencing or landscaping taller than 24" shall be allowed in a vision clearance
triangle (see Image 7)
■ Vision clearance triangle means the area of a corner lot bounded by the right-of-way lines and a
line connecting the two points on the property lines 30 feet from the intersection of the
property lines
■ No fence in a residential zone, other than retaining walls, shall be higher than six (6) feet in
height unless the adjoining lot is a non-residential zone,in which case,the fence shall not exceed
eight (8) feet
■ No fence in a non-resident zone, other than retaining walls, shall be higher than eight (8) feet in
height
VISION TRIA.NG�E
�\ Wa
Image 1
Fence Information Page 2
Construction and Maintenance
■ If the material used in the fence construction is not finished on both sides, the finished side of
the material shall be on the outside, facing the abutting or adjoining properties (see Image 2)
■ All posts or structures supporting the fence shall be on the inside of the fence (see Image 3)
■ Every fence shall be constructed in a complete and substantial manner and of materials
reasonably suited for the purpose for which the fence is proposed to be used
■ Every fence shall be maintained in a condition of reasonable repair. No fence shall be
constructed or continue which is dangerous to the public safety, health, or welfare as determined
by the city administrator or their designee
Fencing Around Pools
■ Refer to the above-ground or below-ground information sheets
Permit
■ A permit is required for any fence over seven (7) feet in height,which will require engineered
drawings (most fences on residential lots may not exceed six(6)feet in height per city ordinance
Your sid
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Image 3
Abovemground
Pools
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o:
Section 30-796 (e)(4) outlines fencing requirements for pools
Above-ground Pools
■ Per the Minnesota State Building Code,pools that exceed 5,000 gallons and have a depth
capacity of 2-feet or more require a building permit (permit link)
■ Pools that require a building permit must have access controlled by a means, such as removable
ladder or lockable gate,to prevent access into the above-ground pool when unoccupied
■ Failure to prevent access into a pool when unoccupied is a misdemeanor
■ Above-ground pools do not require a fence (decking around pool may require fencing)
P
Lockable gate
l 1�,
If your pool m deeper than 2 feet -and contains 5,000 gallons or more
access needs to be controlled
with a removabte ladder or lockable gate —
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Belowmground
Pools
Elk
River
Section 30-796 (e)(4) outlines fencing requirements for pools
Below-ground Pools
■ All below-ground pools require a building permit (permit link)
■ The pool edges shall be setback eight (8) feet from side and rear property lines. The front
setback must meet the required front yard setback for the zoning district in which it is located.
■ All gates shall be equipped with self-closing and self-latching devices placed at the top of the
gate or otherwise inaccessible to small children and provided with hardware for permanent
locking devices
■ The pool shall be,when not supervised, enclosed with a fence (see Image 2) or covered with an
automatic pool cover,meeting the standards of F1346-91 (reapproved 1996) of American
Society of Testing and Materials (ASTM)
■ Fencing and/or automatic pool covers shall be installed prior to filling the pool
ggate and
setf-la fur .
placed at thiUP
s
Pool edges set back S feet ,
from side and rear property __-
lines. Must meet required
front yard setback for the
zoning district An a aMr,meebrl
standards of F1346-91 (reapproved
1996)of American Society of Testin
and Malerials(ASTM)is allowed in
-� `�• lieu of a fence
E
Image 1
Fencing Requirements
■ Fencing shall be chain link,vertical pickets, or solid
■ Fencing shall be a minimum of four (4) feet in height
■ Spaces between the bottom of the fence and the ground or between the pickets shall not exceed
four (4) inches
Image 2
MR
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Beekeeping
Lk
in
Elk River -
j A.
Cit),of
Elk _
River
In 2018,the City Council passed an ordinance allowing the keeping of honeybees with an approved
permit. Section 30-803 (�
Requirements
■ The number of colonies allowed is based on the size of the property. Residential lots between
one and five acres shall be permitted six colonies. There is no limit to the number of colonies
for residentially zoned parcels five acres and above.
■ Any hive on the property must be setback:
0 35' from the front property line
0 20' from side and rear property lines
0 30' from public right-of-way, trail easements,and adjacent dwelling units
■ If a hive is located closer than 25 feet to a property line,a six foot tall flyway barrier is required
■ The property owner/beekeeper applying for the registration must have attended a beekeeping
course from an accredited Minnesota institution
Public notification
The City will notify all residents living within 350 feet of the property line of a proposed apiary
(beekeeping) site when an application is received.
