The commercial districts are established to provide a range of goods and services for city residents within the city's existing commercial corridors and districts, to promote employment opportunities and the adaptive reuse of existing commercial buildings, and to maintain and improve compatibility with surrounding areas. In all the commercial districts, consideration should be given to building and site design to provide for efficient and well-integrated use of land, ensure compatibility with adjacent residential districts, to control traffic and improve the pedestrian environment. The commercial districts are as follows:

1. LC Neighborhood Office/Limited Commercial District. The purpose of the LC district is to provide for the establishment of limited scale neighborhood commercial centers that offer basic convenience type goods and services to the immediately surrounding residential neighborhoods in areas that are not planned for public sanitary sewer services. Office uses and other business uses are allowable on a limited scale. It is the intent of this district to promote a high quality of business design and development that produces a positive visual image and minimizes adverse effects from traffic congestion, noise, odor, glare, and similar impacts.
2. CC Convenience Commercial District. The CC district is established to provide for smaller scale commercial development and attractive neighborhood shopping centers that are compatible with surrounding residential and business park development, ideally located at the intersection of two or more collector streets or at the intersection of an arterial and collector street. Convenience goods and services are those which are purchased frequently, i.e., at least weekly; for which comparison buying is not required; and which can be sustained in a limited trade area. Such uses include convenience markets, personal services and repair shops. A limited number of other uses, including, but not limited to, restaurants, gas stations, medical centers, transit-related park-and-ride lots, and facilities with drive-up windows, are also allowed.
3. C Commercial District. The purpose of the C district is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region and are located in areas that are well served by collector or arterial street facilities outside the village area. It is intended to allow the widest range of commercial uses, especially those that are oriented towards the traveling public or that need large sites with highway access and visibility. Residential uses may be appropriate as part of a mixed-use commercial development, with unit densities being determined by either the identified range within the comprehensive plan or to a level deemed appropriate as part of a planned unit development.
4. BP Business Park/Light Manufacturing District. The purpose of the BP district is to provide areas for attractive, high quality business park development primarily for office, high quality manufacturing and assembly, and non-retail uses in developments which provide a harmonious transition to residential development and neighborhoods by:
   1. Conducting all business activities and essentially all storage inside buildings;
   2. Consisting of high quality and attractive buildings which blend in with the environment;
   3. Providing open space, quality landscaping and berming;
   4. Including berming and buffering of parking, loading docks and other similar functions;
   5. Protecting and enhancing the natural environment; and
   6. Providing users with an attractive working environment that is unique in the eastern metropolitan area with immediate access to I-94.

Table 12-1 lists all permitted and conditional uses allowed in the commercial districts. "P" indicates a permitted use, "C" a conditional use and "I" an interim use. Uses not so indicated shall be considered prohibited. Cross-references, listed in the table under "Standards," indicate the location within this chapter of specific development standards that apply to the listed use.

Combinations of uses. The following use types may be combined on a single parcel:

1. Principal and accessory uses.
2. Other permitted or conditional uses allowed within the district may be combined on a single parcel, provided that a unified and integrated site plan is approved. The entire development must be approved as a conditional use.
3. A mixed-use building that combines permitted or conditionally permitted residential, service, retail and civic uses may be developed meeting the form standards of this subchapter. Office or studio uses on upper stories are encouraged.
   Table 12-1: Permitted, Conditional and Interim Uses, Commercial Districts
   
   