The beekeeping permit must be denied if the city receives a written objection from a resident living
within the designated notification area that includes medical documentation by a licensed physician
of an allergy to honeybee venom.
Registration period
Registrations are valid from April 1 through the following March 31 and must be renewed each year.
Apply for an apiary permit
Submit a completed beekeeping permit application with the following:
■ The property owner/beekeepers information
■ A property&apiary diagram of the property
■ A copy of the certificate of completion of a beekeeping course from an accredited
Minnesota institution
■ A one-time registration fee of$75.00
N:\Departments\Community Development\Placuiing\Admin\Application Forms\2020\Beekeeping Permit 2020.docx8/6/2020 Last Modified
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Sec. 30-807. - Outdoor storage. (created in 2016)
(a) Definitions. The definitions in section 30-1 are applicable in this section.
(b) Purpose. It is the intent of this section to establish regulations which allow the outdoor storage
materials within the city in a clean and safe manner. Outdoor storage areas must be approved
by the city in accordance with the standards outlined in this chapter.
(c) Standards.
(1) Outdoor storage shall not exceed 50 percent of the parcel area.
(2) Approved outdoor storage areas must be paved with an approved surface in accordance
with section 30-900(a).
(3) Outdoor storage areas shall maintain the front yard setback established for the district
where the use is located. The side and rear yard setback shall be ten feet.
(4) Outdoor storage areas shall not be located in designated parking areas or areas striped for
parking.
(5) Outdoor storage areas shall be completely screened from view within all public rights-of-
way and commercial or residentially zoned parcels. This requirement shall include gates
constructed of the same screening material that can be closed when not in use.
a. Screening must provide a visual barrier. Any such barrier shall reduce visibility in a
manner that restricts vision of the object being screened, but is not required to totally
block the vision of any such object.
b. Screening shall consist of one of the two following methods.
1. A screening fence of at least six feet and constructed of one or more of the
following materials:
(i) Wood;
(ii) Factory finished metal or vinyl panels;
(iii) Chain link with vinyl slats. The slats must be maintained at all times and
must be replaced within 30 days at the request of the city.
2. An earthen berm of at least three feet in height with a mixed hedge of evergreen
and deciduous plant materials.
(i) Plant materials must include a variety of shrubs, ornamental trees, and
overstory/evergreen trees. Shrubs must be at least three feet tall at the time
of installation and the plan must be approved by city staff.
(ii) Earthen berms shall not have a slope of more than three feet horizontal to
one foot vertical or be located within any street right-of-way unless otherwise
approved by the city engineer.
(6) Outdoor storage areas abutting an adjacent industrial zoned parcel are not required to be
screened.
a. Where screening is not required, barrier style curb B612 shall be installed to define the
limits of the approved outdoor storage area.
Sec. 30-900. -Paving, drainage and maintenance of parking areas.
(a) Paving and drainage required. All off-street parking areas and access drives shall be paved with one
of the following:
(1) Asphalt;
(2) Concrete;
(3) Concrete or similar pavers; or
(4) Class V compacted to maintain a dustfree surface.
(b) Maintenance. The operator of the principal building or use shall maintain parking and loading
areas, access drives and yard areas in a neat and serviceable condition.
(c) Exemptions from paving requirement. The city may exempt the following from the requirement for
a paved off-street parking area:
(1) Agricultural uses.
(2) Where installing a paved off-street parking area presents a hardship due to the uniqueness
of the business or other conditions.
(Code 1982, � 900.24(9))
Sec. 30-906. -Vehicular and pedestrian circulation.
(a) Generally. All commercial buildings or structures and their accessory uses shall be accessible to
and from nearby public streets and sidewalks by driveways and walkways properly drained and
paved with:
(1) Asphalt;
(2) Concrete;
(3) Concrete or similar pavers; or
(4) Class V (or equivalent) compacted to maintain a dustfree surface.
Vehicular traffic generated by commercial uses shall be channeled and controlled in a manner
that will avoid congestion on the public streets, traffic hazards, and excessive traffic through
residential areas,particularly truck traffic. The adequacy of any proposed traffic circulation system to
accomplish these objectives shall be determined by the city engineer,who may require such
additional measures for traffic control as he may deem necessary,including but not limited to the
following: directional signalization, channelization, standby turn lanes,illumination, and storage area
and distribution facilities within the commercial site to prevent backup of vehicles on public streets.
Sec. 30-901. - Curbing.
(a) All driving areas and parking areas shall be bounded by B612 concrete curb and gutter.
(b) The city may grant an exemption from the curbing requirement:
(1) Where the parking lot directly abuts a sidewalk which is sufficiently higher than the grade
of the parking lot to substitute for the curbing requirements;
(2) Where the city has approved future expansion of the parking lot; or
(3) Where installing concrete curb and gutter presents a hardship due to the uniqueness of
the business or other conditions.
(c) Curbing shall be required around islands in pavement.
(d) Curb cuts and ramps for the handicapped shall be installed as required by the Minnesota State
Building Code.
(Code 1982, � 900.24(10))
Sec. 30-934. -Landscaping. (amended in 2016 to provide more credit for existing trees)
(a) General requirements. The following general requirements are applicable to all districts:
(1) All exposed ground areas surrounding or within a principal or accessory use, including
street boulevards, which are not devoted to drives, sidewalks, patios, or other such uses
shall be landscaped with grass, shrubs, trees, other living ornamental landscape materials,
mulch, or rock.
(2) All landscaped areas shall be kept neat, clean and uncluttered.
(3) No landscaped area shall be used for the parking of vehicles or the storage or display of
materials, supplies or merchandise.
(4) Undisturbed areas of existing natural vegetation maintained free of noxious weeds need
not be altered.
(5) A reasonable attempt shall be made to preserve as many existing trees as is practical and
to incorporate them into the proposed development plan.
(6) Slopes greater than three feet horizontal to one foot vertical (3:1) will not be permitted
without approval by the city. Only under special conditions or unique circumstances will
steeper slopes be permitted. Slopes adjacent to pedestrian systems, inslopes of roadways,
ponding, sedimentation areas, and other water or wedand features may not have a slope
greater than 4:1.
(7) In all multifamily, commercial and industrial zoning districts, the maintained/manicured
landscaped areas shall have inground/underground irrigation systems. Native grasses and
plant areas need not be irrigated.
(b) All honing districts except permitted single family uses in all districts. Landscaping requirements for all
zoning districts except permitted single-family uses in all districts are as follows:
(1) Applicability of requirements. All properties shall comply with the requirements of this
subdivision when new development or expansions are to occur on these properties, except
for single-family dwelling units.
(2) Landscape plan. Landscape plans shall be prepared by a landscape architect or other
qualified individual acceptable to the city. Landscape plans shall be drawn to a scale of not
less than one inch equals 50 feet and shall include the following information:
a. The name and address of the property owner and/or developer.
b. The name of the project.
C. The name of the preparer of the plan.
d. The date of plan preparation.
e. Boundary lines of the property with accurate dimensions, and note with scale and
north arrow.
f. The locations of existing and proposed buildings,parking lots,public roads, easements
and other improvements.
g. The location,approximate size and common name of existing trees.
h. A planting schedule containing:
1. Symbols.
2. Quantities.
3. Common names and botanical names.
4. Size of plant materials.
5. Root condition specifications.
6. Special planting instructions.
i. Planting details illustrating proposed locations of all new plant material, including
proposed walls, fences, planters, landscaped islands, and other landscaping-related
improvements.
J. Details of restoration of disturbed areas,including areas to be sodded and seeded.
k. Location of existing wetlands.
(3) Minimum requirements. All open areas of a lot which are not used and improved for required
parking areas, drives or storage shall be landscaped with a combination of overstory trees,
ornamental trees, coniferous trees, shrubs, flowers, and turf or ground cover materials. The
number of trees on the lot, tract, or parcel shall not be less than three plus the perimeter of
the described area as measured in feet divided by 40.
a. Overstorg trees. Fifty percent of the required trees shall be overstory trees.
b. Ornamental trees. Twenty-five percent of the required trees shall be ornamental trees.
C. Coniferous trees. Twenty-five percent of the required trees shall be coniferous trees.
d. Additional landscaping. In order to accomplish an adequate buffer or screening,
additional landscaping over and above the required amount may be required by the
city.
e. Credits.