   	LC	CC	C	BP	Standard
   Residential Uses:
   Household Living:
   Single-family attached dwelling	-	-	C	-	LEC 105.12.950(a)
   Multifamily dwelling	-	-	C	-	LEC 105.12.950(b)
   Live-work unit	C	C	C	-	LEC 105.12.110(b)(1)
   Group Living:
   Semi-transient accommodations	-	-	C	-	LEC 105.12.500(d)
   Congregate housing	-	-	C	-	LEC 105.12.500(c)
   Public and Civic Uses:
   Colleges and universities	-	-	C	C	LEC 105.12.110(b)(2), LEC 105.12.510(a)
   Community service	-	C	C	C	LEC 105.12.110(b)(2)
   Day care center	C	C	C	C	LEC 105.12.110(b)(2)
   Schools, public and private	-	-	C	C	LEC 105.12.110(b)(2), LEC 105.12.510(a)
   Local transit	-	-	-	C	LEC 105.12.950(o)
   Public assembly	-	-	C	C	LEC 105.12.110(b)(2)
   Religious institutions	-	-	C	-	LEC 105.12.110(b)(2)
   Services:
   Business services	P	P	P	P	LEC 105.12.110(b)(3)
   Business center	P	P	P	P	LEC 105.12.110(b)(3)
   Offices	P	P	P	P	LEC 105.12.110(b)(3)
   Commercial kennel	C	-	C	-
   Communication services	C	C	P	P	LEC 105.12.110(b)(3)
   Educational services	P	P	P	P	LEC 105.12.110(b)(3), LEC 105.12.510(a)
   Financial institution	P	P	P	P	LEC 105.12.110(b)(3)
   Funeral home	-	C	P	-	LEC 105.12.110(b)(3)
   Lodging	-	-	P	C*	LEC 105.12.110(b)(3), 154.302(d), *LEC 105.12.950(c)
   Medical facility	-	-	C	C	LEC 105.12.110(b)(3), LEC 105.12.510(b)
   Membership organization	P	P	P	-	LEC 105.12.110(b)(3)
   Nursing and personal care	C	C	C	-	LEC 105.12.110(b)(3), LEC 105.12.510(c)
   Personal services	P	P	P	-	LEC 105.12.110(b)(3)
   Services:
   Repair and maintenance shop	-	-	P	-	LEC 105.12.950(d)
   Self-service storage	-	-	-	-
   Trade shop	-	-	P	-	LEC 105.12.950(e)
   Transportation services	-	-	-	C	LEC 105.12.110(b)(3)
   Veterinary services	P	P	P	C	LEC 105.12.950(f)
   Food Services:
   Standard restaurant	-	P	P	C*	LEC 105.12.110(b)(4), LEC 105.12.950(l)
   Drive-in restaurant	-	C	C	-	LEC 105.12.520(a)
   Drinking and entertainment	-	C	P	-	LEC 105.12.520(b)
   Fast food restaurant	-	P	P	C*	*LEC 105.12.950(m)
   Sales of Merchandise:
   General retail sales1	C	P	P	C*	LEC 105.12.950(n)
   Building supplies sales	-	-	C	-
   Warehouse club sales	-	-	C	-
   Furniture and appliance sales	-	-	P	-
   Grocery, supermarket	-	-	P	-
   Liquor store	-	P	P	-
   Garden center	-	-	P	-	LEC 105.12.950(g)
   Neighborhood convenience store	-	P	P	-
   Shopping center	-	P	P	-
   Sales of Merchandise:
   Wholesaling	-	-	P	-
   Automotive/Vehicular Uses:
   Automobile maintenance service	-	-	C	-	LEC 105.12.950(h)
   Automobile parts/supply	-	-	P	-	LEC 105.12.950(h)
   Car wash	-	-	C	-	LEC 105.12.110(b)(6)
   Commercial vehicle repair	-	-	-	-	LEC 105.12.950(h)
   Gasoline station	-	C	C	-	LEC 105.12.530(b)
   Parking facility	-	-	C*	C	*LEC 105.12.950(i)
   Sales and storage lots	-	-	C	-	LEC 105.12.530(c)
   Outdoor Recreation:
   Campgrounds and trailering	-	-	-	-
   Golf course	-	-	-	-
   Marina	-	-	-	-
   Outdoor entertainment	-	-	-	-
   Outdoor recreation facility	-	-	C	-	LEC 105.12.550(c)
   Parks and open areas	P	P	P	P	LEC 105.12.110(b)(7)
   Restricted recreation	-	-	-	-
   Indoor Recreation/Entertainment:
   Adult establishment	-	-	-	C	LEC 11.16
   Indoor athletic facility	-	C	P	C	LEC 105.12.560(a)
   Indoor Recreation/Entertainment:
   Indoor recreation	-	-	C	-	LEC 105.12.560(a)
   Agricultural and Related Uses:
   Agricultural sales business	-	I	P	-	LEC 105.12.110(b)(9)
   Agricultural services	-	-	C	-	LEC 105.12.110(b)(9)
   Agricultural support	-	-	C	-	LEC 105.12.110(b)(9)
   Greenhouses, non-retail	-	-	-	-	LEC 105.12.110(b)(9)
   Wayside stand	P	P	P	P	LEC 105.12.110(b)(9)
   Industrial and Extractive Uses:
   Heavy industrial	-	-	-	-
   Landfill	-	-	-	-
   Light industrial	-	-	-	C	LEC 105.12.110(b)(10)
   Non-production industrial	-	-	-	C	LEC 105.12.950(j)
   Motor freight and warehousing	-	-	-	C	LEC 105.12.110(b)(10)
   Research and testing	-	-	-	C	LEC 105.12.110(b)(10)
   Resource extraction	-	-	-	-	LEC 105.12.110(b)(10)
   Salvage/recyclable center	-	-	-	-	LEC 105.12.110(b)(10)
   Transportation and Communications:
   Broadcasting and communications	C	C	C	C	LEC 105.12.110(b)(11), LEC 105.12.220
   Environmental Uses:
   Wind Generator - Ground Mounted	C	C	C	C	LEC 105.12.560
   Wind Generator - Roof/Structure Mounted	C	C	C	C	LEC 105.12.560
   Accessory Uses:
   Bed and breakfast	-	-	P	-	LEC 105.04.220(a)
   Drive-through facility	-	C	C	-	LEC 105.12.520(a)
   Family day care	-	-	-	-	LEC 105.12.110(b)(12)
   Group family day care	-	-	-	-	LEC 105.12.110(b)(12)
   Home occupation	-	-	-	-	LEC 105.12.110(b)(12)
   Parking facility	C	C	P*	P	*LEC 105.12.950(i)
   Outdoor storage	-	-	C	-
   Outdoor display	-	-	C	-
   Solar equipment	P	P	P	P	LEC 105.04.220(c)
   Wind Generator - Ground Mounted	C	C	C	C	LEC 105.12.560
   Wind Generator - Roof/Structure Mounted	C	C	C	C	LEC 105.12.560
   Other structures typically incidental and clearly subordinate to permitted use	P	P	P	P

   ¹ General Retail Sales shall include all of the subcategories identified in the LEC 105.12.110(b)(5) under Retail Trade with the exception of those subcategories listed separately in Table 12-1 above.

Lot area and setback requirements shall be as specified in Table 12-2 Lot Dimension and Setback Requirements, Commercial Districts.

Table 12-2: Lot Dimension and Setback Requirements, Commercial Districts

Development of land within the commercial districts shall follow established standards for traffic circulation, landscape design, and other considerations as specified in LEC 105.12, arts. VII, VIII, and IX.

1. Circulation.
   1. Internal connections shall be provided between parking areas on adjacent properties wherever feasible.
   2. The number and width of curb cuts shall be minimized. To promote pedestrian circulation, existing continuous curb cuts shall be reduced to widths necessary for vehicular traffic, and unnecessary or abandoned curb cuts shall be removed as parcels are developed.
2. Fencing and screening. Fencing and screening walls visible from the public right-of-way shall be constructed of materials compatible with the principal structure.
3. Lighting design. Lighting shall be integrated into the exterior design of new or renovated structures to create a greater sense of activity, security, and interest to the pedestrian. All lighting shall be installed in conformance to LEC 105.04.050 et seq.
4. Exterior storage. Exterior materials storage must be screened from view from adjacent public streets and adjacent residential properties, by a wing of the principal structure or a screen wall constructed of the same materials as the principal structure. Height of the structure or screen wall must be sufficient to completely conceal the stored materials from view at eye level (measured at six feet above ground level) on the adjacent street or property.