1. For oversiing trees. The total number of required overstory trees may be reduced
by one tree for each new deciduous tree measuring four and one-half inches or
more in diameter, or each new coniferous tree measuring ten feet or more in
height,which is planted on the lot or tract.
2. For existing trees. The total number of required new trees may be offset by the
retention of existing trees on the lot provided that such trees satisfy the
requirements of this section as to size and species. The existing tree credit chart
shall be used to determine the amount of credit for existing trees. Existing trees
closer than 15 feet together shall be considered one tree and the largest diameter
tree will be utilized to calculate the tree credit. The diameter of and distance
between trees shall be measured six inches above the ground.
Existing Tree Credit Chart
Deciduous Tree Diameter Deciduous Tree Credit
2" to < 4 1/2" One (1)
4 1/2" to < 8" Two (2)
8" or more Three (3)
Coniferous Tree Height Coniferous Tree Credit
6' to < 10' One (1)
10' to < 15' Two (2)
15' or more Three (3)
Subsection 30-934(d)(3) pertaining to approved tree species shall apply to the types of
trees given credit.
3. For native grasses and plant communities. The total number of required trees may be
offset by the provision of native grasses and wildflowers. Planting or preservation
of native planting communities will receive credit for one tree per 500 square feet
of native grass area. Credits may not exceed 50 percent of the total requirements.
A native grass and plant community maintenance plan shall be submitted to the
city every year by March 1.
f. Reserved.
g. Maintenance. The property owner of the lot upon which required landscaping or
screening is located shall maintain all materials in a sightly and healthy growing
condition. Plant material removed due to damage,disease, or death shall be replaced.
C1, C2,& C3 (Architectural standards. No provision of section 30-938 except subsection 30-938(2)
pertaining to building materials applies to this district.)
I1,I2, &I3 (Architectural standards. No provision of section 30-938 except subsection 30-938(2)
pertaining to building finish and subsection 30-938(3) pertaining to roofs applies to this district.)
Sec. 30-938. -Architectural standards.
Except as otherwise provided, all multifamily, commercial and industrial construction shall be
developed in accordance with the following design standards:
(1) Architectural plans. Construction plans shall be prepared and submitted to include:
a. Elevations of all sides of the building.
b. Type and color of exterior building materials.
C. A typical floor plan and dimensions of all structures.
d. Location of trash containers and heating, air conditioning and ventilation systems.
e. Proposed screening of trash containers and heating, air conditioning and ventilation
systems.
(2) Exterior building finish.
a. In the C-1, C-2 and C-3 districts, the exterior building finish shall consist of at least
two of the exterior building finishes,at least two shall be used per wall:
1. Face brick.
2. Natural stone.
3. Architectural glass. (i.e. curtain wall)
4. Wood.
5. Stucco.
6. Siding. (metal, fiber-cement or vinyl)
7. Integrally colored split face (rock face), burnished or glazed concrete masonry
units (excluding smooth/plain or painted).
8. Other city approved architectural materials.
b. In the I-1 and I-2 districts, the exterior building finish shall consist of the following
exterior building finishes:
1. Face brick.
2. Natural stone.
3. Architectural glass. (i.e. curtain wall)
4. Wood.
5. Stucco.
6. Integrally colored split face (rock face), burnished or glazed concrete masonry
units (excluding smooth/plain or painted).
7. Integrally colored and/or exposed aggregate precast concrete panels.
8. Poured-in-place concrete walls.
9. Prefinished metal panels.
10. Other city approved architectural metal.
(3) Roofing standards. Roofing shall consist of a shingled, prefinished metal panel and/or
membrane roof.
(4) Alterations and additions. All subsequent additions and exterior alterations constructed after
the erection of an original building (when the original building was constructed in
conformance with this section) shall be constructed of materials comparable to those used
in the original construction and shall be designed in a manner conforming to the original
architectural design and general appearance.
(5) Accessory structures. Architectural standards as outlined in this section shall also apply to
accessory buildings, except that in the I1 and I2 districts where the accessory structure is
not less than 250 feet from an existing residence, engineered fabric structures may be used
as an acceptable material.
(6) Buildings abutting residential, religious, educational uses, orplace of assembly.All portions or sides of
buildings which abut a public street, a residential zone, religious or educational uses, or
place of assembly, such as a public park or recreational facility, shall be constructed of
materials on the list of exterior building finishes in subsection (2)a. of this section.