The following standards apply to specific uses allowed within the commercial districts. Other specific use standards are located in LEC 105.12, art. IX:

1. Single-family attached dwellings, C district. Limited to areas that are designated as mixed-use in the comprehensive land use plan.
2. Multifamily dwelling units, C district. Dwelling units (both condominium and rental) are allowed as follows:
   1. Within those areas designated as mixed-use in the comprehensive plan; and
   2. On the upper floors or rear or side ground floors of a mixed-use building approved as part of a planned unit development.
3. Lodging, BP district. Must incorporate a full-service restaurant and rooms accessible only through interior corridors and be subordinate to a main business complex.
4. Repair and maintenance shop. No outdoor storage is permitted.
5. Trade shop. Exterior materials storage must be totally screened from view from adjacent public streets and adjacent residential properties, by a wall of the principal structure or a screen wall constructed of the same materials as the principal structure.
6. Veterinary services. All activities must be conducted within an enclosed building. Crematoriums are not allowed.
7. Garden center.
   1. The storage or display of any materials or products shall meet all primary building setback requirements of a structure, and shall be maintained in an orderly manner. Screening along the boundaries of adjacent residential properties may be required, meeting the standards of LEC 105.12.950(g).
   2. All loading and parking shall be provided off-street.
   3. The storage of any soil, fertilizer or other loose, unpackaged materials shall be contained so as to prevent any effects on adjacent uses.
8. Automobile maintenance service and automobile parts/supply.
   1. All vehicle repairs shall be conducted in a completely enclosed building.
   2. The storage or display of inoperable or unlicensed vehicles or other equipment shall meet all setback requirements of a primary structure, and shall be totally screened from view from adjacent public streets and adjacent residential properties.
9. Parking facility, C district. Structured parking is permitted as a ground floor use within a mixed-use building, provided that it is located on side or rear facades, not facing the primary abutting street. The primary street-facing facade shall be designed for retail, office or residential use.
10. Non-production industrial, BP district. Non-production industrial use shall be allowed as a principal use, and may include wholesale and off-premises sales, provided that:
    1. The use is served by a street of sufficient capacity to handle the traffic the use will generate;
    2. The use includes a retail or office component equal to at least 25 percent of the floor area of the use; and
    3. An appropriate transition area between the use and adjacent property may be required, to include landscaping, screening and other site improvements consistent with the character of the area.
11. Outdoor dining accessory to food services. Outdoor dining is allowed as an accessory use in the commercial districts, provided that tables do not block a public sidewalk or other walkway needed for pedestrian circulation. A minimum of five feet of sidewalk or walkway must remain open.
12. Standard restaurant, BP district. Must be incorporated as part of a larger business center or lodging use.
13. Fast food restaurant, BP district. Must be incorporated as part of a larger business center or lodging use.
14. Retail trade, BP district. Limited to uses clearly incidental and accessory to a permitted or conditionally permitted principal use of the land. The compounding, dispensing or sale of drugs, prescription items, patient or proprietary medicine, sick room supplies, prosthetic devices or items relating to any of the permitted or conditionally permitted uses is only allowed when conducted in the building occupied primarily by medical facilities or offices.
15. Local transit, BP district. School bus terminals shall be allowed as a conditional principal use within the business park zoning district, provided that:
    1. The use shall be limited to a school district transportation center, owned by a public school district, serving as a bus terminal for buses which transport passengers to and from schools or between school programs and community residences.
    2. The property on which the use is located must be located within one-half mile of property owned by a public school district for an active school or school administration building.
    3. Must be on property of at least ten acres in size or more.
    4. Must be sufficiently screened, as determined by the city, from adjacent residential properties through techniques such as berming and landscaping.
    5. Accessory uses to bus terminals may include an office and routine maintenance of school buses, including, but not limited to, washing and fueling.

Review of design. For certain development activity as specified in the Lake Elmo Design Guidelines and Standards Manual, design review is required as part of the approval process for a permit or certificate under this section. All projects subject to design review shall be reviewed for conformance with the Lake Elmo Design Guidelines and Standards Manual and shall follow the review procedures specified in LEC 105.12.830.