(Code 1982, � 900.30(9); Ord. No. 05-11, � 1, 5-16-2005; Ord. No. 05-22, � 1, 9-19-2005; Ord. No.
12-04, 5 1, 2-21-2012; Ord. No. 19-15, 5 3, 8-19-2019)
Sec. 30-1026. -DD downtown district. (created in 2003)
(e) Exterior building fanisbes. New development within the downtown district shall utilize the
exterior building materials set forth in this section.
(1) Primary facades.
a. The following are acceptable building materials for primary facades:
1. Modular brick Jumbo brick shall not be allowed.
2. Cut stone such as granite,marble and limestone.
3. Architectural stone.
4. Acid etched architectural precast concrete panels.
5. Architectural metal,not to exceed 25 percent of the unit area.
b. The following are acceptable accent materials for primary facades:
1. EIFS, stucco and other cementitious coating.
2. Wood (in the storefront area, bay windows, cupola's and/or corner bays only).
3. Integrally colored split face (rock face) concrete masonry units (CMU) that have a
dimensional characteristic of brick (not to exceed 16 inches in length nor four
inches in height).
4. Integrally colored burnished block.
5. Ceramic,porcelain,hand crafted or fired tile.
6. Treated brick (such as glazed, dyed or painted).
7. Architectural precast concrete.
8. Fiber cement siding/trim (in the storefront area, bay windows, cupola's and/or
corner bays only).
C. Accent material are required on both primary and secondary facades and shall comply
with the following requirements:
1. Ten to 20 percent of the total unit area (unit width x downtown building height)
shall be of an material, different than that of the main body of material.
2. Accent materials shall not be concentrated in any one location.
(2) Secondary facades.
a. The following are acceptable building materials for secondary facades:
1. Brick.
2. Stucco,EIFS and other cementitious coating.
3. Integrally colored split face (rock face), burnished or glazed CMU (excluding
plain or painted).
4. Any material that is acceptable for primary facades.
(� Architectural standards and guidelines. It is the intent of the city to promote and encourage high
standards of creative, traditionally based, architectural design in the downtown district.
Therefore, new development within the downtown district shall comply with the following
design standards and guidelines. The restoration, remodeling and/or expansion of existing
buildings shall, to the maximum extent possible, bring exterior facades back to the appearance
they had when they were originally constructed, or maintain a similar architectural style to the
original construction, or comply to the extent possible with these design standards and
guidelines.
(1) The building.
Standards:
a. The building shall not be setback more than six feet from a front property line. Slide-
yards
ideyards shall maintain a zero lot line setback.
b. Unit widths directly facing Main Street and Jackson Avenue shall be between 20 and
30 feet and may be increased to 90 feet on corner units. Unit widths shall be clearly
defined.
C. Building height shall be at least two stories but not less than 24 feet and shall not
exceed four stories or 45 feet. However, at least 25 percent of a development areas
facade, above the third story, must be stepped back at least ten feet from the overall
facade surface.
d. A primary facade's color/shade/hue shall be different than adjacent units.
e. A stringcourse,located at the second floor line, shall be provided to separate the lower
facade and the upper facade.
f. A stringcourse is not required for residential units that have direct access to the street
(i.e. row house type unit).
g. Heating, ventilation and air conditioning (HVAC) grilles/screens shall be painted the
same color as surrounding material.
h. Utility connections shall be screened with a material that is the same as the primary
facade material.
Guidelines:
a. The setback of buildings at the intersection of two streets will be subject to review for
adequate pedestrian and vehicular visibility.
b. All unit widths are encouraged to be proportioned to those on Main Street and
Jackson.
C. Unit widths adjacent to one another are encouraged to vary by at least 48 inches in
width.
d. Primary facade building elevations parallel to the street are favored.
(2) Storefront.
Standards:
a. Shall be 50 to 70 percent glazing and not extend to the unit edges.
b. Lower facade architectural detail elements, such as pediments, shall not extend above
the bottom of the stringcourse line.
C. Medallions on a given unit shall not be the same medallions on the two adjacent units
to each side.
d. Storefront treatments shall not extend across multiple units in attempts to unify them
into a single unit.
Guidelines:
a. No more than two medallions are recommended in the lower facade.
b. Maintain a regular pattern or rhythm with other facades along the street.
C. Masonry columns, piers and/or pilasters are encouraged and should compliment
and/or match the material used on the upper facade to help define the storefront
patterns and rhythms.
(3) Kickplates.
Standards:
a. Shall be 18 to 24 inches in height.
b. Excluding wood shakes, kickplates may be of an acceptable accent building material.
C. Color shall be neutral,blend and compliment with the major building materials.
(4) Display area.
Standards:
a. Sills shall be directly above the top of the kickplate.
b. Mirrored glass shall not be allowed.
C. Wood and/or metal framing shall be finished a color to coordinate with the building's
overall color scheme.
(5) Transom area.
Standards:
a. Shall be the same as the primary facade building material.
b. The transom area,if it has no awnings, shall have at least 40 to 50 percent of the area
devoted to a change in material pattern that is unique,but similar to adjacent units.
C. Glass block and/or stained glass will be allowed. Mirrored glass shall not be allowed.
Guidelines:
a. Transoms may be illuminated from the inside.
b. Incorporation of signage into the transom area is a desirable element.
(6) Entrances.
Guidelines:
a. Entrance doors should have a minimum 45 percent glass, unless it is the entrance
door to a residential unit at street level (i.e. a row house type unit).
b. Framing materials should be the same as the overall storefront design.
C. Entrance should reflect the character and scale of space it accesses.
(7) Upper facade.
Standards:
a. An articulated cornice at least 24 inches in height shall be required for each building
unit width. Cornice detailing shall be achieved through, but not limited to, corbelling,
varied ornamental moldings and reliefs.
b. The same cornice detail shall not be the same as the two adjacent units to each side.
C. Cornice design shall be integrated as an overall part of the design and shall be of a
primary facade building material or architectural precast concrete.
d. Medallions on a given unit shall not be the same medallions on the two adjacent units
to each side.
e. The parapet panel, if greater in height than four feet, shall have at least 35 to 40
percent of the area devoted to a change in material pattern or as a relief from the main
facade.
f. Upper facade treatments shall not extend across multiple units in attempts to unify
them into a single unit.
Guidelines:
a. The cornice projection should be proportionate to the scale of the building and to the
detail of the cornice.
b. Cornice heights are encouraged to vary in height from unit to unit by at least 24
inches.
C. No more than four medallions are recommended in the upper facade.
(8) Upper floor windows.
Standards:
a. A minimum of three windows or grouping of windows per floor per unit width shall
be provided in the upper facade.
b. Only single-hung, double-hung, casement and fixed windows shall be allowed.
C. Window widths in the upper primary facade shall not be greater than 36 inches.
d. The grouping of windows shall not exceed nine feet in width.
e. Windowsills are required on all widows and shall be articulated with an acceptable
primary facade building material or architectural precast concrete.
f. Mirrored glass shall not be allowed.
g. Wood and/or metal framing shall be finished in a color to coordinate with the
building's overall color scheme.
h. Window air conditioners shall not be allowed in primary facades.
i. Balconies on primary facades (excluding facades that face the river) shall not be deeper
than 24 inches.
j. Lintels shall be of an acceptable primary facade building material or architectural
precast concrete.
k. Design and detail of bay, bowed and/or boxed windows shall be different from unit
to unit.
Guidelines:
a. On primary upper facades, the sum of window widths per floor should equal 40 to 45
percent of the total unit width.
b. Upper facade windows are encouraged to align directly above one another from floor
to floor.
C. All upper primary facade windowsills, on a given floor in a given unit, are preferred to
be at the same height.
(9) Awnings.
Standards:
a. Awnings shall be of a weather treated canvas/fabric material in either a solid or
vertical striped pattern.
b. Awnings may be either fixed or operable.
C. Awnings, if desired, shall be placed at a minimum over all storefront windows of a
unit width.
d. Awnings for upper facade windows shall be individual to each opening.
e. With the exception of dome awnings, the end of awnings shall project out
perpendicular from building.
f. Awnings shall not extend to the unit edges.
g. The same style and color of awning shall not extend beyond one unit width.
h. The bottom of the fringe shall not be lower than seven feet four inches or higher than
eight feet from the sidewalk.
i. Lower facade awnings shall not extend above the bottom of the stringcourse line.
j. No signage shall be placed on the ends of the awing.
k. If signage is to be located on an awning field, it shall not exceed 25 percent of total
field area in the lower facade and be limited to only one awning per unit.
1. Lettering,not to exceed four inches in height, shall be allowed on the awning fringe.
Guidelines:
a. Awnings for upper facade windows are encouraged to be the same style and color as
the awnings,if present,in the lower facade.
b. Awning colors should be muted, and should coordinate with building facade color
scheme,adjoining buildings and the streetscape.
C. Simple pitched awning profiles are preferred and box awnings (enclosed from below)
are discouraged.
d. All awnings should be designed to fit the opening that is intended to cover.
e. Canopies are discouraged and will be subject to review for appropriate scale and
proportion.
f. Awnings should extend between a distance of three to four feet from face of building.
(10) Lighting.
Standards:
a. Fixtures that are not allowed in the downtown district are: visible fluorescent bulbs,
colored bulbs (except for temporary seasonal decoration), internally illuminated
awnings, strobe lights and flashing elements.
Guidelines:
a. Historically accurate fixtures and appropriately scaled contemporary fixtures, such as
but not limited to, gooseneck, wall mounted lantern and shielded fluorescents are
preferred.
b. Exposed or painted metal finishes are most appropriate for lighting fixtures in the
downtown. Fixture color(s) should be muted, and should coordinate with facade and
signage color scheme.
C. Lighting at building facades should serve only to illuminate entries, adjacent pedestrian
areas and displays, or to highlight significant architectural features.
d. Lighting may be placed at doorways, below awnings, in display windows and as
needed to illuminate signage or architectural features.
(11) Fences and railings.
Standards:
a. Fencing shall be metal and finished in a dark, solid color.
b. Railings located in the lower facade shall be metal and finished in a dark, solid color.
C. Fences used to screen parking areas shall be within a height range of four feet—zero
inches and six feet—zero inches.
d. Plain or painted concrete masonry units shall not be allowed for fences, walls or
enclosures.
e. Chain link fencing shall not be allowed.
Guidelines:
a. Masonry walls, in conjunction with a wrought iron fence, should be installed to no
more than two feet above public side walk.
b. Balconies and/or patios should utilize decorative metal railings which coordinate with
the design and color scheme of the building.
(12) Enclosures.
Standards:
a. Dumpsters shall be within enclosures constructed of the same material and colors as
those used in the building.
b. Enclosures must be at least six feet in height and provide full screening of equipment
and dumpsters.
(13) Parking.
Standards:
a. Parking shall be provided underground, behind a building,within a building, or within
a parking structure.
b. Residential parking shall be at a rate of 1.25 stalls per unit.
C. Off street parking shall be shielded from view of major streets using dense
landscaping, open fencing with landscaping,and/or a masonry wall with open fencing.
(g) Process.
(1) Site plan revien, of permitted uses. Proposals for the construction of new buildings and
structures, and the restoration, remodeling or expansion of existing buildings and
structures, within the downtown district shall be reviewed by the director of planning, or
their designee, to determine if they meet the standards set forth in subsections (e) and
No building permit shall be issued until this review process has been completed.
(2) Application. Applications for site plan review within the downtown district shall be filed
with the director of planning, or their designee, on a form prescribed by the city and shall
be accompanied by such plans and information as may be required by the city, including
building elevations which specify exterior building materials and provide sufficient design
detail to evaluate compliance with subsections (e) and
(3) Revien.,. The director of planning, or their designee, shall have 15 days from the date a
completed application for site plan review is accepted by the city to determine if the
proposed building materials and design meet the requirements of subsections (e) and (�,
and to approve or deny site approval. If the director of planning, or their designee, denies
site plan approval, the denial shall be accompanied by a written statement setting forth how
the proposal does not comply with the design standards of subsections (e) and (�.
(4) Appeal. If the director of planning, or their designee, denies site plan approval, the
applicant may appeal this denial pursuant to the requirements and procedures set forth in
section 30-634 of this chapter.
(Ord. No. 03-13, § 2, 8-18-2003; Ord. No. 05-07, § 3, 4-4-2005; Ord. No. 05-08, § 1, 4-4-2005; Ord.
No. 09-05, § 1, 6-15-2009; Ord. No. 09-06, § 3, 7-20-2009; Ord. No. 12-11, § 5, 7-16-2012; Ord. No.
15-03, 5, 1-20-2015; Ord. No. 18-03, § 5, 3-9-2018; Ord. No. 19-15, 12, 8-19-2019)
7-77
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